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“Minister Chanthivong and his team have shown real leadership in replacing an outdated two-year bond with cover that matches the lifespan of the buildings people are buying into.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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Vendors appear hopeful of better fortunes this spring selling season with the total number of residential properties listed for sale online rising 1.5% over August to reach 373,510, according to figures from SQM Research.
This contrasts starkly with the same time last year, when listings fell 3.8% from 377,213 in July 2011 to 362,740 in August 2011.
Sydney and Melbourne both recorded “substantial” 5.9% increases in monthly residential properties listed for sale, to reach 31,310 and 51,194 listings respectively.
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SQM Research managing director Louis Christopher described market conditions as a little better than this time last year, "but it doesn't mean we are going to head into a big property boom''.
"If rates stay on hold, that will be conducive to stimulating the housing market, and we are likely to see continued market recovery, but there are many X-factors at play,'' he told news.com.au.
Christopher says rising rents (up 7% annually over the past five years) are good news for investors, but they have been offset by declining house prices.
He expects there will be further seasonal rises in stock levels as the spring selling season enters full swing.
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While residential stock on market in Sydney is just 0.9% higher than a year ago at 31,310, Melbourne has the highest year-on-year increase of all the mainland capital cities, with stock up 14.1% to 51,194 in August.
In August last year there were 44,859 properties listed for sale in Melbourne.
The other notable increase was Canberra, where stock on market increased by 8.8% over the month to 3,758 online listings. This is up 13.6% up on August 2011.
“Canberra’s large monthly increase may well signify a downturn for that market as federal budget spending is cut,” noted SQM research.
Bucking the monthly trend of rising stock levels was Perth, which recorded the largest monthly decline of 1.8% to 18,053. Residential listings were down 10.7% on the same time last year when there 20,207 listings.
Residential stock levels have declined in Perth, Darwin and Brisbane – which all benefit from Australia's mining boom
Darwin residential listings are down 23.3% over the 12 months to August to 1,282 while Brisbane listings are down 4.7% to 28,666.
“Increasingly the market is segmented. It is becoming difficult to discuss just one national housing market and in my opinion, that will be to base line story for the remainder of 2012,” said Louis Christopher, managing director of SQM Research.
While Hobart stock on market declined by 1.7% over August to 4,388 properties listed for sale, there are 24.1% more properties for sale than a year ago. At this time last year there were 3,536 listed for sale in Hobart.
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Online residential listings rise 1.5% in August to 373,510, led by Melbourne, Sydney and Canberra 

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Fashion retailer Ojay has collapsed, with David Coyne and Gideon Rathner of Lowe Lippmann appointed as administrators.
Ojay's administration is yet another blow to the fashion industry and follows the recent <a href="https://www.smartcompany.com.au/retail/051252-the-party-s-over-for-fashion-retail-chain-frat-house" target="_blank">liquidation of Frat House</a> and the collapse last year of <a href="https://www.smartcompany.com.au/retail/20111005-fashion-retailer-brown-sugar-rescued-out-of-administration" target="_blank">Brown Sugar</a>, Grab Jeans, Belinda International and Bettina Liano.
The fashion retailer was founded in 1976 and has stores in Victoria, New South Wales, Queensland and Western Australia.
Coyne told SmartCompany "it is still very early days in the administration" and said at this stage he was unable to comment.
Ojay reduced its prices by 40% last year but this move was not enough to address the fashion retailer's problems.
A spokesperson for Ojay said the business was not commenting at this stage.
David Gordon, retail specialist at WHK, says the collapse was "very sad news" for the retail sector.
"Ojay were veterans of the apparel game in Australia, with a very good reputation," says Gordon.
"I suppose you would say this is probably quite a telling indication of the impact of the quick-fashion low-price entrants into the market because their product is mostly after-five wear."
Gordon says Ojay did not have a presence with stockists such as Myer or wholesale, which would have made the business "extremely vulnerable".
"It indicates that without a real multi-sales channel you are extremely vulnerable in the current climate," he says.
A creditors' meeting will be held on September 10.
This article originally appeared on <a href="https://www.smartcompany.com.au/index.php" target="_blank">SmartCompany</a>.
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cwaters-YrtBR88nBe

Retail landlords hit in Victoria, NSW, Queensland and WA as fashion chain Ojay collapses

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There is a common misperception among many property buyers that the higher the budget, the easier it is to find a property. What I have learnt from years of being a buyers’ agent is that no one’s budget is ever enough. Those with a budget of $800,000 wish they had $850,000. Likewise, those with $4 million seem to love homes that are $5 million. To desire properties slightly beyond reach seems to be human nature.
Despite what many may think, buying a premium-priced property (north of $3 million for the purpose of this article) can be quite challenging and frustrating for many reasons.
There are usually very few premium properties on the market at any given time, as compared with moderately priced ones.
Many premium properties are not publicly advertised, and a lot of sales happen silently. For example, I receive dozens of emails each week from selling agents Sydney-wide with information of premium silent listings. This is largely due to vendors wanting to maintain privacy and to avoid losing face among their social circle if their property does not sell quickly or sell for a good price. In this respect, having a buyers’ agent who is well networked with selling agents can be the key to finding the right property.
Higher-end properties tend to only be opened to view by appointment. To maintain the privacy and security of the vendors and their homes, very few have weekly open for inspection times. This is quite inconvenient for property buyers who need to make lots of calls to schedule appointments, trying to line them up to minimise a lot of wasted time.
The more expensive the properties, usually the wider the price range quoted by the selling agents. To some extent, this is due to the fact that there are usually fewer comparable sales to benchmark against. This is quite unlike an apartment building, for example, where there are lots of comparable sales data and prices essentially fall within a narrow range. In some circumstances, the selling agents themselves are unsure of what the price should be, and they resort to using expressions of interest to gauge the price or merely going by what the vendors want.
Properties in the premium price bracket tend to be quite unique one way or another (often due to a difference in outlook/view or level of finishes, for example). This makes it very difficult to compare sales data.
Obviously at the higher end, just about all the properties I inspect are very nice in their own way. The difficulty is in finding one that meets the exact needs/wants of my clients. A higher budget does not mean that the ideal property is available at the time that you want it. An example is the difficulty of finding premium priced free-standing properties that are not too big (i.e. too many unnecessary bedrooms) but has other elements that are sought after (such as a particular architectural style, spectacular views and level entry).
Many vendors (irrespective of the value of the home) can be fixated on achieving a particular price for one reason or another. Owners of premium properties are no different and can sometimes be stuck on an unrealistic price. Quite often when sales agents call to inform me of silent listings, the first thing I ask is how the price has been determined. Very often they openly admit that it has been hard to set the price and ultimately it has been dictated by the vendors. In these instances, it can take time to condition the vendors to accept a significantly lower price than they originally hoped for.
Many vendors of premium homes are not very motivated to sell because they don’t need to redeploy the money to purchase another property. Many are happy to wait around for a couple of years if it means they can achieve an extra $400,000, for example.
Selling agents know that people who buy high-end properties tend to have a higher disposable income and expendable budget. Therefore is it not uncommon for the better sales agents to get buyers to part with more of their money than they should. This is particularly so when the buyers are highly emotional or want to buy in a particular enclave. Hiring a buyers’ agent can definitely help to minimise the risk of over-paying. Usually the cost of hiring a buyers’ agent is minimal compared with the savings that can be attained through savvy representation and negotiation.
While it can be hard for buyers, many challenges also confront vendors who are looking to sell their premium-priced properties.
Finding a trustworthy, experienced and motivated agent who has a track record of selling premium-priced properties is not always easy. The skills involved in selling premium-priced properties can often be different to selling to first-time home buyers, for example. The clientele is different. Therefore the style of selling and negotiation also needs to be adapted accordingly.
During the pitch process, many selling agents typically provide a comparative market appraisal with an indicative price for the property. However, the usefulness of this is questionable when it comes to premium properties as some agents will quote a very huge range to cover the lack of comparable data available.
It is common practice for many home sellers to inspect competing properties on the market and attend neighbourhood Auctions to gauge the soundness of their own expectations. In the case of vendors of premium properties, this is very difficult to do as there are few Opens and Auctions at the higher price range. As a result, many vendors don’t have the opportunity to get educated about the true worth of their own properties.
Homes for sale by the auction method typically undergo a four week marketing campaign. With premium properties, the sale process is a little more discreet and usually takes a lot more time.
In a soft market such as the one we have experienced in the past couple of years, it can be hard for vendors of premium properties to find the right buyer because of the excess stock available. Buyers can be spoilt for choice and will be opportunistic in their purchase. Lowball offers are not uncommon, and can be hard to swallow.
The higher the budget, the more particular and uncompromising buyers can be. This can be difficult for vendors because many things are beyond their control. No matter how attractive and well presented the properties are, buyers of premium properties are usually looking for very specific features. They will either love it and be willing to pay a premium for it, or simply walk away. This is quite unlike buyers in the lower price bracket who are often aware that their budget is limited and therefore they need to make certain compromises in order to buy something.
Oliver Stier is the director of <a title="OH Property Group" href="https://www.ohpropertygroup.com/" target="_blank">OH Property Group</a>, a Sydney-based buyers agency. In addition to being a licensed real estate agent, Oliver also holds the Chartered Financial Analyst (CFA) designation. You can<a target="_blank" href="https://www.twitter.com/ohproperty"> follow Oliver on Twitter</a> 
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oliverstier-Cu9aF99VRm

Lowball offers for property not uncommon in current soft market and hard for vendors to swallow: Oliver Stier

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Jindabyne, in the Snowy River Council area of New South Wales, leads the regional NSW list compiled by RP Data of suburbs where it is cheaper to buy a unit than to rent one.
RP Data compared the cost of a mortgage vs the cost of renting in four different ways: 1, Principal and interest loan on a variable mortgage rate; 2. Interest-only loan on a variable mortgage rate; 3. Principal and interest loan on a three-year fixed mortgage rate; and 4. Interest-only loan on a three year fixed mortgage rate.
The data contains both units and houses, but in most suburbs on the list it is cheaper to buy a unit than buy one.
The comparison does not take into consideration stamp duty, associated buying costs and strata fees, where applicable.
The median unit asking rent in Jindabyne is $450 a week, according to RP Data, which estimates it is $755 cheaper per month to buy a unit with a principal and interest variable mortgage than rent one.
Click to enlarge
<a rel="shadowbox" href="/images/stories/2012/08/rpaug31.gif" title="Click to enlarge"><img src="/images/stories/2012/08/rpaug31thumb.gif"></a>
<a target="_blank" href="https://www.myrp.com.au/buyorrent">For the full list of all suburbs, </a><a target="_blank" href="https://www.myrp.com.au/buyorrent">visit RP Data's website.</a>
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The regional NSW suburbs where it is cheaper to buy than rent: RP Data

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A five-bedroom non-waterfront Mosman house that sold before auction for $3.4 million leads this week's sales, according to RP Data.
McGrath selling agent Nigel Mukhi describes it as "flawlessly detailed" in its marketing. The 699-square-metre property has a sheltered terrace and swimming pool, a double garage and Middle Harbour views. 
The property last sold for $3.2 million in 2007, according to RP Data. In its most recent sales campaign it had $3.5 million-plus price hopes.
Seven of the top 10 sales of the week were in New South Wales this week, with two in Victoria and one in South Australia.
 1. <a target="_blank" href="https://www.myrp.com.au/n/157-raglan-street-mosman-nsw-2088/myrp-490?propertyId=4502134">157 Raglan Street, Mosman, NSW, 2088</a>, five-bedroom house, sold prior to auction on September 1 by McGrath Estate Agents for $3.4 million
2. <a target="_blank" href="https://www.myrp.com.au/n/14-harbour-street-mosman-nsw-2088/myrp-490?propertyId=4485690">14 Harbour Street, Mosman, NSW, 2088</a>, four-bedroom house, sold prior to auction on September 1 by McGrath Estate Agents for $3.375 million
3. <a target="_blank" href="https://www.myrp.com.au/n/13-millicent-avenue-toorak-vic-3142/myrp-490?propertyId=13586764">13 Millicent Avenue, Toorak, VIC, 3142</a>, three-bedroom house, sold at auction on September 1 by Marshall White Armadale for $3.16 million
4. <a target="_blank" href="https://www.myrp.com.au/n/44-sunnyside-road-glen-osmond-sa-5064/myrp-490?propertyId=9601487">44 Sunnyside Road, Glen Osmond, SA, 5064</a>, four-bedroom house, sold at auction on August 29 by Harcourts Brock Williams for $2.85 million
5. <a target="_blank" href="https://www.myrp.com.au/n/19-18-college-street-darlinghurst-nsw-2010/myrp-490?propertyId=16001214">19/18 College Street, Darlinghurst, NSW, 2010</a>, two-bedroom unit, sold on August 30 by Belle Property Surry Hills for $2.41 million
6. <a target="_blank" href="https://www.myrp.com.au/n/6-cevu-avenue-willoughby-nsw-2068/myrp-490?propertyId=7592695">6 Cevu Avenue, Willoughby, NSW, 2068</a>, five-bedroom house, sold at auction on September 1 by McGrath Estate Agents for $2.3 million
7. <a target="_blank" href="https://www.myrp.com.au/n/5-35-william-street-double-bay-nsw-2028/myrp-490?propertyId=2119353">5/35 William Street, Double Bay, NSW, 2028</a>, three-bedroom unit, sold at auction on August 28 by BradfieldCleary for $2.2 million
8. <a target="_blank" href="https://www.myrp.com.au/n/1-canisius-close-pymble-nsw-2073/myrp-490?propertyId=5639145">1 Canisius Close, Pymble, NSW, 2073</a>, six-bedroom house, sold at auction on September 1 by Ray White Burns &amp; Burns for $2.16 million
9. <a target="_blank" href="https://www.myrp.com.au/n/41-smarts-crescent-burraneer-nsw-2230/myrp-490?propertyId=1647217">41 Smarts Crescent, Burraneer, NSW, 2230</a>, five-bedroom house, sold prior to auction on August 30 by Highland Property Agents for $2.15 million
10. <a target="_blank" href="https://www.myrp.com.au/n/24-cromwell-road-south-yarra-vic-3141/myrp-490?propertyId=13133044">24 Cromwell Road, South Yarra, VIC, 3141</a>, three-bedroom house, sold at auction on September 1 by Marshall White &amp; Co for $2.15 million
 
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Mosman non-waterfront leads top 10 sales of the week: RP Data

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Leaving aside things like projected cashflows, depreciation and taxation issues for moment, let's look at some of the key factors that determine whether or not the property itself will stack up.
What follows is basically a checklist of the various aspects to investigate when you start looking to purchase a commercial investment property.
And, while this is not intended to be an exhaustive list, it should give you some insight into the depth of analysis you'll need to undertake as part of your due diligence process.
1. Initial appeal
Here you are making a judgement on how the appearance of your building compares with others on offer — both visually now and whether it will quickly become outdated over time.
2. Financial aspects
You'll find there is one very useful yardstick for comparison. And that is the cost of a commercial property per square metre of its net lettable area.
In other words, you need to establish whether the cost of the building (per square metre) you are considering is greater than the cost (per square metre) of other similar buildings sold nearby. And this will quickly tell you whether your building has a more efficient layout or is simply overpriced.
Furthermore, you need to consider whether this building can maintain its current rental level or whether it would need to be upgraded in the near future.
3. Ongoing management
This is a somewhat mundane topic, but you do need to look at just how accessible the plant and equipment is. And you must determine whether enough space has been allocated for it, either on the roof or within the plant room itself.
Also, during construction, were low-maintenance materials used? And have energy-efficient measures being used with power and lighting? You will probably need to seek some professional help, to determine whether this has been properly addressed.
4. Future flexibility
Here you're looking at the actual floor layouts to make sure they are suitable for both whole-floor tenants as well as later subdivision, to accommodate multiple tenants.
Quite apart from these layout issues, how adaptable would the building be for future technological changes down the track?
5. Standard of finish and design
Depending upon the age of your building, it should be somewhat creative in its architectural and engineering design.
But just using trendy materials is of little use if they end up proving unsuitable for the purpose intended. In other words, everything needs to have a functional use.
6. Quality of services
Even though the building may be fully air-conditioned, it may lack sufficient capacity to meet the requirements of modern-day tenants.
And so, part of your due diligence needs to ensure this and other items like the lighting systems, lift services, fire protection and security services are totally adequate.
Under current legislation, all commercial buildings need to provide for disabled access. This can be quite costly to achieve if it has not already been provided.
7. On-site amenities
Will your tenants be able to gain after-hours access? And is there sufficient parking for visitors?
You may consider the use to be minor issues — but they can affect whether you achieve more (or less) than your competition.
8. Environmental issues
These relate (in part) to how well the overall use of the site was planned and how the building itself has been orientated.
But equally, you need to consider how efficiently things like your lighting, heating and cooling will operate — both from an energy consumption point of view as well as the overall running costs involved.
Bottom line: I hope this summary has given you a better insight into the due diligence process I embark upon when assisting you acquire an investment property.
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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Eight things commercial property investors should consider before buying: Chris Lang

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Queensland's Quinn family have revealed why they <a href="https://www.propertyobserver.com.au/retail/darrell-lea-s-27-retail-stores-to-close-as-chocolate-maker-sells-to-queensland-s-quinn-family/2012090356379" target="_blank">bought Darrell Lea</a>, after the confectionery and chocolate maker's administrators announced plans to close the brand's remaining 27 retail stores and make 418 employees redundant.
Tony and Christina Quinn are the owners of the <a href="https://www.smartcompany.com.au/retail-trends/20111128-plenty-of-bite-in-pet-food" target="_blank">chilled pet food producer VIP Pet Foods</a> and are well known for their involvement in Australian motor racing.
They are on the BRW Rich List, which estimates the couple's wealth at around $350 million.
A spokesperson for the Quinn family said the price paid for Darrell Lea was confidential but that the Quinns were attracted by the opportunity to buy an <a href="https://www.smartcompany.com.au/food-and-beverages/050642-the-rocklea-road-to-darrell-lea-s-demise-five-lessons-from-the-iconic-chocolate-company" target="_blank">iconic Australian brand</a>.
"The Quinn family have long held an interest in entering the Australian confectionery market, with the acquisition of Darrell Lea that interest become a reality, allowing the Quinn Family to purchase an iconic Australian brand and compete against market leading brands such as Cadbury, Nestle and Mars," says the spokesperson.
While chocolates and pet food might not sound like they have much in common, the spokesperson says there are significant synergies between the Quinn family's existing businesses and Darrell Lea.
"The Quinn family will bring a wealth of experience in food manufacturing and distribution to the Darrell Lea brand and are looking forward to building a strong brand presence that is enabled by a strengthened manufacturing and innovation capability," the spokesperson says.
However the spokesperson was tight-lipped on the family's plans for Darrell Lea: "At the moment we are developing plans to ensure the long-term success of the Darrell Lea brand for our employees, suppliers and consumers across Australia."
The Lea family issued a statement yesterday acknowledging that the collapse of the business had been "a very challenging period for everybody involved with the Darrell Lea business".
"The family believes that it has acted to the best of its ability to protect the interests of staff, licensees, suppliers and other key stakeholders," the statement said.
The Lea family said it wished the Quinn family success in maximising the "considerable value" that exists within Darrell Lea.
"Part of that value is reflected in the goodwill that resides within the Australian public," the statement said.
"The family thanks the Australian public for their support during the company's long history and especially in recent times."
Administrators PPB Advisory said the sale and subsequent store closures and redundancies were "unfortunate" but necessary to strengthen the manufacturing and distribution operations and ensure employment is secured for Darrell Lea's 83 manufacturing and administrative staff.
Those employees affected by the Darrell Lea sale are to have all superannuation and wage entitlements paid in full.
"We are confident that the Quinn family has the necessary skills and experience to take the business forward," said Mark Robinson of PPB Advisory.
 This article originally appeared on <a href="https://www.smartcompany.com.au/index.php" target="_blank">SmartCompany</a>.
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Quinn family explain their decision to buy Darrell Lea and close stores

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Housing affordability has notched up its fourth consecutive quarterly improvement, according to the latest Adelaide Bank/REIA housing affordability index.
The June quarter improvement came as the proportion of income required to meet loan repayments decreased 0.8 percentage points to 31.9%.
The ACT remained the most affordable state/territory to buy a house, with the proportion of income required to meet loan repayments in ACT at 17.2%, given higher than average salaries.
New South Wales remained the least affordable, with the proportion of income required sitting at 37.4%.
“Compared to the 2011 June quarter, all states and territories recorded improvements in housing affordability,” says real estate institute of Australia president Pamela Bennett.
Median house prices increased 1.4% over the June quarter, with Darwin recording a 10.7% increase from last year.
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Housing affordability improves for four consecutive quarters: REIA

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I keep reading about our “affordability crisis” and wonder whether I’ve teleported into a parallel universe. 
The one I live in doesn’t have a crisis in affordability. The latest data suggests that affordability is at its most attractive level in 10 years. A combination of lower prices, cheaper loans and higher incomes has put homes without reach of more people. 
Various sources, including the RBA, keep telling us the relativity between prices and household incomes has changed very little in the past 10 years – some say in the last 20 years. 
Rather than an affordability crisis, we have an analysis crisis. The information channels are cluttered up with individuals and organisations running political campaigns or pushing vested interests, aware that the claim of a “crisis” will always gain an easy passage through to publication. 
For some, the existence of a crisis is a given. They bypass consideration of whether this is real or unreal and proceed directly to finding solutions. 
If you set out with a mission based on a fallacy, there’s a good chance the solutions you come up with be equally erroneous. 
And so it is with the possibly well-intentioned but seriously misguided souls who devote much of their energy to solving a non-existent problem. 
The “solutions” offered by Australians for Affordable Housing and others are all measures that would create of new raft of problems without solving any of the existing ones. 
These include eliminating government grants to first-home buyers and so-called “tax breaks” to property investors. 
The first assumes government leg-ups to first-time buyers inflate prices, while the other is based on the assumption that investors are responsible for prices rising. 
Both are furphies, unsupported by any research evidence. (There are other fictional causes of rising prices, like the mythical shortage of new homes). 
The reality is that prices tend to rise when buyers are competing to secure property. The biggest force in real estate in that regard is the one group that never gets mentioned in the debate about why prices rise: home buyers other than first-home buyers. 
First-home buyers are not a major force in pushing prices. They’re a small part of the overall market. Even at their peak – in 2009, when low prices and very low interest rates inspired many to get into the market – first-time buyers comprised only a quarter of the market. 
Ditto property investors, which are generally a minority element in property markets. But they’re a popular choice as culprits, given that only “greedy” people seek to buy property beyond the family home. Some reports have added extra emotion to the furphy by calling investors “speculators”, which most investors are not. 
Investors, like first-home buyers, are a market minority. The other thing these two categories have in common is this: they’re the least likely to pay an over-the-top price. Investors don’t come at real estate emotionally, the way home buyers do, and they don’t have a strong motivation to get property at the lowest possible price. If you can’t get it at a price that stacks up, you move on. 
First-home buyers bring emotion to the table but not capacity. They are constrained by financial reality in terms of how much they can pay. 
The one buyer category with the financial capacity, motivation and collective force to influence prices are home buyers other than first-home buyers – i.e. trade-up buyers. 
At any point in time, they comprise the bulk of the market. They don’t receive government grants and they don’t get any tax benefits. But, when they’re out in force, the competition they create generates price growth. 
So eliminating negative gearing won’t make homes cheaper. Nor will cutting grants to first-home buyers. Both will create new problems (like pushing up residential rents) without fixing the existing one, assuming you believe the problem exists. 
The huge weakness in the argument of those who perceive a crisis is that they want to hurt the majority to help a very small minority. 
Around 70% of households are owners. Of the remainder, some are renters by choice. Others are renters who want to become owners and one day will be successful. There remains a small section who aspire to be home owners but will never be able to achieve it (the reasons for which are many and varied). 
Some campaigners would like to see measures to erode property values to assist this group, something that will never happen because no politician will facilitate the deflation of what is the biggest asset of most households and the basis of their financial future. 
It would simply be against the national interest to do so. 
The people who see a “crisis” need to get back to the drawing board. But, please, do some research first, rather than wasting everyone’s time by bringing emotionally charged furphies to the national debate.
Terry Ryder is the founder of <a href="https://www.hotspotting.com.au/" rel="nofollow" target="_blank">hotspotting.com.au</a> and can be <a href="https://www.twitter.com/hotspotting" rel="nofollow" target="_blank">followed on Twitter</a>.
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There is no Australian housing affordability crisis: Terry Ryder 

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Some 72% of Generation Y property buyers are willing to consider purchasing with a friend or family member to enter the property market, a survey by realestate.com.au has revealed.
The survey showed younger buyers were more open to the idea of "co-buying" than older buyers.
According to the website's housing affordability sentiment index (HASI), fewer than 50% of buyers in the older age brackets were willing to purchase with a friend or relative.
Purchasing through co-ownership can be a more affordable way for some buyers to jump into the property market, realestate.com.au spokesperson Henry Ruiz.
The HASI report also found Gen Yers were the most optimistic about their current and future financial position.
“Housing affordability is achievable,” says one of Australia’s leading property experts, Andrew Winter. “However, buyers will not budge on things like location, outdoor space, and privacy in order to enter the market.”
Around half of all survey respondents say they are not willing to buy further than 10 kilometres away from their ideal location, and the only feature most were willing to sacrifice was the luxury of a swimming pool.
Winter, the host of LifeStyle Channel’s Selling Houses Australia, says, “Many Australians are foregoing luxuries, with buyers cutting spending on luxury vehicles, other luxury items and even a second car in order to achieve their property dream.
“Buyers are showing a propensity to save rather than enter into more debt, with 64% saying that would not be willing to increase their current level of debt to achieve their desired living standard.”
The survey, conducted by research company Research Ink, found suburbs most popular with buyers looking with lower median house acquistions in mind were:
<ul>
<li>Theodore (ACT)</li>
<li>Hilltop (NSW)</li>
<li>Alice Springs (NT)</li>
<li>Slacks Creek (QLD)</li>
<li>Davoren Park (SA)</li>
<li>Avoca (TAS)</li>
<li>Gosnells (WA)</li>
<li>Melton (VIC)</li>
</ul>
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