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“Minister Chanthivong and his team have shown real leadership in replacing an outdated two-year bond with cover that matches the lifespan of the buildings people are buying into.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 Tenterfield Tavern and Motor Inn, renovated in 2008 and built in 1872, has been listed for sale through Ray White Hotels Australia with spectacularly colourful photos.
The 378 Rouse Street, Tenterfield opportunity was originally built as the Aireys Grant Hotel, explained Leon Alaban, who is selling the property, along with Blake Edwards. Tenterfield is a farming town in New South Wales, 699 kilometres north of Sydney and 275 kilometres south-west of Brisbane.
An expressions of interest campaign is underway for those looking to purchase the right-bedroom AAA-tourism accredited four-star motel. It has five double rooms and three family rooms, all with adjoining ensuites, kitchenettes, TVs, internet and undercover carports.
The two-storey hotel, occupying a 3,105 square metre site, is being sold as a freehold going concern.
“It has been modernised and is now very well equipped with a public bar, gaming room with 12 PMEs and Keno monitor, TAB, dining area, children’s play area, rear deck/beer garden, kitchen, bottleshop, storage, motel accommodation and manager’s residence,” said Alaban.
It has rear lane access, and is on a prime main street site.
“The main street position provides the venue with excellent traffic exposure as well as providing easy access to the walk-in bottleshop,” he said. Despite being on a main street, the design has apparently minimised the road noise by putting the sleeping quarters to the back of the property.
Despite the 2008 renovation, there are likely still opportunities to add value, said Edwards, as well as to attract visitors on route between Sydney and Brisbane.
“Tenterfield is the main service centre for the surrounding regions where agriculture, viticulture and wine production industries are located, so trade is consistent and on-going,” he said.
An additional three gaming machines could be installed, trade operation systems could be improved or adjacent land could be purchased and developed.
Expressions of interest are closing on 10 June, 2014 and can be made via the Ray White listing here.
At present, the Motor Inn is pet-friendly for some rooms, offers seven days a week cooked breakfast and offers dinner to the rooms from Monday to Thursday. Visit New South Wales suggests that a room can be snapped up for $79 to $109 per night.
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Investment opportunity: New South Wales’ Tenterfield Tavern and Motor Inn

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Agent name: Sam Brewer<img src="/images/2014/05/19/brewer-profile.jpg" alt="" style="float: right;">
Position: National director - head of metropolitan sales and investments 
Company: JLL
Office location: NSW
How long have you been in the industry?
I have been in the property industry since 2002. I began my career at Chesterton International as an industrial sales and leasing agent, and moved on to CBRE running their South Sydney Industrial team for two years.
I then spent several years in development before joining JLL in early 2010, initially running the Mascot business as head of office, South Sydney. As of 2014, I now run the NSW metropolitan sales and investments business.
What’s happening in the area you specialise in?
It’s no secret that residential development sites are absolutely booming in Sydney at the moment.
Both local and offshore (largely Asian) developers in particular are seeking large-scale development sites between 100 and 1,000 apartments. This has resulted in price growth of over 20% since late 2013 for such sites. We’re also seeing demand levels similar to those not seen since 2007 for suburban investment stock such as service stations and freestanding office buildings.
Describe the most interesting property you have sold.
There is a lot of growth in South Sydney, with prices moving quickly. In November last year I advised a client on a residential development site in Zetland that their site should sell for around $30 million in an open market environment. During the campaign we received over 100 enquiries and 10 offers, with an eventual sale price of $47.5 million – showing that when marketed properly in a rising market, anything is possible.
What are the ingredients to being successful in your job? 
Having strong integrity is key to being successful in this role – you’ve only got one reputation. Your best clients are often your colleagues, so maintaining internal relationships is also really important.
What aspects of your role do you enjoy the most?
I love the varied characters we deal with in metropolitan sales. Many of the private investors and developers we deal with started their careers with very little and have built extreme wealth. There’s a lot to learn from them. 
Where would you invest a spare $750,000?  
If I was taking a conservative view of the market, I would probably invest in an art deco apartment in the eastern suburbs of Sydney. If I was taking an aggressive view of the market, I’d use it to put towards a residential development site within 20 kilometres of the Sydney CBD.
Which football team do you support?
I support the Brumbies.
What’s your favourite app or techno gadget?
My Android smartphone.
You can connect with Sam on <a href="https://www.propertyobserver.com.au/https://www.linkedin.com/pub/sam-brewer/37/246/594" target="_blank">LinkedIn</a>.
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po-LsXgBTHBmX

In profile: JLL's national director - head of metropolitan sales and investments, Sam Brewer

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GUEST OBSERVATION
Office space is one of the largest costs associated with running a business, which is why hot desking, where employees choose from a selection of available work sites rather than having an assigned workspace, has gained popularity since the 1990s.
Greater collaboration is an essential ingredient in the creative process, and one of the arguments in favour of the adoption of hot desking in organisations. But research on information processing suggests employees need space to concentrate without distractions, and interruptions inhibit creativity. Open work spaces may actually undermine creativity by normalising group behaviours towards structures and boundaries.
Frequent desk relocations can also waste time and generate additional work, and the noise associated with more open work spaces can increase distraction, mental workload, fatigue and stress, all of which can negatively impact productivity.
One of the major criticisms of hot desking is that it reduces the opportunity for employees to express their identity and personality at work, which in turn can decrease job satisfaction, commitment and engagement, factors that have been shown to be positively associated with performance. It has also been suggested hot desking may contribute to a sense of loss and marginalisation thus negatively impacting mental well-being. When managers take control of an individual’s work space, workers can feel psychological discomfort and begin to identify less with the organisation.
The good news is that regular online communication helps maintain organisational attachment in hot desking environments. The bad news is that employees are wary of surveillance systems used to manage dispersed workers, and they may even increase counter-productive behaviours, such as only putting in as much effort as they feel inclined to. There is also evidence to suggest hot desking can result in distinct social structures and even indifference between those employees who settle, versus those that move regularly. Managing employee behaviour in this environment requires an awareness that two distinct cultures may emerge.
Health scares
The negative health implications associated with hot desking are often exaggerated, although perhaps rightly. Multiple user keyboards have been <a href="https://www.telegraph.co.uk/health/healthnews/5727910/Shared-computers-are-breeding-grounds-for-germs">found</a> to have five times the bacteria of single-user keyboards, although one would hope policies such as BHP’s <a href="https://www.miningaustralia.com.au/news/bhp-billiton-enforces-severe-clean-office-policy-" target="_blank">“office environment standard”</a> can go some way to diminishing the associated risks.
The negative effects associated with sedentary office jobs are however well established and it’s just possible that making employees walk around to find an available desk, find each other, and perhaps find themselves, could have beneficial health implications.
It’s apparent from the literature to date that different job roles require different environments. Hot desking works best when there are clearly defined inputs, outputs, and set goals, and in many cases these are unlikely to be sufficiently defined for every employee and team within every organisation.
There’s also evidence to suggest that employees have different preferences, for example, goal orientated environments align most closely with the preferences of conscientious individuals. For organisations and managers this means fitting the person to the job and to the workspace.
Activity-based working
Activity-based working (ABW) is one possible solution which is gaining momentum both in Australia and world-wide. ABW has moved beyond hot desking by creating multiple areas tailored to work tasks such as “hubs” for team working and collaborative areas for brainstorming and meetings.
Undoubtedly some of the challenges associated with hot desking will continue to be evident with ABW and the question as to whether the benefits outweigh the costs will still need to be answered. It’s possible ABW environments will become the norm in certain sectors and that there will be work spaces to fit the needs of every work role and every employee.
Global companies such as Microsoft and Google have experimented with ABW, closely followed by companies in the professional services sector such as PwC and KPMG. Companies in the financial sector, such as BankWest, Macquarie Bank, NAB and the Commonwealth Bank have also started to adopt ABW. More recently government departments have been getting in on the action, often using office refurbishments, to integrate the shift to ABW.
While the jury is still out with regards to the financial return of ABW, there are a number of other benefits including a reduction in sedentary behaviours, attracting talent, and retaining high performers. Ultimately it’s about matching individual employees and specific work tasks to work environments and technologies that support those activities in order to enable greater efficiency and effectiveness.
Graeme Ditchburn is academic chair - organisational psychology at Murdoch University.
This article was originally published on <a href="https://theconversation.com" target="_blank">The Conversation</a>. 
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jake-cSmGT7VXVf

The rise and fall of the hot desk: Say hello to activity-based working

Sydney sublease market tide turns as office space availability halved

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GUEST OBSERVATION
Property is one of the greatest investments for long-term wealth creation and there is no one that argues that point stronger than me!
However, as with any investment, there does come when a time when you need to re-evaluate your position and consider the timings of your options. And that time is now.
Last year I wrote an article about the affordability of housing and its impact on the Australian population. Within this, I detailed how historically we have a tendency to spend between 33% and 55% of our household income on property, giving an indication of the lengths we’re willing to go to in order to own and invest in property.
The current record house prices mixed with record low interest rates should, however, ring alarm bells. It might be a time to consider selling your property investments in order to secure a profit you might not see again for a very long time.  
Remember, I am a long term holder of property and don’t advocate selling if you don’t have to. But there are always exceptions. This is one such time.
So don’t jump onto the phone to the real estate agent just yet. Take a look my signs that can help you assess how the market is performing in your area.
<ol>
<li>
When Main Road Properties Sell Main road properties often leave many people stumped, asking themselves: ‘who would actually live on the side of a busy road like this?’ Think of the Pacific Highway in Sydney, Welshpool Road or the Great Eastern Highway in Perth and Monash Freeway in Melbourne, for example. All busy main roads, all with a smattering of houses dotted along the sides. Main roads have always been a source of very cheap land. Many people would prefer not to live on a main road and the only encouragement to buy there is because of the cheaper prices. There’s nothing wrong with that – pragmatic purchases and entry level home buyers always need a platform from which to dive into the market. But take a minute to think about the last time you drove down one of these roads and consider if there were a lot of ‘sold’ signs outside these houses. Is that the norm? Think about it. Normally there would be a lot of ‘for sale’ signs, and those signs would have been there for a good while – an estate agents little trick to have free branding for a long period of time! So if you do notice a lot of sold signs next time you drive down these roads, consider why. I’d bet they are the highest they’ve been since 2003 and that should tell you something about your local market and how it’s performing. If properties on main roads are selling, imagine what that means for properties elsewhere? 
</li>
<li>
When dog properties sell There are many properties out there that an investor wouldn’t even consider touching. Buyers agent’s like myself call them dogs. These normally have bad or non-existent natural light, are in a noisy area (such as close to an airport), have a bad strata management or are located in a less than desirable suburb. But there are many investors out there that own these types of properties. At the time they might have thought they were snapping up a bargain or perhaps they simply saw potential somewhere within it. But my advice to you would be to consider looking at how similar ‘dog’ properties are doing in the market? Are they selling? If they are, again - consider why this might be. Record low interest rates are encouraging people to snap up property left, right and centre so if you think you have one - sell up now! A little tip: If it’s in a state of disrepair describe it as a renovators delight, this immediately inspires potential buyers and it should fly out of the real estate window! 
</li>
<li>When agents sell their houses</li>
</ol>
As a buyer’s agent, I often talk with estate agents about the state of the market. But I have never seen so many agents being so open in telling me that even they think the current market is ‘frothy’.
In the last three months I have witnessed 11 agents tell me they’re looking at selling their property, and then have gone and done it. None of those properties are still on the market and they’ve all sold for good prices.
Think about it another way. If there’s one thing estate agents do, it is to preserve their own interests. These agents aren’t waiting for the data to come out to confirm what they already know – they know a good market when they see one and use it to their advantage.
Oh and in case you’re wondering, I too have just sold my Sydney property – and I’ll start looking for a new one soon - when the time is right, but it’s definitely not now.
A final note: My comments targeted above are largely based on the Sydney and Melbourne market in the current climate. Please take note that there are many outer suburbs not yet in this position due to the delayed response of the ripple effect. Brisbane, for example, is well below its eventual peak which I predict will rise in 2015.
Gavin McPherson is CEO of <a href="https://www.oasisproperty.com.au" target="_blank">Oasis Property</a> and author of 'Value Investing in Property: What Would Warren Buffet Do If He Was Buying Property In Australia?'
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gmcpherson-YBEWnRLxLK

It's time: Three signs you should sell your investment property

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GUEST OBSERVATION
I have worked in the property investment industry for a long time and have learned something new nearly every day. Some of the most important lessons I have learned involve the simplest things like requesting a title search. 
A title search may seem like a mundane or irreverent task to you now, but once you read the three cases below, you will understand why a title search is so important.
A title search can sometimes reveal unexpected surprises and not the good kind.
Title Search Case #1 – That’s not our home?
Bob and Mary were applying for a business loan and they were using the equity in their home to fund the purchase of this new business.
About one week into the loan application the bank called to give them the “bad news”. The land they owned did not provide enough value to support the loan application. In fact, the bank asked Bob and Mary, “We thought you told us you owned a home, not a block of land.”
After much confusion it was discovered that the Titles Office had noted the incorrect lot and plan number on their title. At that point in time Bob and Mary technically owned a vacant block of land, two doors down the road! This took weeks for it to be proven incorrect and then rectified.
Title Search Case #2 - Mark who?
Jane and Mark were refinancing a unit in North Queensland, which they owned for many years and planned to use the equity to support their latest purchase. The increase on the property was approved, as was the loan for the new purchase. Everything was going to plan until the day of settlement. Their world suddenly became very stressful.
As settlement was about to happen, it was noted Mark’s middle name on the title of the property and on his birth certificate was not spelled the same. Yes, Mark’s driver’s licence and passport were the same as the name on the title.
The settlement was aborted. Jane and Mark had to pay default interest on the purchase for three weeks until Mark<ins cite="mailto:Lisa%20Sanders" datetime="2014-04-28T16:46"> </ins>could prove he was the rightful person on the title and on the purchase documents. Mark also had to rectify the spelling error on his birth certificate, which his mother knew about, but never thought it was enough to worry about. 
Title Search Case #3 – Nearly debt free... 
Jim and Jenny purchased their family home in 1984 and paid it off within 10 years. When they made the last payment they were very proud and promptly approached their bank for a copy of the title deed.  After speaking with the bank, Jim and Jenny changed their minds as the bank told them they would have to pay a fee to have the title deed released to them. The bank also suggested they would be the safest place for the title deed to be held.  
Many years later in 2004, Jim and Jenny agreed to act as guarantor for their son to purchase a small farm and they offered their home as additional security. Their son paid down the loan within a few years and then refinanced the farm so he could purchase more equipment and stock. 
One day, Jim and Jenny decided to request a copy of their title. They discovered there were still two registered mortgages against their property, which they believed was totally unencumbered.
Their are several valuable lessons you can learn here:
<ol>
<li>
Carefully check data entry Make sure your title search has been correctly registered – human error is possible, even in the titles office.  Check to see if your names are spelled correctly and are exactly the same on all identification documents, in particular on your birth certificate. Make sure you cross check your lot and plan number. You can do this through your local council and/or order a copy of the plan for your lot. 
</li>
<li>
The more you learn, the more you earn If you have paid off your home, make sure you learn about the potential investment opportunities that come with all your new equity.  Find out how you can generate wealth using your home. Remember, it is far wiser to have your money working for you and not the bank. If you seek further education and learn how banks leverage against mortgage backed securities, it makes it a lot easier to obtain and understand good professional financial advice. 
</li>
<li>
Always understand your risks When you sign up to be a guarantor for a loan, you are offering your assets as security for the debt on the loan. If the loan cannot be paid, the bank or lender has the right to go after your assets because you have agreed to be the guarantor for the loan. If the loan is increased, then the bank also has increased ownership over your assets because you are a guarantor of the loan. This can occur with or without your knowledge. For example, when John and Jenny agreed to go guarantor for their son they did not fully understand their risk with the second mortgage registered again with their home. Nor did they know this could be extended to future borrowings their son may commit to without their consent or knowledge.  They should have obtained more advice on the risks of offering a limited guarantee.
</li>
</ol>
In Summary 
<ul>
<li>Conduct regular title searches on all property you own.</li>
<li>Make sure all details are recorded correctly and as you believe they should be.</li>
<li>Make no hesitation regarding the release of a mortgage once you have repaid the loan. </li>
<li>The cost to have a mortgage released is minimal compared to the potential risk if you leave it registered without full knowledge of the lost opportunity and/or risk associated.<ins cite="mailto:Lisa%20Sanders" datetime="2014-04-29T11:53"></ins>
</li>
<li>Obtain a full understanding of the opportunity available to you if you have equity in your home. You must also understand the cost of lost opportunity if you are not making smart financial decisions.</li>
</ul>
If for some reason you cannot obtain a palpable copy of the title, it is not the end of the world. Thanks to the <a href="/expert-insights/finance/what-is-torrens-title-property-investment-terms-explained">Torrens title register</a>, all titles are digitally stored. The Torrens title system, which transfers property ownership through title registration rather than the deed, was introduced in 1863.
Now that property titles are digitally stored, it eliminates the risk of you losing all your property if you lost the tangible copy of your title.  However, it’s always better to be safe than sorry so we strongly encourage you to keep your title in a safe deposit box at the bank or you can ask the bank to hold it for security.
Dianne Crichton is a property market advisor at <a href="https://yourfuturestrategy.com.au/" target="_blank">Your Future Strategy</a>. 
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Three case studies that show why you should always perform a title search

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Everyone likes to hear about the first home owner grants that regularly change and can strongly affect interest in the market. However, there are a number of less-discussed grants that affect other, non-first time buyers.
Here are the lesser known grants  by state and territory.
We noted that some are not on this list. If you know of any concessions or grants within these areas, email <a href="mailto:jduke@propertyobserver.com.au">jduke@propertyobserver.com.au</a> and we will get them added to the list.
Property Observer notes that most states and territories do offer other grants for pensioners, farmers and for those in difficult situations, many of which are not mentioned here. Charitable bodies, and prime production land, are also offered numerous concessions. For further information on these grants, the relevant Treasury or Office of State Revenue website should provide more details.
For those looking for first time buyer grants, you can <a href="/expert-insights/buying/the-national-guide-to-first-home-buyer-grants">see them listed here in our national guide</a>.
If you want to read how to apply for one of these first timer grants, then we have a how to article detailing the necessary steps.
ACT
There is an opportunity for those looking to buy new residential home or residential vacant land in the form of charging stamp duty at a concessional rate. Called the Home Buyer Concession Scheme, it is available until 30 June 2014.
Applicants are required to satisfy a current and previous property ownership test, which requires purchasers to have not hold, or held, an interest in property over the past two years.
There is also a gross income test, that requires those applying (including their partners) to not earn more than a certain amount to be eligible. For those without dependents, this amount sits at $160,000 total gross income, gradually increasing per child until a five child cap at $176,650.
For a new or substantially renovated home, the duty charged looks like the following:
For properties worth $435,000 or less, the charge is $20.
For those worth more than this amount, but less than $535,000, the charge is $20 plus $18.85 for every $100 over $435,000.
After $535,000, no concession is available.
For vacant residential land:
For land worth $260,000 or less, the charge is $20.
For land worth more this amount, but less than $290,000, the charge is $20 plus $25.75 for each $100 over $260,000.
After $290,000, no concession is available.
Northern Territory
HomeBuild Access is a slightly different opportunity for some home buyers, offering a loan product instead of a flat grant. It comes in two variants, either a Low Deposit Loan or a Subsidised Interest Rate Loan, and they must be for new builds.
The former requires you to get a loan with TIO, the only approved financier, for 80% of the purchase price. The Territory Government then loans you 17.5%, leaving you 2.5% to come up with. There is also an Off The Plan Deposit Loan available.
The interest rate loan offers help with repayments for the first five years of the loan, as well as a Fee Assistance Loan of $10,000 to help with associated buying costs, including white goods, and is primarily, although not completely, available to first home buyers.
The price limit on one to two-bedroom homes is $475,000, and three-bedroom plus homes are capped to $550,000.
There are, however, strict eligibility requirements to achieve either of these products, including that you must not currently own other residential property, and have demonstrated satisfactory rental repayments (or loan repayments on previously owned homes). You must also have held employment for 12 months.
Income limits may also apply.
A Principal Place of Residence Rebate is also available on new build homes, which can take up to $7,000 off of your stamp duty bill. You must live in the property for a specified period of time upon completion.
Article continues on next page. Please click below.
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New South Wales
In New South Wales there is a push towards regional relocation – with two grants on offer. One is the Skilled Regional Relocation Incentive, which includes two $5,000 payments.
The other is the Regional Relocation Home Buyers Grant, which is $7,000 paid within 21 days from the receipt of an application. To achieve this grant, you must have purchased a regional property between 1 July 2011 and 1 July 2015, and either use or intend to use it as your principal place of residence.
It must not exceed $600,000 in value – or $450,000 for vacant land.
You must commence living in the property within 12 months from completion of purchase and, if you have purchased vacant land, you must commence construction within six months and live in it within 12 months of the data of purchase.
You must have owned and occupied a metropolitan home as your principal place of residence in the 12 months prior to purchasing the regional property – and it must have been sold in the 12 months after the regional purchase as well.
From May this year, relocations may include properties that are 50 kilometres from the metropolitan home, and that are not in the same LGA or in an adjacent LGA.
The New Home Grant Scheme is also available to non-first timers. This is available to investors and owner occupiers.
Introduced on 1 July 2012, it provides a $5,000 boost to new homes, off the plan purchases and vacant land on which news homes will be built.
The scheme provides a grant of $5,000 towards the purchase of new homes, homes off the plan and vacant land on which a new home will be built. There’s a limit of $650,000 on the value of a new home, and $450,000 in the value of the vacant land.
It is paid as credit against the duty required. There are no restrictions on the number of times you can apply for this grant.
South Australia
The Housing Construction Grant for those purchasing or building a new home to a value of $450,000 was a bonus of up to $8,500 – which can be used in addition to the FHOG for those who are first timers – however this is now no longer applicable (since December last year) unless you entered into the contract between October 2012 and December 2013.
Those buying a new or substantially refurbished apartment may, however, still be eligible for the OTP or Off-the-plan Stamp Duty Concession. RevenueSA says that this is also available in addition to the FHOG, and is an amount up to $21,330 – capped to the stamp duty available on a $500,000 apartment.
Where an apartment is worth that amount or less, no stamp duty is payable. Over that price, and the total concession is available, plus you will need to pay any extra funds.
This is available until 30 June 2014, after which time a “partial concession” becomes available from 1 July 2014 to 20 June 2016.
It only applies to properties within certain areas (see the defined boundaries on the RevenueSA site here <a href="https://www.revenuesa.sa.gov.au/grants-and-concessions/off-the-plan-concesson">https://www.revenuesa.sa.gov.au/grants-and-concessions/off-the-plan-concesson</a>).
Victoria
The Victorian government offers a concession to those purchasing off the plan property, that has been around since 2008.
It also applies to house and land packages and refurbished lots, and allows a deduction from the contract price of the cost of construction or refurbishment, meaning that duty is only payable on the improved value of the land, the non-deductible costs and the completed construction or refurbishment.
Do you know of any other offered grants, concessions or government assistance? Email <a href="mailto:jduke@propertyobserver.com.au" target="_blank">jduke@propertyobserver.com.au</a>
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Grants for non-first time buyers: A state-by-state guide

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I was asked this week if I could remember the last time we saw such a hostile response to a federal budget. I responded ‘no’ – as it would have been well before we had access to the internet.
When the world moved into the online space, the internet always appeared with a capital I, which has been replaced with a lower case 'i'. So what happened to the capital “I” one might ask? Well the “I” became you – the consumer, where through this very process (for better or worse) this online revolution has changed how we do business in the modern age.
When one looks at the problems facing the budget, it’s quite clear that Australia has a massive productivity problem. Wages have flat lined which has seen living standards rise just 2.6% over the last five years. The modern day terminology is “on hold”, which is exactly what the Reserve Bank of Australia is doing with the cash rate given our labour market is, best case scenario, neutral and employment growth won’t exceed population growth.
When you’re paying (an estimated) $1 billion just in interest each month, it’s time for any responsible government to say ‘enough is enough’. Just like our neighbours across the ditch did in recent years when they too had to re-calibrate their economy and today, are predicting a $370.5 million surplus with 4% growth.
Unfortunately in Australia’s modern day political arena, there is no room for compromise given the central influence is to play populist politics, not policy. We see differing opinions on how Australia will create a sustainable budget that successfully negotiates a path into the future. If Australia was to continue on the current path without significant change, the present budget would be seen as a soft – touch.
<img src="/images/2014/05/27/simeon%20may%2027%20one.png" alt="">
Source: <a href="https://www.treasury.gov.au/PublicationsAndMedia/Speeches/2014/Fiscal_sustainability" target="_blank">Department of the Treasury</a>
For arguments sake, this is the <a href="https://www.businessspectator.com.au/article/2014/5/22/politics/budget-graph-brought-stunned-silence-coalition" target="_blank" title="budget graph that brought a ‘stunned silence’ to the Coalition">budget graph that brought a ‘stunned silence’ to the Coalition</a> where Secretary of Treasury described it as “the most alarming single piece of information” he had seen about Australia’s future economic prospects, adding that it created a “stunned silence” when he presented it to both the state treasurers and cabinet. Again the significant point to be drawn from this graph is that with our declining terms of trade and an ageing population, our productivity needs a complete ‘about–turn’.
I wouldn’t hold your breath on that because, when one looks at <a href="https://www.ami.org.au/imis15/News_2013_May/Default/Australia_s_Top_100_Brands_2013__/News_2013_May/Australias_Top_100_Brands_2013.aspx?hkey=7621e19d-3bb4-4c3a-b08c-af2b0a18073d" target="_blank" title="Australia’s Top 20 Brands">Australia’s top 20 brands</a> not one is directly involved in technology. On the other hand when one looks at <a href="https://www.brandz100.com/site/reports/global/2014/report/download-report.pdf" target="_blank" title="2014 BrandZ Top 100">2014 BrandZ Top 100 </a>(this is a PDF file so takes a little while to download but well worth the read) we get a pretty good idea of how bad we are performing on a global stage.
Following three years at the top, Google has bumped Apple from the number one position when, in 2014, Google’s brand shot up 40% in a year to US$158.84 billion (A$171.86 billion). All up The BrandZ Top 100 Most Valuable Global Brands 2014 added $310 billion to reach $2.9 trillion in brand value. Prior to the BrandZ Global 2014 results, the Top 100 had increased an average of about 6%, $125 billion annually, since the global financial crisis of 2008 and 2009. This year, led by apparel, with a 29% overall increase, all categories rose in brand value. And 10 of 14 categories experienced double-digit growth, indicating that brands across the economy have moved beyond recovery into a period of new growth. In the meantime, Australia sits in a mental void trying to work out what to do following the mining downturn.
<blockquote>
The rise of China as a superpower could see it control as much as half the world’s financial assets by 2030.
</blockquote>
For those who recently raised concerns about China’s attraction to Australian property, Secretary of Treasury, Martin Parkinson, told a forum this week in Hong Kong that China’s foreign exchange reserves now approach $4 trillion. Today, China now accounts for around 11% of both world trade and global GDP but only accounts for 3% of gross holdings of overseas assets and liabilities. He went on to say that this figure, which includes foreign exchange reserves, could triple to $16 trillion. The rise of China as a superpower could see it control as much as half the world’s financial assets by 2030.
Puts the Australian budget into a different perspective, especially when you read how China is preparing for its ageing population – <a href="https://www.economist.com/news/china/21600160-pensions-crisis-looms-china-looks-raising-retirement-age-paying-grey" target="_blank" title="Paying for the grey.">paying for the grey.</a> Although Australia is a long way off telling families they have a limit of just one child.
For the second time in 2014 Mosman houses for sale managed to stay above the 100 mark which either tells us more people are selling or houses are not selling as fast. It will be interesting to see in coming weeks, what the correct reason is, although we should note that clearance rates have dropped significantly. Sceptics no doubt, will attribute that to the federal budget!
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robertsimeon-hRNTwJyXkQ

Australia has one almighty brand problem

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Sydney-based veterinarian, Yen Wong, the founder and director behind Rent With Pets, wants to match pet-friendly landlords with pet-owning tenants.
<a href="https://www.rentwithpets.com.au" target="_blank">Rent With Pets</a> is the newly launched site that provides pet-friendly listings in a similar manner to other rental websites.
“It’s a tragedy when pet owners are forced to give up their beloved pets due to the lack of pet friendly rental accommodation,” said Wong.
“Animal shelters are full of pets surrendered by people who are struggling to find pet friendly rental accommodation.”
A year ago, Property Observer reported that <a href="/news/vic/terriers-and-terraces-melbourne-pet-friendly-properties-attracting-dog-loving-renters">Melburnian rentals that offer themselves as "pet-friendly" can actually achieve a higher rental return</a>.
However, Wong says that they don’t just match the tenants and the landlords and leave them to it. They work closely with landlords and property managers to set guidelines for the pets that are suitable for the properties.
Pet owners can access the site for free and, in celebration of the launch, the first 500 property managers and landlords to sign up, they can get free listings for a year.
Rent With Pets also includes information for pet owners on how to find the perfect rental, tips for applying and other useful information, such as a business directory.
YOU MIGHT ALSO WANT TO READ: Letter from the editor: <a href="/news/letter-from-the-editor-the-drought-of-pet-friendly-rentals">The drought of pet-friendly rentals</a>
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Rent With Pets offers investors a chance to list for free

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The former contestant on The Voice Emma Birdsall performed at the launch of the newly refurbished Rendezvous Grand Scarborough last week.
The beachfront hotel, which sees around 20,000 guests each year has undergone a multi-million refurbishment. It was relaunched in a ribbon cutting ceremony by Premier Colin Barnett, with Far East Orchard chief executive Lucas Chow, group managing director of Toga Group Allan Vidor, Far East Hospitality chief executive Arthur Kiong and Toga Far East Hotels chief executive Rachel Argaman.
The hotel has hosted a variety of celebrities over its life, including Bono, Kylie Minogue, Tina Turner, Robbie Williams and Pearl Jam.
At the relaunch, The Voice’s Emma Birdsall was accompanied by a piano once played by Michael Jackson. The celebrations also featured a 1.5 metre high chocolate sculpture by Sisko Chocolate’s Christina Tantsis and celebrity chef Ian Burch of Melbourne’s Burch &amp; Purchese. French and Spanish couvuture chocolate was moulded to make a coastal inspired sculpture.
It was a fitting tribute to the Rendezvous Grand Scarborough, which has oceanfront event spaces. The 24th floor observation deck and suites have views over 32 kilometres of Perth’s coastline. The 300 capacity Mentelle room offers a view across the Indian Ocean thanks to floor to ceiling windows and an adjoining deck.
<img src="/images/2014/05/26/Rend%20Grand%20Hotel%20Perth%20Scarborough%20-Balcony%20view%205.jpg" alt="">
Toga Far East's Rachel Argaman said the group was "delighted to have been able to showcase our newly renovated hotel alongside WA’s food and wine, recognised as some of the best in the world".
"The relaunch of the hotel alongside the redevelopment of the Esplanade’s frontage will help to re-establish Scarborough as a vibrant destination for visitors and locals alike.”
Architects Tema International designed all 336 rooms and suites of the hotel, as well as a new club lounge on the 25th floor. The hotel has also added two new dining venues, the Straits Café and the Lobby Bar.
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