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“Minister Chanthivong and his team have shown real leadership in replacing an outdated two-year bond with cover that matches the lifespan of the buildings people are buying into.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 former chief executive of West Australian hotel chain Compass Hotel Group has had his original sentence quashed by the NSW Court of Criminal Appeal and has received a tougher sentence of three years and six months’ imprisonment.
Bryan Northcote pleaded guilty to breaching directors’ duties and submitting false and misleading documents to the Australian Securities and Investments Commission after the <a href="https://www.smartcompany.com.au/growth/economy/19201-20110323-another-hotel-group-collapses-with--100-million-in-debt" target="_blank">Compass Hotel Group collapsed in 2011</a> with debts of $100 million.
The chain consisted of 12 hotels and taverns including the Carine Glades Tavern, the Belmont Hotel and the Albion Hotel.
Following an ASIC investigation, Northcote pleaded guilty to dishonestly withholding information from the Compass Hotels Group board and using his position to gain a financial advantage after he <a href="https://www.smartcompany.com.au/legal/28240-former-boss-of-collapsed-pub-group-charged-over-alleged-hotel-sale-kickbacks" target="_blank">siphoned more than $1.5 million in hotel broker commissions</a> into his own private company.
Northcote was initially sentenced by the Sydney District Court to two years’ imprisonment on the charge of breaching directors’ duties and one year for each of the two counts of submitting false and misleading documents to ASIC, with the sentence to be served by way of Intensive Correction Order.
The Commonwealth Director of Public Prosecutions, in consultation with ASIC, appealed the sentence on the basis that it was manifestly inadequate.
The NSW Court of Criminal Appeal agreed and quashed the sentences imposed by the District Court.
Northcote was re-sentenced to a term of imprisonment for a period of three years and six months for breaching his directors’ duties and one year imprisonment for each of the lodging false and misleading documents offences.
Northcote is now due to be released on September 26, 2015, upon entering a recognisance that he be of good behaviour for the balance of the term of his sentence.
The court said the original sentence was manifestly inadequate “because it did not reflect the seriousness of the offence, the extent to which the respondent personally was financially advantaged by the offence, the need for general deterrence and to the need to impose a sentence which both punished Mr Northcote and denounced his criminal conduct.”
ASIC Commissioner John Price said the regulator is committed to ensuring company directors act appropriately as this is integral to ensuring fair and efficient markets.
“Directors who step over the line by abusing their position for their own dishonest purposes need to know that they are risking jail time for their actions,” he said in a statement.
Ian Ramsay, professor of commercial law at the University of Melbourne, toldSmartCompany ASIC is likely to be happier with the tougher sentence.
“What’s clear is that the sentence of imprisonment has gone up significantly from a total of two years to three-and-a-half years, what is unclear is how it is to be served,” he says.
“The original sentence was an Intensive Correction Order, which is essentially serving it in the community, there’s a vast difference between an ICO and serving your time in jail.”
Ramsay says if the revised sentence is to be served in prison “then this is a very substantial repudiation of the original sentencing decision”.
He says it indicates a willingness on the part of ASIC, when it does believe sentences are significantly adequate, to work with the DPP to seek an appeal.
“The conduct here was obviously very significant, this was a very blatant conflict of interest, where Northcote personally profited by taking funds that otherwise belonged to the company of which he was CEO.”
This article first appeared on <a href="https://www.SmartCompany.com.au" target="_blank">SmartCompany</a>.
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Court slaps former CEO of collapsed Compass Hotel Group with three-year jail sentence

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China data was out last week and it confirmed that there is a slowdown. Fixed asset investment grew at 17.9% in the first two months of the year, against a forecast of 19.4%.
<img src="https://pbs.twimg.com/media/BimW-kSCMAA6DtW.png" alt="Embedded image permalink" width="460" height="363" style="line-height: 1.3em;">
Source: Commsec
Meanwhile retail sales grew at 11.8% which was the weakest rate of growth in eight years. <img src="https://pbs.twimg.com/media/BimU7a1CEAAPFWB.png" alt="Embedded image permalink" width="460" height="325"> Industrial production also slowed to 8.6%, also the weakest rate of growth in almost half a decade.
Normally of course, these would be considered blistering rates of growth in other economies, but since China has been growing at breakneck speed these numbers are significantly weaker than have been seen in times past.
This decade, China is in the process of moving some 300 million rural dwellers into urban areas thus raising the urbanisation rate <a href="https://www.propertyobserver.com.au/https://english.peopledaily.com.cn/90882/8348321" target="_blank" style="line-height: 1.3em;">to around 60%</a>. By way of comparison, the population of the whole of Western Europe is around 400 million, depending on your source. It's a demographic shift on a scarcely believable scale.
<div>Like it or not, the stark truth is that Australia has a heavy reliance on our exports to China, so developments and data will be watched closely over the coming years.</div>
<div> </div>
<div>Demographics</div>
<div> </div>
<div>Economists and property pundits bang on about demographics continually, and not without good reason.</div>
<div> </div>
<div>It's often said that where a population does not grow then GDP growth may likely stall, in part because Australia, like many developed nations, has an ageing population.</div>
<div> </div>
<div>For this reason, Australia has a policy of targeted population growth and <a href="https://www.abs.gov.au/websitedbs/d3310114.nsf/home/Population%20Pyramid%20-%20Australia" target="_blank">our population pyramid in 2060</a> is likely to have a very healthy shape to it. </div>
<div> </div>
<div>Unlike many other countries, we aren't expecting to see a so-termed demographic cliff, rather a rapidly growing population fuelled by immigration.</div>
<div> </div>
<div>ABS population pyramid</div>
<div> </div>
<div class="separator"><a href="https://2.bp.blogspot.com/-3Tb38zZpzsM/UyIt0zS3KOI/AAAAAAAAL2o/nRyv-6WIXR4/s1600/ABS.jpg"><img src="https://2.bp.blogspot.com/-3Tb38zZpzsM/UyIt0zS3KOI/AAAAAAAAL2o/nRyv-6WIXR4/s1600/ABS.jpg" width="460" height="579"></a></div>
<div class="separator"> </div>
<div class="separator"><a href="https://www.abs.gov.au/websitedbs/d3310114.nsf/home/Population%20Pyramid%20-%20Australia" target="_blank">Source: ABS</a></div>
Other developed countries have learned from the tribulations of countries like Japan, and Australia is expecting a huge population surge to more than 41.5 million by 2061 from just 23.4 million today.
Of course, just because GDP rises, this does not mean in turn that GDP per capita does so...our average standard of living may fall if things don't go according to plan.
Falling populations
I already alluded to Japan's demographic challenges and the disastrous impact on its own economy.
A little closer to home (for me anyway) I recently saw an article which said that house in parts of Stoke-on-Trent in England were selling for only one pound sterling.
As recently as a couple of decades ago the coal mines in Stoke were shattering production volume records, having undertaken a huge ramp-up through the post war years.
According to Census data the population of the town peaked back in 1931, while the 2011 Census confirmed the first <a href="https://www.stokesentinel.co.uk/Stoke-Trent-s-population-grows-time-1930/story-16548423-detail/story" target="_blank">rise in the Census population</a> in eight decades. Stoke may re-invent itself over time as a services industry town, but it's been a challenging period.
Other world cities with a heavy dependence of one industry have undergone similar fates.
<div class="separator"><a href="https://3.bp.blogspot.com/-bO2cgepmSe8/UyI0Srh8K1I/AAAAAAAAL24/IJnFO22rVhk/s1600/Detroit.jpg"><img src="https://3.bp.blogspot.com/-bO2cgepmSe8/UyI0Srh8K1I/AAAAAAAAL24/IJnFO22rVhk/s1600/Detroit.jpg" width="460" height="197"></a></div>
<div class="separator"> </div>
<div class="separator">Source: Census Data</div>
I don't have to go into great detail on the decline of Detroit's car industry, but as you can see, since the city population peaked at around 1.85 million in 1950, the headcount has plummeted by more than 1.1 million people - by more than a quarter in the last decade alone.
In total the population has fallen by a catastrophic 60%. 
The resulting challenges have included poverty, crime, very high unemployment rates and default's on the city's debts. In some areas, real estate prices <a href="https://www.nydailynews.com/life-style/real-estate/1-buy-house-detroit-article-1.1415014" target="_blank">collapsed to zero</a>.
Financial crisis and beyond 
We've been lucky in Australia in that we sailed through the financial crisis relatively unscathed. 
Last week I read Gordon Brown's account of how he attempted to deal with the collapse of Britain's banks and the ensuing fallout.
I found it to be an enthralling read, and also a somewhat alarming one. It is increasingly clear that global economies are far more inter-connected than we had thought before the crisis. 
Risks are not as well diversified across financial institutions as was widely believed (largely thanks to increasingly complex derivative transactions) and country's economies do not operate in a vacuum. 
Funds can also be shifted around the world to thriving economies at the click of a button, which is why despite the lack of hard evidence being produced, the news articles on Chinese property buyers in Australia continue to surface by the day. 
It's said that there are 60 million wealthy Chinese, many of who are looking to park their funds overseas, so there may be a significant impact in Australia, however difficult it is to produce statistical evidence.
It was also quite amazing to consider the financial crisis started back in 2007, which will soon be seven years ago!
When it comes to investing there are no rights or wrongs as such, only what is right for each person. I always try to take the approach of controlling the controllables. 
In the share markets we have learned that even giant, established companies are not immune from collapse, so it is wise to be well diversified, perhaps through equities products which achieve that instantly for the investor.
And while reading news articles over the past decade or two might certainly have turned the hairs of a few property investors grey (or perhaps just made them fall out), the reality has been that investors in cities like Sydney and London have done very well as the respective populations continue to grow (by around half a million persons per decade in Sydney's case).
As Chris Joye tackled <a href="https://www.afr.com/f/free/national/why_australia_needs_to_get_real_7hEC3IX0RZWitSkELPcJEI" target="_blank">in this article here</a>, Sydney and Melbourne are expected to grow in size by some 80% over the coming decades, with populations growing to more than 8 million. 
Of course, booming population growth does not guarantee higher real estate prices, but it appears eminently more sensible to me to be an owner of real estate in cities with that kind of population profile and a diversified range of industries rather than one-industry towns where cyclical forces too often apply. We know that supply in property tends to come in waves cyclically, but it appears wise to focus on areas where it is assured that demand from population growth will grow strongly over the long-term.
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pwargent-M4siyDbqQY

Long-term population growth forecast makes Australia a sensible investment

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When it comes to purchasing a property, it’s easy to forget that there’s a vendor on the other end of the struggle who, ultimately, will determine the outcome to your offer. Their motivations, requirements and attachment to the home in question can all be crucial in getting the deal over the line.
Usually, the real estate agent will play the part of ‘go between’ for yourself and the vendor, leaving very little, if any, opportunity to meet and discuss in person. While this can do wonders for keeping emotions out of the transaction, it can also leave you completely unsure of who you are dealing with and what you can do to push the deal over the line.
There are a number of ways to determine what you can about the vendor.
Questioning the agent correctly
Upon your initial conversation with the real estate agent, you want to take things fairly easy. Remember that the selling agent is the vendor’s agent and is there to act in their best interest. For this reason, you do not want to be asking them to reveal personal information, or details that may limit the potential success for the vendor.
One way to structure your questions is to do so in terms of offers. You could say to them something like the following: “I’m interested in making an offer. Are there any favourable terms and conditions I could include that might make my offer more acceptable? Such as a longer or shorter settlement?”
You haven’t put your cards on the table in terms of a dollar figure, but you’ve alerted the real estate agent that you’re a serious contender for this property and you’ve put the ball into their court.
Don’t be scared to further question why they want those terms, for instance “Excellent, yes, I can certainly put that in. Do they already have their next home lined up?”
If this isn’t particularly revealing, you can ask questions framed in terms of the property itself. You may say “This is a beautiful home, why are they moving away from it?!”
These non-threatening exchanges may provide you a few snippets to get started with.
Checking the property’s history
Heading on to the past records, such as RP Data, can show you a number of important pieces of information. This could include:
<ul>
<li>How long the property has been on the market for</li>
<li>Whether the vendor has changed agents previously</li>
<li>If it is/has been rented or advertised as a rental</li>
<li>Whether the price has been decreased over the sales campaign (also known as ‘vendor discounting’)</li>
</ul>
You can use the area’s averages to get an understanding for how it looks on a comparative basis. You may even find the vendor’s name and a few details within these records, otherwise a land title can reveal the information necessary.
With the vendor’s name, particularly for prestige properties, a quick Google may result in the reason for the move. High quality homes, with high price tags to match, can often be owned by the movers and shakers. Press releases and ‘about us’ staff pages may reveal whether they are moving for a new job offer, or perhaps heading overseas. You’d be surprised what information the internet holds about people – and their properties. Googling the street address can also be just as revealing.
You might just find that Property Observer has written about the home in the past. Here are <a href="/news/watch-your-tracks-the-digital-footprints-your-property-leaves-beind-peter-omalley">some of the digital footprints that properties might just leave behind</a>.
At the open home
Open homes can be good for multiple reasons. While it gives you an opportunity to have a thorough look around the property, you can also get an understanding of the people who lived here last. Children’s rooms, family pictures and new baby paraphernalia may suggest you’re dealing with an upsizer. Meanwhile, older and black and white photographs may indicate otherwise. Other clues can also be in what is displayed – are there certificates and trophies?
You may find that the entire house has already been cleaned out. If it’s the primary place of residence for the previous owners then this may suggest that they have already purchased their next home and that they are looking for a quick sale.
How well presented the home is, and whether it has been professionally staged or not, can also attest to how savvy the vendor is about property.
You may also find that the neighbours are poking around the open home as well, which may give you an opportunity to field some questions about the home and its occupiers as possible.
Speak to the agent again
Head back to the agent with this information. If it has been listed for a long time, you might want to ask questions like the following:
“Are the vendors actually interested in selling? It has been listed for five months, which is far longer than the area’s average.” If you look as though you might step away from purchasing, the real estate agent is likely to try a little harder.
You may also want to ask about any previous offers and the reasons they were not accepted.
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How to: Find out as much about the vendor as possible

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Investment bank <a href="https://www.credit-suisse.com/au/">Credit Suisse</a> couldn’t have coined it better when they asserted:
"The marginal buyer of Sydney and Melbourne real estate has changed, as have the drivers of property prices."
The words are taken from their recent report on international investment into the Australian residential real estate sector, with the intention to highlight potential opportunities for future speculation. And the statement is correct.
Anyone, who is in the business of buying or selling property, is acutely aware how the push and pull of both supply and demand in our property markets, has been markedly shaped by both a change in the local demographics of our nation, along with international competiveness in recent years.
The roll over influence on values in concentrated regions of our largest capital cities has, in some cases, been significant. And whilst it remains the subject of much angst for those priced out, I have yet to meet a seller who did not welcome this increased competition.
However, heated debate in the mainstream media around what has long been known in the industry as little more than a ‘tick box’ formalit, designed to detract from what remains a largely unaudited system of ‘non-resident’ investment in Australian property – residential or otherwise - by the Foreign Investment Review Board, has been going on since 2008.
As property editor, Robert Harley recently pointed out in the <a href="https://www.afr.com/p/business/property/the_year_of_the_chinese_developer_KtqoIDtcggT8KGAMXv8OgKhttp:/www.afr.com/p/business/property/the_year_of_the_chinese_developer_KtqoIDtcggT8KGAMXv8OgK">AFR</a>;
“Even the ‘experts’ find the FIRB annual report.... tardy, lacking in meaningful detail and hard to reconcile with their own experience…”
And as the fictional character "<a href="https://news.domain.com.au/domain/nonexistent-man-granted-leave-to-buy-598000-house-20130327-2gu0p">Chodley Wontok</a>" discovered last year, claims in the foreign policy document that applications are reviewed against the “national interest,” on “a case-by-case” level, do not go so far as a mere passport or visa check!
However, the sheer hysteria around this subject needs to be bought under control.  And if we’re to make sure policies are correctly regulated and work in the national interest as ‘spruiked,’ the blame needs to be carefully targeted to areas of influence – namely, policy.
Something the government has to date, repeatedly failed to do.
A policy disaster
Following the 2008 crisis, Kevin Rudd decided to put in place measures to prevent any major deleveraging of household debt. One of these was to openly advertise ‘relaxed’ regulations around the acquisition of residential real estate for temporary residents, companies and developers selling solely to overseas buyers.
Whilst the wisdom of such a move was debateable, what followed was a truly disastrous state of affairs.
Attempts by Walkley Award winning journalist Chris Vedelago to obtain accurate data under the freedom of information act, to monitor the level of increased demand being widely asserted by industry advocates - was repeatedly frustrated.
According to the then Assistant Treasurer, Senator Nick Sherry, any effort to establish a greater understanding of the FIRB’s compliance system, was not in the <a href="https://theage.domain.com.au/home-investor-centre/blogs/domain-investor-centre-blog/secret-government-business-part-ii-20120202-1quse">public's</a> “best interest.”
Instead, the government, then panicking over the consequential effect to their ratings in the polls, came up with the incredibly smart idea of a ‘dob-in’ hotline. 
The hotline was designed to enable worried locals, to report those dubious looking foreign nationals, who were cleverly disguising themselves as local buyers and naughtily ‘bidding up’ neighbourhood prices. 
“That would put a stop to it!” thought Kevin.
Unsurprisingly, from the limited number of calls received (although, once again, probably not from those vendor’s who were happily selling their properties in the rapid run up to the market peak of 2010), most turned out to be Australian citizens and long standing permanent residents.  So, it did little - if anything - to stem the core of concern still prevalent within the community.
It is therefore of little surprise that anecdotal stories from agents, who maintain official figures that are under reported and rules are being flouted, continue to carry more weight. And a debate, which now walks a fine line between being termed racist or otherwise - continues unabated.
What’s going on?
Rising property prices - the product of the plot of land that sits underneath the structure - are unashamedly promoted in most modern economies as the key driver to boost the privatised wealth of its nation, with the hope the payoff effect will feed other areas of consumption.   
They are no longer just national affairs, but open to international speculation and investment, of which Australia is by no means immune.
When the federal government states in its policy document that it “welcomes foreign investment” which:
 “Has helped build Australia’s economy and will continue to enhance the wellbeing of Australians, by supporting economic growth and prosperity.”
You can assume toward the top of that list is the investment into the land market – residential or otherwise.  And as official figures <a href="https://www.firb.gov.au/content/Publications/AnnualReports/2012-2013/index.asp">show</a>, few – if any - applications are ever turned down and real estate captures the majority interest.
The recent recessions that have occurred in other countries as a result of their own residential speculative booms, have merely accentuated these international patterns of investment and migration.
For example, following the GFC, the number of foreign-born workers leaving Britain rose by nearly 30% as the government set about removing 300,000 skilled jobs from the list of positions open to workers from outside the European Union - evidently fearing political backlash from somewhat unsubstantiated claims, that this was significantly ‘harming’ British jobs and thus not aiding rising unemployment or the economy as a whole.
At the same time, distressed nations opened their doors to opportune investors from around the globe, who were encouraged to take advantage of now uniquely ‘cheap’ real estate markets, in a vain attempt to kick off a recovery in their own local terrains.  
It was only a few years ago, stories were littering the main stream media highlighting the surge of demand for USA properties, as spruikers made benefit of our strong Aussie dollar to lure local investors to purchase previously owner-occupied foreclosures and instead turn them into investor owned speculative rentals.  
None of this has assisted the home buying sector in America’s property market. 
Ownership rates continue to fall and local buyers remain priced out.
But the government cares little – the gains in property are the silver lining Obama needs to maintain popularity. And he had no hesitation in boasting as such when he <a href="https://blogs.wsj.com/washwire/2013/08/06/text-of-obama-speech-on-homeownership/">recently</a> stated:
”Today, our housing market is healing!” (Healing!) “Home prices are rising at the fastest pace in seven years.”
Faster even than incomes it seems, with first home buyers at their lowest level since the crisis began.
Premium localities in the cities of New York and London are openly marketed as ‘safe havens’ for the internationally wealthy.  Isolated from the local economy as local workers are forced out and rumours of homes laying vacant for much of year provoke neighbourhood outrage.
It’s now reported that in London for every <a href="https://www.ft.com/intl/cms/s/2/aeb87918-e560-11e2-ad1a-00144feabdc0">minute</a> you spend on the three Underground stops between Earls Court and Sloane Square, property prices rise by £96,647.
However (as with Australia), outside of half-hearted central bank ‘don’t spend too much’ warnings, there is little rush to limit the inflationary rises. 
This pattern is always the same.  It’s allowable to let productivity and industry fail whilst small businesses suffer, but woe to the government who allows the privatised wealth fund of its aging population endure any such demise.
Australia’s changing landscape
Australia is internationally marketed as the ‘lucky country’, an economic star on the world stage from which we derive much benefit. 
Population growth throughout the GFC was barely dented – and like every other country, we tow away the poor, whilst targeting skilled migrants, or those with dollars to invest.
Over the last census period alone, Melbourne’s population expanded by nearly 355,000 new residents and continues to grow at pace of roughly 2% per year.
Additionally, its population has grown in diversity, with the traditional European migrants of Greece and Italy falling as a proportion, whilst the growing number to our shores now comes from both China and India.
 <img src="/images/2014/03/17/cashmore-march-17-one.jpg" width="460">
Note: Settlers = skilled and family reunion migrants, along with humanitarian visas and refugees
The same trend is mirrored in NSW – projected to reach 8.4 million by 2060. Migrations to the harbour town also come increasingly from both China and India, as demonstrated below.  
<img src="/images/2014/03/17/cashmore%20march%2017%20two.jpg" width="460">
When, under Julia Gillard, the Government commissioned a white paper on ‘The Asian Century’ designed to:
“Generate a set of general propositions to guide policy development over the long-term.”
The importance and potential magnitude of Asia’s dominance on the world stage was emphasised, by Julia Gillard when in a speech she asserted:
“We are now seeing the most profound rebalancing of global wealth and power in the period since the United States emerged as a major power in the world.”
No kidding!
Indeed, it would be hard to over-estimate the economic force Asia holds for our local economy.
It will shape the most important social, cultural, business, domestic and foreign policy implications we will face in the decades to come.
By 2025 the Asian region will account for almost half of the world’s output and also be the world’s largest consumer – and if we play our cards right, Australia is best placed to advantage.
It’s not just the 1% of billionaires seeking out safe havens abroad in what’s been termed the “largest and most rapid wealth migrations of our time.” But the rise of China’s consumer class – middle income individuals, discretionary spenders, whose wealth goes largely under-reported in a  “grey economy” of illegal and quasi-legal activities.
If trend continues, in a few years, China will become the world’s richest country, and India won’t be far in its wake.
The number of Asian students studying on our shores is at record highs.
Trade flows, research and business development, education, tourism, and increased levels of migration have benefitted us significantly in recent years - and the potential to capitalise on the productive sectors of our economy remain.
Whilst the Gillard government’s white paper - now firmly locked into <a href="https://asiancentury.dpmc.gov.au/">“archive status,”</a> - remains a useful form of reference.  It was widely criticised at the time, for its vague approach as yet another study, which like a PHD paper is good in content, but lacks any hint of direct action.
It claimed that Australian manufacturing was expected to ‘grow,’ with wishy-washy advice on how firms must:
 “Adapt by anticipating changes in their markets, building the talents of their people and constantly innovating and lifting their productivity.”
Claims which now seem laughable.
We allowed the profits from the ‘once in a century’ mining boom to fall into private hands.
As Sydney Morning Herald's economics editor <a href="https://www.smh.com.au/business/comment-and-analysis/whos-taxing-who-and-who-pays-the-rent-20140228-33rb1">Ross Griffiths</a> recently clarified in his commentary on Abbott’s efforts to remove the mining tax: 
“There is a lot of ‘unearned’ economic rent associated with the exploitation of limited mineral deposits,” and countries like Australia would be “mugs not to tax much of that rent rather than letting largely foreign companies walk away with most of it.”
‘Mugs’ we are.
But what about land?
Asia’s influence is marketed as positive news; however, the one area that receives the most overwhelming negativity is its influence on our real estate market, precisely because of the some of the issues hinted in the paragraph above.
We have little, if any, understanding of the accumulated wealth is brought into the country and recent settlers have little experience with the local market, or misleading practices surrounding real estate price quoting.
This lack of transparency and education within the industry itself needs addressing; however, it’s a subject I’ll explore further in another column.
The geographical location of land is fixed and limited in supply. Therefore we can’t all benefit from economic advantage gained from ownership of the best seats in town without effective taxation of the resource.
A correctly administered broad based land value tax (as explained <a href="https://www.macrobusiness.com.au/2013/11/land-tax-must-kill-negative-gearing-stamp-duty/">here</a> – reducing taxes on productivity) would not only encourage the good utilisation of land, but if handled efficiently, gains could be fed back into the community to assist increased investment into infrastructure and social services.
This would further aid both the expansion and development of our cities, with the flow on effect ideally taking the speculative element out of the housing market and assist in reducing its destructive influence on prices. 
This alone, would go a long way to reducing the wealth <a href="https://www.macrobusiness.com.au/2014/02/housing-and-the-inequality-divide/">inequality</a> currently experienced in our big cities.
Presently, we’re doing a great job of building an abundance of cheap, high density, and no so inexpensive apartment blocks, full of small one and two bedroom flats, often no more than 60 square metres inside. Great for student renters - but do little to meet the needs of our biggest residential sector – family buyers with children. 
Therefore, the above issues need to be tackled from ground up policy reform – significantly on the <a href="https://www.macrobusiness.com.au/2013/11/urban-zoning-and-affordable-housing-are-opposites/">supply side</a>.
Offshore investment must be solely channelled into creating new supply – and audited to ensure the conditions stated in current laws are being adhered to.  
I’m not holding my breath, but hopefully some of these will be explored in detail and ‘maybe’ go so far as being implemented following the Senate inquiry later this year.     
We can’t – and wouldn’t want to - stop migration.  But we can ensure wealth invested in our established real estate market, is utilised effectively.
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catherinecashmore-6LXia3pPQj

We need to direct foreign investment in real estate effectively - not stop it

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Australia’s unemployment rate remained steady at 6% in February, in line with economists’ predictions.
The latest figures from the Australian Bureau of Statistics show the number of people employed in February grew by 47,300 jobs to 11,530,800, with an increase in full-time positions driving the growth.
Full-time employment increased by 80,500 jobs, but was offset by a fall in part-time employment, which was down 33,300 positions.
While the number of new jobs was up overall, there was still an <a href="https://www.smartcompany.com.au/growth/economy/36017-unemployment-rate-steady-in-february-reject-shop-managing-director-resigns-shoply-acquires-wowbaby-midday-roundup" target="_blank">increase in the number of unemployed people</a>, as the number of people out of work rose by 9,800 to 742,200 in February.
The figures, however, have caused some confusion, as people question how the number of jobs could have increased at the same time as the number of unemployed people.
JP Morgan economist Tom Kennedy told SmartCompany the result is influenced by the labour force participation rate.
“It all maps back to the participation rate. Labour force participation was quite strong, increasing by 2/10, meaning there were more people employed, or more people looking for work,” he says.
“When this happens you can get an uplift in employment, a rise in unemployment or an increase in both. In this case it was the latter and while there were almost 50,000 jobs created, there were also more people out there looking for work who were reclassified to be included in the labour force.”
The labour force participation rate now stands at 64.8%, an increase of 0.2 percentage points, according to the latest figures from the ABS.
In trend terms, the less volatile unemployment figure, which eliminates month-to-month discrepancies, rose from 5.9% to 6%.
On a state basis, the Australian Capital Territory has the lowest rate of unemployment, with the percentage of people out of work dropping from 3.6% to 3.4%.
Tasmania also recorded a fall in unemployment, but it still maintains the highest level of unemployment in the country, with 7.4% of people out of work.
The highest rise in unemployment occurred in Western Australia, with unemployment jumping from 5.2% to 5.9%.
Overall, Kennedy says in February there was a slight “uptick” in the labour market.
“The growth in full-time jobs was actually the second strongest on record dating back to 1976. However there are distortions in the data,” he says.
“The jobless rate held steady at 6%, which is consistent with what we predicted and this generally gives the best indication of how unemployment is tracking.”
Toward the end of the year JP Morgan predicts unemployment will reach 6.5%.
“It won’t come as a shock to us or the Reserve Bank, which predicts it will peak around the beginning of 2015,” Kennedy says.
Kennedy says when the jobless rate increases, it has broader economic impacts.
“When the jobless rate moves higher it suggests wage growth is soft and that the economy is running sub trend,” he says.
“Consumption is likely to remain soft going forward. As income growth is low, there won’t be much discretionary spending. Consumer sentiment is also likely to be subdued and this is clear looking at the Westpac-Melbourne Institute Index of Consumer Sentiment which has dropped around 10% in the last few months.”
This article first appeared on <a href="https://wwww.SmartCompany.com.au" target="_blank">SmartCompany</a>.
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yredrup-o4Anfe78KF

More people in full-time work, but an extra 10,000 unemployed: What the unemployment figures really mean

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Landlord Watch Australia has taken the concept of a tenant blacklist and turned it on its head - how about a blacklist for landlords?
With the tagline "A safe and secure home is a need essential to human happiness and well-being" the <a href="https://www.landlordwatch.com.au/%20" target="_blank">Landlord Watch website</a> asks tenants to dob in their dodgy landlords, and provides "top five" lists of 'Bad Landlords' as well as the 'Rotten Realtor' of the year. It's not all bad news, there's also a 'Lovely Landlord Award'. Announced in July, it seems that last year they didn't present a landlord with this award as they didn't receive a single entrant for it. "We automatically review ratings submitted by tenants, but you can also nominate your realtor by email. Realtors can be nominated for the award at any time. We accept nominations from whistleblowers including advocates, officials, and neighbours. Please provide as much information as you can, including correspondence, photos, video footage, and so on," the site says. The not-for-profit was created in 2012 by two tenants, and it is located in New South Wales and Victoria. To make the bad landlord list, there's a judging criteria. Here are a few of the items taken into account:
<ul>
<li>Compliance with a tenant's human rights</li>
<li>Compliance with legal obligations</li>
<li>Compliance with contractual obligations</li>
<li>Community and media interest in the issue</li>
<li>Direct or indirect discrimination against tenants on the basis of gender, family status, sexual preference, age, race, etc</li>
<li>Denial of procedural fairness or natural justice</li>
<li>Consequences and impact of their conduct on the tenant and their family members.</li>
<li>Number of persons affected</li>
</ul>
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Are you on Australia's landlord blacklist?

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Meriton Group’s property management arm, called Meriton Property Services, says that they have an average vacancy rate of 0.5% across their 3,000 apartments in Sydney.
This compares to the city’s average vacancy rate of 1.7%, according to SQM Research.
Meriton managing director Harry Triguboff said that they have the advantage having built the entire blocks.
He notes that the positioning of the apartments, the generous sizes, and the fact that they’re well-appointed and close to public transport have helped them perform.
In addition they also station an onsite building manager, or caretaker, to each property to ensure that they are maintained correctly.
The 0.5% is a record low for the company.
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Harry Triguboff’s Sydney property management arm has 0.5% vacancy rate

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Work has begun on an IKEA story in Sydney's <a href="/news">Marsden Park</a>, north-west of the CBD.
The 76,000 square metre site in Sydney Business Park on which the store will be built is four times the size of the Sydney Cricket Ground. The store will take up 28,500 square metres.
A breaking the ground ceremony was recently held at the site (pictured above, L-R: Federal member for Chifley, Ed Husic, IKEA country manager, David Hood, NSW Premier Barry O’Farrell, Sydney Business Park development director, Owen Walsh)
Australia country manager for IKEA, David Hood, said that this is a result of the demand from new homes being developed.
“With the new homes that are being developed locally and an increasing number of families moving in, this new store is an important step in IKEA making its range of affordable, well-designed home furnishing products available to as many people as possible," said Hood.
“This new store will benefit our customers in Sydney’s northwest by providing more space to showcase our inspirational home furnishing ideas and improved accessibility."
This will be the second largest IKEA store in New South Wales, and will include 850 car parking spaces, staffed children's play facility, 5,750 square metres of Markethall, 5,753 square metres of showroom, a 450-seat IKEA restaurant and 7,600 products.
It is scheduled to open in June 2015, after a 15-month build. It will reportedly create 320 new jobs.
However, it won't be without competition. Woolworths has acquired a site, with <a href="/news/nsw/diy-battle-heats-up-with-woolworths-to-build-masters-store-in-marsden-park">rumours it is for a Masters Home Building store</a>.
Other big-name brands have also moved in, including <a href="/expert-insights/investing/costco-is-set-to-open-up-its-seventh-store-in-australia-in-sydneys-marsden-park">Costco, who will open their seventh Australian store</a> in the area. A <a href="/news/strong-buyer-demand-for-greenways-first-house-and-land-package-release">number of new house and land developments have also been announced</a>, or are under construction, nearby.
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Sydney welcomes IKEA to Marsden Park as area heats up

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HE SAID: 

<img alt="" src="/images/stories/2014/03/14/jc-silhouette-6.jpg" style="float: right;">

No – except in alpine regions where the design makes structural sense because the high-pitched roof line can handle a lot of snow without buckling under the stress.

While I appreciate the affordability of A-Frame houses, generally I think the designs are unattractive - especially when an extension is tacked on the side.

Often located in mountain and seaside locales, cartoonish looking A-Frame dwellings (mostly built during the 1950s, 60s and 70s) can be the least expensive houses for sale in a particular area due to their distinctive pyramid-shape design with limited buyer appeal.

[smartcode_project:default project_id=5559]

Two weeks ago, a turquoise-blue painted <a href="https://www.realestate.com.au/property-house-nsw-callala+beach-107224748" target="_blank">A-Frame house at Callala Beach</a> (on the NSW South Coast, pictured below) sold for $470,000 through Kelly Sprowles of Callala First National Callala Bay. Situated directly opposite the beach, the two-storey abode (with two bedrooms and two living areas) stands on an 803 square metre block.

<img src="/images/stories/2014/03/14/he%20said%201.jpg" width="460"> 

In January, a <a href="https://www.realestate.com.au/property-duplex+semi+detached-qld-rainbow+beach-112164691">twin A-Frame dwelling at Queensland’s Rainbow Beach</a> (pictured below) sold for $310,000 through Rodney Gray of Rainbow Beach Realty.  Sold as a deceased estate, the Cooloola Drive property was marketed as a holiday home or an investment opportunity given both dwellings were tenanted.

<img height="345" src="/images/stories/2014/03/14/he%20said%202.jpg" width="460">

At Hobart in Tasmania, <a href="https://www.realestate.com.au/property-house-tas-fern+tree-112249295" target="_blank">a one-bedroom A-Frame home</a> (pictured below) sold for $240,000 last September through Mike Speakman of Petrusma Property Sandy Bay. Set on an elevated 1,955 square metre block in Fern Tree, the house has sweeping views to the ocean. With its huge glass walls, I think it looks like a hydroponic laboratory.

<img alt="" src="/images/stories/2014/03/14/he-said-7.jpg">

In Queensland’s Toowoomba, <a href="https://www.realestate.com.au/property-house-qld-east+toowoomba-114416147">a substantial A-Frame house</a> (on a 730 square metre block, pictured below) sold for $350,000 last September through Lynn Maclean of Real Point Property Toowoomba. Spanning three levels, it has been listed for sale through expressions of interest in the price range of  $365,000 to $390,000.

<img height="345" src="/images/stories/2014/03/14/he%20said%204.jpg" width="460">

On the market in Victoria’s South Gippsland hamlet of Mirboo North (located 155 kilometres east of Melbourne), <a href="https://www.realestate.com.au/property-house-vic-mirboo+north-116249147" target="_blank">an A-Frame three-bedroom house</a> (pictured below) is for sale at $198,000 through Kaz Hughes of First National Real Estate Prom Country Mirboo North.

<img height="345" src="/images/stories/2014/03/14/he%20said%205.jpg" width="460">

And at Lawson in the upper Blue Mountains of NSW, a two-bedroom A-Frame house <a href="https://www.realestate.com.au/property-house-nsw-lawson-115249383" target="_blank">at 29 Vista Avenue</a> (pictured below) is for sale with price hopes of more than $319,000 through Gary Brown of First National Real Estate Mid-Mountains.

<img height="345" src="/images/stories/2014/03/14/he%20said%206.jpg" width="460">

 

SHE SAID:<img height="150" src="/images/stories/2014/03/14/mb-silhouette-5.jpg" style="float: left;" width="100">

Yes – but I think A-Frame designs are only suited to coastal and mountain holiday houses.

I’m rather fond of the A-Frame shape with its minimalist modern style. Relaxed getaways and happy holidays are what the A-Frame is all about.  Ideal for simple living and relaxed entertaining, these houses are designed to take advantage of mountain, lakefront or ocean views from floor-to-ceiling windows and outdoor decks.

Differing in size and style, A-Frame homes typically offer one-and-a-half to two or three levels of internal space with few vertical walls and an open-plan living area, sometimes with a fireplace or wood burning stove.

One such A-Frame that is ripe for a revamp is Wirreander at Mooney Mooney on the Hawkesbury River (pictured below). Owned by the same family for decades, it would be an idyllic weekender.

Set on 16.19 hectares and accessible only by boat, <a href="https://www.realestate.com.au/property-acreage+semi+rural-nsw-mooney+mooney-113587047" target="_blank">the property is being sold</a> with all the house furnishings as well as a single cylinder generator, lawn mower, a 14 foot boat (with 40 hp motor) and a trailer. 
For sale at $599,000 through Jeff Rudge of Hawkesbury River Real Estate Brooklyn, Wirreander is one of the priciest A-Frame holiday houses on the market near Sydney.

<img height="345" src="/images/stories/2014/03/14/she%20said%201.jpg" width="460">

Characterized by a triangular roof, the A-Frame design was popularized from the mid-1950s to early 1970s by middle-class American families with money to spare on vacation cottages and second homes - and Australian families followed suit.

The first American A-Frame residence was a holiday house <a href="https://architecture.about.com/od/houses/ss/Schindlers-A-Frame.htm" target="_blank">designed in 1936 by modernist architect, Rudolph Schindler</a>, who worked with Frank Lloyd Wright. Set in a resort community on the hills above Lake Arrowhead in California, it was built for Gisela Bennati, a costume designer, who wanted an inexpensive holiday cottage.

Of open-plan design, Schindler’s house (pictured below) with its glass gables and A-shaped roof almost reaching the ground, was well ahead of its time.

<img alt="" src="/images/stories/2014/03/14/she-said-10.jpg">

Photo courtesy of About.com. 

In 1951, John Carden Campbell, a San Francisco architect, received acclaim for his modernist A-Frame model (known as “Leisure House”) displayed at the Francisco Arts Festival. The following year, Campbell built his own “Leisure House” on a wooded hillside in Mill Valley, across from the Golden Gate Bridge. Featuring smooth plywood with all-white interiors, his simple and affordable A-frame designs spread nationwide via do-it-yourself kits and plans.

<img height="328" src="/images/stories/2014/03/14/she%20said%203.jpg" width="460">

Photo courtesy of <a href="https://aframehistory.com/book/leisurehouse.htm" target="_blank">aframehistory.com</a>

A-Frame holiday home designs propelled to prominence and took off like wildfire, after a house, designed by architect Andrew Geller, was featured in a 1957 edition of the New York Times. <a href="https://www.propertyobserver.com.au/https://blog.archpaper.com/wordpress/archives/15502" target="_blank">Known as Elizabeth Reece house</a>, it was built in Sagaponack, New York.

<img height="360" src="/images/stories/2014/03/14/she%20said%204.jpg" width="460">

Elizabeth Reese House, 1955, Sagaponack, New York, Courtesy of Jake Gorst/archpaper.com 

After peaking in popularity during the 1960s, the enthusiasm for A-Frame vacation homes waned in the 1970s when people opted to build bigger holiday houses or buy holiday apartments in beachside areas.

Throughout Australia, A-Frame holiday houses often are listed for sale in beautiful coastal and mountain villages. An ideal weekender which traded recently is <a href="https://www.realestate.com.au/property-house-vic-st+andrews+beach-113668995" target="_blank">an A-Frame home at St Andrews Beach</a> on Victoria’s Mornington Peninsula (pictured below). Sold for $451,ooo in December through Michael Christodoulou and Mal McInnes of Hocking Stuart Blairgowrie, it stands on a 856 square metre block in Sandy Road, just a few minutes walk from Rye Ocean Beach.

<img height="345" src="/images/stories/2014/03/14/she%20said%205.jpg" width="460">

At Recherche, a beautiful bay on the south-eastern coast of Tasmania, the price of a substantial A-Frame holiday house recently was reduced by $73,000. For sale at $452,000,<a href="https://www.realestate.com.au/property-house-tas-recherche-105759205" target="_blank"> the Cockle Creek Road property</a> (pictured below) is only 40 metres from the beach.

With beautiful water views across Recherche Bay to the Southern Ocean, the three-level A-Frame House is a self-sufficient home with solar power and a back-up generator. Also on the property is a separate two-bedroom wood heated unit. With a registered mooring in the bay, the property is located in a protected Wilderness and State Forest area with excellent fishing and magnificent bushwalking on the doorstep.

<img height="345" src="/images/stories/2014/03/14/she%20said%206.jpg" width="460">

Also in Tasmania, <a href="https://www.realestate.com.au/property-house-tas-sisters+beach-115754023" target="_blank">an A-Frame holiday cottage at Sisters Beach is for sale</a> (with all its goods and chattels on a “walk-in walk-out” basis, pictured below) with price hopes of more than $200,000 through Dennis Wragg of Roberts Real Estate Wynyard. Near Rocky Cape National Park on the island’s north-west coast, Sisters Beach is renowned for its long sandy beach, fishing, boating and bushwalking on tracks through the National Park.

<img height="345" src="/images/stories/2014/03/14/she%20said%207.jpg" width="460">

For Victorian ski enthusiasts, a <a href="https://www.realestate.com.au/property-house-vic-dinner+plain-111441039" target="_blank">modern A-Frame holiday house at Dinner Plain</a> (13 kilometres from Mount Hotham) is for sale at $520,000 through Lee Rourke of John H Castran Pty Ltd Melbourne. With five bedrooms, two bathrooms, a sauna and two storerooms, the vast snow chalet (pictured below) could be used in summer as well as during the season for Dinner Plain offers a wide range of summer activities including bush walking, horse riding, mountain biking and tennis.

<img height="345" src="/images/stories/2014/03/14/she%20said%208.jpg" width="460">

While Jonathan and I don’t agree about most things A-Frame, we do concur the style of A-Frame houses with a chopped-off roof is a hideous. Examples of this style can be seen in the NSW Snowy Mountains town of East Jindabyne where <a href="https://www.realestate.com.au/property-house-nsw-east+jindabyne-106068521" target="_blank">a two-level A-Frame house</a> sold for $225,ooo four years ago.

Marketed as the cheapest freestanding house in East Jindabyne or Jindabyne, it was built in the early 1960s as a fishing and skiing getaway. This A-frame shape was typical of many holiday homes built in East Jindabyne at that time.

<img height="345" src="/images/stories/2014/03/14/she%20said%209.jpg" width="460">
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jchancellor-FAypfDUnLy

A-Frame houses, do they work? He Said/She Said

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Many property owners have considered moving out and turning their original home into an investment property - and there are a number of benefits to this. You can avoid hefty selling and buying costs if you want to purchase another property, you can attain the flexibility of a renting lifestyle, perhaps in a more affordable area and you already know the area so well.
However, is this really the right approach for you? Here are five questions you need to be asking yourself if you want to convert your home into an investment.
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Are you willing to 'let go' emotionally? If your heart and soul are in that home and you're intending to put it on the rental market, then you need to ensure you are going to be able to handle any tenant damage, wear and tear or other issues that could make you the landlord from hell. You also want to ensure that you're not just keeping the property due to this inability to 'let go' that may cloud your judgement about its future potential. 
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Did you buy your current home as an investment in the first place? If you did not - then does it stack up in terms of investment fundamentals? You may have purchased well, but it might not necessarily be the best place to park your money. Perhaps you bought there as it was close to your friends or family, or near to your workplace. Remember that what attracts you, might not attract other people. If you can't justify why the area is a good investment, then stop right now and reconsider - you might be missing out on the opportunities elsewhere by holding on to a lemon. 
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What is the reason you are moving? You may be moving for a specific, unrelated reason or because it has always been the plan. But it might also be something about the property or area that you dislike. If the neighbours or the noise is driving you out then it might prompt you to ask yourself whether this is something that will keep the price down into the future. 
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Can you afford to hold it as an investment? If you're looking to buy elsewhere and hold onto this current property, then you need to step back and look at the affordability equation. How long can that property stay vacant until you start feeling the pressure? Is it actually financially better for you to rent another property instead of buying? How much debt will you be in? What sort of rent will the property achieve? Speak to your accountant and your broker and have a think about what happens if you lose your job or the worst happens. You will also want to see what funds you need to pay to get the property "investment ready". This may include necessary renovations or upgrades, cleaning, new smoke alarms or other costs that many do not consider. 
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Are you willing to lose your PPOR benefits, such as CGT exemption? There are a number of benefits to owning a primary place of residence rather than converting it into an investment. One of these is an exemption on Capital Gains Tax. You will still potentially achieve a partial exemption, but depending on how long it takes for you to sell and the proportion of ownership time compared to renting will dictate much of what you will pay. Similarly, if you received a government grant - have you fulfilled your obligations under that grant, such as length of time you need to have lived in the home?</li>
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