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“Minister Chanthivong and his team have shown real leadership in replacing an outdated two-year bond with cover that matches the lifespan of the buildings people are buying into.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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One of the world's biggest real estate groups - Jones Lang LaSalle - this week changed its name to JLL. 
The decision to shorten the name, said the company, was “a natural evolution of the firm’s historically rich brand, recognising that it is a truly global company located in multiple markets, with a wide range of expertise applied through many different client services". 
 JLL Australia chief executive Stephen Conry said: “this is a natural and exciting progression".
"We were the first global commercial property firm to establish an Australian presence and we continue to evolve."  
"Our new name JLL is modern and suits our vision for the future of our business.
He also made a point of saying that JLL was particularly well suited to the many digital applications and mobile channels it used, where shorter names worked better. 
The JLL name and new logo will be rolled out globally over the next two years.
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Jones Lang LaSalle announces new name - JLL

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A tightening white collar employment market and weaker business conditions for the private sector saw leasing activity in the Adelaide CBD office market sink below the five year average last year.
The latest quarterly Savills Spotlight Adelaide Office market report revealed that 74,697 square metres of leasing activity took place in central Adelaide in the year to December - down 8.1% on 2012 and well down on the five year average of 125,590 square metres.
Of the 74,697 square metres reported leased in central Adelaide, the government and community sector was most active leasing about 45% of the stock reported leased.
Despite a positive contribution from the fringe precinct, overall net absorption across the city and fringe was 4,108 square metres.
Adelaide’s combined office market vacancy rate for the CBD and fringe markets stood at 11.8% as at December 2013. Of the two markets, the CBD has the highest vacancy rate at 12.4%, while the fringe is 8%.
Dissecting the results for the CBD market, Savills said that prime grade stock recorded positive absorption of 20,094 square metres over the period but noted that it was down 14,003 square metres on the previous year.
Secondary grade stock recorded negative absorption of -22,943 square metres. "These figures show that most demand for prime grade stock is coming from within the CBD, with only a small proportion of tenants moving into prime space from other office precincts," said the report.
The city fringe recorded net positive absorption of 2,030 square metres - down on the previous 12 months but up on the five year average of 1,835 square metres.
While Savills is tipping leasing activity to remain subdued in the short-term, it expects tenant demand to improve, predicting positive net absorption to return to the CBD market in the medium term.
Helping to drive that shift in leasing conditions, it says will be the introduction of newly refurbished office space onto the leasing market in late 2013 which "should provide a number of opportunities for existing and new tenants during 2014".
"The next 12 months are forecast to have an increase in lease expiries over the past 12 months which should help drive an increase in leasing activity in central Adelaide."
More stringent rules surrounding mandatory NABERS Energy rating disclosure, it adds, were also likely to have a negative impact on older office space in Adelaide, particularly for properties seeking to attract government tenants.
Average CBD net face rents remained steady in the final quarter of last year - ranging from $310 to $410 per square metre per annum.
Savills said incentives remained steady for premium grade buildings over the quarter due to relatively strong leasing demand. However, A and B grade incentives increased as a result of increased supply and the resulting increase in competition, it noted. 
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Leasing activity in Adelaide CBD market slips below five year average

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GUEST OBSERVATION
With businesses and government organisations seeking improved efficiencies, better technologies and more staff mobility, business leaders are recognising that activity based working (ABW) can have a large and positive impact on both cost efficiencies and improved productivity. Currently, approximately 50,000 employees in Australia work in various forms of ABW, including large corporate organisations like JLL, NAB, ANZ, CBA, Macquarie Bank, Microsoft, Cisco and Suncorp. As large leases expire over the next decade and businesses look to move or renew, ABW will be front of mind and new space take-up is likely to be moderated by 15 to 20%.
ABW is a workplace strategy aimed at providing people with the flexibility to undertake workplace activities in a variety of settings that best suit those tasks. It is designed to foster optimum productivity and streamline the workplace for cost and environmental efficiencies. There are various forms of it, and it’s likely that take-up will remain different for companies based on their needs.
ABW is currently still in its infancy, with the proportion of office tenants already committed to an ABW format still very low. Sydney has seen more tenants embrace the concept than other Australian markets, but this still only translates to a small portion of total CBD stock. 
Many industry participants have enthusiastically embraced the concept and believe its importance and impact on the market will only grow over time. However there also remains some scepticism. As much as non-believers recognise elements of ABW will have a lasting impact on the market, they do not believe the concept will survive long term. Instead, they think it will morph into something else as market conditions change.
From a tenant perspective, the evidence suggests that ABW and space utilisation is currently high on the corporate real estate agenda. According to Jones Lang LaSalle’s recent biennial corporate survey Corporate Real Estate at a Cross roads: Cost vs Value, occupiers surveyed both in Australia and globally point to an increased focus on ABW. Of the 52 respondents surveyed, 76% stated they expected an increased focus on utilisation and density over the next three years.
In Australia, Sydney’s CBD is likely to be the most exposed market nationally to the trend, which reflects the prevalence of finance and insurance tenants in the market and of larger tenants more generally. Survey responses suggested that ultimately between 20 and 25% of Sydney CBD tenants would adopt ABW.
Some survey respondents felt that there was a high risk associated with ABW being implemented purely for cost savings. As such, ABW may be unsuccessful and unpopular if implemented without appropriate change management plans, IT investment or provision of enough common space.
Research shows employees who work in ABW environments feel positive about the new way of working. A separate survey conducted by JLL following our adoption of ABW showed 87% of staff believed (strongly agreed or agreed) the new ABW office design provides an attractive environment to work in and contributes to their productivity.
Regardless of the size of the eventual impact of ABW on the property market, the rate of impact will be relatively slow over a period of 10 to 15 years. As such, this slow steady impact will be relative indiscernible from other market factors over the next decade. While ABW can theoretically be undertaken in older existing buildings, the concept is more compatible with some of the benefits new modern office stock offers. 
Rajiv Nagrath is director of corporate solutions with <a href="https://www.jll.com.au/australia/en-au" target="_blank">JLL</a>.
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Activity based working is here to stay

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<img src="/images/stories/2014/03/12/manuel-profile.png" alt="" style="float: right;">
Name: Jesse Manuel
Position: Manager – rural and agribusiness
Company: Colliers International
Office Location: Adelaide
How long have you been in the industry?
About 10 years. I started in residential real estate in a small country town. Given my farming background I moved to a boutique rural agency in Adelaide before joining Colliers International in 2007 as one of the original start-up members of the Rural &amp; Agribusiness specialisation.
What’s happening in the area you specialise in? 
Consolidation. Many of the well-positioned larger producers and long-standing industry participants with minimal debt have taken advantage of their position, acquiring neighbours and competitors. There is considerable interest in Australian agriculture from Chinese buyers such food companies and major private investors. Institutional investors from Europe and the US are also emerging as an important segment of the buyer market for large scale farming assets.
Describe the most interesting property you have sold?
By virtue of the asset class I deal with, nearly all of the assets seem ‘interesting’ to people from outside the industry. We have sold a vertically integrated oyster business comprising extensive water and land-based operations, chicken meat farms, large scale forestry plantations and country mansions.
What are the ingredients to being successful in your job? 
Be passionate, eager to learn and expand your network, and never ever give up.
What aspects of your role do you enjoy the most?
Dealing with new people and interesting properties on a daily basis, and the thrill of a deal!
Where would invest a spare $750,000?
$750,000 won’t go a long way in commercial farming but I would say the chicken meat sector is one of the best-performing agribusiness industries currently, so that would have to be a consideration. I would also invest in a vineyard in a renowned region such as the Barossa Valley because values are on the way up.
Which football team do you support?
The mighty Adelaide Crows! We’ll make top four this year.
What’s your favourite app or techno gadget?
Google maps.
How do you use social media? 
<a href="https://www.propertyobserver.com.au/https://au.linkedin.com/pub/jesse-manuel/20/9b5/219" target="_blank">LinkedIn</a> is very helpful in finding contacts within organisations you don’t have relationships with. We also like promoting our deals and sharing research reports with our clients.
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In profile: Colliers International's manager - rural and agribusiness, Jesse Manuel

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The <a href="https://www.tenants.org.au/" target="_blank">Tenants Union of NSW </a>(TUNSW) has warned Australians against forgetting the benefits of the National Rental Affordability Scheme (NRAS) following a News Limited article claiming the scheme is being “abused” by developers.
The Australian yesterday published an article claiming that the Central Park development in Sydney is being targeted towards international students, with the article asserting that the phrase “international student” or “international students” was used almost 50 times. According to the article, the 34 page brochure issued by developers Frasers Property Australia and builders Sekisui House Australia in October 2012 also repeatedly describes the development’s main building as “NRAS advantaged.”
National Shelter executive officer Adrian Pisarki, one of the members of the Affordable Housing Summit Group that helped draft the NRAS is quoted in the article saying that although there is evidence that some international students faced affordability pressures, they were not the intended recipients of the NRAS. The scheme, launched by the previous Labor government in 2008, “seeks to address the shortage of affordable rental housing by offering financial incentives to persons or entities such as the business sector and community organisations to build and rent dwellings to low and moderate income households at a rate that is at least 20 per cent below the market value rent,” according to the Department of Social Services.
Responses to the NRAS is has been <a href="/expert-insights/investing/readers-respond-in-defence-of-nras">mixed throughout the property industry</a>.
But in a <a href="https://tunswblog.blogspot.com.au/2014/03/nras-baby-in-bathwater" target="_blank">blog post yesterday</a>, the TUNSW drew readers’ attention to the scheme’s benefits, writing that although The Australian  has reported that 4,000 units constructed under the scheme are being let to university students, the NRAS has subsidised the construction of 14,500 dwellings. According to the TUNSW, there are another 24,000 dwellings in progress. Although the post acknowledges that the income thresholds required to qualify to let a NRAS subsidised property are higher than those for social housing, the TUNSW claims to know of one community housing provider “who reports that 15% of its NRAS tenants had previously been homeless.”
“There's actually an affordable housing baby in the NRAS bathwater!” writes the TUNSW.
“Would the government throw it out, while its other tax settings do nothing but encourage speculation and make housing unaffordable?”
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NRAS: Don’t throw out the baby with the bathwater, says TUNSW

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Dessert franchise The Cupcake Bakery has collapsed into administration amid news some former store locations are no longer trading under The Cupcake Bakery name.
Administrators Brent Kijurina and Richard Albarran from Hall Chadwick were appointed to the business on March 5, with the first meeting of creditors scheduled for March 17 in Sydney.
The Cupcake Bakery was launched by husband and wife team Alex and Angela Perry in 2006, its website reports.
It says the pair were driven by a “passion for desserts and a drive for business so we left our careers and started selling cupcakes at markets”.
The company built a franchise network through Melbourne, Sydney and Brisbane.
It offers multiple cupcake flavours, sold individually or packaged up for corporate and private events. 
While it was not clear this morning which locations of The Cupcake Bakery are still operating, SmartCompany was told four Cupcake Bakery franchises across Sydney are now trading as a different business.
The stores in Westfield Eastgardens, Liverpool, Ikea and Warringah Mall are now operating as The Cupcake Café.
The Cupcake Bakery is not the first cupcake business to face change, with liquidators appointed to <a href="https://www.google.com/url?q=https://www.smartcompany.com.au/growth/economy/27668-the-end-of-the-cupcake-craze-the-ghermez-cupcake-empire-starts-to-crumble&amp;sa=U&amp;ei=3VIeU4XEFpGMlQXCioDYDQ&amp;ved=0CAYQFjAA&amp;client=internal-uds-cse&amp;usg=AFQjCNGMK_JjwP1WIsxtu4l_qBxllj2nCA">Ghermez Cupcakes in late 2012</a>. Founder Ghazaleh Lyari toldSmartCompany at the time the business was not going into administration.
"It was structured as a family trust and I am bringing investors on board so the trust is being liquidated," she said.
The Cupcake Bakery’s administrators were contacted by SmartCompany but declined to comment further on the state of the business at this stage.
This article first appeared on <a href="https://SmartCompany.com.au" target="_blank">SmartCompany.</a>
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The Cupcake Bakery franchise collapses, but some stores keep baking

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Setting up an office in 2014 is not as simple as a creating an imposing front entrance, nice boardroom, rows of desks and glassed-off rooms for the managers.
Do this, and your workplace will be viewed as mediocre – sending the wrong message about your capabilities to clients and also to potential and current staff, who could feel less valued and connected to the company as a result, experts say.
To avoid this, many top businesses are investing extensive time and money into creating an <a href="https://www.smartcompany.com.au/leadership/33842-five-design-features-that-actually-promote-productivity" target="_blank">environment that is cutting edge</a>. Collaboration hubs, areas to hold functions, flexible workspaces and café-style kitchens are just scratching the surface of possibilities.
While SMEs may have small budgets to work with when it comes to creating a dynamic, future-focused workspace, it is possible to take some ideas from the corporate or creative worlds and <a href="https://www.smartcompany.com.au/leadership/34040-six-top-tips-for-the-ultimate-workplace-design" target="_blank">adopt elements within your financial reach</a>.
For inspiration, SmartCompany spoke to two leading experts in the field of office design, HASSELL principal Steve Coster and Schiavello workspace planner Nick Tennant.
“The good thing we are seeing, particularly for SMEs is that these themes are applicable to businesses regardless of their size,” Tennant says.
Here are 10 of their hot tips.
<img src="https://www.smartcompany.com.au/images/stories/Features/Euro-Oliver/9.jpg" width="600" height="409">
Above: The entry to the Savill’s office in Brisbane is grand but has a sense of being open - designed by Carr Design.
<h2>1. Let the outside world in</h2>
A grand entrance and reception space hiding the work environment may serve some organisations, but today it is more about letting the outside world in, according to Coster.
“Now work is a much more collaborative process, where you may be working with another firm, so your space needs to allow you to do that,” he says.
“You may have an external firm in your office more often, or freelancers working as part of your project team. It is a more complex population of people that are just as likely to be from outside your organisation as in it.”
Coster also says this means office spaces can become a marketing tool to show clients how you work and the strength of your team. He says the ANZ Centre in Melbourne’s Docklands is a good example of an open environment, as visitors can walk right into the middle of the building into an atrium, without going through security.
<img src="https://www.smartcompany.com.au/images/stories/Features/Euro-Oliver/2.jpg" width="600" height="409">
Above: This Schiavello design uses a Krossi sit/stand workstation to enable flexible work options.
<h2>2. Attract staff with style and culture</h2>
If you want good staff, create an appealing workplace, suggests Tennant.
“Top performing businesses are in a war for talent, and to get the best talent they are using the workplace as a tool to retain staff,” Tennant says. “It is also about making them happy to give their best.”
He says the “bells and whistles” offered in some workplaces range from simple things like free food, to café-style lunch areas, or ping pong tables and sleeping pods.
“We are seeing residential and hospitality design influencing the more informal areas of an office, such as a lounge or a break area. As people spend more time in the office, it is becoming a home away from home,” he says.
“It could be a sit/stand workstation to provide comfort and control to an individual as a trade-off to perhaps a smaller desk.”
Coster agrees, citing researching that shows the more extra facilities an employee offers, the greater chance staff will find the workplace an attractive office.
“It might be gym facilities, wellness facilities, or classes such as yoga. Or childcare to show support of diversity,” Coster says.
“Also there is a broader atmosphere dynamic which is about people perceiving it as the kind of organisation they want to work for – the social capital of an organisation, not just being a number.”
“It is the opposite of anonymity – the big buildings with repeated rows of workstations is not going to cut it.”
Article continues on next page. Please click below.
                  
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 <img src="https://www.smartcompany.com.au/images/stories/Features/Euro-Oliver/3.jpg" width="600" height="409" style="line-height: 1.3em;">
Above: This Schiavello design features the Krossi, a sit/stand workstation for greater flexibility across a wide range of workspaces.
<h2>3. Activated spaces</h2>
As the way people work becomes more diverse, so too are the spaces they need to facilitate this work.
Tennant says that one of the greatest trends is making the configuration of office spaces diverse.
“We try to get a deep understanding of work styles and work modes. So rather than spending all day at a single desk and popping into a meeting room, we are seeing break-out lounges, circulation areas, informal seating, and standing work areas to facilitate serendipitous encounters and random acts of creativity,” Tennant says.
This “activity-based working” has often been referred to as hot-desking.
“It comes back to the idea that a standard desk for every person is an outdated notion now.”
Coster says the key to these “activated spaces” is balancing them with areas for concentrated work.
<img src="https://www.smartcompany.com.au/images/stories/Features/Euro-Oliver/4.jpg" width="600" height="409">
Above: This design for Transfield Services designed by PTID Environments shows a modern, collaborative workspace.
<h2>4. Sustainability as the norm</h2>
A few years ago sustainability was a buzzword when it came to office design, but Tennant says it should now be simply “good practice”.
“Basically, traditional office buildings are underutilised and sparsely populated – so it makes sense to populate them with more people,” Tennant says.
“It is also sustainable. Having huge buildings running lighting and air conditioning and not having many people in them makes no sense.”
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<img src="https://www.smartcompany.com.au/images/stories/Features/Euro-Oliver/5.jpg" width="600" height="409">
Above: This Schiavello design uses the Kayt Quiet booth-like lounge with high sides and back for quite conversation or concentration.
<h2>5. Musical furniture</h2>
Office spaces traditionally have fixed furniture that requires facilities teams to assemble or disassemble. Now, flexible furniture options are key, explains Coster, enabling staff to “self-organise” their office space.
“(This is) so spaces can be changed at the speed at which they need to be changed, not next Thursday when the facilities department has time to come and move it for you. So that speeds up the whole business, potentially,” he says.
“Linked to that is greater emotional ownership of those spaces by the teams. People need to feel like it is their space to move around, so they can turn it into whatever sort of space they need.”
Tennant says this need for workplace design flexibility is not only about day-to-day experiences, but also reflective of general volatility in business conditions.
“With volatility being discussed in the media environment… with all these changes happening constantly, businesses have to think how to adapt faster than their competitors. The take-out from that as a product response is that furniture needs to be able to be moved easily.”
<img src="https://www.smartcompany.com.au/images/stories/Features/Euro-Oliver/7.jpg" alt="">
Above: Schiavello set out to make workplaces malleable with Climate, a workplace furniture platform that gives control back to the users. It can be moved around easily to support changing needs.
<h2>6. Create social capital</h2>
Creating a community within a workplace is now just as important as productivity. Coster explains this helps to build “social capital” which leads to other sorts of value in your business.
“An example of a workplace that is also a community is dtac House in Bangkok, the headquarters for one of Thailand’s leading telcos,” Coster says.
“They had a whole lot of employees in their 20s and a big turnover rate. They provided a whole series of recreational facilities, gyms, games rooms and music rooms and all sorts of whacky stuff that the young employees would use together. Through that play they developed a greater sense of cohort among themselves and developed a greater retention in the organisation.”
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Above:The HASSELL offices in Sydney have an in-built auditorium for hosting presentations. Photographer: Nicole England.
<h2>7. Home for events</h2>
To make a mark in your sector, bringing the industry to your workplace is a good way to go about it. Coster says creating spaces within an office environment to hold events and engage with clients and collaborators is becoming important.
“It could be event spaces where your aim is to host event spaces in your office. You could host those to bring people closer to your firm. It could be an exhibition space or event space or roof terrace,” he says.
“Right in the middle of our Sydney office is a big set of bleacher steps where we have our team meetings and industry lectures.”
<img src="https://www.smartcompany.com.au/images/stories/Features/Euro-Oliver/1.jpg" width="600" height="409">
Above: This Schiavello design uses a Krossi sit/stand workstation to enable flexible work options.
<h2>8. Mix your community</h2>
Thinking beyond the realm of your own company and to how you could be in proximity to a mix of industries is key, Coster says.
“If there are only ever accountants coming out of your building it is a lost opportunity.”
He suggests looking at the surrounding mix of big companies and smaller independent companies that could be service providers to those other organisations, and sharing space with them or freelance workers.
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Above: At the ANZ centre in Melbourne HASSSELL created different environments on each level. Photography: Earl Carter.
<h2>9. Spread into the public</h2>
Workplaces are spilling out into the public realm, with people working outdoors and in public spaces, Coster explains.
“What people have been doing for a long time is working in the coffee shop as much as the office. It is an extension of that idea. Some places already exist like libraries, or the airport lounge or co-working facilities,” he says.
“But it makes you think about public spaces as well. A city square or a park could be places you work in the right weather.”
<img src="https://www.smartcompany.com.au/images/stories/Features/Euro-Oliver/10a.jpg" width="600" height="400">
Above: HASSELL designed the George Patterson offices, with versatile spaces catering to creative and business needs. Photography: Dianna Snape
<h2>10. Authentic interiors</h2>
There are no set trends when it comes to office interiors, Coster says, but rather the need to create authentic spaces “that don’t feel fake and contrived”.
“Why do people like being in heritage buildings more than generic office buildings? Traditional generic office buildings are contrived spaces,” he says.
“That is why people think of theme parks as fake, they want places that feel authentic with texture, layers and heritage.”
This article first appeared on <a href="https://www.SmartCompany.com.au" target="_blank">SmartCompany</a>.
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The power of office design – 10 major trends to watch

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16 Degraves Street is going up for auction, in the the first offering on Melbourne’s iconic CBD laneway since 2011.
One of Melbourne’s busiest laneways, Degraves Street is a major tourist attraction and currently has zero vacancies. 16 Degraves Street is currently leased to Italian restaurant Il Tempo, with a new five year term with three further five year options. Il Tempo brings in $155,000 per annum plus GST to shop’s owners, with fixed annual increases of 4%.
The licensed café and bar is being marketed by Stuart Taylor and Mathew George of JLL, who are auctioning the property on Thursday April 3 on behalf of insolvency firm Ferrier Hodgson, who have been appointed agents for the mortgagee.
According to George, the agents are expecting a highly competitive sale.
“Given this is the first on-market investment opportunity since 2011 in such a rare and iconic location, we have every confidence that 16 Degraves Street will be well received by the investor market, and generate very strong competition at auction.”
<a href="mailto:news@propertyobserver.com.au" target="_blank">news@propertyobserver.com.au</a>
                     
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Degraves Street: piece of Melbourne laneway icon on the market in mortgagee sale

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Forget that supposed over-crowded black Mercedes van carrying around would-be Chinese buyers to prestige Sydney open for inspections.
An Australian expat has snapped up the grand 1904 Mosman merchant home, Rona (pictured above) for $8 million plus ahead of this weekend's Belle Property auction.
Some 60 parties had inspected Rona which sits on a 1,445 square metre Bradleys Head Road block.
The Miller family bought the property back in 1987 for about $2.1 million with the subsequent restoration and modernisation by architect Michael Suttor.
The founder of Millers Self Storage, who sold the business in 1999, now plan spend more time at their beef cattle property near Jugiong.
As I wrote last week, those expatriates are beginning to capitalise on the lower Australian dollar, especially when they are experts in the currency rollercoaster. 
ANZ Singapore based Eddie Listorti recently spent $6.55 million at Palm Beach, for a Sydney northern beaches holiday home. 
Designed by architect Michael Fountain, the three level house (pictured below) comes with 18 metre infinity pool with a floating observation terrace. Positioned on the beach side of Northview Road, with views that span the length of Palm Beach - north to the Lighthouse, south to the rock pool - it was sold by the Doughman family through LJ Hooker Palm Beach agents David Edwards and Amethyst McKee. 
<a href="https://palmbeach.ljhooker.com.au/2JZF6Z" target="_blank" rel="nofollow">It was listed</a> at $7.25 million last October.
<img src="/images/stories/2014/03/11/palm-beach-march-11-breakout.jpg" width="460">
In 2010 Eddie Listorti, former global head of fixed income, currencies and commodities at Dresdner Kleinwort, took the job as head foreign exchange and commodities at ANZ. His title is now ANZ's co-head of fixed income, currencies and commodities in Singapore. 
In 2010 he spent $6.5 million on a Mosman home,  Melleray, the Federation home situated on a 1,975 square metre block a few minutes from Mosman village. 
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jchancellor-FAypfDUnLy

Expats emerging from hibernation as Mosman's Rona sold pre-auction for $8 million plus

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Many of those who advise people where to buy do so under false pretences.
They bring to the game a set of cherished attitudes which are unshakeable, unchallengable and unmitigated nonsense.
What they don’t bring is research-based knowledge, or a clear understanding of the factors that drive capital growth over time.
For some of these pretenders, the list of criteria has just one element: proximity to the CBD.
Why do you think this suburb is a hotspot? Because it’s five minutes from the CBD. Why is this other suburb a no go zone? Because it’s an outer suburb, a long way from the CBD.
That’s pretty much it. You can’t expect capital growth unless you’re walking distance from the tall office buildings.
One real estate service provider recently nominated the City of Armadale as an area to avoid in Perth because it had no capital growth potential. It was too far from the Perth CBD.
In reality, the City of Armadale is the capital growth king of the Perth metropolitan area in the past 12 months, with most suburbs delivering double-digit price growth, headed by Brookdale which grew 16% and Mt Richon which grew 20%.
<blockquote>
In most of our major cities the highest long-term capital growth rates are delivered by places a long way from the CBD.
</blockquote>
This is someone who makes his living advising people how to grow their wealth through property investment. Apparently capital growth is not part of the plan.
A Sydney buyer’s agent, asked by a newspaper to nominate the five best places to buy, reccommended a bunch of “prime” suburbs. Again, it appears the clients of this un-researched buyer’s agent are interested in elements other than capital gains, because “prime” Sydney has been the worst-performing sector of capital city Australia over the past 10 years, notwithstanding the growth experienced in 2013.
To base your assessment of a location’s worth on proximity to the CBD is not only simplistic but shows a lack of the elements that matter in real estate.
Here are five things that it’s better to be near than a CBD:
<ol>
<li>
Jobs nodes: “Experts” who think you have to be close to the CBD to be worth presumably think everyone works there. News flash: factories are not found in CBD. Nor are warehouses, maintenance facilities, airports, export ports, distribution centres, regional shopping centres, transport depots, abattoirs, hospitals, universities (with some exceptions), oil refineries, heavy industry and a host of other major employment nodes. The key thing that decides location for many home buyers and renters is proximity to work – and for many that means Frankston or Dandenong rather than Docklands.
</li>
<li>
Commuter train links: Hotspotting research has shown conclusively that train suburbs, on average, have higher capital growth rates than non-train suburbs. Public transport is a key criteria for people selecting location – and trains outrank buses and trams in that regard. Even if they do work in a CBD, people don’t feel the need to be within walking distance of it if they have access to rail links.
</li>
<li>
Education-medical nodes: Hospitals and universities often cluster together in our major cities. These clusters are important in real estate because they generate tremendous demand for real estate accommodation. Suburbs near these precincts usually have very low vacancy rates. And in most cases (North Melbourne is an exception) these clusters are found well outside the CBDs.
</li>
<li>
Major shopping facilities: CBDs all over Australia, in regional centres as well as capital cities, have had to reinvent themselves since major shopping centres were developed in the suburbs and attracted the shopping spend away from city centres. Proximity to regional shopping centres can be the deciing factor in locational choice.
</li>
<li>
Schools: For some families, proximity to a particular school is the No.1 factor in deciding location. And for most, a location won’t rate unless it provides convenient access to schools.
</li>
</ol>
Why are all these elements more important than being within cooee of the CBD? Because affordability rules. It drives the great mass of demand to places that are nowhere near the city centre.
Mass demand creates capital growth, not so-called quality homes, nor consistent Victorian or Edwardian streetscapes (which is the one-track record from one deluded adviser), nor “prime” locations (defined as high-class suburbs with million-dollar homes).
The great mass of demand goes to the locations where the houses are affordable. And when it comes to choice among the attainable suburbs, its proximity to jobs nodes, transport links, shopping and schools that drives decision-making. CBDs don’t feature in the argument.
That’s why, in most of our major cities the highest long-term capital growth rates are delivered by places a long way from the CBD.
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