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“Minister Chanthivong and his team have shown real leadership in replacing an outdated two-year bond with cover that matches the lifespan of the buildings people are buying into.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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Smaller commercial properties are in demand from private investors looking for yield in the low interest rate environment.
Properties in the $1 million to $5 million price range are particularly sought after by self-managed superannuation funds, said Dean Venturato, director of Burgess Rawson, which specialises in selling commercial properties to investors.
“In the last 18 months there has been more activity from SMSFs and there’s more awareness of [commercial property]. There are more people getting advice from accountants and financial planners to [invest in] it,” Venturato said.
He estimates that as many as half of buyers of smaller commercial properties are investing through superannuation funds. These buyers favour lower risk properties.
“The better the tenant, the longer the lease, the better the location, the more interest we get,” he said.
There could be two to three times more enquiries and inspections on properties in prime locations with good tenants on long leases, even though these properties tended to deliver lower yields.
The markets in Sydney, Melbourne and Brisbane were seeing equally strong demand from investors.
In Melbourne, strip retail premises in prime locations delivered yields of around 4 to 5%. “That’s a reflection of the popularity of those areas,” Venturato said.
Strip retail in Sydney’s better locations such as Randwick, Newtown and Balmain could yield around 5 to 5.5%, Ventuarto said. In lesser retail areas in Western Sydney, yields could be up to 8%, depending on the tenant and the length of the lease.
Supermarkets leased to national tenants might offer yields of 6 to 6.5%.
Service stations and 7-11s sold under sale-and-lease-back arrangements were delivering yields of around 7.5%, or 6.5% for properties in prime spots.
For service stations in regional areas, investors could expect yields around 0.5% above those in metropolitan areas. “For 7.5% yield in Sydney, it might be 8% in Scone and Muswellbrook,” Venturato said.
Industrial buildings offered slightly higher returns. A modern, prefabricated concrete building with a secure tenant might deliver 7.5% yield, while an industrial shed might return around 9%.
High auction clearance rates of around 90% for smaller commercial properties have boosted vendor confidence and seen more properties come onto the market in the past four to six months, Venturato said.
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Smaller commercial properties seeing SMSF demand

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Construction at the 2,418 square metre site at 177 Pacific Highway in North Sydney has commenced. 
A groundbreaking ceremony was held for the 30 level Leighton Properties development, to be built by Leighton Contractors (artistic impression below). The $413 million, development, with 40,000 square metres of floor space, is set to become the Leighton Group’s new global hub.
<img alt="north-sydney-aug-21-one" height="517" width="470" src="/images/stories/2014/02/19/north-sydney-aug-21-one.gif">
At the ceremony, Leighton Holdings chief executive officer Hamish Tyrwhitt noted the date’s significance for the company.
“This is a great milestone to be celebrating today. For the Leighton Group this is a step towards creating the next generation workspace for our staff - one that fosters collaboration, innovation and performance and is an example of our corporate values,” Tyrwhitt said.
The development will be North Sydney’s first new commercial tower in six years, according to Leighton Properties managing director Mark Gray.
“177 Pacific Highway will add an entirely new dimension to the North Sydney skyline,” he said. “Being the first new ESD rated commercial tower in six years it will provide the market with much-needed A-grade accommodation. It signals an important next step in North Sydney’s continued development as a commercial CBD,” Gray said.
Gray expects that Leighton’s reputation will attract strong demand from commercial tenants.
“We expect the certainty of the completion date, and the commitment and involvement of Leighton, will make this a highly sought-after building for companies wanting to secure a noteworthy address,” said Gray.
10,000 square metres of the building’s top level space is still available for lease, with 76% of the tower’s total space leased by Leighton.
The building was designed by Bates Smart, and is scheduled for completion and occupancy in early 2016. The company is targeting a 5 Green Star and 5 Star NABERS energy rating for the building.
The ground levels of the building will include cafes and retail spaces.
<a target="_blank" href="mailto:jrichardson@propertyobserver.com.au">jrichardson@propertyobserver.com.au</a>
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jrichardson-uRX5hFdKfN

Construction begins at Pacific Highway, North Sydney commercial tower

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Just in case you haven't had the appropriate dose of romance this Valentine's day, Property Observer brings you three holiday rentals that are bound to bring a little loving your way.
Coonawarra Vineyard, South Australia
{yoogallery src=[images/stories/2014/02/14/coo]}
If the soft-focus didn't clue you in, the rose petals in the bathtub transmit the message loud and clear - this rental is all about romance. But in case you still haven't gotten it, the two champagne glasses and the long stemmed roses next to the tub should do the trick.
If you're after a bit of seclusion with your other half, Honeysuckle Lodge certainly looks like the place to get it. If you won't take our word for it, ask the couple casually sipping wine in front of the open fire.
 
Jacaranda at Jambaroo, New South Wales
{yoogallery src=[images/stories/2014/02/14/jam]}
This one bedroom self contained cottage on a rural estate has all the ingredients for a great romantic getaway - seclusion, beautiful landscapes and a great kitchen. And, at the right time of year, we bet that pond would generate some mist worthy of Wuthering Heights. Of course, the rental comes with the requisite red bedding.
 
Reid's Place, Redcliffe, Queensland
{yoogallery src=[images/stories/2014/02/14/red3]}
If there's any lesson to learn this Valentine's Day, it's that nothing says 'I love you' like bathrobes. Thankfully, on this front, Reid's Place delivers. The listing shows couples eating breakfast in bathrobes, eating another meal in their bathrobes, and putting away dishes in bathrobes.
There's even a shot of two bathrobes hanging side by side, just for good measure. All this bathrobe wearing is thankfully explained by two shots of two different (but eerily similar looking) couples enjoying bubble baths at Reid's Place. Only one gets the red petal treatment, but both get to crack into some champagne.
While it might be a little late to book one of these romantic getaways for you and your special someone, keep them in mind for the next time you need to escape for the weekend. And if you're on the other side, and thinking of renting out your property for a short term holiday rental, take a look at our <a href="https://www.propertyobserver.com.au/landlords/holiday-and-short-term-rentals-do-the-finances-stack-up-in-a-real-life-case-study/2014021167712">Airbnb case study</a>.
<a href="mailto:jrichardson@propertyobserver.com.au" target="_parent">jrichardson@propertyobserver.com.au</a>
 
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We'll always have Coonawarra: Three romantic Valentine's Day rentals

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February is one of the busiest months for prospective tenants searching for rentals, according to REA Group. For investors, this may mean one of two things. Either you can easily snap up a new tenant for your vacant rental, or you may see your tenant looking to move elsewhere.
While the <a href="/news">trend is increasingly to marry and have children later in life</a>, realestate.com.au has surveyed and found that 55% of those they spoke to would be more than happy to move in with their partner within 12 months of dating.
Just one in 10 will wait until they are married to move in together, with two-thirds noting they’d rather set up an entirely new home with their significant other than try to move into the others’ space.
General manager of sales and operations, Arthur Charlaftis, said that a change in life stage is one of the biggest triggers for those looking to move rental properties.
“The decision to move in with a partner, or away from a housemate, often prompts people to re-enter the property market. The suburb profile pages on realestate.com.au help tenants and buyers to understand the demographic of the suburb they are considering, helping them to make a more informed decision,” Charlaftis said.
And with February being “the month” for tenants to be shopping around, it’s time to take advantage of the increased number of eyeballs looking at your listing.
If your property has been vacant for some time, then you need to identify what the problem is.
There are three factors that you need to look at:
Demand
Price
Presentation
Tips on tenanting your vacant rental on the next page. Please click below.
 
<hr class="system-pagebreak">
Getting that vacant rental tenanted
DEMAND
Firstly, check the demand in your suburb. A quick way to do this is to head onto SQM Research and look for the vacancy rate. The lower it is, the higher the demand for rentals, and the more likely this isn’t the problem.
However, in a suburb where dwelling types are mixed, it’s worth working out whether this blanket rate of demand applies to your property. Head onto a listings website and find out how many properties there are for that suburb – then check how many there are that are comparable to your property.
As you do this, make sure you’re keeping careful watch on how many are superior and how many are inferior to your property.
You then want to call a property manager – it might be worth calling one that isn’t your own if they can’t seem to provide any new information on why your property isn’t seeing much interest – and ask about the tenant demand on their books.
 
Five questions to ask:
1) How quickly are my type of property e.g. three bedroom, two bathroom units, being rented out?
2) What number of applications do you tend to get? (And what type of people are they – students, families etc?)
3) How much are tenants paying for them?
4) Are there any features they are looking for more than others?
5) How often do these properties come up for rent?
Ensure you’re comparing apples with apples – if your block is on a main road, or doesn’t have air conditioning when others do, you’d do well to mention this to the property manager. Your <a href="https://www.propertyobserver.com.au/news/your-property-type-will-dictate-your-tenant-terri-scheer-insurance/2014012867402" target="_blank">property type is also likely to dictate your tenant, according to Terri Scheer Insurance</a>, so you need to know what type of person will be looking to rent this home.
For instance, if you have a ‘top dollar’ apartment, then your tenant is going to be expecting ‘top dollar’ amenities. Observer <a href="https://www.propertyobserver.com.au/landlords/the-10-things-a-tenant-wants-in-a-top-dollar-apartment-cameron-mcevoy/2013100865565" target="_blank">Cameron McEvoy explains what the 10 things are that they will be searching for</a>.
Low demand means you’re going to need to be more competitive.
If demand is or isn’t favourable, then it’s still time to look at aspect number two.
 
PRICE
For many tenants, price is the top factor that they consider when renting a home. As an investor sitting with a vacant property that’s likely proving to be a drain on your bank account, you might find that a $5 or $10 drop in asking rent will stop the bleed in the short term.
You can head to RP Data for free and check what median asking rents are within a suburb, but by now, you will have looked at a number of comparable properties in the area, including some that are and are not being rented quickly. If your headlining figure is not in line with those doing well, or if you found that demand was soft in the example above, then it may be time to offer a rent discount or a “week’s free” incentive to get a tenant locked in.
Price is likely to be the aspect holding you back from your secure income.
 
PRESENTATION
Seeing how your property appears to a tenant who is looking at it for the first time can be difficult. It’s important to remember that presentation covers both how the property is advertised, as well as how it appears when the tenant attends an open home.
Have a look at your online listing (this should be on the major listings websites, and potentially on other sites such as Gumtree if you are comfortable with this strategy).
 
Check for the following:
<ul>
<li>
An effectively written advertisement (does it sell the home’s best features and location benefits?)
</li>
<li>
As much information as possible about the home.
</li>
<li>
Good photographs – well lit, neat, clean, tidy and professional-looking photographs are absolutely crucial. It is worth getting these re-done if they are below standard.
</li>
<li>
Then have a look at the property itself (or the last inspection photographs if you are not close by). Some landlords even spend a night and a day in the home seeing if there’s anything that needs sorting out.
</li>
</ul>
 
You need to ensure that:
<ul>
<li>
Everything is in working order (no dripping taps, dodgy doors or similar).
</li>
<li>
Everything is clean – and by clean, it means really clean. Steam cleaning the carpets is important.
</li>
<li>
Your agent is prepared to maximise the home for its open (lights on, blinds open – just as you would when selling)
</li>
<li>
You’ve considered all of the senses – does something smell, look, feel or sound bad. Is the traffic noise too much? Is there anything you can do about it (such as timing your open homes carefully)?
</li>
<li>
The outside of the home has had as much attention as the inside – the yards should be tidy, and the front needs to be as presentable as possible. This is your first impression.
</li>
</ul>
If you still have questions, see if you can find out why your last tenant left.
If your property is still looking a bit lacklustre, it might be worth considering some cosmetic renovations or getting the property professionally staged to provide it the ‘uplift’ it needs at an open home. A lick of paint, some new handles or taps and a bit of attention to the front of the property can really go a long way.
If you are still struggling after this point, it might be time to check how well your property manager is performing in terms of following tenant leads. If your property manager isn’t performing, it will become pretty clear when you have gone through the above steps.
This step-by-step guide to securing tenants will really <a href="/news">help you get an understanding of the process</a> a property manager should be going through.
<a href="mailto:jduke@propertyobserver.com.au">jduke@propertyobserver.com.au</a>
 
 
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jduke-EHk3XBmHkn

Vacant investment property? February is the month to get it tenanted

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If I told you that a regional NSW city - only a two hour drive from Sydney - has predicted population growth of 42% over the next 20 years, would you believe me?
NSW Planning has released some interesting statistics. They say that the population of NSW will increase by two million people to reach 9.2 million by 2031.
There is a special release of preliminary population projections for 2011-2031 which reveal that many of the states regions will grow – some faster than others.
Some of you reading this will know that I’m a big fan of the Hunter Region of NSW. It’s where I’ve been developing property since 2001. I love the area and continue to study and research it. It’s a vibrant region with a diverse economy. Over time, I’ve narrowed down my focus for property developing to a few cities within the very large Hunter Region.  The areas we work in are very affordable, with good growth prospects.
This week I thought I’d share a great research tool on the NSW Department of Planning’s website.
The NSW Department of Planning and Infrastructure is the key source of population analysis and policy-orientated advice for the NSW government. It’s responsible for the development and regular review of NSW official population projections, incorporating information from its Metropolitan Development Program, the Australian Bureau of Statistics, Federal Department of Immigration and Citizenship and NSW Health. It also develops household and dwelling projections, which are informed by the future population size and age structure as indicated by the population projections.
In a nutshell, they’ve worked out that NSW is growing.
Their projections show that the state will grow by 100,000 people on average each year until 2031. They have regional growth plans in place for all parts of NSW to better cater for, and support, growth and population change in the regional areas.
The measures being taken by the NSW government to encourage regional development include:
<ul>
<li>
Identifying 1,500 more public sector jobs for relocation from metropolitan Sydney to regional areas by 2021, as part of the Decade of Decentralisation vision
</li>
<li>
Creating regional growth plans as part of our new planning system
</li>
<li>
Extending eligibility for the Regional Relocation Grant to long-term renters in metropolitan
</li>
<li>
Increasing NSW government funding to promote regional tourism, boost frontline services and support hospital upgrades in regional communities
</li>
<li>
Providing more than $160 million over four years to mining communities through the Resources for Regions program
</li>
<li>
Supporting new investment in regional NSW through the Regional Industries Investment Fund, which in 2011-12 helped generate more than 1,000 new jobs
</li>
<li>
Furthering efforts to attract people to regional NSW for work through a new $10,000 Skilled Regional Relocation Incentive
</li>
<li>
Extending the Jobs Action Plan, which offers a payroll tax rebate to businesses employing additional staff, to 30 June 2015
</li>
<li>
Allocating 30% of funding from the state’s infrastructure fund, Restart NSW, to regional communities
</li>
</ul>
Check out <a target="_blank" href="https://www.planning.nsw.gov.au/en-au/deliveringhomes/populationandhousingprojections.aspx">this link</a>; you can click on any NSW region and it will give you the current population, predicted growth, the main drivers of the growth and a breakdown of the age changers. Let me know if you work out which city I’m referring to.
If history is anything to go by, the Hunter lags the Sydney market. Last cycle, I watched as the Sydney market went crazy with demand, prices increased and investors were priced out. They started looking for more affordable areas to invest in. That triggered the last major growth spurt in the outskirts of Sydney. Indicators show that this time may be looming.
If you combine purchasing and then adding value to property through development - as the market swings upwards - then you’ve hit the nail on the head and can create some good equity in your property.
I’m not the only one touting the benefits of the Hunter Region and agree wholeheartedly with Bernard Salt, leading commentator and advisor on consumer, cultural and demographic trends:
“The Hunter has it all: critical mass in population; a diverse economic base; first-class tertiary institutions; military representation; airport connectivity; local media production and broadcasting; as well as proximity to Sydney.” 
I couldn’t have said it better myself, thanks Bernard.
Jo Chivers is director of <a title="Property Bloom" href="https://www.propertybloom.com.au/" target="_blank" rel="nofollow" style="font-size: 14px;">Property Bloom</a>, which manages property development.
 
 
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jochivers-wq5Bp59R5a

NSW's population is growing, but some places more than others

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The weekend offering at 4 Lincoln Avenue, Glen Waverley sold for $1,100,888 at onsite auction.
It appeared the Biggin &amp; Scott agency exquisitely timed the auction listing for the February 8 Saturday of the ?????? (Chinese New Year).
I am is aware it did fail to sell during last year's private treaty campaign which kicked off in October - and nothing came from its sale by fixed date January 13, 2014 marketing strategy either.
The final auction bid included the number 88 – the Asian symbol of good fortune and good luck.
Though I wonder just who was the luckiest.
<a href="https://www.propertyobserver.com.au/https://glenwaverley.bigginscott.com.au/property/details/62" target="_blank">It sold through Biggin &amp; Scott agents Ming Xu and Joe Monea.</a> 
Set in a quiet tree-lined, no-through road, the four bedroom house sits within the sought after Glen Waverley Secondary College Zone in the City of Monash. 
The 702 square metre property was also presented as an opportunity for developers.
The marketing kicked off last October, with vendor Alex Paszkiewicz's decision to list followed the death of his mother earlier last year.
It was the 1960s home that he and his sister grew up in, he told the local paper.
When he was inviting agents to pitch for the listing last October, under no time pressure to sell. With the gut feeling that prices will continue to rise into this year, one local agent indicated to him they had 46 buyers for every local property.
Agents had also indicated family homes were selling before it was official listed - sometimes within a day.
<a target="_blank" href="/news">Glen Waverley's current median house price is $778,000</a>, according to RP Data.
Local agents say families of Chinese descent have bought about 25 of the street's 70 or so homes since the initial acquisition in 1993.
The street's previous highest sale was $1.85 million in 2012, one of six sales above the $1 million mark in the past two years.
{yoogallery src=[images/stories/2014/02/14/glen]}
Also on the weekend Trevor Fernandes of Ray White sold a four-bedroom, three-bathroom house at <a target="_blank" href="https://www.realestate.com.au/property-house-vic-glen+waverley-115789327?">92 Capital Avenue, Glen Waverley</a> (pictured above) which was in the Highvale Secondary College zone.
It was sold for $851,000 - well over its reserve of $750,000 after bids from eight parties. That lucky number again!
news@propertyobserver.com.au
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jchancellor-FAypfDUnLy

Happy Chinese New Year as 1960s Glen Waverley house sells for $1,100,888 on lucky third attempt

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Leading Sydney auctioneer Damien Cooley's own Sydney home in Naremburn (pictured above) goes to auction today, Valentine Day's 2014.
He says it's not a romantic marketing attempt, but because his auction agency has got 30 auctions to bring the hammer down at on the weekend for estate agency clients.
He certainly does keep a busy schedule as last year his tally was 1,600 plus auctions at Cooley Auctions. And last night he sold all seven offerings through RaineHorneBBDB with the highlight being 1A Strickland Street, Rose Bay which sold for $2.825 million.
But there's no debate today from our commentators who love the merits of selling on Valentine's Day. Better than carnations that will wilt tomorrow.
HE SAID:<img style="float: right;" alt="jc-silhouette-5" height="188" width="125" src="/images/stories/2013/09/06/jc-silhouette-5.jpg">
Much of property purchasing is about emotion. So it could be more emotional than most auctions tonight given the Valentine's Day fervour. This one's even got brotherly love as Damien Cooley has entrusted his brother, Andrew Cooley, to be the auctioneer when 46 Darvall Street goes to auction tonight at 6.30pm.
I recall it was bought by Damien and his wife Peppi in 2006 - just the weekend after they returned from their honeymoon. They bought the Darvall Street property for $775,000 and now have hopes of more than $1.4 million. That's just above the current <a target="_blank" href="/news">Naremburn median of $1.26 million, </a>according to RP Data.
Damien is spreading the love around too with conjunctional agents, the <a target="_blank" href="https://www.realestate.com.au/property-house-nsw-naremburn-115909579">LJ Hooker Willoughby</a> agent John McManus and Peter Chauncey at <a target="_blank" href="https://www.mcgrath.com.au/buy/house-naremburn-nsw-2065/206856/?searchID=36518264">McGrath</a>. They say more than 250 groups had been through during the marketing campaign. And at last count 30 plus contracts issued.
And just between us blokes, Damien actually didn't even realise it was Valentine's Day when the auction date was set. It was supposed to be Friday February 21, but was brought forward one week since the early bird marketing was going great. 
 
<img style="float: left;" alt="mb-silhouette-4" height="188" width="125" src="/images/stories/2013/09/06/mb-silhouette-4.jpg">SHE SAID:
Damien and his wife Peppi have not only extensively renovated the three-bedroom Victorian-style home but also raised their three children Eva, 4, Dax, 3, and one-year-old Tom at the home.
They gutted the house and built up out the back behind its gorgeous facade and quaint fence. The master bedroom has built-in robes and Travertine ensuite with cosy in-floor heating and heated towel rails. And built-in window storage seat.
With its high ceilings, Blackbutt timber floors, plantation shutters and pale neutral palette, it is hard not to absolutely love this house, the aspect and the location, as have the Cooley family who are sad to let the house go, but life changes.
They need a bigger house now and have bought a home in <a href="/news">Artarmon</a>. Buying before you sell is a risk, but not in this market and on this special day. Here's just hoping the rain stays away to make it perfect.
news@propertyobserver.com.au
 
 
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Valentine's Day property auctions? He Said/She Said

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I'm not against foreign investment and I'm not against the property market increasing in value.  What I don't agree with is the current 'Foreign Investment Policy Settings' in regards to property acquisition by non-residents or non-Australian citizens.
The two main concerns I have are that it's inflationary and that it will create a generation of renters which will result in other knock-on social issues down the track.
Under the current policy, 100% of a new apartment blocks or any new housing with FIRB (Foreign Investment Review Board) approval can be sold to non-residents. As a result of this there is no doubt that we are seeing prices (particularly in our capital cities) being pushed up higher and faster than they otherwise would be without foreign buyers thereby creating an inflationary effect.
As a nation we have prided ourselves on giving all Australians a fair go. In contrast this current situation prices many would be Australian home buyers and investors seeking to secure their future out of the market. It is forcing many to rent now who would otherwise like to purchase and could create a generation where more rent than own diminishing for many the great Australian dream of owning their own home.
The reality is that the property market is strong enough without adding more demand to what is widely reported by several housing bodies as a market that has an under-supply. Currently those stats show the under-supply to be in excess of 200,000 properties and this is increasing.  So there's no question that we have plenty of demand locally without "importing it".
The flow on effects of the current policy must also be examined. We are likely to see a generation that will be far more financially dependent on the government come retirement having not established the financial security of buying and paying-off their own home.
Financial modelling for self-funded retirees (which is the purpose of super) has the assumption that retirees have paid off their home. If they are still renting then it's likely they will require an additional million dollars in super or other investments (be that cash, shares or property) to fund their rental costs, for the rest of their lives.  If they don't then it’s highly likely they will be dependent on some form of government pension or financial support to pay their rent.
It's well understood that once people/families are dependent on welfare it often becomes generational. Clearly more people being dependant on government financial support is not in Australia's long-term interest.
I have written to the PM with my recommendations for adjustments to the policy which would essentially restrict the amount of properties that can be sold to non residents in any one particular development to a less inflationary level of less than 10% and to place a limit on how many properties any one individual non resident can purchase in Australia.
The federal government has the responsibility to create quality, sustainable policy and make adjustments to the current foreign investment rules so that we don't end up with social problems for future generations. I am optimistic that the new government will address this very important issue as it's become increasingly apparent that the current policy needs adjusting.
Patrick Bright is the founder of Sydney-based buyer’s agency <a target="_blank" href="https://%20www.epspropertysearch.com.au/" rel="nofollow">EPS Property Search</a>.
Patrick is the author of four best-selling real estate books known as “The Insider’s Guide to Buying Real Estate Series.”
This article first appeared on <a rel="nofollow" href="https://www.epspropertysearch.com.au/">www.epspropertysearch.com.au</a>.
 
 
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pbright-aNtgvRfvJN

Why the federal government must change its foreign investment policy

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The federal government’s National Rental Affordability Scheme (NRAS) is being used as a marketing tool to sell property. The scheme was introduced in 2008 and is designed to help meet the social need for affordable rental housing by encouraging investment in residential property through attractive tax incentives.
The scheme provides a substantial financial incentive of a minimum of $9,524 tax free per house annually to investors, who rent approved houses at 20% or more below current market rates to eligible tenants.
However, NRAS is not an investment scheme per se, it is a housing scheme. It aims to provide affordable accommodation and underpins the government’s drive to privatise public housing.
My concern with the scheme is the regulated choice investors have. Asset selection is limited to new approved developments in areas where there is a need for affordable housing. It aims to supply 50,000 new dwellings and because these are in defined areas where approval is granted there is a risk of clusters of NRAS properties throughout the market. This has the potential to cause oversupply issues down the track.
Further, these developments tend to be in areas where land is available at low cost, which is generally the case when there is limited demand in the area.  However, a key characteristic for capital growth is a high land value and limited supply.
The popularity of NRAS properties is growing as financial planners find ways to market the incentives and make money through their referrals and recommendations. Investors need to be aware that large kickbacks, of 5% to 10% of the purchase price, are being paid to the advisor who is making the recommendation to purchase, and that these kick-backs are simply built into the purchase price of the investment.
I have come across a number of people promoting these schemes and the alarm bells have been ringing. In one example an investor was offered a unit backed by the scheme for $356,000. On paper the investment cash flows looked great but when subjected to greater scrutiny, the property was found to have a market value of closer to $300,000.
Investment schemes that are heavily marketed off the back of cash incentives and tax benefits are nothing new. In recent times we have seen a number of investments that have been sold with a focus on upfront benefits, only to be a disaster down the track.
In the early 2000s a wave of off the plan properties were sold around the country. The lure of stamp duty savings and depreciation benefits were used to attract buyers. Fast forward five years and many of these properties have been re-sold at a loss. In one example a <a target="_blank" href="/news">Docklands</a> property was purchased in 2001 for $582,000, only to be sold in 2006 for $455,000.
Further, the investment time bombs are not limited to the property market. In 2008 many investors got stung investing in agribusiness managed investment schemes such as Timbercorp and Great Sothern. Once again these investments were sold with the enticement of upfront tax deductions. However, when the dust settled, the Australian Securities and Investments Commission (ASIC) was reported to have identified issues with inadequate disclosure of information to potential investors and poor performance of the investments. Once again these investments were sold through financial planning channels where commissions of around 10% were paid.
It is important to point out I am not criticizing the NRAS scheme itself, however investors need to understand the true motivations of the scheme. They should be wary of the marketing machine that uses the scheme to make an investment product look good.
Upfront cash benefits are great but they must be viewed as a bonus. The quality of an asset should be assessed in isolation of any incentives.  If the investment asset does not grow in value, or worse has the potential to lose money, then why bother? In some cases keeping your money and just going on a nice holiday is a better option.
Mark Armstrong and Xavier Perronnet are directors of <a href="https://www.ipropertyplan.com.au/">iProperty Plan</a>, which provides independent analysis and tailored advice to investors and home buyers.
<hr>
RELATED ARTICLES:
I'd rather stick a fork in my eye than buy NRAS: Todd Hunter 
<a target="_blank" href="https://www.propertyobserver.com.au/trends/my-response-to-nras-naysayers-adrian-jenkins/2013091264998?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=news">My response to NRAS naysayers: Adrian Jenkins</a>
Readers respond in defence of NRAS
<hr>
Note: The byline for this article has been updated since publication to reflect the co-authorship.
This article was originally published on Property Observer in October 2012.
 
 
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marmstrong-sd3emVLPPb

The NRAS nightmare: It's a housing scheme, not one for investors

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Recently released figures implied that the percentage of first home buyers in the market fell from 12.5% in December 2012 to just 10.2% in December 2013, before bouncing a little to 11.2% in January 2014.
I could be proven wrong of course (it's been known!) but I'm pretty confident that the number of first home buyers will be strong enough in 2014. While we're all guilty of at times looking for evidence to support our own preconceptions, today I'll discuss why it is that I think that.
Data from <a target="_blank" href="https://www.afgonline.com.au/news">AFG's mortgage index</a> in January showed that the level of first home buyers (FHBs) was strong in Western Australia (up from 21.8% to 24.2%), pretty good in South Australia (15.5%) and increased in Victoria (up from 8.7% to 11.2%).
However, the data showed that in states with no first home buyer grants the level of FHBs was exceptionally low; such as in Queensland (6.5%) and New South Wales (3.4%). The Reserve Bank's chart below shows how the market looks in historical terms, with the distorting impact of previous grants clearly evident.
<img style="padding: 5px; border: 1px solid #ebebeb; box-shadow: rgba(0, 0, 0, 0.0980392) 1px 1px 5px; display: block; margin-left: auto; margin-right: auto;" src="https://www.rba.gov.au/chart-pack/images/5-6-household-sector/6br-hla-small.gif?accessed=2014-02-10-08-57-41" alt="Housing Loan Approvals graph">
Here are three of the reasons I believe that FHB levels will be strong enough in 2014.
1 - Finance won't get any easier than this
Loan products <a target="_blank" href="https://www.theadviser.com.au/breaking-news/29720-new-fhb-home-loan-launched?utm_source=The+Adviser&amp;utm_campaign=The_Adviser_Bulletin07_02_2014&amp;utm_medium=email">are now available from just 5.79% per annum</a> interest for first home buyers with only a 5% deposit and with no Lenders Mortgage Insurance to be charged. I also just saw a TV advert for 95% first home buyer loans with parental guarantee. When stuff like this starts hitting the popular media, it's a sign of changing sentiments.
Financing probably won't (perhaps I should rephrase that - probably shouldn't) get any easier than this.
Yes, 100% LVR loans were available to first home buyers prior to the financial crisis, but to date I haven't seen or heard any market commentator suggest that the widespread return of 100% FHB mortgages would be a good idea.
Declining lending standards add fuel to markets that are already inclined to be irrational and are likely to lead to financial instability. Encouraging buyers with no track record of saving to leverage up when interest rates are at generational lows, could easily lead to a proliferation of non-performing loans down the track.
In any case, while previously available 100% mortgages may have been great for those who used them, the appeal must have been somewhat diminished by being slugged by up to $15,000 (or on occasions even more) of lenders mortgage insurance (LMI), even if it was possible to capitalise the amount charged into the loan balance. This can leave buyers in an immediate negative equity position - not at all desirable!
2 - Cyclical markets
It may not feel it at times, but ultimately markets are cyclical. Over in Britain, we heard people over the last six years saying that an entire generation of younger buyers were in the process of being locked out of home ownership...and yet today an astonishing 44% of mortgage activity is for first home buyers. To all intents and purposes, this is as high a reading as we've ever seen.
Investors tend to be less in favour of buying into rising markets, while first timers are probably more inclined to buy into the market as it rises for fear of missing out. This is exactly what is happening in Britain in 2014, where first home buyers are now jumping aboard after prices increased by close to 9% in 2013.
As counter-cyclical investors, we were largely buying between 2010 and 2012 when sentiment was extremely despondent, and while it's not possible to consistently, median prices will race on to new highs in 2014.
There is, of course, ultimately a speed limit on asset prices. Property markets can't continue to appreciate in perpetuity beyond the capability of buyers to finance acquisitions. Therefore while it may take time for markets like London, Melbourne Sydney to come back to some kind of normality, over the medium term markets are likely to be to a certain extent self-correcting.
Article continues on next page. Please click below.
 
 
<hr class="system-pagebreak">
 
3 - Incomplete records
As I note below, the non-recording of first home buyers in states such as New South Wales, has been discussed for more than a year in various chat fora.
Having spent the Pommie summer (or at least, the short period of time which passes as an excuse for summer over there) in our London office, I've been a little out of the loop, but over the past six months I've now had dealings with a few first home buyers in Sydney. Clearly, with offices in Mayfair and Martin Place, our target clients are higher-income earners and investment funds. Nevertheless, I have had some FHB interaction.
Last month, I engaged with a first home buying couple and enquired out of interest whether they had registered as such when obtaining finance. Their response was along the lines of: "No, why would we do that?" Which pretty much sums up the current situation.
Before Christmas I worked with another first time buyer who had chosen to buy an investment property as their first move onto the housing ladder, and as such they weren't recorded as a first-time buyer either. Buying a rental property first also appears likely to be an increasing trend, as younger generations change jobs and careers far more quickly than has ever been the case before.
Now granted, the sum total of my experiences in NSW with first home buyers over the last half year – at only four – is not nearly enough to conclude anything with statistical significance. But given that in all four cases the data has not recorded the buyers as FHBs, it's enough for me to conclude that the system ain't working.
To be frank, I'm not even sure how this issue gets resolved, short of a directive to mortgage brokers from a regulatory body or other changes to the existing system? Answers on a postcard. However, for now, I can't see how a reading of above 24% in Western Australia and 3.4% in New South Wales makes any kind of sense to anyone who is analysing the data objectively.
Some observations of the first home buyer experience
One observation I have to add from my dealings with first homebuyers over the last six months is that today the real estate market dice are fully loaded in favour of dual income households.
Saving a 5% deposit seems to be an achievable enough task for a couple; whereby one of the incomes can be used to pay for rent, food, living costs and luxuries, and the second income can be socked away for a deposit. Clearly, this is not nearly as easy a prospect for a single income earner, particularly in the younger and lower income-earning years.
Another factor which has distorted the savings process in recent times has been a necessarily increased dependence on debt to fund higher education, leading potential first home buyers towards mixed priorities. Should one clear the tranche of liabilities related to education costs before embarking on the next level of indebtedness?
Home ownership rates have been remarkably stable in Australia for the past half century. However, it strikes me as very likely that our comparatively high rates of home ownership will begin to decline to levels seen in other developed countries, as Australia's population explosion continues and as people do practically everything later in life than they used to.
However, absent significant changes to the prevailing system (e.g. a major tax reform which makes ownership less appealing than renting) most Australians will likely continue to aspire to get onto the housing ladder one day. For that reason it seems probable that the market will remain robust in most well-located capital city suburbs over the longer term.
<img width="450" height="310" src="https://1.bp.blogspot.com/-MIPWGt0ZfX4/UvgH28WAEdI/AAAAAAAALdg/OakFaZkBNG8/s1600/HORates.jpg" style="border: 1px solid #ebebeb; position: relative; padding: 5px; box-shadow: rgba(0, 0, 0, 0.0980392) 1px 1px 5px;">
Pete Wargent is the co-founder of <a rel="nofollow" target="_blank" href="https://allenwargent.com/">AllenWargent</a> property buyers (London, Sydney) and a best-selling author and <a rel="nofollow" target="_blank" href="https://petewargent.blogspot.com/">blogger</a>.
His new book '<a rel="nofollow" target="_blank" href="https://www.bigskypublishing.com.au/Books/General-Interest/Four-Green-Houses--and-a-Red-Hotel/1015/productview.aspx">Four Green Houses and a Red Hotel</a>' is out now.
 
 
 
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