Apartment buyers in New South Wales are set to gain a decade of insurance-backed protection against major building defects, after the NSW Parliament passed the Fair Trading and Building Legislation Amendment Bill 2026.&nbsp;

The Bill establishes decennial defect insurance, known in the market as Latent Defects Insurance (LDI), as an alternative to the existing two-year strata building bond. It cleared the Legislative Council with amendments on Tuesday evening (August 4, 2026), with the Legislative Assembly agreeing to those amendments shortly after.

Under the reform, eligible developers can satisfy their statutory bond obligation by taking out an approved decennial-style policy that gives owners 10 years of cover for major structural defects from completion, claimable directly, without first having to pursue developers or builders through costly legal action.&nbsp;

The change forms the final tranche of amendments arising from the 2021 statutory review of the Strata Schemes Management Act 2015 and related legislation.

Resilience Insurance, which originated the cover in Australia and has delivered it in NSW since 2022, welcomed the passage and credited the NSW Government for delivering it.

“This is protection apartment buyers have needed for a long time, and the credit for delivering it belongs to the NSW Government,”&nbsp;said Corey Nugent, CEO of Resilience Insurance.

“Minister Chanthivong and his team have shown real leadership in replacing an outdated two-year bond with cover that matches the lifespan of the buildings people are buying into. Reform like this is what good, evidence-based regulation looks like.”

Resilience has delivered LDI in NSW since 2022, protecting thousands of apartments, giving the State, and now the country, real-world evidence of how decade-long, no-fault protection works in practice.

The reform also places NSW within a wider national shift.

NSW is the third jurisdiction to put decennial cover into law. The ACT legislated for it in 2024, with the scheme taking effect in late 2025, and Victoria passed its own framework on 17 June. Between them, the three cover the majority of Australia's apartment market.

The reform commences once the legislation is proclaimed, which is expected in the coming weeks. From that point, developers of Class 2 residential apartment buildings can meet their statutory obligation with an approved decennial policy in place of the bond.

Buyers who purchased into projects that took out the cover early are among the first in the country to take keys to apartments carrying decade-long structural protection.

“With the legislation passed, the focus now turns to making it work for buyers,”&nbsp;Nugent said.

“There are already thousands of apartments in NSW covered by this insurance, bought by developers who moved early. The question every buyer should be asking in a display suite is a simple one: does this building come with 10-year defect cover, and who stands behind it?&nbsp;

“We look forward to working with the Government and the Building Commission in coming weeks as the framework moves to implementation, and to sharing what we have learned over the past four years so the protection reaches owners as smoothly and quickly as possible.”

Other states are working through their own reform programs. Western Australia has indicated that decennial cover is within consideration a later stage of its reform sequence, and Queensland has been examining the settings as it looks at the development pipeline ahead of the 2032 Olympics.

Resilience Insurance acknowledges the NSW Government’s continued focus on strengthening consumer protection while supporting housing delivery across the State.

Fast Facts: What the reform means

<ul style="color:#222222; font-family:Arial, Helvetica, sans-serif; font-size:small; font-style:normal; font-variant-ligatures:normal; font-weight:400; text-align:start; white-space:normal; background-color:#ffffff; text-decoration-thickness:initial; text-decoration-style:initial; text-decoration-color:initial">
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">Proven at scale:&nbsp;Decennial cover has operated in NSW since 2022, protecting thousand of apartments.</li>
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">10 years of cover:&nbsp;Protection for major structural defects runs for a decade from completion, claimable directly and with no legal action required.</li>
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">An alternative to the bond:&nbsp;Eligible developers can meet their statutory obligation with an approved decennial-style policy in place of the 2% strata building bond.</li>
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">Part of a national shift:&nbsp;The ACT has had decennial provisions in force since 2025 and Victoria passed its framework in June. NSW now joins them.</li>
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">No-fault, first resort:&nbsp;Owners corporations claim directly from the insurer without first having to establish who is liable for the defect.</li>
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">Cost-competitive:&nbsp;At approximately 1.8% of build cost, LDI is typically priced below the 2% bond while offering broader, longer protection.</li>
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">Market position:&nbsp;Resilience originated LDI in Australia and has delivered it in NSW since 2022.</li>
</ul>

Fast Facts: What is Resilience LDI?

<ul style="color:#222222; font-family:Arial, Helvetica, sans-serif; font-size:small; font-style:normal; font-variant-ligatures:normal; font-weight:400; text-align:start; white-space:normal; background-color:#ffffff; text-decoration-thickness:initial; text-decoration-style:initial; text-decoration-color:initial">
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">Resilience Latent Defects Insurance (LDI):&nbsp;Covers major structural defects for 10 years from completion.</li>
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">Consumer-first:&nbsp;Direct claim access, no need for lengthy legal action.</li>
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">Cost advantage:&nbsp;At approximately 1.8% of build cost, LDI is typically priced below the traditional 2% Strata Bond while offering broader protection.</li>
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">Market leader:&nbsp;&nbsp;Resilience Insurance originated LDI in Australia and is the national market leader.</li>
</ul>

Joel Robinson

NSW parliament passes 10-year defect insurance laws for new apartment buyers

Builder-developer <a href="https://www.apartments.com.au/developers/mcnab-developments">McNab</a> has wasted little time reshaping one of South Brisbane's most significant undeveloped apartment sites after acquiring the property earlier this year.&nbsp;

McNab has lodged plans to scrap an existing approval for two 30-storey towers and instead deliver a single 28-storey residential building, preserving part of the site for a future development opportunity.

The proposal, lodged over <a href="https://www.apartments.com.au/new-apartments/64-peel-street-south-brisbane-qld-4101">64 Peel Street and 9 Cordelia Street</a>, is for a residential-led mixed-use development comprising 124 apartments above a landscaped podium, alongside a boundary realignment that preserves part of the land for a future residential project.

<img alt="First look: McNab resets decade-old South Brisbane approval with 124-apartment tower" data-entity-type="file" data-entity-uuid="743bf564-3f8f-45fc-b8d3-bbf18f5b628f" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/mcnab%20Peel%20st%20podium.png?VersionId=EhCxGrVn_VFH3qTbKnI4WppGwaMnOn0t" />

Designed by <a href="https://www.apartments.com.au/architects/hayball">Hayball</a>, the development will deliver 119 two-bedroom and five three-bedroom apartments across 23 residential levels. A five-level podium will accommodate 135 car spaces, while the ground floor will include a 66 sqm commercial tenancy, an activated residential lobby with work-from-home spaces, and a publicly accessible landscaped plaza linking Cordelia and Peel streets.&nbsp;

Communal amenities will span Level 6 and the rooftop, including indoor and outdoor recreation spaces, a swimming pool, barbecue facilities, kitchen and dining areas, lawn space, sauna, steam room and yoga facilities.

The application also proposes a boundary realignment to create a standalone 1,290 sqm development lot while retaining an adjacent parcel for future redevelopment, allowing the balance of the site to contribute additional housing over time.

Hayball said the architecture has been shaped by the site's elevated corner position at the intersection of Peel and Cordelia streets and Brisbane's subtropical climate.

The design incorporates generous landscaped setbacks, a masonry podium wrapped with planting, large north-facing balconies, and a slender tower profile intended to maximise natural light, cross ventilation and long-range views. The rooftop has been conceived as a wellness-focused retreat overlooking Brisbane, with amenities positioned to capture views towards Mount Coot-tha and the CBD.

<img alt="First look: McNab resets decade-old South Brisbane approval with 124-apartment tower" data-entity-type="file" data-entity-uuid="c5f99e84-6ad8-4a87-82d1-869685b754d2" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/mcnab%20tower%20perspective.png?VersionId=Gw0IuJaSAlk.tvGBxInhZOcQAdIB..2b" />

The planning submission positions the proposal as a response to both changing market conditions and Brisbane's Kurilpa Sustainable Growth Precinct planning reforms.

McNab acquired the site after the previous approval was granted, with the existing scheme no longer reflecting current residential market demands, economic conditions, construction challenges, construction efficiencies or the quality of development outcome now being pursued, the planning report noted.

McNab continues to expand its residential development pipeline across Brisbane and the Gold Coast. The developer recently launched The Tannery in West End, securing more than 60 per cent of apartments before the project's public release. It is also delivering Elements Budds Beach in Surfers Paradise and Lucia Highgate Hill, an eight-apartment boutique development overlooking the Brisbane River.

McNab resets decade-old South Brisbane approval with 124-apartment tower

A steeply sloping Bellevue Hill site is set to accommodate a new mid-rise apartment development, with plans lodged for 20 homes that respond to the site's dramatic topography.

The proposal for the consolidated land at <a href="https://www.apartments.com.au/new-apartments/138a-140-bellevue-road-bellevue-hill-nsw-2023">138A-140 Bellevue Road</a> has been designed by Sydney architecture practice Common Office, which has used the site’s substantial fall to distribute the building’s scale and unlock 20 apartments without presenting the full height to the street.&nbsp;

“The unique design strategy leverages the site’s substantial topographical fall to facilitate increased density, presenting a seven-storey profile to Bellevue Road while rising to 10 storeys at the rear,” Common Office said in its architectural design report.

The apartment mix spans one, two, three- and four-bedroom residences. Four two-bedroom apartments are designated as affordable housing, while the plans also include two adaptable dwellings. The mix is majority three-beds, with the typical three-bed apartment offering around 144 sqm internally, with balconies of around 15 sqm.

The affordable housing component represents 15 per cent of the residential floor area and allows the project to access additional height and floor space under the NSW Government’s in-fill affordable housing provisions. The site also falls within the inner area of the Low and Mid-Rise Housing Policy because it is within 400 metres walking distance of Double Bay Town Centre.

<img alt="First Look: Plans lodged for topography-led affordable housing project in Bellevue Hill" data-entity-type="file" data-entity-uuid="b1230d0f-3bfa-4a11-abaf-0928c66ef345" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Bellevue%20da.png?VersionId=dZeMK3P.OutGjN8ycjsxm8uNsj_QFWQv" />

Common Office has arranged the building around a masonry podium and a lighter upper volume, drawing on two recurring elements of Bellevue Hill’s established architecture: sandstone bases and the vertical proportions of local Inter-war Art Deco apartment buildings.

“The proposal is governed by a holistic design language that reconciles the solid horizontal masonry of the neighbourhood’s podiums with the elegant verticality of its Art Deco heritage,” the architect said.

“The building maintains a consistent rhythmic logic utilising deep recesses and a sophisticated material transition to break down the 10-storey scale into a series of articulated, human-scale volumes.”

<img alt="First Look: Plans lodged for topography-led affordable housing project in Bellevue Hill" data-entity-type="file" data-entity-uuid="0147f503-1af1-4d51-97fb-c2f1cba63a9d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Bellevue%20bldg.png?VersionId=GoW7q3NlK67OpnePXhk7zvklrlKb72Qc" />

Large-format sandstone tiles will define the lower levels, establishing a robust base that negotiates the change in elevation from Bellevue Road. Above, red-tinted precast concrete frames, recessed balconies, anodised aluminium screens and expanded metal details will create a more vertically expressed façade. Integrated planter beds will introduce greenery across balcony edges and recessed sections of the building.

The elongated northern façade has been divided into three recessed vertical masses to reduce its perceived length. Triangular window elements and metal privacy screens reference the geometry of nearby Art Deco buildings while controlling overlooking toward surrounding homes. The southern elevation will incorporate further privacy screening, landscaped edges and deep balconies to maintain light and ventilation.

<img alt="First Look: Plans lodged for topography-led affordable housing project in Bellevue Hill" data-entity-type="file" data-entity-uuid="e8679cf1-18bc-4447-8a0f-0052b94ab83c" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Bellevue%20da%20rooftop.png?VersionId=5SQqQqRFf76rvE2p1TbxJSweMN70AIbc" />

Private and communal landscaping is distributed throughout the development. A landscaped garden apartment is positioned within the lower portion of the site, while a communal terrace on Level 5 will include a central timber deck, barbecue facilities, resident planting plots and areas for outdoor dining and informal gatherings.

Common Office described the terrace as an elevated sanctuary designed to capture district views and sunlight. Its planting strategy incorporates endemic species associated with the Eastern Suburbs Banksia Scrub, extending the landscape vertically through the building and providing habitat for local flora and fauna.

A second communal outdoor area is proposed at roof level, with built-in seating, paved gathering areas and perimeter planting.

Bellevue Hill is enjoying renewed momentum in the new apartment market, with several boutique developments recently launched and currently under construction. Positive Investment Enterprise is delivering the 16-apartment Kew Palm House on Birriga Road, while Chanine Developments is also under construction at Florian, a 36-apartment project on Banksia Road.

&nbsp;

Bellevue Hill is enjoying renewed momentum in the new apartment market, with several boutique developments recently launched and currently under construction.

First Look: Apartment development pitched for Bellevue Hill, Double Bay fringe

South Brisbane's apartment pipeline continues to build momentum, with <a href="https://www.apartments.com.au/developers/trk-property-group">TRK Property Group</a> lodging plans for a 161-apartment tower on Montague Road as developers accelerate investment across the Kurilpa Sustainable Growth Precinct.

The proposal for 176–186 Montague Road would replace an existing office building with a 20-storey residential tower designed by <a href="https://www.apartments.com.au/architects/cox-architecture">COX Architecture</a>, adding to a growing pipeline of high-density projects reshaping one of Brisbane's fastest-evolving inner-city precincts.

The project has been conceived as a "living building", featuring a flowing tower form, extensive vertical landscaping, and generous communal spaces that respond to the evolving Kurilpa Sustainable Growth Precinct.

TRK Property Group Development Director Matt Kan said the project reflected the confidence developers have in South Brisbane's long-term future.

"South Brisbane is entering an incredibly exciting period, and we see Montague Road sitting right at the heart of that evolution," Kan said.

"With the former Visy site directly opposite us and significant investment planned throughout the broader Kurilpa precinct, there is a real sense of momentum around this part of the city and what it will become over the coming years.

"For TRK, this is an opportunity to be part of that next chapter and deliver a project that responds to where the precinct is heading, while contributing to the continued evolution of Brisbane's river edge."

<img alt="First look: TRK Property joins South Brisbane apartment surge with Montague Road tower plans" data-entity-type="file" data-entity-uuid="590fe1ad-f892-4446-a679-80e33a16d029" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/TRK%20tower%20facade.png?VersionId=uOJStrcKpyHFcPE1w6_9SMAFzVMCcZll" />

The scheme includes a mix of one, two, three and four-bedroom apartments, incorporating multi-purpose rooms in selected residences to provide additional flexibility for home offices or expanded living areas. The proposed mix comprises 15 one-bedroom, 13 one-bedroom plus MPR, 73 two-bedroom, 26 two-bedroom plus MPR, 30 three-bedroom, and four four-bedroom apartments.

Rather than adopting a conventional rectilinear tower, COX Architecture has developed a sculpted form inspired by the movement of the Brisbane River.

"The proposal has been designed by COX Architecture as a 'living building' that responds to the site's riverine setting, floodplain history and evolving urban context within the Kurilpa Sustainable Growth Precinct," the planning report states.

"The architectural form draws from the fluid nature of the Brisbane River, with a curved and undulating tower form that creates a varied architectural edge and avoids a conventional rectilinear tower expression."

The podium has also been designed as an architectural feature rather than a conventional parking structure, with cascading planting, screening and natural-toned materials softening its appearance. Resident parking is elevated above ground level to address the site's flood constraints, while habitable apartments sit above flood planning levels. Upper-level communal facilities are designed to accommodate shelter-in-place arrangements during major flood events.

<img alt="First look: TRK Property joins South Brisbane apartment surge with Montague Road tower plans" data-entity-type="file" data-entity-uuid="01fa15d0-90df-46c7-9555-7941fc45373c" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/TRK%20podium.png?VersionId=mHyua.w1pHGBt9qEdWzrlsv.leztUCwO" />

Communal amenity is a major focus of the proposal. Around 1,815 sqm of shared resident space is proposed across the ground floor, level 19 and the rooftop, including co-working areas, indoor and outdoor recreation spaces, wellness facilities, dining and gathering areas, lawn spaces, a rooftop pool and spa, and extensive landscaping. At street level, a landscaped forecourt and approximately 345 sqm of publicly accessible open space along Montague Road are intended to improve the pedestrian experience while activating the building's frontage.

The development will provide 163 car spaces, including 152 resident bays and 11 visitor spaces, together with 144 bicycle spaces incorporating resident storage, visitor parking, bicycle maintenance facilities and e-mobility charging infrastructure.

The site sits within one of Brisbane's fastest-changing inner-city precincts, less than two kilometres from the CBD and within easy reach of South Bank, West End, the Queensland Cultural Centre and extensive public transport connections. The Kurilpa Sustainable Growth Precinct planning framework is encouraging higher-density residential development to help meet Brisbane's housing supply targets while supporting walkable, transit-oriented neighbourhoods.

TRK Property joins South Brisbane apartment surge with Montague Road tower plans

Article summary

<ul data-end="785" data-start="311">
	<li data-end="459" data-section-id="5hbcyr" data-start="311">Pikos Group has released the five-penthouse collection at Skye Kangaroo Point, headlined by a two-storey sky home spanning more than 1,000 sqm.</li>
	<li data-end="561" data-section-id="1p7lq8n" data-start="460">Early buyer interest suggests the residences could set a new Queensland apartment price record.</li>
	<li data-end="667" data-section-id="1y70z0l" data-start="562">The collection includes four move-in ready penthouses and the highly customised Skye One residence.</li>
	<li data-end="785" data-section-id="yvm0y1" data-start="668">The release caps one of Bri​sbane's most ambitious luxury apartment developments overlooking the Brisbane River.</li>
</ul>

<hr data-end="790" data-start="787" />
Pikos Group has released the five-penthouse collection at its <a href="https://www.apartments.com.au/buildings/skye-residences-by-pikos-kangaroo-point-8-river-terrace-kangaroo-point-qld-4169">Skye by Pikos</a> development in Kangaroo Point, with early buyer interest indicating the flagship residences could eclipse every apartment sale previously recorded in Queensland.

The collection crowns the luxury riverfront development with five residences, including four completed penthouses and Skye One, a two-level sky home spanning more than 1,000 sqm that will be tailored to its eventual owner.

[smartcode_project:default project_id=90059 project_image_fid=374075]

Wanting to offer a fully customisable home, Pikos is offering Skye One as a blank canvas, allowing the buyer to work alongside the developer's design team to customise the home's layout, finishes and internal spaces.

The residence will feature a 247 sqm private rooftop terrace with its own swimming pool, sauna, steam room, outdoor kitchen and multiple entertaining areas overlooking the Brisbane River and CBD skyline.

The remaining four penthouses have been completed and are ready for immediate occupation, each offering four bedrooms, expansive open-plan living areas, soaring ceilings and private lift access.

[smartcode_project:default project_id=90059 project_image_fid=374059]

One of the defining features throughout the project is its use of Roman Classic Travertine, with more than 20,000 sqm of the natural stone imported from Italy after being personally selected by Pikos Group Founder and Executive Director Pedro Pikos, interior designer Julie Williamson and third-generation stone specialist Mario Caucci.

Pikos said the penthouse collection represented the culmination of the company's long-term vision for Skye.

"True legacy isn't measured by what we build today, but by what endures tomorrow," Pikos said.

"Our ambition is to create places that become more valuable with time, enrich the lives of generations, and stand as timeless landmarks long after we've stepped away."

[smartcode_project:default project_id=90059 project_image_fid=374060]

Williamson said the interiors were inspired by the natural character of Kangaroo Point and the Brisbane River rather than international design trends.

"Materiality tells the story of a place," Williamson said.

"We looked to the movement of the Brisbane River, the texture of the cliff face and the warmth of the surrounding landscape to create interiors that feel understated, enduring and unmistakably Brisbane."

Positioned above the Kangaroo Point cliffs, Skye places residents within walking distance of Howard Smith Wharves, South Bank and James Street while offering uninterrupted river and city views.

[smartcode_project_cta:default project_id=90059]

Brisbane's next apartment price record? Pikos unveils Skye's exclusive penthouse collection

Sydney’s property market is known for high prices, competitive bidding, and mounting pressure on first home buyers. But change is on the horizon.

From late 2025, eligible first home buyers in New South Wales will have access to a new federal government initiative aimed at addressing affordability: the Help to Buy Scheme.&nbsp;

<h2>What is the Help to Buy Scheme?</h2>

The program introduces a shared equity model intended to reduce the upfront cost of entering the property market, particularly in high-demand urban areas such as Sydney.

The scheme operates under a shared ownership structure in which the federal government takes an equity stake of up to 40 per cent for new homes, or 30 per cent for existing dwellings. This arrangement allows eligible buyers to significantly reduce their loan size and avoid the added cost of Lenders Mortgage Insurance (LMI).

Under this model, purchasers can enter the property market with as little as a two per cent deposit, well below the traditional 10 to 20 per cent usually required. The government’s contribution is not a loan but a co-ownership stake in the property. As such, there is no interest or rent charged on its portion.

Because the government’s equity combined with the buyer’s deposit typically meets or exceeds the 20 per cent threshold, LMI does not apply. The remaining balance, generally between 60 and 70 per cent of the property’s value, is financed through a standard home loan with a participating lender.

The government's equity in the property remains in place until the buyer chooses to repay it voluntarily or until the property is sold. Buyers can buy back the government’s share over time, in increments of at least five per cent, depending on their financial situation.

There is no fixed repayment timeline, but the amount to be repaid will be based on the property's market value at the time of repayment, not the original purchase price.

<h2>How do you qualify for the&nbsp;Help to Buy Scheme?</h2>

To qualify for the Help to Buy Scheme, applicants must meet the following conditions:

<ul>
	<li>Be an Australian citizen at least 18 years of age.</li>
	<li>Be a first-home buyer who does not currently own property.</li>
	<li>Intend to live in the property as their primary residence.</li>
	<li>Earn less than $100,000 per year for individuals, or $160,000 for couples.</li>
	<li>Purchase a property within the regional price caps, currently $950,000 in Sydney, though this is expected to rise to approximately $1.3 million ahead of the program’s launch.</li>
</ul>

While the Help to Buy Scheme does not solve affordability challenges across the board, it does offer a more accessible pathway for a defined segment of the market, particularly younger buyers with moderate incomes who have been priced out of traditional lending routes.

The scheme is expected to commence in NSW in late 2025, as part of a national rollout.

Under the new model, purchasers can enter the property market with as little as a two per cent deposit, well below the traditional 10 to 20 per cent usually required

Help to Buy Scheme: What first home buyers in NSW need to know

The First Home Owners Grant (FHOG) is a government initiative designed to help eligible first-time home buyers by offering financial assistance towards the purchase or construction of a new home.

While the FHOG is a nationwide program, it is administered separately by each state and territory, meaning the eligibility criteria, grant amounts, and property requirements can vary depending on your location. This means that the amount available and the conditions attached to the grant will differ, so it is important to check the specific guidelines for your state or territory.

It’s important to note that the FHOG is just one of several incentives available to first home buyers. In most states and territories, the grant is not linked to stamp duty exemptions or concessions, with the exception of the Australian Capital Territory (ACT). The FHOG is typically a one-off payment, reducing the overall cost of purchasing or building a new home before any stamp duty concessions are applied.

Below, we provide a breakdown of the First Home Owner Grants available across Australia, outlining the specific details for each state and territory.

<h2>New South Wales First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $600,000. For land purchases and owner-builders, the threshold extends to $750,000.

Stamp Duty Benefits: Provides full stamp duty exemption for homes valued up to $800,000, with concessions available for properties up to $1 million.

<h2>Victoria South Wales First Home Owner Grant</h2>

First Home Owner Grant: Provides a $10,000 grant for first-home buyers purchasing or building new homes valued up to $750,000.

Stamp Duty Benefits: Offers full stamp duty exemption for properties up to $600,000, with concessions available up to $750,000.

<h2>Queensland First Home Owner Grant</h2>

First Home Owner Grant: Offers $30,000 for contracts signed between 20 November 2023 and 30 June 2025. The FHOG applies to new homes valued up to $750,000.

Stamp Duty Concessions: Provides additional concessions for properties valued up to $800,000.

<h2>Western Australia First Home Owner Grant</h2>

&nbsp;

First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $750,000 in the southern regions and up to $1 million in the northern regions.

Stamp Duty Concessions: Available for homes valued up to $600,000 for transactions entered into on or after 9 May 2024.

<h2>Australian Capital Territory First Home Owner Grant</h2>

First Home Owner Grant: Replaced by the Home Buyer Concession Scheme, offering full stamp duty concessions for eligible buyers.

<h2>South Australia First Home Owner Grant</h2>

First Home Owner Grant: Provides up to $15,000 for new homes, including houses, apartments, and townhouses. As of 6 June 2024, there is no property value cap for eligibility.

Stamp Duty Relief: Available for new homes and vacant land purchases.

<h2>Tasmania First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes and off the plan purchases.

Stamp Duty Exemption: Between 18 February 2024 and 30 June 2026, first home buyers of established homes valued up to $750,000 receive a full exemption on property transfer duty.

<h2>Northern Territory First Home Owner Grant</h2>

First Home Owner Grant: The Northern Territory provides a $10,000 grant for new homes only. Additional government grants and concessions are available for first home buyers.

Stamp Duty Exemption: The only stamp duty exemption available to property buyers is the House and Land Package Exemption (HLPE).

Eligibility criteria and application processes differ across states. Prospective buyers should refer to their respective state revenue offices for full details on grant availability, conditions, and additional concessions.

Every First Home Owner Grant for new property by state

In the ever-evolving landscape of sustainable architecture and environmentally conscious design, systems and ratings in place can help determine the energy efficiency of residential buildings in Australia.

Australia has multiple building rating systems that evaluate energy efficiency and sustainability in existing and new building designs.

Some systems assess individual building components, while others provide an overall rating for the entire structure.

A rating system ensures that homes are comfortable and energy-efficient, whether you are buying, renovating, or building.

NatHERS (Nationwide House Energy Rating Scheme) is a common way for new homes to meet energy efficiency requirements.

As new developments continue to shape the urban environment, understanding NatHERS ratings becomes essential for developers and homeowners. This article delves into the concept of NatHERS ratings, their significance, and how they contribute to creating energy-efficient homes.

<h2>What is NatHERS?</h2>

NatHERS is a national initiative implemented by the Australian government to promote energy efficiency in residential buildings. The scheme aims to provide a standardised method for assessing the thermal performance of homes, considering factors such as insulation, orientation, ventilation, and building materials.&nbsp;

NatHERS ratings are the most common way new homes meet the National Construction Code's (NCC's) minimum energy efficiency requirements.&nbsp;

NatHERS assessments provide thermal and whole-home ratings for new homes, townhouses, and apartments.

The rating helps evaluate the energy performance of buildings, guides homeowners and developers to make informed decisions about the energy efficiency of their properties, and encourages the construction of more sustainable, comfortable, and cost-effective homes.

<h2>How NatHERS Ratings Work</h2>

NatHERS ratings are determined through four accredited software tools (AccuRate, BERS Pro, FirstRate5, HERO) using a calculation engine CSIRO developed to predict building temperature based on various factors.

The tools can model complex effects of building mass, insulation, window size, and other elements.

The outcome is a star rating that reflects the building's overall thermal efficiency, indicating how well it can maintain a comfortable indoor temperature without excessive reliance on heating or cooling systems.

The star rating scale ranges from 0 to 10, with a 6-star rating being the minimum requirement for compliance with the National Construction Code (NCC).&nbsp;

Achieving a higher star rating demonstrates a commitment to energy efficiency and sustainability, as the building is better equipped to minimise its environmental impact and reduce long-term energy costs.

Anyone can use NatHERS tools, but accredited assessors can provide certified ratings and professional advice.

<h2>Benefits of Higher NatHERS Ratings</h2>

Energy Efficiency: Buildings with higher NatHERS ratings are more energy-efficient, requiring less heating and cooling energy. This reduces the structure's carbon footprint and lowers occupants' energy bills.

Cost Savings: Homes with higher NatHERS ratings are generally more energy-efficient, resulting in reduced energy consumption for heating and cooling. This translates to lower energy bills for homeowners, making sustainable living environmentally friendly and economically viable in the long run.

Environmental Impact: Lower energy consumption directly translates to a reduced environmental impact. Buildings with higher NatHERS ratings contribute to the overall goal of mitigating climate change by lowering greenhouse gas emissions associated with heating and cooling systems.

Improved Comfort: Buildings with high NatHERS ratings offer better thermal comfort to occupants. Proper insulation, well-designed ventilation, and optimal orientation maintain a consistent and comfortable indoor temperature, providing occupants with a more enjoyable and healthier space.

Market Value and Desirability: Higher NatHERS ratings can enhance the market value of a property. As energy efficiency becomes a more significant consideration for homebuyers, a well-rated building may attract a premium price and stand out in the real estate market.

Compliance with Building Codes: NatHERS ratings are a vital component of the National Construction Code (NCC), and compliance with these ratings is often a mandatory requirement for new developments. Local councils and planning authorities may set minimum energy efficiency standards that must be met to obtain development approval.

The Nationwide House Energy Rating Scheme (NatHERS) is a crucial initiative shaping the future of energy-efficient, resilient, and cost-effective homes. With its recent upgrades, NatHERS has evolved into a world-leading tool for the building sector, supporting the global commitment to achieving net-zero emissions by 2050.

Staff Writer

What is a NatHERS rating in new off the plan apartment developments?

Mixed-use developments have gained significant popularity across Australia in recent years due to their unique blend of residential, commercial, and recreational spaces.

Unlike traditional single-purpose developments, mixed-use projects offer a harmonious integration of various functions within a single locale.

Residential units seamlessly coexist with commercial establishments, retail outlets, dining venues, entertainment hubs, and recreational facilities, with the combination not only enhances convenience but also fosters a vibrant lifestyle and a sense of community.

<h3>Convenience and accessibility</h3>

Mixed-use developments are designed with convenience in mind. They often integrate residential units with commercial spaces, retail outlets, restaurants, and recreational facilities, creating a self-contained community.

[smartcode_project:default project_id=114215 project_image_fid=204874]

The proximity allows residents to enjoy the convenience of having essential amenities and services within walking distance. Whether it's grabbing a cup of coffee, going grocery shopping, or accessing healthcare services, everything is conveniently located, saving residents time and effort.

<h3>Vibrant lifestyle and community</h3>

One of the major advantages of mixed-use developments is the vibrant lifestyle they offer. With a diverse range of amenities and communal spaces, residents have ample opportunities to interact, socialise, and build a sense of community.

[smartcode_project:default project_id=107714 project_image_fid=214122]

The presence of parks, community centres, and shared spaces fosters a lively atmosphere, encouraging residents to engage in various activities and events. The vibrant lifestyle within these developments creates a unique sense of belonging and camaraderie among the residents.

<h3>Potential for higher rental yields and property value appreciation</h3>

Mixed-use developments tend to attract a broad range of tenants and buyers due to their versatile nature. This high demand can result in higher rental yields for investors and potentially lead to property value appreciation over time.

[smartcode_project:default project_id=139989 project_image_fid=212887]

The integration of commercial and retail spaces attracts businesses, which can provide a stable rental income stream. Additionally, the popularity of mixed-use developments often drives up property values, making them a potentially lucrative investment in the long term.

<h3>Enhanced security and maintenance</h3>

Mixed-use developments typically have comprehensive security measures in place. With controlled access points, CCTV surveillance, and professional security staff, residents can enjoy enhanced safety and peace of mind.

[smartcode_project:default project_id=108019 project_image_fid=212658]

Additionally, these developments often have dedicated maintenance teams responsible for the upkeep of common areas, landscaping, and infrastructure. This ensures that the overall appearance and functionality of the development are well-maintained, creating a pleasant living environment for residents.

<h3>Live-work-play balance</h3>

One of the key attractions of mixed-use developments is the ability to achieve a desirable live-work-play balance. The integration of residential and commercial spaces allows residents to live closer to their workplaces, reducing commuting time and improving work-life balance.

The proximity to various amenities and recreational facilities encourages an active and healthy lifestyle. Residents can easily access fitness centres, parks, restaurants, and entertainment options, all within the same development, leading to a more fulfilling and convenient way of life.

alisonwarters@gmail.com

The top five reasons to buy in a mixed-use development

When buying a property, everyone needs to be aware of the additional costs that come as part of the buying process.

Often the largest outlay, after the deposit which goes to the bank, is stamp duty.

<h2 style="line-height: 1.38;">What is Stamp Duty?</h2>

Stamp duty is an extra tax to pay the government when you buy land, a property, and other certain assets.

It happens when the legal ownership is transferred. It can also be known as property transfer duty or transfer duty.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture" allowfullscreen="" frameborder="0" height="415" src="https://www.youtube.com/embed/C32BWkB5--c" title="YouTube video player" width="660"></iframe>

<h2>Who pays Stamp Duty?</h2>

In some circumstances, you may get an exemption. For some states, you won’t have to pay for stamp duty if you are a first home buyer or a pensioner for houses under a particular price. There are also stamp duty concessions, where you may be entitled to a discount.

<h2>How much does Stamp Duty cost?</h2>

Each state has different rules which affect how much you need to pay. These rules can affect the rate you pay, and the timeframe you will need to pay in. Before you buy land or a property, make sure you check the up-to-date information for your state’s stamp duty.

You can use a free stamp duty calculator online to see approximately how much you’ll need to pay. Find out if you’re eligible for an exemption by enquiring on a project via Urban!

Overall, the stamp duty you need to pay will depend on:

<ul>
	<li aria-level="1">How much your land/property is worth</li>
	<li aria-level="1">Where your land/property is located</li>
	<li aria-level="1">What type of land/property it is</li>
</ul>

Want to find out more? <a href="https://www.youtube.com/@UrbanAustralia?utm_source=YouTube&amp;utm_medium=Video&amp;utm_campaign=Subscribe&amp;utm_id=Subscribe">Subscribe to our YouTube channel</a> for more property videos.

Ellen Walker

Off-the-plan property explained: What is stamp duty?

Prominent New Zealand apartment and hotel operator, <a href="/developers/safari-group">Safari Group</a>, is offering up a prime investment opportunity for Australians to purchase off the plan in one of the world’s most popular ski destinations.

They recently took to market Mountain Oak Queenstown Apartments, in the growing precinct of Remarkables Park in Frankton, near the airport and at the foot of The Remarkables - the mountain range the locals like to call “The Remarks”.&nbsp;

Sydney investors have shown interest in the one, two and three-bedroom apartments that secure high-season occupancy six months over the year, primarily over summer and winter months.

They average 90 per cent occupancy across their portfolio over January, February, March, August, November and December, while shoulder season months of April, July, September and October are still occupied 70 per cent of the time, with the growing appeal of Queenstown becoming not just a hotspot for the snow, but a lifestyle destination.

Even in the low seasons of May and June, occupancy levels reach around 40 per cent.

<img alt="Safari Group’s Mountain Oak Apartments brings new investment potential to Queenstown" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_auto/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/field/image/Ext_Cam15_Sunny.jpg?VersionId=SJAROUM_1s.Tr5ciMk4EEj5oAt_Vewmv" />

Safari’s Safari Hotels arm can also manage the holiday letting for an investor, from the listing on holiday accommodation websites such as Airbnb and Booking.com to the cleaning and maintenance of the investment. They’ve been in the short stay management business for 15 years and offer 24/7 support for investors, an important convenience benefit for any overseas investor

Another major drawcard for Australians is that New Zealand doesn’t have a stamp duty policy - so the entry price of NZ$639,000 (AU$586,000), is all that is payable on completion.

<img alt="Safari Group’s Mountain Oak Apartments brings new investment potential to Queenstown" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,dpr_2.0,q_auto:good/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/313_Livingv2_WEB.jpg?VersionId=nV229fM0ZeYpoxOrX372HyGjfwY_LR8c" />

Safari is starting construction of the 141 apartments in Q2 this year, with a two-year build estimated to complete in mid-to-late 2027.<img alt="" data-entity-type="" data-entity-uuid="" height="15" src="https://lh7-rt.googleusercontent.com/docsz/AD_4nXczFpFAb7WuA6f4f9TtKWcqXyNwR8qqtakWv352ERkpqNlP3KwIo8YKxw67jZNHfpjEGIZGv5MQTbnvLZwNt8iu9IVdOrswOjCvBZ4zhSoOOLrpt6etVEZTN1gkBho0r_R72zdHNA?key=yq3daOanqHSb88QFd8jGYKdb" title="Click and drag to move" width="15" />​

The apartments will feature modern amenities and contemporary designs with expansive windows capturing sweeping views of The Remarkables mountain range.&nbsp;

Interiors are equipped with modern finishes, premium appliances, and secure electronic key-locked doors, ensuring a comfortable living experience for residents and guests alike.

With its strategic location near Coronet Peak and Cardrona Alpine Resort, as well as key retail and dining precincts such as Market Street, Five Mile Shopping Centre, and Remarkables Market, Mountain Oak offers a strong proposition for investors seeking high rental yields and capital appreciation in one of New Zealand’s most sought-after locations.&nbsp;

Queenstown’s sustained demand for visitor accommodation and rental properties is underpinned by a shortage of housing options, attracting both local and international buyers.

Safari Group offers low-touch investment proposition in Queenstown’s popular ski fields district

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The problem (as I see it) with commentaries about the Australian property markets is the diverse opinions about which way it’s headed. I see the main hurdle being interest rates, not a booming market, given the former is actually the handbrake on property prices. 
<a title="Prepare for interest rates rising sooner than expected" href="https://www.propertyobserver.com.au/finance/prepare-for-interest-rates-rising-sooner-than-expected-findercomau/2013101665753" target="_blank">Prepare for interest rates rising sooner than expected</a> after America raised their debt ceiling, it could impact funding costs in the Australian home loan market. It was pointed out that should average variable interest rates return to normal levels of 7% borrowers would be slugged an extra $755 million of extra repayments collectively. The Reserve Bank of Australia advises that almost a quarter of lenders’ monies are sourced from offshore so it’s inevitable that these increased costs are passed on to the borrowers.
<a title="Nobel Prize winner Robert Shiller warns of ‘bubbly’ global home prices" href="https://www.smh.com.au/business/world-business/nobel-prize-winner-robert-shiller-warns-of-bubbly-global-home-prices-20131015-2vjh1" target="_blank">Nobel Prize winner Robert Shiller warns of ‘bubbly’ global home prices</a> “This financial crisis that we’ve been going through the last five years has been one that seems to reveal the failure to understand price movements.” Well that’s true in a sense although the accelerator that caused the most damage in the GFC was the shoddy home loans where the lenders in America have absolutely no re- course should a borrower default. Unlike in Australia where, should you default, the lenders immediately commence legal action to recover the outstanding debt.
If you take a moment to look at the Australian Bureau of Statistics (ABS) you will see over the past 10 years Australian house prices have risen by a staggering 64%. Savings also grew by 61% and the Australian share market delivered gains in the order of 60%. Based on that data one should hardly be concerned about the current machinations of the Australian property market.
The minutes from the RBA October meeting were released this week where it was again revealed that they have not ruled out further cuts – although I see this as being highly unlikely. Although the elephant in the room, Australia’s economy has suffered a <a href="https://www.smh.com.au/business/the-economy/economic-growth-loses-momentum-20131016-2vlw3" target="_blank">significant loss of momentum</a> since the start of the year as its transition away from mining investment – led growth gets bumpy.
The Westpac/Melbourne Institute Leading Index, which indicates the likely pace of economic activity three to nine months into the future, was 3.2% in August, down from 4% in July but marginally above its long term trend of 2.9%.
<img alt="15-10-2013 9-23-37 AM" src="https://www.rwm.com.au/files/2013/10/15-10-2013-9-23-37-AM.jpg" width="470" height="400">
<a title="First home buyer lending drops to lowest point since 2004" href="https://www.propertyobserver.com.au/https://www.abc.net.au/news/2013-10-14/home-loans-to-occupiers-drop-in-august/5020168" target="_blank">First home buyer lending drops to lowest point since 2004</a> – well we also have the lowest cash rate ever and lenders are telling the first home buyers to do the calculations for their repayments at 7.00% which explains why they have opted out of the market. You see despite all the ongoing conspiracy theories there is a simple explanation for everything. To further add to the confusion <a title="Sydney home prices forecast to rise by 19 per cent" href="https://www.smh.com.au/business/the-economy/sydney-home-prices-forecast-to-rise-by-19-per-cent-20131015-2vk2l" target="_blank">Sydney home prices forecast to rise by 19%</a> – well this is nothing more than a guesstimate which would have been based on the cash rate remaining at or about its current level. It is also a projection over three years so that would be 6% per annum.
This <a href="https://www.rwm.com.au/news/" target="_blank">week’s sales</a> were mild to say the least although we are seeing a very interesting trend – two years ago Mosman had 147 houses on the market and last year 116 and this week it’s 88. The simple truth is that following the GFC households have toned down their exuberance to play the property markets. In apartments two years ago there were 100 on the market, this time last year 104 and this week 50. The reason why is that we have more investors in the market and they are holding. There are 4,900 houses in Mosman and before the GFC the market would trade at approximately 10% per annum – today this figure sits between 5 and 7%.
<a title="Aussie’s the world’s richest people" href="https://www.smh.com.au/business/the-economy/aussies-the-worlds-richest-people-credit-suisse-20131009-2v7qy" target="_blank">Aussie’s the world’s richest people</a> and <a title="Australian super ranked third in the world " href="https://www.smh.com.au/business/australian-super-ranked-third-in-world-20131007-2v49x" target="_blank">Australian super ranked third in the world, </a>so given all the doom and gloom we have some light at the end of the tunnel.
For mine the biggest announcement of the week <a title="Hockey flags tax reform agenda" href="https://www.businessspectator.com.au/news/2013/10/16/politics/hockey-flags-tax-reform-agenda" target="_blank">Hockey flags tax reform agenda</a> which is exactly what the Labor government should have done with the carbon tax. The previous government sat on the Henry Report into Australia’s taxation system and in turn ignored all the recommendations. At the next election in 2016 voters will have their say – where I would not be surprised if negative gearing cops an enormous hit.

<hr>
Robert Simeon is a director of <a style="font-size: 14px;" title="RWM" href="https://www.rwm.com.au/" target="_blank" rel="nofollow">Richardson  Wrench Mosman and Neutral Bay </a>and has been selling residential real estate in Sydney since 1985. 
He has also been writing real estate blog <a title="Virtual Realty News" href="https://www.rwm.com.au/news/" target="_blank" rel="nofollow">Virtual Realty News</a> since 2000. 
The RWM real estate model has sold in excess of $1 billion in database sales globally.
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robertsimeon-hRNTwJyXkQ

No reason to be alarmed by the state of property market: Robert Simeon

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Western Australia has once again outdone the other states and territories in terms of economic strength, but it may be one of its last stints on top as the mining boom comes to an end.
WA is leading the way in terms of retail trade and is the second strongest economy when it comes to growth and business investment, according to CommSec’s State of the States report.
But CommSec chief economist Craig James said WA may not be leading the states and territories for much longer.
“I don’t think any state or territory stays at the top forever, it’s just like no sports team does either,” he says.
“There is a maturation of the growth and there are different growth drivers. Mining investment has lessened and that’s taken some momentum away,” he says.
In April last year <a target="_blank" href="https://www.smartcompany.com.au/finance/25475-western-australia-first--daylight-second-in-latest--state-of-the-states--report">WA was leading the way in five out of the eight categories</a> examined by CommSec – economic growth, construction work, unemployment, retail trade and equipment investment. It also came second in the population growth category.
Now, it leads just one category, although it ranked second on another five of the indicators.
“The actual strength in Western Australia is not the mining sector, but retail spending as we’re seeing a pickup in terms of the housing sector, and that’s being replicated through in terms of job growth and also retail sales,” James said when presenting the results.
In terms of the other states and territories, the Australian Capital Territory came in second for the second quarter in a row and there is now little separation between the Northern Territory, Queensland, New South Wales and Victoria, which ranked in that order.
South Australia and Tasmania are trailing significantly.
ACT
The second best performer in the economy, the ACT’s strength is in the housing sector, dwelling starts, population growth and housing finance.
It is also ranked the third strongest on business investment and fourth in terms of economic growth.
In terms of employment, the ACT’s unemployment rate of 4.1% is lower than the other states and territories. However, it’s significantly up on its decade average of 3.4%.
Northern Territory
The Northern Territory has come in third on the rankings, but it has lost ground in dwelling starts, population growth and business investment.
It continues to lead the states and territories in the economic growth category, with its economic activity 42% above its decade-average.
Queensland
Queensland is “the big mover” this quarter, according to James.
Queensland and NSW are now in equal fourth, as the sunshine state’s main growth driver has come from improvements in business investment.
Despite this, it is still lagging in terms of housing pickup.
“Queensland has momentum on its side, but it’s still lacking in terms of population growth. Dwelling starts are also picking up and business investment is strong, so this provides momentum to the economy,” James said.
NSW
The key strength of the NSW economy is its jobs market, while it lags in terms of economic growth.
NSW’s trend unemployment rate is higher than a lot of the nation at 5.5%. However, this is significantly lower than its decade average of 9%.
Victoria
Victoria is not far behind NSW and Queensland, and is currently being supported by the housing sector recovery.
It’s also performing well in terms of its jobs market, but the construction sector is negatively impacting the economy, with Victoria ranking seventh of eighth.
South Australia
A big gap exists between South Australia and Victoria, with its best performance a middle-ranking in the construction category. It ranked second last in most of the categories.
Tasmania
Tasmania was by far the worst performing state. While most states had a clear weakness, Tasmania’s was listed on the report as “various”.
Placing last on all eight economic indicators, stagnant population growth has reduced activity in the housing sector, as well as commercial and engineering construction and business investment.

<hr>
This article first appeared on <a target="_blank" href="https://www.smartcompany.com.au">SmartCompany</a>.
 
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yredrup-o4Anfe78KF

WA continues to lead, but the rest of Australia is catching up: State of the States report

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This tweet about a case in Ohio may shock.
<blockquote class="twitter-tweet">
The landlord may be liable when a tenant's Facebook harassment leads to a rape <a target="_blank" href="https://t.co/AWw9KASR0O">https://t.co/AWw9KASR0O</a>
— Forbes Tech News (@ForbesTech) <a target="_blank" href="https://www.propertyobserver.com.au/https://twitter.com/ForbesTech/statuses/391541703070720000">October 19, 2013</a>
</blockquote>
 
It details the situation of two people living within the same apartment complex. Haynes, a live-in boyfriend (not on the lease) of tenant Schmidt, began threatening downstairs tenant Lindsay who had been complaining about the noise.
The Forbes article explains that Lindsay received a pseudonymous Facebook message that included a pornographic video, which she believed was sent by Haynes.
She took it to her landlord, asking to be released from the lease as she feared for her safety. The landlord moved her to another apartment within the complex, and told Haynes he needed to leave as he wasn't on the lease. Haynes tried to be added to the lease, but due to bad credit history he was not able to. He was not evicted.
He then raped Lindsay in her new apartment.
A shocking story, but what may shock landlords is what occured next. Haynes was convicted of the crime, and given nine years in prison. Lindsay then took the landlord to court.
“While Haynes’ Facebook communication alone did not rise to the level of criminal activity, it nonetheless made Towne Properties management even more aware of why Lindsay feared Haynes, and aware of Haynes’ escalating behavior toward Lindsay," the Court responded.
The landlord is now due in court with a jury.
Property Observer is looking into what may occur in a similar situation in Australia.
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jduke-EHk3XBmHkn

Landlord faces jury due to tenant's harassment leading to rape

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Last week, we launched our new series - discussing how to find that first, critical, investment. When we polled the Property Observer readers, the number one topic that stood out for investigation  was how to assess capital growth potential in a property.  
Each day this week, we'll be drilling down further into this particular topic, before we move onto another.  
The basics  
Property experts will disagree on a number of things: new, established, unit, house, blue chip, gentrifying and a range of other factors. One thing rarely disagreed upon, however, is this: the importance of keeping an eye on supply and demand.  
Observer Pete Wargent wrote about some of the <a target="_blank" href="https://www.propertyobserver.com.au/residential/property-prices-determined-by-supply-and-demand-balance-pete-wargent/2012121957849">supply/demand fundamentals</a> to consider at the end of last year that are still as relevant as ever.
When it comes to assessing the capital growth potential of a property, the best thing any property investor can do is bring it back to this unexpectedly complicated balance.  
Let’s unpack this a little bit.  
Supply – The number of properties available in an area.  
Demand – The number of people wanting (and able) to purchase these properties.  
Bryce Holdaway recently revealed his <a target="_blank" href="https://www.propertyobserver.com.au/news/behind-the-scenes-with-bryce-holdaway/2013091064935">crucial aspects of choosing that first investment property</a> and supply/demand was clearly crucial. 
Say, for instance, I have one strawberry lollipop. Say there’s one person craving this particular type of strawberry lollipop. There may be cola lollipops, pineapple cream and others, but they want this one.  
They’re happy to pay my $1.20, when the other lollipops are going for $1. If, however, there are three people craving this particular lollipop, they might offer against each other, driving the price to $1.50. Looking at it the other way, if four people also have strawberry lollipops they're trying to sell and there are still only three people craving the flavour, it's likely the price may drop.  
This is where concepts of scarcity come into play. This was one of the factors that observer Monique Sasson Wakelin recently revealed was one of her more <a target="_blank" href="https://www.propertyobserver.com.au/news/properties-that-will-double-in-value-in-seven-to-10-years-monique-sasson-wakelin/2013091265003">important points when choosing an investment property</a>.
Investing is, largely, all about the numbers – a habit our readers think is one of the most crucial for every property investor according to a recent article we posted – so let’s see how the numbers look.  
For instance, taking an area familiar with many Sydneysiders, The Hills District. A reader recently wrote in about Kellyville, and previous conversations with real estate agents have definitely confirmed that interest is at high levels across the LGA.  
In fact, a family who put their Beaumont Hills property on the market on Friday confirmed with Property Observer that a potential cash buyer was already lined up to view the property by Saturday.  
But how is this reflected in the statistics?  
Checking online’s SQM Research, it shows that currently the level of stock on market for postcode 2155 is <a target="_blank" href="https://www.sqmresearch.com.au/graph_stock_on_market.php?sfx=&amp;postcode=2155&amp;t=1">trending down</a>, since February.
This does appear to correlate quite nicely to a median price uptick in the area over this time, as shown on our data page of <a target="_blank" href="/news">Beaumont Hills </a>(within the 2155 postcode).
The average days on market, also in the above link, can be indicative. With 59.4 days listed, under the Sydney number listed of 110.2, investors researching an area would be wise to watch this number change over time.  
An ideal situation for many investors, is an area where you can buy in when the market isn't as hot, or as tight, in terms of supply and demand statistics. However, you'd want to know that these numbers are going to look more favourable through time to help increase your capital gains.  
Other supply/demand indicators are available online. Boomapp, developed by the team who created DSR Score (Demand Supply Ratio Score), uses eight statistics to create a number ranking of how the area performs.  
This includes vendor discounting, online search interest, auction clearance rates and a number of other facets. Clearly, there are a number of ways to approach calculating the supply and demand of an area.  
On top of the numbers, you'll want to be questioning the area for its future potential. Sometimes, this information doesn't come up in a straightforward number and requires some forethought and analysis on behalf of the individual investor.  
Over the page are a number of questions you need to be asking yourself about supply and demand.
 
<hr class="system-pagebreak">
Questions to ask
When it comes to supply, ask yourself the following:
- What capacity does this area, and the surrounding areas, have to develop further?
Consider changes to zoning that could be made, the development-stance of the local council and any larger state plans that might affect the area. It also doesn't need to be an area with lots of land available, it could be that highrises could be built quickly.
- How quickly can supply change?
Look to see how long it can take for developments to get approval, and see if there are any 'quick' planning processes e.g. the 10-day approvals for some types of development in a number of Sydney suburbs.
- What are the different asset types, and which will be more scarce?
Even if an area is filled with units that are struggling to sell, the housing market may be a completely different story. You will want to know these inner workings.  
When it comes to demand, ask yourself the following:
- What are the demand pressures?
Look for population, immigration, employment opportunities and similar.
- What demand pressures may there be in the future?
Maybe there's going to be a new airport or hospital built, or perhaps you're expecting some significant infrastructure investment from the government. Ensure you understand what will happen and what is speculation.
- How quickly can demand change?
If, for instance, you are looking at a mining town, you will want to know how quickly the operation can be wrapped up and whether enough demand will be present from other sources. Consider this about non-mining areas too, and look for a diverse range of demand drivers.
- What type of property is in demand?
Residents may desire three-bedroom two-bathroom houses, however this dynamic may be set to change in the future. Keep the length of your investment plan in mind. You will also want to consider price point and what the majority of buyers can afford.  
We will ask the experts their process for assessing capital growth potential tomorrow, as well as fill you in on how to determine the capital growth ceiling, when to use past growth and which of these supply/demand aspects really pushes the value higher.  
 
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Assessing capital growth potential: Supply and Demand

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While whole of year data on premium housing markets by RP Data indicates a lull in activity at the top end at the beginning of this new growth phase in the property cycle, an analysis of activity across the most recent quarter suggests that conditions may be lifting.
Premium housing markets have generally recorded a larger correction in values than other price segments with the recovery rate to-date below par. However, recent results show that premium housing markets are once again beginning to outperform the broader housing market.
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The September 2013 RP Data-Rismark Stratified Hedonic home value results showed that across the most expensive 25% of suburbs, capital city home values increased by 4.5% over the 12 months As a comparison, the most affordable 25% of suburbs recorded annual value growth of 6.2%, while the middle 50% of suburbs saw values rise by 6.4%.
While the results indicated that capital growth across the premium suburbs fell behind when compared to other market sectors over the past 12 month measure, recent quarterly figures provides evidence that the tide may be turning for Australia’s more expensive housing markets.
The premium market, comprising of the most expensive 25% of capital city suburbs, recorded quarterly value growth of 4.1% compared to 3.6% across the middle 50% of suburbs and 2.8% growth across the most affordable suburbs.
Previous growth and correction phase data shows us that the premium housing market is usually the slowest to respond during the early phase of the growth cycle and it appears that this has once again been the case – we have also seen the largest correction occurring in home values over the past few years within the premium housing market.
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Several factors contribute to driving demand for premium housing. Higher priced sector of the market has seen the largest correction in values coupled with low mortgage rates where now, these homes become somewhat more attainable for purchasers.
A positive shift in equity markets which is evident in the 19.0% increase in the S&amp;P/ASX 200 index over the past year has boosted household wealth coupled with a rise in consumer confidence.
Finally, we have seen early indicators of an improvement in business conditions with survey-based results and retail trade showing tentative signs of improving in recent times.
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A further look in the dynamics of the market shows that between house and unit value growth within capital city premium suburbs, the annual growth in house values is noticeably stronger than unit values.
Premium house values have increased by 4.8% and unit values by 2.3% over the past twelve months. This makes the rate of growth over the year across both premium housing types the weakest for capital growth across the broad price segments.
Over the most recent three months, premium house values are 4.2% higher and unit values are 2.9% higher. The quarterly value growth for premium houses is greater than both the affordable (2.6%) and middle (3.6%) markets whereas premium unit values have underperformed both the affordable (3.9%) and middle markets (3.4%).
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Based on our findings, the premium market is experiencing increasing levels of value growth however, it is largely contained to detached houses rather than units.
Across the individual capital cities, the annual rate of value growth across the premium suburbs has been weakest across all major capital cities and product types except for Melbourne houses where the value growth has been stronger than growth for the most affordable suburbs.
Over the past quarter, growth in house values has been stronger than the other sectors for houses in Melbourne and Perth and equal strongest in Sydney.
In Brisbane in Adelaide, house value growth over the quarter has been weakest within the premium suburbs. For units, growth has generally continued to be weakest across the premium sector. The exceptions were seen in Perth where value growth was strongest, and in Brisbane where value growth was stronger than that across the most affordable sector of the market.
Overall, after a lacklustre performance in the more affordable sectors of the housing market, the premium sector is starting to see a stronger growth performance.
While picking up pace, the growth across premium suburbs has largely been limited to detached houses and is very much evident within the Sydney, Melbourne and Perth where the growth cycle has been stronger than other cities
Recent high levels of auction clearance rates, particularly in Sydney and Melbourne have certainly pushed the premium housing market along.
While picking up pace, the growth across premium suburbs has largely been limited to detached houses and is very much evident within the Sydney, Melbourne and Perth where the growth cycle has been stronger than other cities.
Recent high levels of auction clearance rates, particularly in Sydney and Melbourne have certainly pushed the premium housing market along. Of course auctions are only a small overall proportion of the market however, higher priced and unique properties which are typically taken to auction are more a reflection of the performance of the premium housing sector.

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Cameron Kusher is senior research analyst at <a target="_blank" rel="nofollow" href="https://www.myrp.com.au/">RP Data</a>.
 
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Premium housing market outpacing other segments: Cameron Kusher

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It's undeniable that property enthusiasts, be us home owners, investors, developers or otherwise, look at the world a little differently. There are many skills involved in investing successfully, and it largely takes a team behind you as well.
Some property buyers are, however, more effective than others. Here we delve into which habits are worth acquiring, and ask you which you think is the best for budding investors to focus on. 
Look for solutions
Where an inexperienced buyer will see a grotesque property, a savvy investor will usually see a renovation opportunity and a chance to buy under market value as emotionally-attached home buyers steer clear.
Similarly, an investor will look at areas that many deem "problem" areas and see if they're set to undergo gentrification or significant changes that may make then a prospect down the track.
The best investors know that where other buyers are turned off, there may just be an opportunity lurking and that sometimes it's worth looking beyond face value.
Understand the numbers
We hear the phrase 'run the numbers' a lot, particularly when it comes to doing your due diligence. But the truth is that the best investors truly understand what the numbers mean. This may just be knuckling down into what a rental yield really is, and what effects it, but can go as far as creating your own spreadsheets within which to plot the potential property's statistics.
Those whose investments and properties do well know which numbers, costs, fees and statistics to ask for, and they know what a good investment looks like for their portfolio.
Prepare for the worst
It's great to want your property to do well, but there's no point in leaving yourself under protected and blind to what could potentially occur.
Those who manage to get up again after being knocked down on the property circuit are those who continually think about their defences.
This comes in many different forms, from the structure of your investments from an accounting perspective, to insurances and your own personal situation. What happens if it turns out your property has negative equity? How can you survive if you lose your job and your property <a target="_blank" href="/news">suffers bushfire damage</a>?
Hopefully these situations will never happen, but you need to be thinking about it just in case they do arise.
Consider the end game
There is a habit to love the "here and now" for investing, that is the suburbs that are hotspots currently and a fascination with the sudden rental fluctuations. However, the majority of investors are in it for the long-haul, even if their strategies are active ones, such as developing or renovating for a quick profit.
With this in mind, good investors are continually considering where they want to be, and whether the deals they are looking at help contribute to this overall goal.
Knowing what your situation is going to be at the end of the investment journey will not only help you get to that point, but will allow you to think of situations you might otherwise have ignored. For instance, are you buying a one-bedroom unit in an area that in ten years will be dominated by families, or vice versa? You need to know what an investment will look like down the track.
Leverage advice
Good investors know that there are other fantastic individuals out there to network with. Whether they are from forums, industry professionals or keen investors themselves, there's a wealth of brains out there who are often happy to help.
Some of these sources of advice may come with a price tag attached (and here understanding your numbers and the dollar value worth of advice will come in handy again) but so often there's freely available information that assists most investors get off to a good start.
It's worth just asking someone you look up to for a coffee, or a chat, and tell them your situation and concerns. Keep your ears open, network and continually learn from other peoples' experiences. It's also worth finding out what their mistakes have been in the past - if they have already made them then there's no reason you should too.
Here at Property Observer, for instance, we have data pages, updates, news and opinion pieces that may be of some help. There are a number of other sites, calculators and spreadsheets also online that you'll want to get your hands on.
Continually review and refine
Reviewing your portfolio, life situation and financials is a constant factor of good property investing. This can be formal - sitting down with a notebook, spreadsheet and calculator - or an informal reflection. Either way, there's little chance of reaching your goal if you don't keep an eye on your plan and how you're tracking.
This may be every time something significant happens in your life. These may be weddings, job changes, new cars, children, or similar that property accountant Shukri Barbara from Property Tax Specialists refers to as life's "pressure points" (where he says you should also be heading to your accountant's office!) but it could also just be when you change your mind about what you want in your future.
Constant reviews will also help you ensure that you are prepared for your end game, for the worst case situation and that your numbers are still where you thought they would be when you purchased.
<img style="display: block; margin-left: auto; margin-right: auto;" alt="poll-results-oct-21" src="/images/stories/2013/10/21/poll-results-oct-21.gif" height="345" width="385"> 
 
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As part of our new series about <a target="_blank" href="/news">choosing the right first time investment</a>, we will delve into some of these points over the next few weeks. Next week, via reader request, we will be presenting you a piece on assessing capital growth potential.
 
<img style="display: block; margin-left: auto; margin-right: auto;" alt="poll-results-oct-18" src="/images/stories/2013/10/18/poll-results-oct-18.gif" height="289" width="427">
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The habits of an effective property buyer

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Architect Ian Moore's own award-winning one-bedroom Surry Hills warehouse has been listed with $2 million-plus hopes.
It's known as the Strelein Warehouse, <a href="https://www.propertyobserver.com.au/https://www.bresicwhitney.com.au/#!/buy/7833" target="_blank">the 41 Prospect Street location</a> being also home to Moore's partner Tess Strelein.
The former 1895 grocery warehouse was bought by the couple in 2008 for $950,000 from artist Jon Plapp who had paid $29,750 in 1978.
It was rebuilt in 2010 then winning 16 national and international awards in 2011 including winner at the 2011 Interior Design Excellence Awards and winner of INSIDE World Festival of Interiors, residential.  
The 84 square metre property has been listed by William Phillips and Maclay Longhurst at BresicWhitney.
The two level, one bedroom residence - with 150 square metre internal space - comes with two street frontages allowing separation of pedestrian and vehicle entries.
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Internally a 1.7 metre height difference between the two streets, Prospect and Chapman streets, is used to create the tall volume of the living space and its floor-to-ceiling wall of books. The kitchen occupies the half level above,overlooking the living area.
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<div class="notes-source">Any existing structure that was retained has been lined and painted white, while all new elements are painted black, a concept carried through to the black and white rubber flooring.</div>
<div class="notes-source">All joinery is finished in black anodised aluminium including the upstairs bathroom, also lined with Corian on both walls and floor.</div>
<div class="notes-source">The main street façade re-interprets the original but in steel rather than timber. </div>
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<div class="notes-source">Judging panels have noted the contrast between the precision of the steelwork and the patina of the original brickwork summarised the home’s transformation from 19th to 21st centuries, and from industrial to residential.
 
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<div class="notes-source">Photos by <a href="https://www.iaindmackenzie.com/" target="_blank">Iain D. MacKenzie</a>.</div>
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Ian Moore's Strelein Warehouse, Surry Hills listed with $2 million plus hopes

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Over two weekends, 100 properties have sold in The Hermitage at Gledswood Hills in the south west of Sydney.
The first masterplanned community in the country to be developed by Sekisui House, Gabriel's Run release sold within the first weekend causing them to fast-track another stage during week two.
It included land size ranging from 435 square metres to 592 square metres from $241,500.
Estate sales and customer relations manager at The Hermitage, Craig Barnes, said that buyers were arriving 24 hours before the VIP launch.
Gabriel's Run will include more than 200 home lots at completion.
Construction on three major public parks in the community are complete, with construction on Gabriel's Run Park expected to finish in early-2014.
"Sekisui House is about creating communities and environments that bloom with time, and therefore a great deal of attention has been paid to designing enduring spaces that only get better over time," said Barnes.
The Hermitage is bound by Camden Valley Way, Raby Road and Gregory Hills Drive, and will be a 312-hectare community.
Boutique shopping, cages, restaurants and community facilities are also planned.
The next release for The Hermitage is planned for early 2014, with builds beginning six to eight months after purchase.
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100 properties sold in two weekends at The Hermitage

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The countdown to Christmas comes with increasing anticipation and anxiety - not just the joyous distractions of the long Christmas to do lists.
The looming holiday deadline plays havoc with the property market, but deals can be done right up to Christmas Eve. Indeed one year the late Double Bay agent secured a Christmas Day sale of a luxury Vaucluse waterfront with his New Zealand buyer. It was the booming late 1980s.
Our veteran property commentators, Jonathan Chancellor and Margie Blok offer tips for anxious vendors set to list for auction between now and the Christmas break.   
HE SAID:<img src="/images/stories/2013/09/06/jc-silhouette-5.jpg" alt="jc-silhouette-5" width="130" height="195" style="float: right;">
- Certainly you shouldn't be waiting for a print marketing campaign – advertise your property on the internet immediately, even if the property is billed as a forthcoming auction.
- Choose an experienced local agent who will be pro-active in finding buyers, and then identify the right buyer for your home. Hopefully the agent already knows the likely buyer from their long list of unsuccessful bidders at their recent auctions. 
- Offer extended settlement terms to say March 2014 – as this gives buyers time to sell their property during the likely quieter January and February period.
- Auction clearance rates normally trend downwards through December, but this year its possible the market could be more robust – however it would be a folly to put all your hopes on a December 21 auction outcome.
<img src="/images/stories/2013/09/06/mb-silhouette-4.jpg" alt="mb-silhouette-4" width="130" height="195" style="float: left;">SHE SAID:
- Commission a building and pest report to be made available to potential buyers – not only will it expedite things, but buyers will also see you have nothing to hide. And it could also identify a problem that may to need to be rectified.
- A quick cosmetic clean-up can do wonders – get the men around the house to steam-clean the carpets, wash the windows, re-grout bathroom tiles, touch up paintwork, and high pressure hose outside areas.
- Be sensible about pricing your property - don’t be greedy. Listen to your agent’s market feedback about the value of your home so you can make an informed decision about its worth in the current market based on all the recent comparable sales.
- Meanwhile don't forget a quick declutter, along with styling and professional photographs which will present your property in its best light. If pushed engage a stylist to declutter and do an interior makeover. Certainly hire a professional photographer to take four to six pictures of your property for internet advertisements.
Good luck!
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10 weeks to go: Auction selling tips between now and Christmas: He Said/She Said

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The second rlease of apartments at Crown Group's Skye by Crown in North Sydney has been announced, after more than 90% sold in the first launch.
The <a target="_blank" href="https://www.propertyobserver.com.au/new-south-wales/skye-by-crown-set-to-become-north-sydney-icon-skye-crown/2013052361500">first launch saw all three penthouses purchased within the first week</a> at 211-223 Pacific Highway North Sydney.
This second release will be the last opportunity to purchase apartments at Skye, from November 2 from 9am, with 40 for sale.
The apartments include one-bedroom suites and one-bedroom suites with studies, as well as a limited selection of two-bedroom upper level apartments.
The $200 million residential development saw more than $100 million of apartments sell on June 15.
Crown Group CEO Iwan Sunito said that the development has been popular across the board with both investors and owner-occupiers.
“People recognise the potential of the North Sydney area and they quickly find apartments at Skye by Crown to be the best on offer in area, across all aspects of design and construction," said Sunito.
“Skye by Crown ticks all the boxes for a sound investment and gives investors the confidence to expect healthy investment returns,” he added.
The development includes 232 apartments across 20 storeys.
It features an infinity-edge pool and gym on the top floor.
Skye by Crown was designed by architect Koichi Takada and recently saw <a target="_blank" href="https://www.propertyobserver.com.au/news/a-sight-for-sore-eyes-the-top-developments-of-the-past-year/2013091265004">42.6% of Property Observer poll respondents noting it as their favourite</a> of five choices.
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