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“Minister Chanthivong and his team have shown real leadership in replacing an outdated two-year bond with cover that matches the lifespan of the buildings people are buying into.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?

When buying an apartment, most people compare the big-ticket items first. Floorplans. Kitchens. Balcony size. Natural light. The view.

But there's one everyday consideration that often doesn't come up until after moving in: how parcels are delivered.

As online shopping has become part of everyday life, parcel deliveries have shifted from an occasional event to a regular occurrence. Australians spent a record $82.6 billion shopping online in 2025, with almost one in every four retail dollars now spent digitally.

For apartment residents, that can present a challenge.

If nobody is home to accept a delivery, parcels may be redirected to a nearby Post Office, left in a building lobby or common area, or require building management to step in. In higher-density buildings, where dozens or even hundreds of residents may receive deliveries each day, parcel management has become an increasingly important part of everyday living.

That can create a range of frustrations. A missed delivery often means making time to collect a parcel elsewhere, while packages left unattended in foyers or mail areas can create clutter and increase the risk of theft. What seems like a minor inconvenience can quickly become a recurring issue for residents who shop online regularly.

It's one of those details that rarely features in a display suite but can have a noticeable impact once residents move in.

As a result, buyers are beginning to look beyond traditional apartment features and consider how a building supports day-to-day convenience, including whether there are secure options for receiving deliveries.

Australia Post's Parcel Lockers provide one solution.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share" allowfullscreen="" frameborder="0" height="315" referrerpolicy="strict-origin-when-cross-origin" src="https://www.youtube.com/embed/CkF2oKmlACg?si=C50sDaoUUn2nuLmq" title="YouTube video player" width="560"></iframe>

Rather than having a parcel delivered directly to an apartment, eligible deliveries can be sent to a nominated Parcel Locker. Once the parcel arrives, residents receive a notification through the AusPost app or SMS and can collect it using a QR code or one-time PIN at a time that suits them.

The Parcel Locker network now includes more than 1,500 locations nationwide, with installations at Post Offices, shopping centres, transport hubs and an increasing number of residential developments. By providing a secure collection point, Parcel Lockers help reduce missed deliveries and avoid parcels being left unattended in common areas.

For developers, parcel infrastructure is becoming another way to improve the resident experience. Rather than relying on concierge staff or leaving parcels in communal spaces, secure collection points help streamline deliveries while preserving the presentation and functionality of shared areas.

For buyers, it's a reminder that the best apartment features aren't always the most obvious.

A generous floorplan or quality finishes might help narrow the shortlist, but the conveniences that simplify everyday life, whether that's EV charging, secure bike storage or reliable parcel delivery, often become the features residents appreciate most once they're living there.

The apartment feature many buyers don't think about, until their first missed delivery

<html><body>
A strong resurgence in the residential property market has significantly lifted transfer duties; including residential stamp duty in 2013-14 and signs are the trend will continue.
However for what has been described by some commentators, as a ‘windfall’ may in reality be a clear sign that long overdue stamp duty reforms should be addressed now while the market is so positive.
Higher prices and continued strong demand are putting a lid on affordability, along with low interest rates and while very competitive interest rates are welcome, it’s time to look at a longer term solution to the government’s heavy reliance on stamp duty revenue. The state government’s first time buyer concessions are also only available on new homes and so this tends to fuel demand in some, mainly outer, areas but the concessions also limit the choices of first time buyers.
However the much wider consideration is that government revenue may be far too reliant on stamp duty revenue from a robust property market. We should question if this is placing a greater or uneven burden on home buyers for a revenue benefit for the government that may be short lived. At the same time government is naturally welcoming the revenue, but this is a volatile source of cash.
And while state-based tax reforms looks a long way off, I think that it is reasonable to suggest that while the market is so strong that this is the ideal time to start the process of reform. Because in the longer term, lower stamp duties with more widespread affordability might well help to fuel and sustain a more robust market. This process could start with indexation.
However before looking at the case in favour of indexation, one of the most telling figures in this debate is the comparison between GST revenue and transfer duty that NSW receives. GST revenue in 2014-15 is estimated at $6.094 billion rising to $6.9 billion in 2017-18. By comparison, the total transfer duty revenue in 2014-15 is estimated at $6.095 billion (of which $4.7 billion flows from residential property stamp duty) but this is anticipated to rise to $7.256 billion in 2017-18. On top of which we should not forget that revenue from land tax will add $2.4 billion – $2.8 billion in the same time frame, plus the parking space levy is set to reach $115 million by 2017-18. Adding these figures we see that by 2017-18 property related revenue for the state will be some $10.24 billion. To me this appears to suggest a possible imbalance.
Higher Prices Should not be Driving Revenue
We currently have historically low interest rates, pent up demand, undersupply, improved consumer confidence and of course the obvious big increase in house prices. It is the rapid increase in prices YTD to 16.3% against an anticipated 7% increase that really does support the argument. It is time for the NSW government to look at reducing or at least moderating the amount of stamp duty from residential buyers via some form of indexation.
The concern being expressed is that stamp duty does play a role in the housing affordability debate. The figures speak for themselves, when you consider that the average stamp duty paid by a property buyer is now $23,805 and that only nine years ago it was $14,485, then the figures look horrible. In 2005/06 total stamp duty paid was $2.3 billion today its $4.7 billion.
The result comes about because higher property prices are pushing average home buyers into more expensive stamp duty brackets. Economists refer to this phenomenon as bracket creep. Governments tend to enjoy bracket creep because it delivers growing tax receipts without nasty policy changes or political debates.
The current stamp duty brackets have not been changed for a very long time (except for the “premium property” bracket that was introduced in 2004). When these brackets were put in place, the median house price in NSW was less than $300,000. The median house price in Sydney is now $783,000 as bracket creep catches more and more buyers. Already we know that in some 170 Sydney suburbs, that’s one in five, median prices are now $1 million plus, and this is a further signal that some adjustments are warranted.
Governments do need revenue, but stamp duty reform has been promised for many years, and the current policy is a negative for many buyers. It’s also a source of income that in many ways is frequently volatile. One solution is to start and adjust the growing bracket creep problem, and this could be done in stages. 
If some changes are made now when receipts are high then the NSW government can start indexing the benchmark to be more in-line with today’s values, as current rates are distorted and need adjustment. 
After all, in Sydney almost no homes are well below or even near $300,000, which was the median price when current rates were set.
</body></html>

pchittenden-eLqUUC8TWW

It’s time to index stamp duty

<html><body>
It makes absolute sense that a parliamentary committee would propose hitting foreign investors with extra fees.
If politicians are silly enough to bring on a lengthy, costly, pointless inquiry into a mythical problem (housing affordability), it follows that they would come up with “solutions” that are equally ineffectual.
The idea which reportedly is being considered by the parliamentary committee investigating housing affordability is to charge foreign buyers of Australian property extra stamp duty or other additional fees.
The “logic” goes like this: there is an affordability crisis; foreign investors are causing it and therefore if we hit foreign buyers with lots of extra costs they’ll all go away and there won’t be a problem any more.
Housing will be affordable once again and young Australians will all live happily every after.
Here’s the problem with the solution: we don’t have an affordability crisis, foreign investors are not pricing young Australians out of the market and charging them additional stamp duty will not have the slightest impact on the cost of dwellings for first home buyers.
The Reserve Bank and many commentators from the property research sector have said they believe the impact of foreign buyers is being overstated. I think they’re right.
None of that should prevent the committee from proceeding with the idea of punishing foreign investors. This whole exercise, remember, is being run according to the 'Boys Own Manual of Bureaucratic Smokescreens' written by Sir Humphrey Appleby.
Foreigners account for a small percentage of residential property sales. Their numbers are dwarfed by local investors and in particular by the most powerful force in Australian real estate, home buyers other than first home buyers.
Foreigners are not out-bidding Australians at Sydney and Melbourne auctions because foreigners are restricted in what they are allowed to buy (although there are claims they are sidestepping the rules in the some cases). The “debate” has got to the point where anyone Asian-looking who buys at auction is deemed to be a foreign investor.
Most foreign buyers are purchasing off the plan apartments in locations such as inner city Melbourne and the Gold Coast. These places are not first homebuyer territory so they are not competing with young Aussie wannabes.
My interpretation is that the impact of foreign investors on Australian house prices is close to zero.
Here’s the great irony in all this: if you really wanted to bring down the price of city real estate, you should be providing incentives for foreigners to buy off the plan apartments, not disincentives.
The only way to reduce property values is to create a massive oversupply. Simply increasing supply a little won’t do it. You need a serious glut, with vacancies at 10% or 15%.
The only markets around Australia where values have dropped a lot (such as mining towns and resources regional centres) are locations with major vacancies caused by oversupply.
Several of the inner city markets in our biggest cities already have high vacancies but developers are bringing on more and more new towers. Why? Because they think they can flog them to foreign investors. At least half of the apartments being built around Australia are being developed by Asian companies.
These apartment towers are not being built for Aussie first home buyers or Aussie buyers of any genre. They’re being built for gullible Chinese investors. Some of our cities, headed by Melbourne, will end up with scary oversupplies, big enough to crash rentals and prices – and not just in the inner city areas.
If politicians scare off foreign investors by hitting them with onerous charges, many highrise developments will be scrapped. No oversupply, no collapsing property values, no cheap dwellings for first home buyers – and, incidentally, no construction boom and none of the jobs it would generate.
On that basis, I think deterring foreign investors is a good idea – not because it will help housing affordability but because it will prevent a disastrous oversupply of apartments in Melbourne, Brisbane, Perth, the Gold Coast and, eventually, Sydney.
You can contact Terry via <a href="https://mailto:ryder@hotspotting.com.au" target="_blank">email</a> or on <a href="https://www.twitter.com/hotspotting" target="_blank">Twitter</a>. 
</body></html>

terryryder-YECXbqmri2

Hitting foreign buyers with extra fees is an ineffectual solution to a mythical problem

<html><body>
<div class="detailText">
An analysis of auction offerings across Sydney on the last weekend in August indicated that there was an 16% gap between the price guidance and the eventual higher sale price.
<div class="detailText"> </div>
<div class="detailText">The 15 sales ranged from one result which was just 5% over the price guide in Surry Hills to one sale that fetched 38% or higher than the initial price guidance in Arncliffe.</div>
<div class="detailText"> </div>
<div class="detailText">During the prior August weekends the Property Observer analysis <a href="/expert-insights/buying/buyers-needed-to-add-11-to-weekend-sydney-pre-auction-price-guidance">reflected average gaps of between 11%</a> and <a href="/expert-insights/buying/paying-18-over-auction-estimates-sydneys-pre-spring-price-spurt">18%</a>.</div>
One of the weekend sales was 11 Half Penny Avenue at Kellyville (pictured) which was 11% higher than its price guidance. 
 
</div>
<div class="detailText"> </div>
<div class="detailText">
<table border="1" cellpadding="0">
<thead><tr>
<td width="171">
Address
</td>
<td width="102">
Suburb
</td>
<td width="55">
State
</td>
<td width="520">
Price Guide
</td>
</tr></thead>
<tbody>
<tr>
<td width="171">
<a href="https://www.propertyobserver.com.au/https://www.mcgrath.com.au/buy/house-hunters-hill-nsw-2110/233979" target="_blank">30 Milling Street</a>
</td>
<td width="102">
HUNTERS HILL
</td>
<td width="55">
NSW
</td>
<td width="520">
Over $1,500,000 SOLD $1.85m
</td>
</tr>
<tr>
<td width="171">
<a href="https://www.propertyobserver.com.au/https://www.mcgrath.com.au/buy/apartment-mosman-nsw-2088/233547" target="_blank">13/129 Spit Road</a>
</td>
<td width="102">
MOSMAN
</td>
<td width="55">
NSW
</td>
<td width="520">
Over $650,000 SOLD $720,000
</td>
</tr>
<tr>
<td width="171">
<a href="https://www.propertyobserver.com.au/https://www.mcgrath.com.au/buy/house-arncliffe-nsw-2205/184508" target="_blank">3 Flora Street</a>
</td>
<td width="102">
ARNCLIFFE
</td>
<td width="55">
NSW
</td>
<td width="520">
Over $800,000 SOLD $1.105m
</td>
</tr>
<tr>
<td width="171">
<a href="https://www.propertyobserver.com.au/https://www.mcgrath.com.au/buy/apartment-waterloo-nsw-2017/232843" target="_blank">46/189 Phillip Street</a>
</td>
<td width="102">
WATERLOO
</td>
<td width="55">
NSW
</td>
<td width="520">
Over $650,000 SOLD $738,000
</td>
</tr>
<tr>
<td width="171">
<a href="https://www.propertyobserver.com.au/https://www.mcgrath.com.au/buy/house-newport-nsw-2106/232647" target="_blank">64 Crescent Road</a>
</td>
<td width="102">
NEWPORT
</td>
<td width="55">
NSW
</td>
<td width="520">
Over $920,000 SOLD $995,000
</td>
</tr>
<tr>
<td width="171">
<a href="https://www.propertyobserver.com.au/https://www.mcgrath.com.au/buy/apartment-surry-hills-nsw-2010/233464" target="_blank">307/28 Bellevue Street</a>
</td>
<td width="102">
SURRY HILLS
</td>
<td width="55">
NSW
</td>
<td width="520">
Over $750,000 SOLD $792,500
</td>
</tr>
<tr>
<td width="171">
<a href="https://www.propertyobserver.com.au/https://www.mcgrath.com.au/buy/house-kellyville-nsw-2155/234565" target="_blank">11 Half Penny Avenue</a>
</td>
<td width="102">
KELLYVILLE
</td>
<td width="55">
NSW
</td>
<td width="520">
Over $1,185,000 SOLD $1.322,500
</td>
</tr>
<tr>
<td width="171">
<a href="https://www.propertyobserver.com.au/https://www.mcgrath.com.au/buy/house-illawong-nsw-2234/233614" target="_blank">34 Walsh Close</a>
</td>
<td width="102">
ILLAWONG
</td>
<td width="55">
NSW
</td>
<td width="520">
Over $950,000 SOLD $1.105m
</td>
</tr>
<tr>
<td width="171">
<a href="https://www.propertyobserver.com.au/https://www.mcgrath.com.au/buy/house-chatswood-nsw-2067/229611" target="_blank">5A The Crescent</a>
</td>
<td width="102">
CHATSWOOD
</td>
<td width="55">
NSW
</td>
<td width="520">
Over $1,200,000 SOLD $1.415m
</td>
</tr>
<tr>
<td width="171">
<a href="https://www.propertyobserver.com.au/https://www.mcgrath.com.au/buy/house-castle-hill-nsw-2154/235235" target="_blank">27 Ambleside Drive</a>
</td>
<td width="102">
CASTLE HILL
</td>
<td width="55">
NSW
</td>
<td width="520">
Over $890,000 SOLD $1.071m
</td>
</tr>
<tr>
<td width="171">
<a href="https://www.propertyobserver.com.au/https://www.mcgrath.com.au/buy/house-baulkham-hills-nsw-2153/234800" target="_blank">16 Chelsea Avenue</a>
</td>
<td width="102">
BAULKHAM HILLS
</td>
<td width="55">
NSW
</td>
<td width="520">
Over $1,080,000 SOLD $1.28m
</td>
</tr>
<tr>
<td width="171">
<a href="https://www.propertyobserver.com.au/https://www.mcgrath.com.au/buy/house-lurnea-nsw-2170/234345" target="_blank">26 Brisbane Avenue</a>
</td>
<td width="102">
LURNEA
</td>
<td width="55">
NSW
</td>
<td width="520">
Over $450,000 SOLD $540,000
</td>
</tr>
<tr>
<td width="171">
<a href="https://www.propertyobserver.com.au/https://www.mcgrath.com.au/buy/house-beecroft-nsw-2119/229241" target="_blank">105 Malton Road</a>
</td>
<td width="102">
BEECROFT
</td>
<td width="55">
NSW
</td>
<td width="520">
Over $1,250,000 SOLD $1.4m
</td>
</tr>
<tr>
<td width="171">
<a href="https://www.propertyobserver.com.au/https://www.mcgrath.com.au/buy/townhouse-rozelle-nsw-2039/230145" target="_blank">5/1 Albion Street</a>
</td>
<td width="102">
ROZELLE
</td>
<td width="55">
NSW
</td>
<td width="520">
Over $980,000 SOLD $1.2m
</td>
</tr>
<tr>
<td width="171">
<a href="https://www.propertyobserver.com.au/https://www.mcgrath.com.au/buy/house-leichhardt-nsw-2040/233047" target="_blank">56 Renwick Street</a>
</td>
<td width="102">
LEICHHARDT
</td>
<td width="55">
NSW
</td>
<td width="520">
Over $900,000 SOLD $1.005m
</td>
</tr>
</tbody>
</table>
</div>
</body></html>

jchancellor-FAypfDUnLy

More than halfpenny needed as 16% difference in Sydney auction price guidance gap

<html><body>
Monday's episode of The Block will show buyer's agent and The Block regular Frank Valentic guide his clients through the show's partially completed apartments.
Judges Shaynna Blaze, Neale Whitaker and Darren Palmer have shared their thoughts on "luxury" bathrooms, copper clad bedrooms, and unfinished rooms on The Block Glasshouse, but now it's time to hear from the people who really matter - potential buyers.
Viewers may remember buyer's agent - <a href="/expert-insights/investing/the-top-10-melbourne-hotspot-suburbs-frank-valentic">and Property Observer contributor</a> - Frank Valentic from previous seasons of the show. The agent successfully bid on the most expensive property offered last season, securing Chantelle and Steve's apartment <a href="/expert-insights/buying/the-buyers-behind-the-block-fans-v-faves">for $2.47 million</a>.
It will be interesting to see if Valentic's clients agree with the judges. Last season, rookies Steve and Chantelle beat out the other teams, despite consistently receiving negative reviews from the judges.
Contestants Michael and Carlene will be hoping that the buyers like their apartment as much as the judges have - the couple has received high marks every week, and finally secured a win with their staircase, laundry and guest powder room.
The judges were fans of their light timber stairs, which contrasted with their dark blue wall. They were also praised for their sensible and safe staircase, with multiple landings and a hand rail (pictured below).
<img src="/images/2014/09/01/mcstairs.jpg" alt="">
The laundry was a less family friendly affair - in a good way, according to the judges (pictured below). Shaynna called the powder room, with a bronze mirror, gold details and matte grey cabinetry, "sexy", full of "terrific details". Michael and Carlene received 28 out of 30 from the judges.
<img src="/images/2014/09/01/mlaundry.jpg" alt=""> Former wunderkinds Chris and Jenna were not so lucky. The couple has well and truly fallen from grace, with the third week in a row of poor comments from the judges.
This week, they were slammed on everything from their planning to their materials. Their heavy black bannisters, yet another attempt to reference the structural details of their apartment, was derided by all three of the judges (pictured below).
<img src="/images/2014/09/01/cj%20stairs.jpg" alt=""> Their laundry room and powder room was unanimously considered a failure, with an unfocussed and confusing array of materials: from small grey tiles with white grouting to glossy black laundry doors, via cheap white cabinetry (pictured below). They were awarded 20 points out of 30.
<img src="/images/2014/09/01/cjlaundry.jpg" alt=""> Maxine and Karstan, who had their confidence boosted by their first win last week, delivered a staircase that was deemed a little dated by the judges.
The glass bordered stairs, with no handrail, was called unsafe and impractical - and it wasn't redeemed by its looks (pictured below).
<img src="/images/2014/09/01/mk%20stairs.jpg" alt=""> With black timber steps and backlit wine storage under the stairs that was coupled by a polished aluminium kickboard, the entire area looked positively '90s.
When it came to the couple's laundry and powder room (pictured below), Neale felt "wholly ambivalent". The judges agreed that the area probably won't upset any potential buyers, but was unlikely to wow them either. Max and Karstan received 23 points.
<img src="/images/2014/09/01/mklaundry.jpg" alt=""> Brothers Simon and Shannon were back in everyone's good books this week, with a staircase that "plays as a piece of sculpture", according to Darren (pictured below). Neale noted the boys' "amazing sense of confidence".
<img src="/images/2014/09/01/ssstairs.jpg" alt=""> In the powder room, they presented a wide variety of surfaces - with glazed penny rounds, glossy black cabinetry and matte grey tiles (pictured below). Shaynna said the combination was "balanced", though she certainly didn't think the same of Chris and Jenna's material overload. The boys fared a good deal better, with 27 out of 30.
<img src="/images/2014/09/01/sslaundry.jpg" alt=""> Lastly, Darren and Deanne presented unfinished spaces after major setbacks with their staircase (pictured below). Darren Palmer had a wobbly attempt up the stairs but quickly retreated - though it seems Valentic's buyers are a little more fearless, with tonight's episode preview showing the buyers braving the ascent.
<img src="/images/2014/09/01/ddstairs.jpg" alt=""> Though Darren and Deanne lost major points for failing to finish a room, they still received some compliments on their wall panelling and drying rack and earned 17 out of 30. Their laundry is pictured below.
<img src="/images/2014/09/01/ddlaundry.jpg" alt=""> This week, the teams will complete their kitchens.
All pictures courtesy of Channel 9.
</body></html>

jrichardson-uRX5hFdKfN

Will buyers agree with the judges on The Block?

<html><body>
A preliminary weighted average clearance rate of 72.2% was recorded this week across capital cities compared to 69.5% last week and 71.5% this time last year. This is the highest recorded since early March this year.
<a href="https://blog.rpdata.com/wp-content/uploads/2014/09/20140901-Capital-city.jpg" rel="wp-prettyPhoto[g3667]"><img class="aligncenter size-large wp-image-3668" src="https://blog.rpdata.com/wp-content/uploads/2014/09/20140901-Capital-city-580x431.jpg" alt="RP Data auction market comment | Capital city" width="580" height="431"></a>
Data from the last four weeks has shown that this the best lead into spring since 2010 with more homes being sold at auction and overall higher prices in most capital cities.
In Sydney the market is delivering results comparable to this time last year and looks set to have a strong spring. This week a preliminary clearance rate of 81.1% was recorded compared to 76.1% last week.
<a href="https://blog.rpdata.com/wp-content/uploads/2014/09/20140901-Sydney.jpg" rel="wp-prettyPhoto[g3667]"><img class="aligncenter size-large wp-image-3669" src="https://blog.rpdata.com/wp-content/uploads/2014/09/20140901-Sydney-580x385.jpg" alt="RP Data auction market comment | Sydney" width="580" height="385"></a> In Melbourne there was a preliminary clearance rate of 71% recorded compared to 70.7% last week. This has been the most vibrant auction market since the middle of February this year with three consecutive weeks over 70%.
<a href="https://blog.rpdata.com/wp-content/uploads/2014/09/20140901-Melbourne.jpg" rel="wp-prettyPhoto[g3667]"><img class="aligncenter size-large wp-image-3670" src="https://blog.rpdata.com/wp-content/uploads/2014/09/20140901-Melbourne-580x378.jpg" alt="RP Data auction market comment | Melbourne" width="580" height="378"></a> In Brisbane a preliminary clearance rate of 47% was recorded compared to 51.2% last week.
<a href="https://blog.rpdata.com/wp-content/uploads/2014/09/20140901-Brisbane.jpg" rel="wp-prettyPhoto[g3667]"><img class="aligncenter size-large wp-image-3671" src="https://blog.rpdata.com/wp-content/uploads/2014/09/20140901-Brisbane-580x382.jpg" alt="RP Data auction market comment | Brisbane" width="580" height="382"></a>
Adelaide recorded a clearance rate of 66.1% compared to 67.2% last week.
<a href="https://blog.rpdata.com/wp-content/uploads/2014/09/20140901-Adelaide.jpg" rel="wp-prettyPhoto[g3667]"><img class="aligncenter size-large wp-image-3672" src="https://blog.rpdata.com/wp-content/uploads/2014/09/20140901-Adelaide-580x385.jpg" alt="RP Data auction market comment | Adelaide" width="580" height="385"></a>
In Canberra a clearance rate of 72.4% was recorded and in Perth there was a clearance rate of 46.2%.
</body></html>

rlarocca-zWhvjay44N

Clearance rate lifts on the eve of spring: RP Data's national auction wrap

<html><body>
Sydney’s house prices are rising so much that yields will soon fall below those in Melbourne, according to RP Data’s latest statistics.
With 16.2% growth recorded for Sydney over the past 12 months, of which 1.8% was seen over the past month pushing it to 5% over the quarter, the RP Data Core Logic Home Value Index for August notes that Sydney’s yields are falling proportionately.
RP Data’s research director Tim Lawless said that given the rate of value growth and moderate rental growth, it won’t be long until the yields are below Melbourne’s.
“Over the past year we have seen Sydney’s gross rental yields fall from by 47 basis points, from 4.1% to 3.6%,” said Lawless.
“With yields so low in the cities where values are seeing the largest capital gains, it is clear that investors remain very much focussed on value growth rather than yield,” he said.
Sydney’s house yields are currently recorded at 3.6%, with units at 4.5%. Meanwhile, Melbourne houses were recorded at 3.2% and units at 4.2% representing a subtler drop and some 0.4% and 0.3% difference to Sydney respectively.
</body></html>

jduke-EHk3XBmHkn

Sydney's 16.2% year on year growth straining yields: RP Data

<html><body>
It is certainly important to consider the vacancy rate of the suburb you’re considering investing in, but you should also consider prospective property managers’ vacancy rates.
According to PhilipWebb property management division head Sophie Lyon, you need to be asking plenty of questions of your property manager.
“Your property manager should know their stuff, and easily be able to describe the tenant demographic and suburb profiles,” said Lyon.
“How many properties do they manage in the area? How many are similar to yours? What is the agency’s occupancy rate?"
She explained that the way your investment property is marketed to tenants directly impacts the number of days it’s available on the rental market – and therefore your own cash flow and financial situation.
“You need an agency with a track record of high occupancy rates. The less time it is vacant, the more profitable your investment,” she said.
Ask property managers the rental occupancy rate on their books and compare it to that of the area.
“This is one of the most important factors to look at when choosing a property manager,” she said. She also noted that the quality of the tenants will also directly impact on your return.
“Landlords should regard having a good property manager as having good insurance,” she explained.
“A lot of what property managers do is behind the scenes. We deal with fallen trees, gas explosions, fire and even murder suicides.”
Maintenance, mediating disputes, emergency repairs and communication are all in a property manager’s daily lot.
</body></html>

Property manager’s vacancy rate as crucial as area’s: PhilipWebb

<html><body>
Newland have launched two more stages of their masterplanned development Seabreeze, in New South Wales' Pottsville.
The latest stages, 15 and 16, have officially been launched after a sell out of the preceding stages. This will bring 24 new lots across the 97 hectare estate.
The 38 home sites range from 495 square metres to 900 square metres. Prices range from $240,000 to $330,000.
In total, there will be 600 homes in the development, located at Pottsville-Mooball Road, as well as parks and sports fields.
Around 500 homes have already been built on the estate, and general manager for Newland Developers, Stuart Campbell, said that it would meet the demand they’re seeing in the area.
“We are currently progressing with final planning and anticipate civil works will commence on both stages in coming months, subject to weather constraints,” said Campbell.
“Each land release has been really well-received and as a result, the estate is now home to over 1,000 people across 14 residential stages,” he said.
General manager for marketing agent Oliver Hume Jillian Sheridan said that it’s likely to appeal to the owner occupier market, in particular younger first home buyers.
“We anticipate Stage 15 and 16 will answer current demand for affordable, new coastal property located close to both the Gold Coast and Tweed Coast regions,” said Sheridan.
“We are beginning to see the property market shift, and buyers are currently able to take advantage of historically low interest rates,” she said.
</body></html>

Two new stages launched at Newland’s Pottsville estate

<html><body>
We hear it all the time, often in shining lights and emblazoned on advertising or being told that someone 'lives' off of the income, but what exactly is ‘positive cash flow’ for a property?
It’s actually quite simple. Having a property that returns you money overall, rather than causes you to pay out funds, is known as a ‘positive cash flow’ property.
This doesn’t necessarily have to be before-tax cash flow. Many negatively geared properties provide enough tax savings to make the overall result after tax cash flow positive. For this reason, it varies from person to person. Those in a higher tax bracket who can achieve an advanced level of saving in their tax return may see a property in the positive cash flow territory before someone on a lower income. Similarly, someone that has the funds to push the LVR lower will see cash flow higher for each individual.
The most simple equation to work out what may be likely for cash flow is to look at how much rent is incoming, and how much on the loan will be outgoing. If you have a significant amount left in the remainder, then you’re more likely to be positive.
Yield does have a place in positive cash flow calculations. Higher yielding properties are more likely to provide you a cash flow, as this represents the amount of rent you are achieving against the value of the property – which suggests that your loan, and therefore repayments, are lower.
However, when it comes to the actual cash flow after all costs are considered, which is the amount that truly affects you, everything from maintenance, to property management fees, to vacancies and emergency repairs will alter the amount that you are truly cash flow positive by.
If you wanted to work out the cash flow for the property you’re considering, you’d be required to calculate all of these things in advance and then see what is left over.
So, is there such a thing as a ‘cash flow positive property’?
Yes, for an individual you may be able to own a positive cash flow property. However, it doesn’t mean that any investor who purchases that house or unit will have the same experience. Cash flow is an individual situation and as much to do with chance, such as something breaking unexpectedly and affecting the overall equation, as it is to do with the amount of rent being achieved.
Cash flow situations also change over time. As rent increases or decreases in the area, and as you alter your own in line with the market value, your return on investment will change. Some negative cash flow properties do eventually become positive cash flow and vice versa. Properties that do not cost anything to hold, but also don't provide any return, are often called 'neutral'.
</body></html>

What is ‘positive cash flow’? Property investment terms explained

<html><body>
Civil construction has begun on the sixth stage release of the $50 million My Home and the River estate in Queensland's Logan Village.
So far, the project has made about $25 million in sales, with most sales from locals who live within 30 kilometres of the Logan Village township. Three lots from the previous release are still unsold.
According to project co-developer and sales manager Geoff Kerkow, six contracts for lots in project's sixth stage have been issued.
<img src="/images/2014/09/01/Geoff%20Kerkow%20-%20My%20Home%20and%20the%20River%20project%20co-developer%20and%20sales%20manager.jpg" alt="">
Photo: Project co-developer and sales manager Geoff Kerkow. Source: Supplied.
“Our buyers are moving from more suburban areas to semi-rural Logan Village as the community has become more established,” said Kerkow.
“People recognise that they are not losing anything by moving here because they can still access quality education, medical and retail services while enjoying a better lifestyle.
“The various benefits of living in a smaller community continue to be the major drivers of sales for us.”
The My Home and the River estate project is located 41 kilometres south east of the Brisbane CBD, and about 16 minutes from Logan Central.
<img src="/images/2014/09/01/River%20view%20from%20estate%20press%20res.jpg" alt="">
Photo: River view from estate. Source: Supplied.
The home sites in the Stage 6 release are situated opposite established park lands and walking trails, with prices starting at $249,000 for an 840 square metre block.
My Home and the River was launched in 2011 by a local syndicate. Upon completion, the project will have 272 homes adjoining 30 hectares parkland.
Logan Village, one kilometre from the estate, is serviced by a Bendigo Bank branch, a Woolworths supermarket and a range of cafes, with medical and professional services. In 2011, Logan Village had a population of 3,586 people. 
</body></html>

Latest Expert Insights

The apartment feature many buyers don't think about, until their first missed delivery

Guides

Editor's Picks

Guides

Developments

New apartments

New townhouses

News

Latest Expert Insights

The apartment feature many buyers don't think about, until their first missed delivery

Guides

Editor's Picks

Receive the latest news stories to your inbox

Guides

Developments

New apartments

New townhouses

News