Builder-developer&nbsp;<a href="https://www.apartments.com.au/developers/graya">Graya</a> has secured a prime Newstead site from fellow developer Fraser, subsequently lodging plans for The Silo, a major mixed-use residential project in Newstead designed around a new public laneway linking the James Street precinct with the wider Gasworks and Newstead neighbourhood.

Proposed for the corner of Chester and Morse streets, the <a href="https://www.apartments.com.au/architects/bureauproberts">Bureau^Proberts</a>-designed project places its strongest emphasis at ground level, where retail, landscaping and a new cobblestone pedestrian connection would open the site to the surrounding neighbourhood. The design team describes The Silo as “more than a residential building”, positioning the development as an extension of Newstead’s public realm rather than a standalone apartment tower.

“A new cobblestone laneway and landscaped connection between James Street and Gasworks unlock a missing pedestrian link, improving walkability and stitching together two of Brisbane’s significant urban destinations,” Bureau Proberts said in its Urban Design Report.

<img alt="First look: Graya plans The Silo as new pedestrian link between James Street and Gasworks" data-entity-type="file" data-entity-uuid="0ea1b06a-75f5-40a5-b2c5-33c97bc86052" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/silo%20bldg.png?VersionId=KmjsAtNePu57_B31EM_DJ5T6KPJHtcmo" />

The Silo is planned as a mixed-use development incorporating apartments alongside a bar and centre activities including food and drink outlets, indoor sport and recreation, office and retail uses.

Architecturally, Bureau Proberts has conceived the building as a collection of vertically expressed, stepping forms rather than a single uniform tower. The composition rises from an articulated podium before being broken by a triple-height landscaped recreation level, with the upper section becoming more compact before terminating in a landscaped rooftop garden.

The project's name and architectural language draw directly from Newstead's industrial history. Patterned off-form concrete is proposed as the principal façade material, complemented by slender metal rod balustrades and extensive planting. The cylindrical and vertically ribbed elements give the building its silo-like expression, while curved balconies and planted edges introduce a softer subtropical layer.

“The Silo reinterprets its robust forms, scale and materiality through a contemporary subtropical architectural expression, creating a building that acknowledges its industrial legacy, while responding to the way the precinct is occupied today,” Bureau^Proberts said.

The recreation level is one of the defining breaks in the tower. Plans include a lap pool, mature subtropical planting and shared resident facilities within an elevated communal garden. Landscaping continues through the podium and onto the rooftop, where a further garden forms what the architects describe as a “subtropical crown” to the building.

<img alt="First look: Graya plans The Silo as new pedestrian link between James Street and Gasworks" data-entity-type="file" data-entity-uuid="f8451036-35a4-49a9-8d88-2ef4438eba3d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Silo%20Lane.png?VersionId=h8N31_rYmCEqoNrpt4kbYVQhJGZn60LH" />

At street level, the development has been designed to establish a more permeable block. Retail and hospitality tenancies address the public realm, while landscaped pedestrian spaces lead into the new laneway connection. Renders in the design report show the proposed “Silo Lane” as a substantial opening through the podium, framed by cylindrical concrete forms with cascading planting above.

The Silo continues Graya's move into larger apartment developments after building its reputation across high-end residential projects in Brisbane and the Gold Coast.

Joel Robinson

Graya buys Frasers Newstead site, plans The Silo between James Street and Gasworks precincts

<a href="https://www.apartments.com.au/developers/wickton">Wickton</a>’s completed Linacre Rise development in Hampton is giving Bayside downsizers the opportunity to move into a spacious apartment near the beach, with the developer covering stamp duty for a limited time.

The 27-residence development has been designed for buyers who want to simplify their living arrangements without giving up the space, warmth and quality associated with a long-term family home. Most apartments have already been secured by Bayside locals, leaving a select collection of two and three-bedroom residences and penthouses available.

Two-bedroom apartments are priced from $1.275 million, three-bedroom residences from $2.25 million and penthouses from $3.375 million, with the completed homes available to inspect and move into now.

[smartcode_project:default project_id=95289 project_image_fid=366760]

<a href="https://www.apartments.com.au/buildings/linacre-rise-hampton-8-10-linacre-road-hampton-vic-3188">Linacre Rise</a> occupies an elevated position on one of <a href="https://www.apartments.com.au/developments/hampton-vic-3188">Hampton</a>’s quiet, tree-lined streets, around 250 metres from the bay and 500 metres from Hampton’s village centre. Its setting gives residents access to the beach, local cafés, shops and Hampton Train Station while retaining the feel of an established residential neighbourhood.

Architecture and interiors by <a href="https://www.apartments.com.au/architects/ewert-leaf">Ewert Leaf</a> draw on the warmth and permanence of traditional brickwork, with the building integrated into terraced landscaping by <a href="https://www.apartments.com.au/landscape-architect/john-patrick-landscape-architects">John Patrick</a>. Ground-floor apartments are elevated above the street and include private garden courtyards, while several upper-level residences have generous balconies and outlooks toward the bay.

Inside, the residences favour natural materials and generous proportions. Herringbone-pattern European oak flooring, natural stone benchtops, premium joinery and Swiss V-ZUG appliances are among the key inclusions, while integrated storage has been incorporated across kitchens, bathrooms, studies and living areas.

The kitchens have been planned as practical spaces for both everyday use and entertaining, with substantial island benches, detailed cabinetry and adjoining dining and living zones. Full-height wardrobes, plush bedroom carpeting and carefully considered lighting reinforce the residential character Wickton sought to retain for buyers moving from larger homes.

[smartcode_project:default project_id=95289 project_image_fid=366769]

A Linacre Rise purchaser said the completed apartment had delivered the space, outlook and construction quality they had been seeking.

“The unit is very light, has views to die for over the bay, all construction materials and fittings are premium quality, we have secure parking for three cars, EV charging at very competitive rates, the neighbours are friendly and there is just a lovely ambiance about the place,” the purchaser said.

Environmental features include solar panels, shared electric vehicle charging stations, rainwater harvesting for toilet flushing and landscape irrigation, double-glazed windows and water-efficient fixtures and appliances.

[smartcode_project:default project_id=95289 project_image_fid=366762]

The development was built by Balmain &amp; Co, with Wickton managing the broader development process through its in-house team.

For downsizers, the project’s completed status removes much of the uncertainty associated with buying off the plan. Purchasers can inspect the finished apartments, understand their outlook and proportions, and move in without waiting for construction to conclude.

The remaining selection includes north-oriented balconies, corner configurations and penthouses with elevated bay views. The developer-paid stamp duty initiative is available for a limited time, with potential savings of up to $200,000 depending on the residence purchased.

[smartcode_project_cta:default project_id=95289]

Limited-time stamp duty offer at completed Linacre Rise apartments in Hampton

Luxury apartment buyers have long prioritised design, space and finishes, but increasingly they're placing equal importance on something less tangible: how easily they can live without relying on a car.

At <a>Richmond Square</a>, <a href="https://www.apartments.com.au/developers/fortis">Fortis</a> believes that convenience begins beyond the apartment itself, with the mixed-use precinct earning a near-perfect Walk Score of 99.

The development has been planned around the idea that some of the most valuable amenities aren't contained within a building, they're the restaurants, cafés, parks, transport connections and daily conveniences that can all be reached on foot.

Located just behind Swan Street and Church Street, <a href="https://www.apartments.com.au/new-apartments/richmond-square-1-wiltshire-street-richmond-vic-3121">Richmond Square</a> places residents within one of Melbo​u​rne's most established lifestyle precincts while offering a quieter residential setting removed from the busiest thoroughfares. East Richmond Station is moments away, trams run along both Swan and Church Streets, and the MCG, Melb​​ourne Park, Yarra River trails and the CBD are all within walking distance. At the same time, the precinct itself will introduce a curated mix of dining, retail, hospitality and wellness offerings, creating a destination that extends well beyond its residential buildings.

[smartcode_project:default project_id=13181 project_image_fid=348530]

For Fortis, that combination of location and scale was what made the site unique.

"<a href="https://www.apartments.com.au/developments/richmond-vic-3121">Richmond</a> is one of Melb​o​urne's most established and distinctive inner-city neighbourhoods, with a rare combination of dining, culture, recreation, public transport and proximity to the CBD," the developer said.

"The opportunity at Wiltshire Street was particularly compelling because the site sits slightly removed from the activity of Swan and Church Streets while remaining only moments from everything that makes the area desirable."

Rather than developing a standalone apartment building, Fortis consolidated 15 individual properties to create one of the larger development parcels assembled on Mel​b​ourne's city fringe in recent years. That allowed the team to deliver a genuine mixed-use precinct comprising 107 residences across Wiltshire House and Carmine House, premium office space, hospitality venues, retail, wellness offerings and a future 57-room hotel.

"The scale of the site allowed Fortis to think beyond a standalone apartment building," the developer said.

"Richmond Square could be planned as a complete lifestyle precinct, bringing homes, workplaces, dining, retail, hospitality and wellness together around a series of activated public spaces. The aim was to create a destination that feels connected to Richmond rather than separate from it."

[smartcode_project:default project_id=13181 project_image_fid=348533]

The emphasis on walkability has also resonated with buyers.

Interest has been strongest from established owner-occupiers, particularly downsizers from Richmond and Melb​ourne's inner east who want to remain close to familiar restaurants, workplaces, family and social networks while moving into a more secure, lower-maintenance home. The project is also attracting Mornington Peninsula and interstate buyers seeking a Melb​ourne residence they can lock up and leave between visits.

Many are looking for generous living spaces, room to entertain, quality finishes and confidence in the project team, but location remains one of the biggest deciding factors.

"For many buyers, Richmond Square provides a way to simplify the practical side of home ownership without reducing the quality of their lifestyle," the sales team said.

"Location is also a major driver of interest. Buyers can remain connected to the CBD, major sporting events, the arts centres, local restaurants, cafes and bars and their family while living in a private and secure residence that is easy to lock up and leave for weekends or longer periods away."

[smartcode_project:default project_id=13181 project_image_fid=348549]

The residences themselves have been designed with that buyer in mind. Award-winning architecture practice SJB and interior designers Hecker Guthrie have created spacious two and three-bedroom apartments and penthouses that prioritise generous living areas, natural light, bespoke joinery and private terraces. Above, a rooftop sanctuary by Acre includes landscaped lawns, bookable dining rooms, barbecue facilities, wellness spaces and panoramic views across the CBD, the MCG and Port Phillip Bay.

Fortis believes Richmond Square reflects a broader evolution in apartment living, where the surrounding neighbourhood becomes just as important as the residence itself.

"Richmond Square introduces a different proposition: generously proportioned residences within a genuinely mixed-use, hospitality-led destination," the developer said.

"The project's location and Walk Score of 99 further support a lifestyle where residents can complete many everyday journeys without relying on a car."

Fortis has assembled an experienced team that includes <a href="https://www.apartments.com.au/architects/sjb-architects">SJB</a>, <a href="https://www.apartments.com.au/interior-designers/hecker-guthrie">Hecker Guthrie</a>, <a href="https://www.apartments.com.au/landscape-architect/acre">Acre</a> and builder <a href="https://www.apartments.com.au/builders/hacer-group">Hacer Group</a>, reflecting the developer's commitment to creating projects with enduring design quality and meaningful connections to the communities in which they sit.&nbsp;

Richmond Square is an expression of that philosophy, bringing together homes, workplaces, hospitality and wellness within one of Me​lb​ourne's most walkable neighbourhoods.&nbsp;

Construction is now almost complete, providing purchasers with growing confidence ahead of its expected September 2026 completion.

[smartcode_project_cta:default project_id=13181]

Walk Score of 99 places Richmond Square at the heart of Melbourne's most connected lifestyle

<h3 data-end="19" data-section-id="1dvgwoe" data-start="0">Summary</h3>

<ul data-end="634" data-start="21">
	<li data-end="170" data-section-id="1o77v31" data-start="21">Walker Corporation has lodged plans for a second major residential development in the Maroochydore City Centre, a 29-storey tower known as Celeste.</li>
	<li data-end="327" data-section-id="1lb0y6t" data-start="171">The Plus Studio-designed proposal at Lot 30 Sunshine Coast Parade would deliver 208 apartments, including four four-bedroom sub-penthouses and penthouses.</li>
	<li data-end="487" data-section-id="za720" data-start="328">The application comes as Walker doubles down on Maroochydore following the strong sales campaign at SOL by Walker, where the first tower is nearing sell-out.</li>
	<li data-end="634" data-section-id="5sovec" data-start="488">Walker is a key partner in the transformation of the Maroochydore City Centre, which is expected to ultimately deliver at least 4,000 new homes.</li>
</ul>

Walker Corporation is doubling down on Maroochydore following the successful sales campaign at its first residential project in the emerging CBD.

The national developer has filed plans for <a href="https://www.apartments.com.au/new-apartments/celeste-30-sunshine-coast-parade-maroochydore-qld-4558">Celeste</a>, a new 29-storey apartment tower at Lot 30 Sunshine Coast Parade, just metres from its under-construction SOL by Walker development.

The plans, prepared by Plus Studio, would see 208 apartments delivered across a 100-metre tower on the 2,376 sqm site, which fronts Sunshine Coast Parade, First Avenue and Future Way within the Maroochydore Priority Development Area.

<img alt="Walker" data-entity-type="file" data-entity-uuid="17038209-6fea-4ed2-855d-fd4df65b3d02" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-10%20at%2010.24.16%E2%80%AFAM.png?VersionId=iZD.oVXcQn.aLpUytDAW.CWjxP4puWMy" />

The proposed apartment mix comprises 36 one-bedroom apartments, 48 two-bedroom apartments, 72 two-bedroom apartments with an additional multipurpose space, and 48 three-bedroom apartments.

The upper levels would be capped by two four-bedroom sub-penthouses and two four-bedroom penthouses, taking the total apartment count to 208. The preliminary yield study also provides 262 car spaces, 114 resident bicycle spaces and storage for each apartment.

It represents Walker's next major residential move in the new Maroochydore CBD after the success of SOL by Walker, its $220 million two-tower project nearby.

SOL launched to market in early 2025 and has since seen strong demand, particularly from local owner-occupiers. By February this year, Walker said the first SOL tower was nearing sell-out, with a strong waitlist also emerging for its recently released penthouse collection.

Construction is already underway on SOL, with the first tower expected to be completed in late 2027 and the second to follow in early 2028.

[smartcode_project:default project_id=147777 project_image_fid=319846]

<h2 data-end="2518" data-section-id="1b2dyo5" data-start="2459">Celeste to rise 100 metres over Maroochydore City Centre</h2>

Celeste would take a different form to the twin 19-storey buildings at SOL.

Plus Studio has designed a single 100-metre tower above an activated podium, with the architecture responding to the site's prominent position and three street frontages.

The podium would incorporate commercial tenancies and public art, with sweeping façade elements wrapping the street edges. The scalloped concrete podium has been inspired by the patterns created in sand at low tide, while extensive landscaping would continue vertically through the tower.

The ground level plans show three commercial tenancies addressing Sunshine Coast Parade alongside the residential lobby and landscaped public realm. The podium would then accommodate several levels of car parking before the residential tower rises above.

<img alt="Celeste" data-entity-type="file" data-entity-uuid="121f77b1-71c5-46d7-9b36-0a7d474211ca" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-10%20at%2010.24.47%E2%80%AFAM.png?VersionId=MGrg9Hb7HgzLN0Lelq_xrXNAruVl77ia" />

Plus Studio said the tower had been designed to maximise views from each apartment, taking in the Maroochy River, Sunshine Coast hinterland, Cotton Tree and Maroochydore Beach and ocean.

Those views have also shaped one of the project's key features, with Walker proposing to put the primary resident amenity on Level 29 rather than lower within the building.

The rooftop would feature a 284.9 sqm pool area with an infinity edge, along with a cold pool, spa, sauna, 93.2 sqm gym, sunset lounge, BBQ and dining areas, pool deck and private dining space. Cabanas and day beds are also shown across the recreation level.

The two penthouses would extend across the upper levels and each feature private terraces and plunge pools.

<h2 data-end="4202" data-section-id="v5f4ix" data-start="4160">Walker's growing Maroochydore footprint</h2>

Celeste further reinforces Walker's commitment to the transformation of Maroochydore City Centre.

Walker is one of the key partners delivering the new CBD alongside Sunshine Coast Council and SunCentral Maroochydore, with the broader 62-hectare Priority Development Area occupying the former Horton Park Golf Course and surrounding land.

The precinct is ultimately expected to accommodate at least 4,000 new homes as Maroochydore evolves into the Sunshine Coast's principal commercial and residential centre.

When SOL secured approval in February 2025, Walker Managing Director and CEO David Gallant described it as the "first of many residential projects" the company planned for the Maroochydore City Centre.

Celeste now provides the clearest indication yet of what comes next.

The site sits immediately within the new CBD, with the design report identifying Sunshine Plaza and surrounding parkland within walking distance and Maroochydore Beach around a five-minute drive away.

For Walker, the timing of the application comes as its first residential bet on the new CBD appears to have been vindicated.

SOL has progressed from planning approval to construction while its first release has approached sell-out, giving Walker confidence to push ahead with another 208 apartments and take its residential pipeline in the Maroochydore City Centre to around 450 dwellings across the two projects.

Celeste remains subject to planning approval, with the architectural material describing the scheme as a preliminary yield study that may change through the assessment process.

Walker doubles down on Maroochydore with 29-storey Celeste apartment tower

For most Australians, buying an apartment is one of the biggest financial decisions they'll ever make

The location, floorplan and price are often the first considerations, but in recent years another question has become increasingly important: who is actually delivering the project?

A series of high-profile builder collapses, construction delays and defect concerns have fundamentally changed how many Victorians approach buying off the plan. The collapse of Porter Davis in 2023, which reportedly left around 1,700 homes unfinished, became one of the most visible examples of the risks that can emerge when a construction company fails. <a href="https://www.equifax.com.au/sites/default/files/lpassets/pdf/Final-Business-Market-Pulse-June-Sector-Deep-Dive-Report-2.pdf">Similar challenges across the broader construction sector</a> have left buyers asking more questions before signing a contract.

As Victoria continues encouraging higher-density housing to address supply shortages, transparency is becoming just as important as location or price.

One tool increasingly entering the conversation is the <a href="https://icirt.com/">Independent Construction Industry Rating Tool (iCIRT)</a>, an independent assessment framework designed to help buyers better understand the developer or builder behind a project. Originally developed by Equifax in consultation with government and industry as part of NSW's Construct NSW reforms, the system has since expanded nationally.

<h2 data-end="1519" data-section-id="7nmx3" data-start="1492">What is an iCIRT rating?</h2>

Most Australians are familiar with independent ratings in everyday life.

We compare ANCAP safety ratings before buying a car. We look at Health Star Ratings in supermarkets. Banks rely on credit assessments when lending money.

Until recently, however, there has been very little independent information available to help apartment buyers assess the business responsible for delivering a residential project.

That gap is what iCIRT was designed to address.

Builders, developers and other construction professionals with an iCIRT rating have demonstrated high-trust characteristics through an independent, evidence-based assessment across six criteria: Character, Capability, Conduct, Capacity, Capital and Counterparties. This involves a rigorous review of financial health, past project track record, and ethical conduct. Crucially, an iCIRT rating could help provide property buyers with confidence that they are working with a professional who has demonstrated the capability, capacity, and willingness to return and rectify issues.

Importantly, iCIRT is not a recommendation to purchase a particular property, nor is it a traditional credit rating. It is an independent assessment framework designed to provide objective information about a construction business using a <a href="https://icirt.com/sites/default/files/2025-08/iCIRT-Methodology-Issue1-May-2021.pdf">published methodology</a>.

The system has been widely adopted in New South Wales, where more than one-third of medium and large residential builders and developers now hold an iCIRT rating, representing over two-thirds of the state's residential building market by value as of 2025/26.

<h2 data-end="3126" data-section-id="h6ohtj" data-start="3084">Why buyers are doing more due diligence</h2>

For many buyers, particularly those purchasing off the plan, the biggest risk isn't whether they'll like the kitchen finishes.

It's whether the project will be delivered on time, to the expected quality, and by a company capable of completing the development.

<a href="https://icirt.com/sites/default/files/2026-07/iCIRT%202025%20Consumer%20Survey%20Report%20v05.pdf">Consumer research commissioned by iCIRT</a> found more than half of respondents believed current protections do not adequately safeguard buyers from builder insolvencies or defective projects. Other research found 88 per cent of prospective buyers would seek independent ratings or due diligence before purchasing, while 90 per cent said trust in construction professionals is essential.

That doesn't mean buyers should rely on a single rating alone.

Independent legal advice, understanding the contract, and seeking financial advice all remain important parts of the due diligence process.

However, an independent assessment can provide another source of information alongside those traditional checks.

<h2 data-end="4138" data-section-id="pquzxc" data-start="4094">Trust is becoming a competitive advantage</h2>

The conversation isn't only changing for buyers.

Developers are also recognising that trust has become an increasingly important part of the sales process.

Five years ago, purchasers typically asked about floorplans, finishes and settlement dates.

Today, sales teams are increasingly being asked about the developer's experience, financial stability, previous projects and construction partners.

For companies with strong governance and established delivery records, an independent iCIRT rating provides another way to demonstrate those credentials before buyers even visit a display suite.

According to Equifax, the assessment can also help businesses drive sales and <a href="https://icirt.com/resources-for-business/icirt-rating-helps-scion-secure-high-value-projects">secure high-value projects</a>, as well as identify operational improvements and <a href="https://icirt.com/resources-for-business/mirvac-reinforces-brand-trust-and-quality-independent-icirt-rating">attract top talent</a>.

<h2 data-end="4962" data-section-id="1j54ng5" data-start="4912">Beyond buyers: lenders are paying attention too</h2>

The influence of independent construction ratings is also extending beyond consumers.

According to Stamford Capital's Real Estate Debt Capital Markets Survey, an increasing number of lenders now incorporate iCIRT ratings into their due diligence processes when assessing residential development finance applications.

The survey found lender adoption has continued to rise, with many respondents saying independent assessments provide additional insight into governance, counterparties and delivery capability beyond traditional financial analysis. Some lenders also reported declining funding applications where businesses had poor or no ratings.

As construction costs remain elevated and access to development finance becomes more selective, demonstrating credibility is becoming increasingly valuable.

<h2 data-end="5801" data-section-id="1qazuxs" data-start="5772">What it means for Victoria</h2>

Victoria's apartment market is entering a new phase.

The state is seeking to accelerate higher-density housing while simultaneously introducing reforms aimed at improving confidence in residential construction.

For buyers, that means there are more tools available than ever before to research the businesses behind a project.

For developers, it signals that transparency is becoming another point of differentiation in an increasingly competitive market.

Buyers are asking more questions than ever before and increasingly expecting independent information, not just marketing material, before making one of the biggest financial commitments of their lives.

Find out how to get iCIRT rated <a href="https://www.icirt.com/sites/default/files/2025-08/iCIRT-Infographic-Assessment-Process-Final.pdf">here</a>.

<hr data-end="6469" data-start="6466" />
The information contained in this article is general in nature and does not constitute personal, financial, legal or tax advice. It does not take into account your personal objectives, financial situation or needs. Therefore, you should consider whether the information is appropriate to your circumstances before acting on it and, where appropriate, seek independent professional advice.

This article contains links to third-party websites. These links are provided for convenience only. Equifax Australia does not control and is not responsible for the content, accuracy or privacy practices of external sites.

Copyright © 2026 Equifax Australia Information Services and Solutions Pty Ltd. All rights reserved.

Buying off-the-plan in Melbourne? How independent iCIRT ratings are set to change Victorian property

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?

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According to the RP Data-Rismark Home Value Index, combined capital city home values fell by -0.2% over the second quarter of 2014. 
With the Australian Bureau of Statistics (ABS) releasing their Consumer Price Index (CPI) data last week, we can see that in ‘real’ terms home values across the combined capitals fell by -0.7% over the second quarter of the year.
CPI is important to consider because raw or nominal figures don’t adjust for the impact of inflation. At a headline level, combined capital city home values have increased by 10.1% over the 2013/14 financial year.  The latest CPI data showed that inflation was recorded at 0.5% over the second quarter and at an annual rate of 3.0% throughout the 2013/14 financial year.
<img class="aligncenter size-full wp-image-3530" src="https://blog.rpdata.com/wp-content/uploads/2014/07/Chart-13.jpg" alt="Chart 1" width="500" height="176">
Focusing on the ‘real’ home value growth across individual capital cities we can see some significant variation in value growth, with values actually falling over the year in some cities. 
The above chart details the annual change in capital city home values both in terms of raw change and inflation-adjusted changes.  Although according to the RP Data-Rismark Home Value Index, dwelling values have risen over the year across all cities, when you adjust for inflation values are lower in real terms in Adelaide, Hobart and Canberra.  Not to mention that growth in most other cities starts to look a lot more moderate.
<img class="aligncenter size-full wp-image-3531" src="https://blog.rpdata.com/wp-content/uploads/2014/07/Chart-23.jpg" alt="Chart 2" width="500" height="181">
Home values have been rising across the combined capital cities since June 2012 following falls over most of the previous two years.  Across the individual capital cities the timing and magnitude of the falls has varied greatly however, with values rising across the board, home values generally remain well below their previous peak (in real terms) across the capitals. 
In non-inflation adjusted terms home values are higher than their previous peak in: Sydney, Melbourne, Canberra and Perth.  Once you account for inflation, Sydney is the only city where values are currently higher than their previous peak.
<img class="aligncenter size-full wp-image-3532" src="https://blog.rpdata.com/wp-content/uploads/2014/07/Chart-34.jpg" alt="Chart 3" width="500" height="289">
The above table highlights the previous quarter in which home values peaked in inflation adjusted terms, the maximum falls in values and the difference in values from the previous peak to June 2014. As you can see, the previous peaks vary dramatically across each city.  
As already mentioned, Sydney is the only city where real values are now higher than their previous peak although it’s important to note that Sydney’s previous peak was all the way back in the first quarter of 2004.  Perth’s market peaked in September 2007 and values are still -9.9% lower, Hobart peaked in December 2007 and values are currently -18.8% lower and Brisbane peaked in March 2008 with values currently -14.5% lower than that level. Across all other capital cities values are below their peak however, the real peak in values occurred following the financial crisis.
It is important to consider the impact of inflation because it highlights the real purchasing power. 
In most cities, despite extremely low mortgage rates and value growth throughout the past two years, values still remain well below their peaks.  For home owners this means the real capital gain from residential property have been quite poor in recent years outside of Sydney and Melbourne.  For people who don’t yet own a home it means that you should be able to purchase relatively more for you money now than you could at the market peak.
The data also shows that interest rates are not necessarily the main driver of why values are currently rising.  If that were the case you would probably expect cities where values peaked much longer ago like Brisbane, Perth and Hobart to have recorded stronger levels of growth. 
Mortgage rates are but one consideration for the home buyer and obviously considerations such as employment, cost of living and housing demand driven through population growth are equal as important of a consideration as mortgage rates when considering whether to purchase or not.
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ckusher-ujnxiKuFQs

Inflation adjusted home values are still lower than their previous peak

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“Too many workers live too far away to fulfil our cities’ economic potential,” is the conclusion of a recently published study by the <a href="https://grattan.edu.au/" style="line-height: 1.3em;">Grattan institute</a>.
The report maps the dollar value of goods and services produced by workers within a particular area of Australia’s biggest cities.  Demonstrating a disproportionate 80% is created on just 0.2% of the nation’s land mass.
 <img src="/images/2014/07/28/cashmore%20july28%20one.png" alt="">
Source: Grattan Institute.
It mirrors findings highlighted in a recent speech by Luci Ellis, head of financial stability at the RBA, who collected the addresses of people’s workplaces from the 2011 Census, to construct a picture that is particularly striking if directly contrasted with where employees actually live.
<img src="/images/2014/07/28/cashmore-july28-two.gif" alt="">
“Inner areas have become even greater job magnets in recent years; some middle and outer areas added people, but not so many jobs, so their job-to-worker ratios actually declined,” wrote Ellis. 
Places with ratios well above 1 are employment centres. They pull in commuters across the city even from outside its borders. While the very pale fringe areas, attracting the largest population growth due to pressures of affordability, are the ‘commuter districts’, dormitory suburbs, where jobs and community infrastructure have failed to follow through.
The picture is one of increased social polarisation – fringe localities tend to face higher crime rates, elevated levels of unemployment, along with reports of <a href="https://theage.domain.com.au/health-fear-on-estates-20120314-1v3lw">depression and mental illness,</a>
Poor supply policy and delays zoning pockets within the urban boundaries for residential development, means a typical house and land package on a compact 450 square metre site, transacts for no less than $400,000.
Instead of a sensible system of bond financing, where residents pay back proportionally over a lengthy period of time, or a broad based land value tax to replace other taxes as advocated in the Henry Tax Review, funds for the provision of essential infrastructure are loaded onto the upfront cost of housing and promptly passed to the buyer. 
Yet councils can wait years for the finances to arrive.  The funds are only payable upon subdivision and with no control over the development or release of newly zoned land; buyers often pay for services they may never receive.
Article continues on the next page. Please click below.
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The Grattan report is subtitled “Cities as Engines of Prosperity” and charts Australia’s evolution from a country that “made things”, into one that is now reliant on centrally clustered “knowledge-intensive and specialised services”.
<img src="/images/2014/07/28/cashmore%20july28%20three.png" alt="">
Together, the cities above, account for 15% of Australia’s economic activity but despite declining job-to-worker ratios in the outer suburbs, along with increases in the price-to-distance trade off for home buyers, only 8% of Australia’s employed population actually work in the central hubs of each major capital.
In Melbourne for example, over 50% of jobs in are located more than 13 kilometres from the inner core, with fewer that 20% of jobs in the CBD itself.
These are not high paying jobs however, which leads the authors to imply we need to move closer in and“minimise barriers to highly productive activity in CBDs and inner city areas”.
They suggest this would provide industries with a “wider range of potential workers to choose from”. 
 “Australia’s cities are the backbone of our economy, with CBDs and inner city areas critically important to the nation’s prosperity….The more highly skilled and specialised a job, the greater the need to find the best person to fill it.”
Knowledge based and specialised services cover a diverse area, including industries such as, finance, insurance, real estate, and business services, as well as cultural, media, communication, and education facilities for example.
They are gaining predominance across the globe, due to a technological boom that is powering us forward in an expansion not unlike the industrial revolution.
3-D printing is lowering the cost and logistics of production. Advances in the research of solar and renewable energy have paved the way for homeowners to store electricity overnight and possibly <a href="https://www.smh.com.au/environment/energy-smart/storing-solar-power-is-the-key-to-cutting-energy-bills-csiro-says-20140502-zr2zw" target="_blank">disconnect from the grid</a> completely.  
Companies such as Uber and Lyft have created innovative apps to provide cheaper transport options for consumers and ironically, changes in the way we interact and communicate have allowed people and jobs to disperse over a broader footprint and successfully collaborate across international borders.
However, this is not where Australia excels.
Moves to take advantage of the innovation revolution have been continually hampered by government intervention, winding back tariffs and scaling down their 2020 Renewable Energy Target, acting to protect the cartel of the Taxi industry’s ‘licensing’ monopoly, and cutting funding to organisations such as the CSIRO. 
No - the predominant sector that yields the most “knowledge intensive” gains in Australia comes from the FIRE industry (finance, insurance, and real estate)– which has its infrastructure webbed like a parasite on the back of the great Australian housing boom. 
<img src="/images/2014/07/28/cashmore-july28-five.gif" alt="">
At a global banking conference in 2013, the question was asked: "Why the hell are Australian Banks performing so well!?" It was in response to a chart showing a decade rise in market capitalisation on the global banking index, from 2% to 14%.
The answer was obvious; the banking sector <a href="https://www.debtdeflation.com/blogs/2009/01/31/therovingcavaliersofcredit/" target="_blank">makes its money by creating debt</a> – mostly mortgage debt and our highly leveraged ‘too big to fail four’ are the world’s most heavily exposed to residential and commercial real estate, capturing 88% of the mortgage market alone.
To be clear, the FIRE Economy is not a value adding economy; it profits by extracting economic rent from the debt on rising land values, impeding areas of productive enterprise and trading the interest in a multi trillion-dollar derivatives market to advantage those sitting at the top of the financial pyramid.
Article continues on the next page. Please click below.
<hr class="system-pagebreak">
To survive, the FIRE sector must sell the illusion that the economy and its participants can achieve economic prosperity through speculation on rising property values.
This has been assisted by tax, housing, and monetary policy, resulting in Australian’s holding some of the highest levels of private debt in the developed world. 
Tax withholdings or exemptions given to land holders for example, result in an increase of unearned monetary gains (economic rent) available to be capitalised at the current interest rate into the upfront cost of land. 
This was aptly demonstrated in a recent release by <a href="https://www.prosper.org.au/2014/07/24/negative-gearing-is-costing-you-a-lot-more-than-you-think/">Moodys’ Analytics</a>, estimating how the tax policy of negative gearing, has acted to inflate Australian house prices by no small degree.
 <img src="/images/2014/07/28/cashmore-july28-seven.gif" alt="">
Supply policy has further assisted.
Inelastic responses to market conditions have allowed professional land-bankers to squat on sites at low cost and secure windfall gains when the sites are later rezoned for residential development.
Allowing the uplift of land values to capitalise year upon year into the cost of housing, may be gift-wrapped with corporate spin to suggest it somehow benefits the community, however, a cursory analysis reveals the exact opposite to be true.
It raises the cost of living for every single household, increasing welfare costs, and leaving less to invest in sustainable industries that contribute to the county’s real ‘value adding’ economy. 
As demonstrated by the British economist and historian Fred Harrison in his book The Great Tax Clawback Scam.
The pull of the centralised core, where property values and wages are highest, results in decades of progressive taxes on every worker in the state being clawed back by a few, as inner city land values benefit from higher wages, increased demand and improvements to social infrastructure and transport arterials to do precisely as the Grattan review suggests – and keep us locked and reliant on a small pocket of land for our economic gains.
It brings with it the theory of urban consolation – reduce sprawl and force residents into apartments, however doing so can have the adverse effect of increasing sprawl, as lesser industries ‘hop’ the middle ring, in search of cheaper options and their employees move out further still.
If we were living in ancient Rome where walking was the general mode of transport, you could understand the need to stay centrally located; however we are not. 
We’re in an age of mobility where global research is being poured into innovative modes of transportation such as solar roads and electric cars.
If a buyer is able to travel to the supermarket, park and any other amenity on the priority list within a 30 or 40-minute period, the distance from the CBD is not an imposing factor. The decider is the time it takes to drop the kids off to school in one direction and travel to work in the other. 
Since the 1970s, successive governments have poured millions into incentives to try and decentralise and boost regional localities.  However, all attempts have failed, because the funding mechanism is flawed.
Decentralisation requires affordable land for both business and buyer, which is not unduly inflated due to policies that promote speculation, as well as growth enhancing infrastructure and flexible supply policy that responds in a timely manner to homebuyer (not speculator) demand.
The Henry Tax review was not slow to <a href="https://taxreview.treasury.gov.au/content/finalreport.aspx?doc=html/publications/papers/final_report_part_1/chapter_12.htm">point this out</a>, when it suggested slowly phasing out a vast array of ‘bad taxes’ that impede productivity and reduce mobility (stamp duty, payroll, insurance, vehicle registration, and so forth, as well as phasing out those that ‘reward’ speculation) and instead, collecting more of the economic rent from the unimproved value of land.
Historically, the capture of economic rent (through land tax and to some extent ‘betterment’ taxes) financed some of the most remarkable infrastructure we have. Sydney Harbour Bridge being a case in point.
It was <a href="https://www.propertyobserver.com.au/https://www.abc.net.au/radionational/programs/rearvision/tony-abbotts-big-plans-at-odds-with-infrastructure-history/5404212">acknowledged</a> at the time, that residents on the north shore would benefit significantly from an increase in their property values as a result of this essential piece of infrastructure.  Therefore, a framework was set in place to capture a proportion of the uplift – approximately one third – to assist with funding.
This was in no way detrimental to the property owners.
The increased advantage of economic activity coupled with the rise in prices resulting from the enterprise, more than compensated. A win-win if you like – and readily accepted by the public as ‘fair’.
A more familiar example can be used for owners of apartments. 
When buyers purchase a unit, they expect to pay a yearly corporation fee for maintenance and improvement of community services. In doing so, it reduces the up front cost consumers are willing to pay as they configure the fee into their budget, yet it is also an investment, as the benefits and any subsequent improvement attracts future purchasers. 
A broad based land value taxation as advocated in the Henry Tax review is essentially no different.
In markets that have similar policies – a change in the tax mix, with higher taxation on land in lieu of those on productivity in order to fund related infrastructure, coupled with good supply policy, enables a process of decentralisation and increased affordability to follow through.  Both reforms work hand in hand.  
The prosperous economy of Texas in the USA is a good example of this.
Since June 2009, about 48% of all jobs created in America have been in the state; it has booming population growth, high levels of disposable income, low house prices and has been termed 'The Texas Miracle'.
This is because with no income tax employees get to keep more of their earnings while higher property taxes used to fund community infrastructure stem speculative inflation, which along with good supply policy has created a truly decentralised city, with only <a href="https://www.youtube.com/watch?v=hQtDHY_tkns" target="_blank">7% of jobs located ‘downtown’</a>.
We do not have to mirror another country’s policies, but it does prove the ability to create a system that provides a fairer regime for the funding of infrastructure and stops runaway house price gains.
However, in an economy that is dominated by the financial sector, and reports such as the latest Grattan review celebrating Australia’s city-centric culture, efforts to decentralise and produce a fairer system for all Australian’s is, once again, likely to fail.
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catherinecashmore-6LXia3pPQj

We need to change our city-centric economic views

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The empty late-Victorian, double fronted home that Raine &amp; Horne auctioned this weekend was sold for $1.42 million to north shore downsizers who will make the move to Leichhardt following extensive renovations.
Graffiti artists had left their mark, but the now well fenced property on the corner of Thornley and Cary Streets still retains elegant period details including ceiling roses, bay windows, cornices and blue gum floorboards throughout the remaining four rooms of the original 1883 house.
There were 20 registered bidders seeking <a href="https://www.realestate.com.au/property-house-nsw-leichhardt-117443451" target="_blank">the i</a><a href="https://www.realestate.com.au/property-house-nsw-leichhardt-117443451" target="_blank">nner west offering</a>, with many owner builders among the nine who got to lodge bids at the onsite auction. But it was buyers from Pymble who secured the prize after bidding began at $1 million.
"Yes you will be going to Bunnings Hardware," auctioneer Tom Panos said seeking the opening bid.
"It was an ideal canvas with potential to build one of the area's finest homes," Jonathan Hammond, the Raine &amp; Horne Montano selling agent said of the 360 square metre block.
The pre-auction price estimate was $1.2 million plus. It last traded in 1981 for $177,500.
A $2.19 million Croydon Park result was the top sale.
With 388 results in by Saturday evening, the Domain Group's APM put the preliminary Sydney clearance rate at 77.1%.
It was 73% in Melbourne. The top Melbourne sale amid the 492 results was a $3 million Brighton sale.
The prior Saturday's results were revised down a tad to 73% in Sydney and 70% in Melbourne.
 
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jchancellor-FAypfDUnLy

Renovator's delight at 54 Thornley Street Leichhardt sells to north shore downsizers

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GUEST OBSERVATION
Having led the world in the 1990s in embracing defined contribution retirement plans, Australia now is rightly reviewing whether the design of its retirement income system is meeting the needs of Australians living in retirement.
David Murray’s interim report into Australia’s financial systems noted the particular strengths of this three-pillar system, which comprises the age pension, compulsory superannuation guarantee and voluntary private savings. With more than A$1.8 trillion of assets under management, Australia now has the fourth largest private pension pool in the world. The questions, as the Murray report identified, are around the complexity, efficiency and efficacy of the system.
The fact is Australians are not only living longer, they are seeking greater choice and control in managing their retirement arrangements and need cost-effective products that meet their income needs over many decades after stopping full-time work.
The problems with the current system, as I see it, are two-fold: One is around the lack of meaningful information given to consumers and the other is around the stated lump sum goal of most superannuation plans. Unlike the old employer-sponsored defined benefit plans, the defined contribution (DC) plans that dominate in Australia and in the US market transfer the investment and other risks from companies to employees.
My view is that putting relatively complex decisions in the hands of individuals with little or no financial expertise is problematic. While some say the answer is increased financial literacy, it is simply unrealistic to expect people to make decisions about strategies that challenge even seasoned investment professionals. To use an analogy, when we service our cars, the mechanic does not expect us to be able to understand how the fuel injection system works. Most of us just want a vehicle that gets us safely and reliably to our desired destination.
It’s the same with our retirement plans. It really makes no sense to ask individuals to make complex choices about risk exposures and asset allocation, for instance.
The second problem is the goal itself. The language around DC investment is about asset value. People are trained to see the key metric as the size of their fund pool, when what really matters to them is whether they will have sufficient income in retirement to live the lives they want to live.
If an individual’s pension savings are invested to maximise capital value at time of retirement and her personal goal is to achieve a reasonable level of retirement income, there is a clear mismatch involved.
In the view of the superannuation fund, the relevant risk is portfolio value. But the risk for the individual is uncertainty around retirement income. How do we solve this dilemma? The answer is to adopt a liability-driven investment strategy that is equivalent to how an insurer hedges an annuity contract or how pension funds hedge their liabilities for future retirement payments to members. Nearly a quarter of a century since Australia moved to compulsory super, the financial technology now exists to invest individual super contributions this way. Each fund member would still get a pot of money at retirement and would still have the same choice over their savings they have under current DC arrangements. The difference is the value of the pot would be obtained through a strategy meant to maximise the likelihood of achieving the desired income stream.
Moving to this income-focused strategy would require changes not only to the way super plans actually invest their members’ money but also to how they engage and communicate with savers.
Instead of being asked complex (and meaningless) questions about asset allocation, members would be asked three simple questions – their retirement income goal, how much they can contribute from current income and how long they plan to work. Of course, the asset allocation is important, but this only a factor for achieving success. It is not a meaningful input for the choices the consumer actually makes. Once these variables are known, the fund need only regularly communicate to the member the probability of reaching her goal. To increase that probability, the fund member has only three choices – save more, work longer or take more risk. There are no other ways.
The gap between what exists and what Australians need was highlighted by the Murray inquiry interim report, which noted that the current focus on lump sum balances in the superannuation system is evident in the absence of retirement income projections from annual statements to members.
“For many people, income projections, while difficult to calculate, would be far more useful than total accrued balances,” Murray said.
As someone who has spent much of his professional life researching this issue, I can only agree. Ultimately, what Australia needs is an approach to superannuation that uses smarter products rather than trying to make consumers smarter about finance.
Robert C. Merton is Nobel Laureate, Professor of Finance, School of Management at <a href="https://theconversation.com/institutions/massachusetts-institute-of-technology">Massachusetts Institute of Technology</a>.<img src="https://counter.theconversation.edu.au/content/29547/count.gif" alt="The Conversation" width="1" height="1" style="line-height: 1.3em;">
Alongside his academic positions at MIT and Harvard, Professor Merton holds the post of resident scientist with global asset management firm Dimensional Fund Advisors. This article is drawn partly from his recent essay in the Harvard Business Review on the retirement planning challenge.
This article was originally published on <a href="https://theconversation.com">The Conversation</a>.
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Superannuation: make income the outcome

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There are 1,900 auctions scheduled across Australia this week. In capital cities there are 1,531 auctions expected compared to only 1,441 for the same period last year.
Compared to last week or this week last year capital cities are showing a moderate improvement in key indicators. This is highlighted by the fact that the national clearance rate reached a three month high last week.
A review of the RP Data Listings Index, which measures forward listings activity, shows a clear rising trend compared to last year. When translated to the auction market this should result in volumes in August and September around 10 to 20% higher than last year.
<ul>
<li>In Melbourne there are 665 auctions scheduled compared to 637 this time last year.</li>
<li>In Sydney there are 600 auctions expected compared to 469 for this week last year.</li>
<li>Brisbane is expecting 137 auctions, well down on the 220 this week last year.</li>
<li>Adelaide is expecting 62 auctions compared to 51 a year ago.</li>
<li>Canberra has 37 auctions scheduled compared to 29 a year ago.</li>
<li>Perth has 21 auctions compared to 27 a year ago.</li>
<li>There are eight auctions scheduled in Tasmania.</li>
</ul>
For the second week in a row the highest number of auctions across Australia is expected in the northern suburbs of Melbourne where 23 are expected in <a href="/news">Reservoir</a>.
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Auction market hits three month high: RP Data's national auction preview

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The historic 1919 Hotel Bondi has been put up for sale by the family of the late hotelier, Cyril Maloney.
<a href="https://www.hotelbondi.com.au" target="_blank">The family have owned it for 44 years</a>, bought by the third-generation hotelier Cyril Maloney, who was born in 1919, in Henty, NSW.
After leaving school at 14 to help the family after the Great Depression, Maloney's beginnings as a hotelier began with his wartime savings kitty of £3,000 to buy the Railway Hotel in Orange.
Then came the Regent Hotel at Broadway in the Illawarra, the Wallerawang Hotel, the Freemasons Hotel in Broken Hill, the Railway Hotel in Parramatta, the Great Northern Hotel in Chatswood, the Shellharbour Hotel, the Olympic Hotel in Moore Park, the Bondi Astra, Cronulla's Cecil, the Hornsby Hotel, the Metropole Hotel in Cremorne and the Hampton Hotel in Kings Cross.
The jewel in the crown was the Hotel Bondi.
The property is a four-level hotel with 37 ensuite hotel rooms, bar, gaming room with 30 gaming machine entitlements, bottleshop and 12 car spaces on Campbell Parade.
The hotel is tipped to sell at about $40 million, although the SMH commercial property editor Carolyn Cummins says its real value lies in the development potential of the property.
The Australian Financial Review subsequently suggested $45 million plus.
It sits adjacent to the soon-to-be-completed Pacific Bondi Beach, a luxury apartment and hospitality development.
The Maloney family have yet to sell<a href="/news/nsw/11th-floor-bennelong-trophy-apartment-set-to-test-the-2014-prestige-market"> their prestige CBD penthouse</a>.
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Hotel Bondi listed by the Maloney family after 44 years

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There are 614 Melbourne homes scheduled to go under the hammer this weekend.
It is up on last weekend’s 549 and 80 or so higher than the 531 conducted over the same weekend a year ago.
The most popular region for auction listings this weekend in Melbourne is the west with 104 followed by the inner south with 96, the inner city with 87, the north-east with 84, the inner east 76, and the outer east with 66 auctions scheduled.
<a href="/news">Reservoir</a> is the most popular suburb for auction listings this weekend in metro Melbourne with <a href="https://www.realestateview.com.au/portal/search?rm=search&amp;mapsearch=0&amp;kw=july%2026%20&amp;sub=Reservoir%20VIC%203073%2C&amp;sur=bord&amp;bel=0&amp;beh=0&amp;bal=0&amp;bah=0&amp;sor=featured&amp;CID=0&amp;GID=0&amp;con=S&amp;ptr=r&amp;pal=0&amp;pah=0&amp;portalview=residential&amp;portalsection=buy&amp;exsale=1&amp;jpdate=1&amp;jpday=1&amp;bs=12&amp;prl=0&amp;prh=0" target="_blank">15 listings</a> in the north-east locality.
The next busiest is <a href="/news">Mount Waverley</a> in outer east, <a href="/news">Carnegie</a> in the inner south and <a href="/news">Doncaster</a> in the inner east each with 10 auctions. 
Reservoir was pinpointed this week as <a href="/expert-insights/investing/the-top-10-melbourne-hotspot-suburbs-frank-valentic">a possible Melbourne hotspot</a>.
"Everyone wants to buy in a “hotspot” area that becomes trendy and popular in the near future and allows investors to take advantage of some good capital growth over a shorter time period," Frank Valentic, managing director of award-winning buyers' agency Advantage Property Consulting said.
Reservoir is located 12 kilometres north of the CBD, bounded by the Merri Creek in the west, and the Darebin Creek in the east, a mixed use suburb in Melbourne's north.
The suburb has significant industrial areas in the west and a commercial focus around the railways station and along Broadway.
Reservoir is well represented by the Italian population and also features the Reservoir Private Hospital and Edwardes Lake Park.
One of the auction offerings, at 55 Nesbitt Street (pictured above),<a href="https://www.realestateview.com.au/Real-Estate/55-nisbett-street-reservoir/Property-Details-buy-residential-7283789" target="_blank"> is promoted as "nest or invest</a>". 
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Reservoir hotspot forecast faces weekend auction test

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The producers of The Block certainly know that if it ain't broke, you don't fix it.
The show's blend of drama, deadlines and dollars is a winning formula for the series (if the huge ratings and the turnout for last year's open for inspections are anything to go by), and the characters are the most essential part of the process. For the upcoming The Block Glasshouse, it seems the producers have been busy mining the past to recreate their success.
We've been <a href="/expert-insights/building/the-block-glasshouse-promos-released-series-coming-soon">introduced to the contestants of this series</a> in a number of promotions, and Property Observer thought some of the couples looked eerily familar.
Maxine and Karstan
<img src="/images/2014/07/18/karstan%20and%20max.jpeg" alt="">
Image courtesy of Channel 9.
We aren't the first to think that this season's young loved up New South Wales contestants reminded us of another season's young loved up New South Wales contestants.
Host Scott Cam spoke to The Herald Sun about Maxine and Karstan, saying:
"We had the super Ks ... (Kyal and Kara), this year we've got the supermodels.
"She (Maxine) is beautiful, he is this good looking bloke and they are just this perfect couple."
Kyal and Kara (pictured below) were the fan favourites last year - will Maxine and Karstan be just as popular?
<img src="/images/2014/07/25/kk.jpg" alt="">
Image courtesy of Channel 9.
Darren and Deanne
<img src="/images/2014/07/18/darren%20and%20dee.jpeg" alt="">
Image courtesy of Channel 9.
Maxine and Karstan aren't the only ones who have been compared to last season's contestants. It seems The Block Glasshouse's producers push to market Dee as reality TV shrew of the year is working. Before the series has even aired, News.com.au has published an article headlined: "Is The Block: Glasshouse contestant Deanne Jolly the most volatile Blockhead yet?"
Josh and Jenna (pictured below) of the 2011 incarnation of The Block also proved a reliable source of tantrums.
<img src="/images/2014/07/25/l_joshandjenna.jpg" alt="">
Image courtesy of Channel 9.
Carlene and Michael
<img src="/images/2014/07/18/michael%20and%20carlene.jpeg" alt="">
Image courtesy of Channel 9. The promo material released do their best to paint Carlene as a witch (complete with cackle), while both Carlene and Michael admit that it's the man of the couple that has trouble controlling his temper. Like Darren and Deanne, the young parents could turn out like Josh and Jenna.
Then again, they could turn out like any of the 14 (at our last count) blonde-woman-and-man couples that have already appeared on the series. Simon and Shannon
 <img src="/images/2014/07/18/shannon%20and%20simon.jpeg" alt="">
Image courtesy of Channel 9.
Will the two-Aussie-larakin-blokes-who-are-a-bit-cheeky-but-still-good-natured-and-very-loveable trope work for The Block Glasshouse?
The producers are clearly hoping so with Simon and Shannon, but it's unclear whether the Brad and Dale combo (pictured below) will be quite as successful with double Dales and no Brad.
<img src="/images/2014/07/25/721372-51cabcea-9454-11e3-8d43-e004d36a6c9a.jpg" alt="">
Image courtesy of Channel 9.
Chris and Jenna
<img src="/images/2014/07/18/jenna%20and%20chris.jpeg" alt="">
Image courtesy of Channel 9.
It's hard to pinpoint exactly where Chris and Jenna will fit in The Block universe. To our knowledge, the show has never featured an Asian Australian contestant before, nor a Maltese-Indigenous Australian.
So far, they're being marketed as the quirky renovation rookies as Steve and Chantelle were (pictured below) - let's hope they do as well out of the deal as last season's winners.
<img src="/images/2014/07/25/steve-chantelle.jpg" alt="" style="line-height: 1.3em;">
Image courtesy of Channel 9.
The Block Glasshouse starts this Sunday on Channel 9 at 6:30pm.
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The Block Glasshouse draws on the past for inspiration

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Home loan borrowers are increasingly heading to smaller banks, moving market share away from the major banks over the 12 months to May 2014, according to RateCity data.
They have recorded a 0.37% market share drop for ANZ, Commonwealth Bank, NAB and Westpac collectively, based on APRA data.
With <a href="/expert-insights/finance/nab-and-westpac-meet-cbas-rate-cut">CBA, NAB and Westpac announcing cuts to some of their fixed rates</a>, CEO of RateCity, Alex Parsons, says that they’re competing aggressively to bring back new borrowers.
“The latest salvo in the competition war, this is the first time we’ve seen the big banks move rates under the 5% mark for five-year fixed term home loans,” said Parsons.
“While there has been plenty of action as low as 3.99% on one- and two-year terms, the five year category has not historically seen this level of competition.”
Of course, the major banks are still the dominant players in the home loans market – making up an incredible 84.6%.
Parsons says that despite this, consumers’ brand loyalty is reducing and they’re more keen to shop around. 
“People are getting smarter with their money and, as cost of living pressures bite, realising that paying a higher rate is a waste of money,” he said.
“This latest round of rate cutting is evidence that the majors are starting to feel the pinch of the shift in the market and are having to meet the market. The real winners from this competition will be consumers who will be able to materially reduce their costs of borrowing if they understand and compare the different offerings in the market.”
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Big four banks’ collective market share drops in year to May: RateCity

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Do you remember the last time you took a good look at your own ceiling?
It was probably through bleary eyes, while you struggled to get out of bed this morning. Unfortunately, most of us don't have good reason to stop and look at our own ceilings.
But not everyone lives under white paint and down lights - some houses really have ceilings to celebrate. Here are five.
<ol>
<li>
<a href="https://%20http:/www.realestate.com.au/property-house-vic-queenscliff-115014703" target="_blank">79 Hesse Street, Queenscliff, Victoria</a> <img src="/images/2014/07/25/1.jpg" alt=""> The beautiful kauri pine barrel vaulted ceiling of this converted church in Queenscliff is the central feature of the home, contrasting against the stark white minimalist interiors. Now a four bedroom, four bathroom house, the building was originally built as a church in 1888, designed by architect TJ Crouch. It was deconsecrated in 1981 and was then used as an art gallery, tea rooms and a bric-a-brac shop. The current owners purchased the building in 2007, converting it into a home in 2011. It's currently on the market for $1.9 million to $2.1 million. <img src="/images/2014/07/25/1a.jpg" alt=""> 
</li>
<li>
<a href="https://www.realestate.com.au/property-house-nsw-bondi-115464395" target="_blank">330 Birrell Street, Bondi, New South Wales</a> <img src="/images/2014/07/25/2.jpg" alt=""> There's no eggshell white or dove grey tones to be seen in this Bondi building. Operating with a more-is-more ethos, owner Kevin Du Val has furnished the property with art nouveau curiosities, which extend upwards to the ceiling. He currently operates a massage clinic out of the property, which is soon to be auctioned. <img src="/images/2014/07/25/2a.jpg" alt=""> 
</li>
<li>
Moorecrest, California <img src="/images/2014/07/25/6.jpg.jpg" alt=""> Du Val's Bondi offering rather reminds us of the new Hollywood <a href="/news/from-incredibad-to-chaplins-pad-andy-samberg-and-joanna-newsom-buy-legendary-hollywood-home">home of Brooklyn 99 star Andy Samberg and musician Joanna Newsom</a>. The renovated 1921 home, once rented by Charlie Chaplin, features elaborate interior details, from the carved cornices and decorated columns to intricate oriental designs on the ceilings. <img src="/images/2014/07/25/7.jpg.jpg" alt=""> 
</li>
<li>
<a href="/expert-insights/buying/nicholas-dattners-collingwood-warehouse-passed-in">16/21 Wellington Street, Collingwood, Victoria</a> <img src="/images/2014/07/25/8.jpg" alt=""> "The Kiln" is a rather more rustic offering, a warehouse apartment which was once part of the former Carlton United Breweries between Collingwood's Victoria Parade and Gipps Street. Built in 1862 and fitted out in 1999, the apartment recently passed in at $1.35 million when <a href="/news/furniture-maker-nicholas-dattner-lists-collingwood-kiln-apartment">put to auction by furniture maker Nicholas Dattner</a>. <img src="/images/2014/07/25/9.jpg" alt=""> 
</li>
<li>
<a href="https://www.realestate.com.au/property-house-qld-cape+tribulation-117495083" target="_blank">3762 Cape Tribulation Road, Cape Tribulation, Queensland</a> <img src="/images/2014/07/25/5.jpg" alt=""> The futuristic Alkira is unique in every way, and its ceilings are no exception. Designed by architect Charles Wright, the living space of this concrete trophy home features a scatter of concrete "beams", highlighted by long LED strips. Surrounded by 73 acres of rainforest, Alkira sits in a man made lake, with a helipad located 100 metres from the house. The trophy home, which owners hope will catch the attention of a local billionaire or perhaps "Silicon Valley and Asian entrepreneurs and Hollywood stars", is on the market for $14 million. <img src="/images/2014/07/25/5a.jpg" alt="">
</li>
</ol>
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