Avant Townhomes is adding to Ivanhoe’s family-sized housing options with <a href="https://www.apartments.com.au/new-townhouses/three-82-ivanhoe-382-upper-heidelberg-road-ivanhoe-vic-3079">Three 82</a>, a collection of just 16 four-bedroom townhomes on Upper Heidelberg Road.

The <a href="https://www.apartments.com.au/developers/intrapac-property">Intrapac Property</a> townhome division has taken a contemporary approach to the traditional family home, pairing larger floorplans with the lower-maintenance format of a townhouse.

[smartcode_project:default project_id=152069 project_image_fid=374394]

Designed by <a href="https://www.apartments.com.au/architects/arcadia-studio">Arcadia</a>, with landscaping by Landsite, the homes feature generous open-plan living and dining areas that connect directly to outdoor spaces, with layouts also designed to maximise natural light and privacy.

Natural stone is used throughout the interiors, including in kitchens that pair stone surfaces with bespoke cabinetry, considered storage and SMEG appliances.

The four-bedroom layouts include built-in wardrobes and a main bedroom with its own ensuite, while family bathrooms service the additional bedrooms. Each home also includes a lock-up double garage and intercom entry.

[smartcode_project:default project_id=152069 project_image_fid=374399]

Energy efficiency has been incorporated into the design through solar panels, double glazing and reverse-cycle heating and cooling, with the homes targeting 7-star energy ratings.

Rather than incorporating extensive communal facilities, Three 82 has been conceived around private residential amenity, with the 16-home scale keeping the focus on individual homes and their own indoor and outdoor spaces.

The development is located at 382 Upper Heidelberg Road, around one kilometre from Ivanhoe Village's cafés and retail and a short drive from Eaglemont Station and Ivanhoe Station.

[smartcode_project:default project_id=152069 project_image_fid=374393]

Several of Ivanhoe's established schools are also nearby, including Ivanhoe Girls' Grammar and Ivanhoe Grammar School. The address also provides access to the suburb's parklands and the wider Yarra River corridor.

<a href="https://www.apartments.com.au/project-marketer/nelson-alexander">Nelson Alexander</a> has been appointed to handle sales.

Construction is underway and progressing well, with Three 82 currently tracking toward completion in Q2 2027.

[smartcode_project_cta:default project_id=152069]

Joel Robinson

Three 82 brings boutique four-bedroom townhome collection to Ivanhoe

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.

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

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?

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

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I was contacted twice last week to comment on news stories that featured young Australians building their way to retirement, through debt, leverage and speculation, on the back of rising property prices.
Described as ‘an entrepreneur,’ another a ‘wonder kid,’ both stories told a similar tale.
A gift from mum and dad had helped with the deposit - living in the family home had enabled investment into areas that may not have suited their 'home' buying requirements.
Rising property prices had enabled equity to leverage into the second acquisition – it was not reinventing the wheel, rather a repeat of an all too familiar theme. One had managed to reach his sixth investment by the age of 26 (having started at only 19) - both were on their way to becoming property investment advisors – wanting to help others achieve real estate riches too.
“Young buyers are entering the property market as investors” prompted one reporter – which is no more obvious than saying “circles are round”.
Everyone who enters the property market is an investor, I responded. 
There would be few in the industry working on the buying side of the equation who had not been involved in what I often term ‘the capital gain game’ – where every option suggested is followed by the question “but which will get the best growth?”
Australia has a lopsided neoliberal economy founded on the back of a 5.1 trillion dollar housing market, over 4.1 trillion dollars of which is irreplaceable land.
We’re slaves to a system where the retirement wealth egg is the family home – our personal economic leverage for all lifestyle and business needs - something that is only achievable if policies are manufactured to ensure values remain high (and climbing), whilst debt levels remain ever affordable.
Click to open in new window:
<a href="/images/2014/06/23/cashmore-june-23-one.jpg" target="_blank"><img src="/images/2014/06/23/cashmore-june-23-one.jpg" alt=""></a>
Source: <a href="https://www.worldeconomicsassociation.org/books" target="_blank">Bubble Economics</a> by Paul D. Egan and Philip Soos
It used to be called ‘Monopoly’. Today its termed: ‘getting onto the property ladder’.
Retire as a renter or find a way to ‘work the system,’ playing a dangerous game of debt and leverage, and hoping when the wind finally blows, you’re not left holding the house of cards.
For those unable to afford current high prices, they will see no tax benefit - unless their income is low enough to require welfare assistance. 
Rather they will be at the mercy of rising rents with an uncanny tendency to outpace inflation, tight vacancy rates and few low budget options.
If, as above, they are the ‘lucky’ beneficiaries of family assistance to enable their step onto the first rung of the ladder, they’ll enter a tax system skewed toward ownership, the benefits of which are capitalised into the price, pushing values higher.
<img src="/images/2014/06/23/cashmore%20june%2023%20two.png" alt="">
Source: <a href="https://www.worldeconomicsassociation.org/books" target="_blank">Bubble Economics</a> by Paul D. Egan and Philip Soos
Under such a system, the final consequences are set in stone.
On a global scale, the land bubble induced financial crisis of 2008 left millions suffering fatal burns.
Tough austerity measures that followed destroyed the hopes and dreams of thousands of Europe’s youth.
For those just entering retirement, savings were wiped away, along with any chance of employment in later years.
Australia escaped relatively unscathed, but this isn’t because we’ve solved the boom/bust cycle.
Our policies differ little from the affected countries that promote ownership with similar inflationary measures.
First time buyers have no memory of a recession and understandably want their share of the pie.
However our history is littered with recurrent patterns of <a href="https://www.worldeconomicsassociation.org/books" target="_blank">boom-bust credit and asset bubbles</a>, commonly triggered by high land prices. 
They all heralded financial instability and dreadful social consequences - a study of which should perhaps feature higher on the school curriculum.
We’ve just entered into another cycle and already prices have exceeded previous peaks. 
Housing cycles are long-term affairs, however unless we begin to studiously take measures to change our tax and supply policies, when the clock ticks round again – as it inevitably will – our house of cards will blow over like the rest.
Many applauded Malcolm Turnbull as he made the most of his share of publicity during the CEO sleep out last week, to raise money for the homeless. 
However, Turnbull is part and parcel of a budget and government that exacerbates housing affordability, and by consequence, the very problems he endured a cold night to help ‘solve’.
This is because the government has structured the tax burden to fall predominantly on wages and productivity – which advantages those at the top, who see their landholdings increase way in excess of any taxation or earned income through no individual effort of their own, rather the collective efforts of community investment (<a href="https://catherinecashmore.com.au/" target="_parent">items of which I’ve detailed previously</a>) – whilst the productive earners at the bottom of the pile, struggle to make ends meet.   
In other words, by hoarding housing, the rich pay less - the poor pay more.
Unless we restructure our tax and supply policies to address this and reduce land prices, encouraging instead individual investment into productivity rather than rising land values. Welfare measures to help the homeless are merely a Band-Aid to capture the increasing number falling foul of the system and never a cure.
Which brings me back to the one question both reporters failed to asked,
“Who are rising property prices good for?”
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catherinecashmore-6LXia3pPQj

Housing hoarders: Where the rich pay less and the poor pay more

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It almost got a little chilly this week, even with the winter sun. The cold came from a frosty exchange between our property contrarians, Jonathan Chancellor and Margie Blok, concerning the use of the term "winter garden", its definition and best application.

They reached agreement that a winter garden must have floor-to-ceiling external glass walls, with adjustable glass louvre panels. The space must be long and wide – not a box-like enclosed balcony. Ideally, a winter garden should also have an internal glass wall which can fold back to allow seamless flow with adjacent living areas.

[smartcode_project:default project_id=27728]

Of course over recent years, urban real estate agents have hijacked the term "winter garden" in an attempt to glamorize glass-enclosed balconies within apartments. 

The term was used during the early 19th century for grandly proportioned conservatory-style glass pavilions designed for growing plants in grand houses.

The history of winter gardens is <a href="https://melbourneblogger.blogspot.com.au/2011/05/what-wasis-winter-garden" target="_blank">well documented by a Melbourne blogger</a> who notes “the winter garden dates back to the early modern era where European nobility liked to build a large conservatory...and it had two functions: to house luscious plants that wouldn’t normally grow in that climate and to become an extension of the sociable living space.” 

The blogger further noted:

By the late 19th century, winter gardens had three defining factors:

<ol>
<li>They continued to grow warm-climate plants in a cool country; </li>
	<li>They had space for music, pleasure and strolling inside the building; and </li>
	<li>They were made of vast areas of glass to maximise the natural light and the natural views.  </li>
</ol>
Our columnists recalled the landmark Wintergarden apartments, at 57 Darlinghurst Road, Kings Cross.

It was designed in the 1920s to be sympathetic to its environment with its foyer then boasting indoor conservatory-style gardens.

Winter gardens were a signature of the architect John Burcham Clamp who'd also incorporated them into the 1912 Farmer’s CBD store. 

The designs used attributes of the then new “Daylight Principle”. 

The Kings Cross Wintergarden, which has lost much of its finest details, was one of Sydney's first Chicago-style apartment buildings, using steel frames to give added strength and height.

Almost a century on, our columnists now cast their eye over some recent loose usage of the term and suggest their favourite apartments worthy of the glamourous winter gardens description.

[smartcode_project:default project_id=2881]

HE SAID:

I'm not a huge fan of winter gardens. Especially those that let in the draft and traffic noise. So sadly that rules out some apartments in the Renzo Paino Macquarie Apartments block, given its Macquarie Street position above the Cahill Express entry. The one's above the Royal Botanic Gardens work better. Conservatories in family homes don't do it for me either. I don't mind the old fashioned sunroom, but that's for another day. I've been impressed by the winter gardens in the newly completed <a href="https://www.metroresidences.com.au/interior" target="_blank">Metro</a> project in Chatswood. Ditto the Central Park project at Broadway where they were marketed as ‘loggias’ - weatherproofed with high-tech vertically-sliding glass panels, allowing the residents of blocks, such <a href="https://www.centralparksydney.com/live/the-mark" target="_blank">The Mark</a> to open the space to the elements as a balcony, or close the windows and enjoy bonus indoor space. With no change internal apartment floor level, the loggia seamlessly connects to the living space, and can be used as a dining room, study, extra living space or just an urban garden. 

One knockout winter garden I've spotted is at <a href="/news">Newcastle</a>, NSW, not the UK. Occupying a coveted spacious north east corner position on the sixth floor of The York luxury apartments, there's a winter garden with electronic louvres offering both views of Nobbys Headland and Fort Scratchley and the rolling sound of the surf from Newcastle Beach.

Pictured below, the 601/61 Shortland Esplanade sold at $1.075 million early last year <a href="https://www.realestate.com.au/property-apartment-nsw-newcastle-112905739" target="_blank">through PRD agent Mark Kentwell</a>. I'd have liked a little more furnishings with better than the one pot plant in the corner.

<img alt="" src="/images/2014/06/19/newcastle%20june%2019%20one.jpg">

In Melbourne's Eureka Tower I see they have actually been taking some of the winter gardens out. Not unsurprising, as they always looked too clunky, with their framework in tight odd shaped spaces, for my liking. I see 2101/7 Riverside Quay has been listed through MICM agent Brent Schapel sans winter garden in the 120 square metre abode. Looks like the black granite kitchen, pull-out pantry, and laundry were preferred. 

Harry Triguboff's high-rise, Miramar on Pitt Street, Sydney didn't market the block as having winter gardens when offered in 1993. But it didn't stop Lisa Wang and Yvonne Wong from the Cubic estate agency recently marketing, then selling their Miramar apartment offering supposedly with a winter garden. The apartment at <a href="https://www.realestate.com.au/property-apartment-nsw-sydney-116027911" target="_blank">170/398 Pitt Street</a> fetched $700,000 earlier this year, despite having sliding windows rather than the requisite louvres – though it was correctly marketed as low maintenance, with $730 weekly market rental potential (pictured below). I recall the 38-floor block with 267 apartments was one of the first with very strong Chinese ownership, with the then president of the Real Estate Institute of NSW, John Nicoll noting at the time that the trend in demand for inner-city apartments had been fuelled by uncertainty over the Hong Kong changeover in 1997.

 

 <img alt="" src="/images/2014/06/19/newcastle%20june%2019%20two.jpg">

Margie Blok weighs in on winter gardens on the next page.

SHE SAID:

Winter gardens have been bandied around the Sydney real estate scene since the Renzo Piano designed Macquarie Apartments building was sold off the plan during the late 1990s.

Estate agents and their copywriters often use the word erroneously when describing a glass-enclosed verandah.

While Jonathan worries about winter gardens being drafty, I argue winter gardens can work well if designed appropriately. In Sydney, glass louvres, a sunny aspect and generous proportions are paramount.  

[smartcode_project:default project_id=22699]

During my real estate travels, the best winter gardens I have seen are in Macquarie Apartments, as evidenced in Apartment 28 which sold last November for $3.75 million <a href="https://www.realestate.com.au/property-apartment-nsw-sydney-114788639" target="_blank">through Wilson Property Agents</a> (pictured below). The landmark CBD building designed by Italian architect Renzo Piano saw all 62 apartments sell off-the-plan for an average $2.1 million. The typical internal space was 200 square metres to 220 square metres with 16 square metre to 25 square metre winter garden.

When I inspected this apartment, the winter garden impressed me because it works well with the other living areas, and it makes the most of natural light and the magnificent harbour views. Also, its wide glass frontage is fitted with electronically controlled glass crystal louvres which can be adjusted easily to control wind and rain. 

<img alt="" src="/images/2014/06/19/sydney%20june%2019%20one.jpg">

2) An example of the exaggerated use of the term “winter garden” is a Melbourne apartment <a href="https://www.realestate.com.au/property-apartment-vic-melbourne-114155231" target="_blank">listed through Buxton Albert Park agents James Hatchman and Darren Male</a> (pictured below).

In a modern Karl Fender designed building situated on St Kilda Road, this one-bedder has a 26 square metre living area with sliding metal and glass doors opening to a glass-enclosed balcony with two half-height louvre panels – it could be described as a winter garden at a stretch. And the sad singular pot plant doesn't assist.  

<img alt="" src="/images/2014/06/19/melbourne%20june%2019%20two.jpg">

3)  An advertisement for a one-bedder, at Zetland in Sydney, inappropriately uses the word 'winter garden'. <a href="https://www.realestate.com.au/property-apartment-nsw-zetland-117141391" target="_blank">Listed through Compass Realty agent, David Ho</a>, the apartment (pictured below) is described as a “Stunning Near New One Bedroom with enclosed winter garden”. 

With a masonry wall and sliding glass windows, this “winter garden” space is no more than an enclosed verandah measuring nine square metres.

<img alt="" src="/images/2014/06/19/zetland%20june%2019%20one.jpg">
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po-LsXgBTHBmX

Apartments with winter gardens: He Said/She Said

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The former Queensland Premier Anna Bligh has listed a Highgate Hill, Brisbane investment apartment for sale.
The three bedroom, two bathroom apartment in the Beaumont block has a $640,000 asking price through Ray White South Brisbane agent Luke Croft.
<a href="https://www.raywhite.com/qld/highgate-hill/1156004/" target="_blank">The 4/91 Dornoch Terrace apartment cost $609,000 in 2009</a> when bought by Anna Bligh with her husband Greg Withers.
<img src="/images/2014/06/19/image2.jpg" alt="">
It has 149 square metres space with two car spaces.
The large wraparound balcony has a north/east aspect as well as southern views over to the University of Queensland. 
<img src="/images/2014/06/19/image4.jpg" alt="">
It sits within the sought-after Brisbane State High catchment.
The apartment recently became available for rent at $520 a week, so reflecting a 4.2% rental yield if it sold at its asking price. It was previously available for rent at $480 a week in May 2011.
On its 2009 purchase the couple sought to obtain $530 a week tenants, but had to lower the asking rent to around $490 a week.
The couple retain two other Brisbane investment properties.
<img src="/images/2014/06/19/image3.jpg" alt="">
 
Their Brisbane house was sold following their move to Sydney where he took up a job in 2012 at Arts NSW.
<a href="/news/qld/anna-bligh-sells-her-highgate-hill-home">The Sydney-based former Queensland premier Anna Bligh and</a><a href="/news/qld/anna-bligh-sells-her-highgate-hill-home"> her husband, Greg Withers, secured $960,000</a> having bought the 1890 Highgate Hill home in 1997 for $290,000.
They rented in Sydney's Paddington.
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jchancellor-FAypfDUnLy

Anna Bligh lists Highgate Hill, Brisbane investment apartment

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Lawyer John Rollason and his wife, antique dealer Lilian Barclay, have emerged as the $7.45 million buyers of former Qantas chief Geoff Dixon's penthouse at The Rocks. 
The two-storey penthouse in the heritage 1912 Metcalfe Bond building sold <a href="/expert-insights/buying/regency-style-rockwall-house-potts-point-finally-sells">earlier this year</a> through McGrath agent James Dack.
It has quintessential Sydney postcard views across Campbells Cove to the Opera House and up towards the Harbour Bridge. 
The Tourism Australia chairman paid $7.75 million in 2010.
The Hickson Road apartment had previously traded at $10 million in 2007 when sold by the late McDonald's chief Charlie Bell, who was its first buyer, spending $8,525,000 in 2003 after its refurbishment by Nettleton Tribe Architects for Tjeerd la Grouw's Amstal Property Group.
<a href="https://www.mcgrath.com.au/buy/apartment-the-rocks-nsw-2000/200372/?searchID=36252133" target="_blank">The three-bedroom penthouse</a> has a total area of 328 square metres.
Its body corporate administration fee is $8,892 a quarter, or $35,568 annually, plus a quarterly sinking fund at $1,824 ($7,296 annually).
Lilian Barclay recently sold their Potts Point landmark mansion, <a href="/news/miner-stephen-turner-mooted-rockwall-house-potts-point-trophy-home-buyer">Rockwall House</a> (pictured above) through Blacket and Glasgow's Peter Blacket for $10.175 million to Phi Phi (Qui) Turner, wife of mining executive, Stephen Turner.
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Tourism chief Geoff Dixon sells Rocks penthouse

jduke-EHk3XBmHkn

Harry Triguboff says Gold Coast apartments require “best views and best position”

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GUEST OBSERVATION
One mistake many property investors make on their road to wealth is purchasing as many properties as they can, not taking into account location or price or, most importantly, land value.
But you don’t need to own multiple properties to be wealthy. You just need to make sure the ones you do own count – and of these properties, at least two should be what you refer to as your ‘core assets’.
The core asset properties in your portfolio are you staples; the ones you’ll keep for 10 years plus and will guarantee a significant growth over that period. They are not speculative; instead they are investments that are continuously increasing in value over that time frame.
It’s important to get this right from the start. These properties need to be in a 5km-10km radius of a major capital CBD, affordably priced with a high level of tenancy and high rental returns.
They need to be purchased at 5% to 10% below the market value to secure a return. I call this the ‘margin of safety’ when buying any investment property and it’s crucial for putting you in the right mindset for managing a portfolio with a positive outlook.
Buying fewer properties will also mean spending less on stamp duty and purchasing costs. I have always said that Governments are usually the big winners from real estate transactions, with removalists a very close second. But it doesn’t need to be that way!
Remember, we are just in this for the money, not for the purpose of saying you own multiple properties. What is important is your net worth; not your gross amount of properties.
Once you’ve purchased your first core asset, wait three years or more until you’ve built up enough equity to purchase another. It may be boring, but good investments usually are. Just remember, they have huge long term rewards.
How long till my property doubles?
A general rule of thumb exists in the investment world that property doubles every 7-10 years. While this is simplistically true, for those buying lemons or at the wrong time, nothing could be further from the truth. Did you know that:
<ul>
<li>Between 1960 – 1972, it took 12 years for to property to double</li>
<li>Between 1972 – 1975, it took 3 years for to property to double</li>
<li>Between 1975 – 1983, it took 8 years for to property to double</li>
<li>Between 1983 – 1988, it took 5 years for to property to double</li>
<li>Between 1988 – 2001, it took 13 years for to property to double</li>
<li>Between 2001 and 2013 – it took 12 years for property to double</li>
</ul>
Source: Value Investing in Property; What would Warren Buffett do if he was buying property in Australia? (Gavin McPherson)
So you can see that for those that bought wisely (say in 1972 or 1983) the purchase of one astute investment property could certainly reap far more rewards than 3 poorly timed ones! Not to mention the levies, taxes, stamp duties and maintenance along the way. 
Importantly, you will need to consider the location of the investment and how much land value is intrinsically within the land component. Do not assume capital growth without taking into consideration those key points.
Assuming returns of 10% and 11% year on year is unrealistic - you need to average your returns over 10 years and be as positive about your portfolio in bad years as you are in good.  Remember, property only needs to increase by 7% per annum to achieve this outcome.
Is it harder than it used to be?
Unfortunately above trend capital growth will get harder and harder in the future. The returns of the past will not be the returns of the future, but rewards can still be gained by following demographics; my secret pastime.
For those of you that already own some ‘dog’ properties, don’t despair. Just think, even if you purchase the worst property investment, it will come good over time with the power of inflation. You are certainly in a great market that will forgive al lot of your properties downsides. But for those that are about to purchase, imagine what will happen if you purchase well?
The strength of your portfolio should be built on the premise that you might only need to buy one great property to trade or keep as a core asset once every three years maximum.
Core Assets
By simply concentrating on fewer core assets most of the hard work is done. Investing isn’t meant to be difficult over the long term. In fact, it is designed to get easier.
Your ambition is to get wealthy, not to collect properties.  Most people I know who own ten or more properties are NOT wealthy. Of course, it isn’t for lack of trying. In fact, if I could summarise the activity of an active “collector” investor, I’d use the analogy of the “old lady who swallowed a fly.”  She chased one bad decision with another; and the result wasn’t good…  
Now I know there are plenty of peddlers determined to wrestle your wallets out of your pockets to have you buy multiple properties in a market like this. In fact, it’s almost perfect timing for these charlatans. 
Just remember that old lady!
Gavin McPherson is CEO of Oasis Property and bestselling author of Value Investing in Property, What Would Warren Buffet Do If He Was Buying Property in Australia?
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The key strategy to being a successful investor

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The RBA has decided to remove first home buyers data from its housing loan approvals chart while it is being reviewed by the provider.
Fairfax Media columnist Michael Pascoe first noted the RBA had intriguingly dropped first home figures from its <a href="https://www.rba.gov.au/chart-pack/" target="_blank">June economic data chart pack</a>, suggesting perhaps as a consequence of rising concerns about the possible underestimating of first home buyer statistics.
<img src="/images/2014/06/11/fhb%20june%2011%20one.gif" alt="">
An RBA spokesperson advised Property Observer that the bank had decided to remove the data from the graph while it is being reviewed by the ABS provider.
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RBA awaits ABS first home buyer data 

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The discussion of foreign buyers in the light of a lack of data around their purchasing has seen Master Builders chief executive Wilhelm Harnisch warn that if the RBA moves it will be to the disadvantage of local buyers.
<a href="https://www.2gb.com/audioplayer/49806#.U6NgIUCg58F" target="_blank">Speaking to 2GB yesterday</a>, Harnisch said that it’s crucial to have the data specifically relating to foreign buyers, however the current information doesn’t seem to support the hypotheses that it’s a problem.
“Certainly when you look at some of the other price data, which is obviously also an indicator the RBA uses...Master Builders is not too unduly concerned about the impact of foreign investors at this point in time,” Harnisch told 2GB’s Ross Greenwood.
“We need to get some very reliable and robust data, so that’s point one. But secondly, in part there’s an unfortunate hype about foreign investors at this point in time," he said.
Pointing to the various house price indices, he said that any concerns about a house price blow out are starting to ameliorate, "and therefore the sorts of fears about a ‘foreign flood of investors pushing up house prices’ are certainly not represented in those sort of indices that are coming out of late".
He then warned that any response from the RBA that is on the back of market discussion as opposed to data, would be a worry.
“We’d be very concerned that the RBA, when it does act, doesn’t act particularly to any sort of populist reaction in terms of what the market maybe thinks is happening, and therefore raising interest rates would then severely disadvantage our local domestic buyers.”
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Indices don't suggest foreign investors pushing up house prices: Master Builders

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Folklore says that people buy and sell every seven or so years. However, the truth does seem to be longer with the average hold period for all the homes sold in Melbourne in the year ending 31 March being 11.4 years, and 9.5 years for units.
What’s even more interesting are the suburbs whose owners seem to rarely sell; they cover a range of prices and locations in Melbourne.
Topping the list with the suburb for the longest period of ownership are the home owners of Vermont South. In Vermont South the average hold period is 18.3 years. If you really like the area and don’t want to wait that long, the average hold period in the more affordable Vermont is only 13.8 years.
The top 10 list also has three suburbs with million dollar house values, Ormond where the average hold period is 16.9 years, Caulfield North at 15.4 years and Parkville at 15.4 years.
At the more affordable end of the market is Tullamarine. Owners of houses there sell on average every 15.7 years.
The fact that the houses in Tullamarine are as tightly held as Ormond but under half the value suggests owners reasons for selling infrequently is not strongly related to their cost. Rather, there will be a range of other demographic reasons why people sell infrequently, which includes what stage of life they were at when they purchased, along with the actual age of the suburb.
One interesting and common factor is that each of the suburbs in the top 10 has a lower than average proportion of investors as owners. Vermont South for instance has less than 1 in 10 homes owned by an investor. In Wheelers Hill, which has an average hold period of 16.2 years, only 10.6 per cent of homes are owned by investors.
This factor alone does not explain the long periods of ownership in Tullarmarine in which investors own 16.2 per cent of houses. It is likely to be a special case due to its proximity to the major economic activity centre and employment generator, the airport.
<a href="https://blog.rpdata.com/wp-content/uploads/2014/06/2014-06-17-melb-blog.jpg" rel="wp-prettyPhoto[g3381]"><img class="aligncenter size-full wp-image-3382" src="https://blog.rpdata.com/wp-content/uploads/2014/06/2014-06-17-melb-blog.jpg" alt="Suburbs where homes rarely come up for sale - RP Data" width="350" height="360"></a>
Melbourne Auction Market preview for week ending 22 June
There are 834 auctions scheduled this week in Melbourne compared to 820 for the same time last year.
Last week was the eleventh time this year that there were more than 1,000 auctions in a week. The latest data shows the use of auctions as a sales method is consistent with last year. In the first three months of this year 30.6 per cent of sales were by auction. This is consistent with last year but is expected to rise as data for April and May is compiled following the settlement of sales.
There was a rise of 7.9 per cent in new residential listings in Victoria over the last month with 9,616 homes being newly listed for sale.
The average time on market for houses sold at private sale remained stable and tight at 35 days. Vendor discounting improved slightly over the week, at -5.5 per cent, compared to -5.6 per cent over the previous week.
Key data
<ul>
<li>Clearance rate week ending 15 June: 69.2 per cent 
</li>
<li>Melbourne auctions expected week ending 22 June: 834 
</li>
<li>Melbourne private sales time on market week ending 15 June: 35 days (houses) 
</li>
<li>Melbourne vendor discounting market week ending 15 June: -5.5 per cent (houses) 
</li>
<li>Listings being prepared for market are 2.4 per cent higher in month ending 8 June (seasonally adjusted)</li>
</ul>
 
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Tightly held Melbourne suburbs: RP Data's Melbourne weekend auction preview

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If you had seven hundred and eighty two odd thousand dollars, or the median price of Sydney to spend, how would you spend it?
I was reading an article recently about finding a suitable property in Sydney and paying just the median price, which was around $782,000 at the time.
The story continued as property experts put forward their ideas. One suggested a small house in outlying Sydney suburbs like Rockdale, but most properties in this price range would be on busy roads and that would be the compromise.
Another expert recommended inner ring apartments over old terraces or townhouses that would need substantial renovations. He said you could pick up a one bedder for $600,000 to $700,000, or a two bedder for $775,000 to $900,000, with expected yields around 4.5%.
Reading about this expensive Sydney property mentioned in the story got me thinking about what you could buy for the same price if you drove two hours north of Sydney to the Lower Hunter Region of NSW. Depending on which city you chose, your $782,000 would stretch to an impressive acreage or farm. 
In the city of Cessnock you could buy three houses, each for $260,000 (around this city’s median price). They would be on large 800 square metre blocks with 3 bedrooms and each rent for around $300 per week delivering a 6% or more gross yield. Or you could buy two larger, newer homes or a really beautiful house within a golf resort and even a commercial property.
In the city of Maitland you could buy a luxury restored heritage home built at the turn of the century with manicured gardens, a 6 bedroom homestead on acreage, or two substantial, almost new houses in new land estates each on 750 square metres of land.
Or you could develop land and build a dual occupancy – for around $782,000, your budget would cover building two four bedroom homes on a larger corner block with a Torrens Title subdivision.
The big difference between buying multiple or larger properties with your budget compared to building two dwellings yourself would be the equity creation and depreciation benefits. You see if you used your $782,000 to add value, you would create about $120,000 in equity within a year and get around $25,000 in depreciation in year one (using the diminishing method).
I know what I’d chose if I had a lazy $782,000 to spend particularly if I was an investor...hmm a two bedroom unit in Sydney or a four bedroom dual occupancy project in the fast growing city of Maitland? 
Oh, and another very important thing to note. The Hunter was a big winner in the New South Wales budget. This week it was announced that the <a href="https://www.hunterinfrastructure.nsw.gov.au/" target="_blank">Hunter Region gets $100 million to top up the Hunter Infrastructure Fund</a>.
Plus more than $300 million had already been announced for Hunter projects ahead of the budget including $280 million for the last link of the Newcastle inner-city bypass, $20 million to rebuild the Hunter Sports High School, $6 million allocated towards the Glendale interchange and $3 million for the planning of a new Maitland Hospital, among many others.
Infrastructure spend is one of the key indicators that an area is earmarked for growth.
<a href="https://www.propertybloom.com.au/">www.propertybloom.com.au</a>
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