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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GUEST OBSERVATION
Reports of the Westfield Group’s attempts to push through a <a href="https://www.theage.com.au/business/unisuper-attacks-lowy-on-westfield-split-plans-20140601-39cm8" target="_blank">$15 billion restructure</a> - complete with a <a href="/expert-insights/investing/deferred-not-defeated-the-lowys-retreat-on-westfield-restructure-proposal">boisterous showdown last Thursday</a> - have mostly concentrated around the effect of the deal on its investors, led mainly by major shareholder, Uni Super.
But the controversial demerger also puts on show the ability of large property landlords like Westfield to legally employ aggressive tax planning to significantly minimise tax, at a time when the federal government has announced that a budget “crisis” requires significant expenditure cuts and the raising of taxes.
As we wrote prior to last week’s vote, our report, commissioned by union United Voice suggests the Westfield Group effectively paid just 8% tax in the seven years to 2013, and its property arm, Westfield Retail Trust (WRT), no tax at all.
This is due to extensive use by the both the Westfield Group and Westfield Retail Trust of trust structures known as <a href="https://www.investors.asn.au/education/property/real-estate-investment-trusts-reits/" target="_blank">Real Estate Investment Trusts</a> (REITs), which it has combined with <a href="https://www.moneysmart.gov.au/investing/complex-investments/stapled-securities" target="_blank">stapled securities</a>.
REITs allow investors, known as unit holders, to hold unit interests in global property portfolios, with attractive yields and tax considerations (as I’ll discuss further down). In Australia, Westfield Group and Westfield Retail Trust are the largest in what is called A-REITS. Other large A-REITs in the publicly listed real estate sector include <a href="https://www.epra.com/media/EPRA_Global_REIT_Survey_2013_-_Australia_1378975784682.pdf" target="_blank">Stockland, Goodman and GPT Group</a>.
According to the European Public Real Estate Association’s Global REIT survey 2013:
"One of the key tax benefits arising for the investor from a trust structure is that distributions from the trust retain their tax attributes (‘flow through’ entity), making an investment via a fixed trust generally comparable in most respects to a direct interest in the real estate. Unit trusts stapled to company structures are common in Australia."
In comparison to all other firms in the real estate management and development sub-industry, known as A-REITs, the Westfield Group consistently rates in the mid-range of tax aggressiveness.
However, the effective tax rates of its sub-industry as a whole are well below the statutory tax rate, as well as the estimated average effective tax rate of 22% for all ASX200 companies over the past decade. This, together with the widespread use of trust structures, suggests that this industry is fairly tax aggressive.
While the Westfield Group is not more tax aggressive than other companies in the real estate development and management industry, its comparative size creates a much larger impact than most of the other entities.
The magnitude of the estimated tax avoidance by Westfield Group amounts to over A$380 million dollars and the Westfield Retail Trust to $171 million dollars in the years from 2006 to 2013, based on their calculated effective tax rates and their reported earnings.
Peter Strong, Executive director of the Council of Small Business of Australia (COSBOA), when discussing the upcoming federal budget and areas where tax collections could improve, said that:
"The area they’ve got to really focus on is the very large businesses that use offshore tax havens, like Westfield. They don’t pay the tax they should pay … if you want to send the right message to the business community in Australia it needs to be that we are going to make sure everyone pays tax, in particular the big businesses."
Despite this there have been no recent reviews by the federal government of the low effective tax rates of companies in the real estate management and development industry, or any other industry for that matter.
An additional issue relates to the disclosure of tax payment information. Finding evidence of tax aggressiveness by corporations is difficult due to the confidentiality of tax documents and assessments, and the minimal disclosure of tax related information in the financial statements.
It is almost impossible to obtain tax payment information of trusts and foundations. This is of most concern with respect to REITs, many of which are large publicly listed entities (such as WRT) that pay no tax at the corporate level.
The use of trusts in the corporate structure of Westfield allows the tax burden to be passed through to the beneficiaries, or unit holders, of the trusts. This advantages unit holders who are able to reduce their tax at an individual level.
Unfortunately, the individual unit holders do not have to disclose the tax paid on the REITs distributions, and therefore, it cannot be established how much tax is actually paid on the profits of Australian REITs.
Furthermore, in Australia companies do not have to report where profits are generated or where tax is paid by tax or geographical jurisdiction. Unlike US firms, Australian firms are not required to split their taxes between local, federal and foreign tax expense.
Further analysis is needed at the firm level into the use of tax planning schemes to determine whether some firms are avoiding taxes. This research supports the drive to include the reporting of income and taxes, including taxes paid, in geographic and jurisdictional segments.
This issue is high on the agenda for the upcoming G20 meetings in Brisbane in November this year. If companies are mandated to disclose detailed information on where profits are made and taxes paid by jurisdiction, the tax avoidance will become more obvious and may thus damage corporate reputations.
The hope is that the greater potential risk to corporate reputations will somewhat deter companies from highly aggressive tax avoidance.
Roman Lanis is senior lecturer, accounting at University of Technology, Sydney.
Ross McClure is a PhD candidate and casual academic at University of Technology, Sydney.
 
This research was commissioned by United Voice.
This article was originally published on <a href="https://theconversation.com" target="_blank">The Conversation</a>.
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po-LsXgBTHBmX

Westfield’s stoush should shine light on tax paid by property trusts

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Lies or perceived lies are endemic within the Melbourne property market. Many dinner party conversations include the “fact” that some real estate buying and selling agents are liars and whether that is true or not is largely irrelevant, as people believe it to be so.
Lies can be very hurtful and we all want to avoid pain if we can; but lies and perceived lies are also part of buying Melbourne property, part of doing business in general and in fact part of living.
If you can deal with lies effectively, then you will have
<ul>
<li>More choice of homes</li>
<li>Buy some homes a lot cheaper</li>
<li>Make a lot better decisions</li>
</ul>
We are involved in several home negotiations each week and we deal with lies to our client’s  advantage.
What does a lie do to you?
You can buy a home at $2,500,000 and you like the agent and you think its good value. Why is that an easier decision to make than when you don’t like the agent because he lied to you and the same home is for sale at say $2,300,000?
Why is that?
Lies chemically affect your conscious and subconscious mind?
When a lie is recognised by you and it emotionally (physically) affects you:
<ul>
<li>The conscious part of your mind pumps in self-protection hormones and</li>
<li>The unconscious part of body starts to put in place defence mechanisms or</li>
<li>Both happen</li>
</ul>
As the defence mechanisms arrive you become more wary (natural human protection instinct) and you are biologically programmed to say ‘no’ rather than ‘yes’.
Our bodies have evolved to react to a lie as a danger. Our bodies feel that the person who is lying to us is trying to gain some advantage over us and this may in fact hurt us and therefore we need to be protected from it.
It’s a natural human survival instinct to avoid first and ask questions later. He who runs away lives to fight another day!
And herein lies the real damage a lie can do to a buyer.
Lies create emotion, which if not managed correctly can lead to poor decision-making.
How can lies really hurt you?
Recently a well known agent liar was marketing a property over $4 million in the Stonnington area and the underbidder in these negotiations was incredibly upset with not buying the home he really wanted to buy.
The buyer could afford it, in the end he felt the price was OK, but couldn’t bring himself to say yes to the agent.
Why not?
Because his fear of being lied to was greater than his fear of missing out? His body was so chock full of conscious and sub conscious protective mechanisms, due to the process that the agent had put him through, that his mind became clouded and ultimately he made a bad decision.
He became frozen by the lie, as a kangaroo is immobilised by headlights. He so regrets his decision now and no court case will ever bring back that one-off lost opportunity.
As we said at the outset lies are perceived as endemic in the Melbourne property market.
Whether agents are liars or not is, in many instances irrelevant, as they are perceived to be liars due to experiences, dinner party stories, the press etc.
Truths when perceived as lies affect your body exactly the same as actual lies. You have the same chemical reactions.
<ul>
<li>How many times has a buyer missed out on a home they really wanted but didn’t act, when they were told there was another buyer and perceived the agent was lying, when in fact he wasn’t.</li>
<li>How many times has a seller missed a great deal when the buyer walked on a perceived lie and the next buyer, a few months later, paid a lot less.</li>
</ul>
This is the one of the real buyer problems of a lie or a perceived lie. Most people can recognise a bald-faced lie on its own; but many cannot recognise a bald-faced truth, especially in amongst a number of bald-faced lies.
Article continues on next page. Please click below.
<hr class="system-pagebreak">
Are lies bad or something else?
In a battle situation, a student of Sun Tzu would consider a deceitful move on the enemy an element or an action or a bluff, more so than a lie. That action would be seen as a good thing if it resulted in victory.
Yet the loser or an observer not connected with the battle may see the same action as a bad thing.
Modern day example: An agent says to you make an offer and you will be rewarded, but then takes your offer and pressures another buyer who offers $20,000 more, which then delivers a higher result to the seller but you miss out.
Has the agent lied to you? A battle strategist would say well done, the seller probably the same; but you the buyer would not think that. And the agent – has he met his ‘moral and ethical and legal’ guidelines by maximising the seller’s position?
Does he think he lied? Should he? Maybe he sees it as poker and it was nothing more than a bluff. In poker is a bluff a lie or is it just a bluff?
On the other hand you have been negotiating with a seller for months and you are down to the last $20,000 on a $5,000,000 deal. The seller asks have you any more money. If you say yes then you know it will mean more negotiations. So you say absolutely no and the deal is done.
Did you lie or was yours a bluff, but the agent’s action was a lie?
They were both $20,000 negotiations – just different long term outcomes for you.
So are all lies bad?
Is the beauty of a lie in the eye of the beholder?
Are you being lied to or are you lying to yourself?
Why do lies affect some more than others?
It is the level of self-interest connection to the lie that determines your emotion, which is turn determines your body’s conscious and sub conscious reaction. If the perception is no danger to you then the chemical reaction is minimised.
From our experience the level of perceived self-interest determines emotion.
When an agent lies to me (a professional buyer advocate) and I recognise it – it is a very different emotional response and therefore very different mind/body response to when an agent lies to you (the buyer) and you recognise it.
The altered state of a competent professional negotiator’s mind would be far less than yours.
As a buying or selling agent we have some skin in the game (our fees) but that is only a minute fraction of emotion compared to you the seller or the buyer.
As well we have the added advantage of having the experience of being able to deal with our mind/body change in this instance.
At the Augusta Masters every year the leaders on Sunday’s back nine all have their bodies pumping in the adrenalin. But some cope better than others – much of it due to golf tournament experience, which allows some to manage their changing mind/body states better and make better decisions.
Tip: Separate the lie or statement from the liar it reduces the emotion.
Let's take the buggers to court 
At those dinner parties we’ve all been regaled with how the speaker is going to deal with the agent liar. First he’s going to sue him, then take him to the CAV and have him stripped of his license, then he’s going to make sure that the lying agent never works in this town again. It’s the principle you know!!
Mmmmm – none of this work for us, not because it is a wrong or right thing to do, but because if your focus is on payback, then your focus is on the personalities of the deal rather than your best long-term home outcome.
We have found the more you primarily focus on your desired outcomes, the more likely you are to achieve them. So is your primary focus payback to the agent or buying the home?
Lets not deal with liars then, lets work with decent honourable agents only!
If this is your thought then your main focus is not the home itself, but an agent who doesn’t lie. You don’t want to buy the best home for you – you want to buy the most pleasant deal.
In this scenario it’s all about how you temporarily feel about the deal and not how you permanently feel about your home. The word “short-sighted” comes into my mind about now.
If a liar is marketing your dream home then to actively not negotiate can be triply bad for you.
<ul>
<li>You are not buying the home you really want.</li>
<li>The liar is bullying you emotionally</li>
<li>You could be missing a better deal than you think. Most buyers can recognise a liar and many buyers don’t like to deal with liars. So a reasonable stretch of this argument is that the “lying” agent may actually remove a number of your competing buyers on the home you want.</li>
</ul>
To buy the dream home that achieves your best financial and emotional and physical outcomes you may have to deal with a liar in order to be the buyer.
Don’t get mad or get even, get the outcomes you really want
Stay focused on your longer term emotional, financial and physical outcomes above all else.
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maljames-vHwm28JUAa

Negotiating with liars: A necessary part of the Melbourne property market 

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The Sunshine Coast market has finally entered a recovery.
<a href="https://matusikmissive.com.au/wp-content/uploads/2014/05/Sunshine-Coast-area-image-for-missive.jpg"><img class="alignnone size-full wp-image-7270" src="https://matusikmissive.com.au/wp-content/uploads/2014/05/Sunshine-Coast-area-image-for-missive.jpg" alt="Sunshine Coast area - image for missive"></a>
It has been a long time coming.  The Sunshine Coast, unlike other markets across south-east Queensland during the previous market upturn, didn’t necessarily overheat property value-wise; but instead, it was more hit by a collapse in tourism and retail spending, plus new residential development.
These three industry types were, historically, some of the major employers on the Sunshine Coast.  The Sunshine Coast, up until recent years, has suffered from a lack of ‘employment depth’.
Game changer
However, the new infrastructure being delivered around the Kawana area – namely the hospital and associated uses – is a game changer adding employment strength to the Sunshine Coast, whilst also helping to reduce the cyclical nature of its employment.
Today, close to 165,000 people are employed on the Sunshine Coast.  Over the past twelve months, 14,000 new jobs were created on the coast.  A total of 32,000 new jobs are expected in the Kawana area on infrastructure and housing build-out.  In 2001, unemployment on the Sunshine Coast was over 11%.  Today, it is less than the Queensland average.
The Sunshine Coast, in short, is creating new jobs and with this essential change comes an increase in population growth, a rise in dwelling starts, more sales, a lift in rents and a return to price growth.  Some large increases in dwelling prices are expected.
Price growth and demand
Our borrowing capacity analysis suggest that once interest rates normalise (increase) in coming years, dwelling appreciation on the Sunshine Coast will slowdown, but end prices are unlikely to drop unless variable mortgage rates rise over 7%.
Another big plus to the Sunshine Coast property cycle this time around is the undersupply of new stock and also the very tight local rental market.  The supply of property for rent is extremely tight.
The Sunshine Coast now has – and this might surprise many – a relatively young demographic profile.  Whilst it does have a growing retirement and age-care related market, these two buying segments are quite small when compared to the size and growth expected in the young renter and first home buyer markets.  Furthermore, the downsizing market is expected to contract in size and impact over the next 10 years.
<a href="https://matusikmissive.com.au/wp-content/uploads/2014/05/SC-Report-P-13.jpg"><img class="alignnone size-full wp-image-7255" src="https://matusikmissive.com.au/wp-content/uploads/2014/05/SC-Report-P-13.jpg" alt="SC Report P 13"></a>
These demographic shifts will see the need for more affordable property and more accommodation for a young rental market.  This will fuel the need for more one and two-bedroom apartments.
Price points
The key thing here is affordability.  Investors should look to buy property priced largely under $400,000 for second-hand stock, under $500,000 for new apartments and under $600,000 for new house and land.  At these price points, property should be met with consistent rental demand and attract owner-resident buyers on resale.
The Sunshine Coast property play moving forward is more about jobs and buying what I call “capital city stock”, rather than lifestyle coastal property.  So beachfront, top-end, luxury homes might not make the best investment on the Sunshine Coast for the next cycle or two – the underlying demographics don’t really support such.
Our modelling suggests a growing need for more residential construction on the Sunshine Coast; this will further help increase employment.  Yet in contrast, given the polarisation of the demographics – young markets and older ones – our Property Pulse™ reading suggests that the Sunshine Coast’s net housing demand will settle back (at a high level) in coming years.
This suggests that after this recovery and upturn, dwelling price growth is likely to be more subdued.
Final word
So, now looks like a good time to buy a Sunshine Coast investment.  Prices should increase over the next 12 to 24 months.  Rents are rising.  Investors need to buy affordable, mainstream rental property, not lifestyle-orientated stock.
Visit Michael's <a href="https://www.matusik.com.au/" target="_blank">website</a>, read <a href="https://www.matusikmissive.com.au/" target="_blank" rel="nofollow">his blog</a>, follow him on <a href="https://www.facebook.com/ThinkMatusik?fref=ts" target="_blank" rel="nofollow">Facebook</a> and <a href="https://www.twitter.com/michaelmatusik" target="_blank" rel="nofollow">Twitter</a>, or connect via <a href="https://www.linkedin.com/in/michaelmatusik" rel="nofollow">LinkedIn</a>.
Photo courtesy of Wikimedia.
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michaelmatusik-49YzLvdmNv

Sunshine Coast recovery has been a long time coming

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Real estate runs through Michael Fox’s veins. The 47-year-old Melburnian started his career managing residential properties, working his way into commercial sales before landing the job of looking after the property assets of Toll Holdings. It was at Toll that Fox met his future business partner Paul Little, and the duo developed their first property together in 2009. Their development company Little Projects sold 800 apartments last year and generated approximately $300 million in sales.
My background spans 25 years in the real estate business. I started out in residential property management and went through to residential sales and then commercial sales and leasing.
I worked at some of Melbourne’s largest real estate firms like McGees and Knight Frank, before moving into the corporate real estate world, looking after the real estate needs of large companies like the Smorgon Group. After Smorgon, I went to Toll Holdings where I looked after all the property matters for Toll, which is the largest transport and logistics company in Australia. At the time, my business partner Paul Little was managing director at Toll.
Our company really started by accident. I came across a spot in Richmond that I thought I could do something with and I spoke to Paul about it. So it was a combination of my expertise and his bank account.
The first development was in Stawell Street in Richmond, where we sold 133 apartments off the plan. Our second site was the Bunnings development in Burwood.
From that point, Little Projects really flourished and we bought a number of other sites. At that stage we had another partner who ran the development side of things and we only did one project every few years.
We are now probably Melbourne’s largest property developer and we sold 800 apartments last year. We focus on inner-city development sites in prime locations. We developed 159 apartments on Fitzroy Street in St Kilda, 250 in Bay Street Port Melbourne, and 388 on Toorak Road in South Yarra. We’ve recently finished developing 411 apartments at the old Tip Top Bakery in East Brunswick and started work on 367 apartments at our latest project, Central South Yarra. From there, we’ve sold off a plan 15 months before completion.
The business has gone from doing one project every few years to one of the largest developers in town. We have 1500 units in planning right now.
Little Projects was one of the first property developers to also offer property management to clients and that sort of harks back to my property management days.  
My expertise in the development side of the business comes from my time at Smorgon and Toll, where I managed close to $1 billion of development over the 10 to 13 years I was there. My experience there was quite broad and varied.
We’ve achieved amazing success in the close to four years that I have been doing this full-time. We went from nowhere to being one of the biggest in town. We’re a small team but we really try to offer something different.
Our secret has always been buying in the right place and right location. We focus on developing locations in prime city-fringe locations, close to public transport. That’s the key to the whole thing: fantastic locations with better than average apartments.
Melburnians have learned to embrace apartment living. And they are not just living in smaller spaces, but embracing whole buildings and community living spaces.
We have always used a business plan. We have pretty good discipline in our business, which comes from our public company backgrounds and the rigours around public company life.
I tell people I think I’ve got the best team going around in Melbourne. Little Projects currently employs 25 professionals. The key is that it is not all about me. It’s also about the people we employ. We only employ the best.
Marketing is an absolutely critical part of the business. We’ve worked pretty hard at developing our brand as a quality developer and we completely committed to pushing our name hard. We’re only as good as what we deliver.
Our property management business is an important part of this. We lease apartments before we finish settling and building. None of our apartments go without a tenant for too long. It is all integrated.
Our next project at Lorimer Street in South Wharf will be something Melbourne hasn’t seen before: twin towers with community facilities, including swimming pools. It is loosely based on some developments overseas [but] it will be well and truly above what others have done.
We’re also looking at expanding interstate. We are watching those markets, although we’re cautious about the next steps. You never want to get too far ahead of yourselves.
I think the real estate market is still reasonably strong. In the earlier days, we had good demand from the first home buyer grants, and this was followed by self-managed super funds. At the moment there is a pretty good push from overseas investors in Melbourne.
This article first appeared on <a href="https://www.SmartCompany.com.au" target="_blank">SmartCompany.</a>
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ekeating-PWvazjYE25

How Michael Fox built one of Melbourne’s largest property developers

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Mortgage Choice says it’s surprised by the results of its own survey of property investors.
Why? Because the people at Mortgage Choice have their heads as full of misinformation about real estate issues as everyone else out there.
They apparently expected the survey to show that saving a deposit was the biggest problem faced by property consumers, given the (alleged) big increase in property values around the nation and the (apparently) ongoing affordability crisis.
<a href="/expert-insights/finding-an-investment-property-harder-than-saving-for-one-mortgage-choice">But the survey showed</a> that the biggest challenge for investors was finding the right property, while affordability issues ranked well down the list of concerns.
There’s actually nothing surprising in any of that. You just need to have a little market knowledge – by which I mean real knowledge, not vague impressions absorbed from media sound bytes.
Mortgage Choice issued a press release, which presumably was designed to generate credibility for the organisation, but it did the opposite.
Here’s what the media release said:
“According to Mortgage Choice's 2014 First Time Investor Survey, 50.6% of investors who purchased their first investment property within the last two years said finding the right property was the hardest part of investing. Mortgage Choice spokesperson Jessica Darnbrough said the results were surprising, especially given the current market conditions. With property values climbing considerably over the last 12 months, we expected to see more first time investors saying their biggest challenge was saving a deposit, Ms Darnbrough said. Instead, just 15.3% said 'saving a deposit' was the biggest challenge they faced when investing in property.”
A couple of points about that - property values haven’t been climbing considerably in the last 12 months. Only in Sydney (and, more recently, in near-Sydney centres) have property values boomed. Most major cities and regional centres have had only moderate growth and some have had no growth at all.
While media continues to fabricate an affordability crisis, the two quarterly indexes published on affordability show the opposite is true. They’ve both just published their latest editions and found that affordability continues to improve and is the best it’s been in 12 years.
How can national organisations that make their living from real estate be so badly informed about it?
It’s no surprise that finding the right property is the biggest issue for novice investors. At Hotspotting we encounter this from consumers on a daily basis. The most commonly used word is “overwhelmed”.
Real estate consumers are overwhelmed by many things, including the massed of bad and conflicting information, but most of all by what to buy and where to buy it. This is a seriously large country with tens of thousands of locational choices. Sydney alone has over 700 suburbs.
The key element missing for most investors is not financial capacity – it’s the absence of a clear strategy for putting their financial capacity to effective use.
The investors who are not overwhelmed are those who have a clear set of goals, an understanding of their risk profile and borrowing capacity, and a strategy for achieving the end game.
Investors like that are quite rare – which is why the Mortgage Choice survey found that most novice investors struggled with finding the right property in the right location.
You can contact Terry via  <a href="https://mailto:ryder@hotspotting.com.au" target="_blank">email</a> or on <a href="https://www.twitter.com/hotspotting" target="_blank">Twitter</a>.
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terryryder-YECXbqmri2

No surprise that finding a property is first time investors' biggest worry

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Office space is increasingly being turned into residential, according to JLL’s Pulse report, which notes that the Sydney CBD is leading the charge on this trend.
They noted that there are four points supporting this shift:
<ol>
<li>Historically low residential mortgage rates 
</li>
<li>Long term undersupply of dwellings 
</li>
<li>Rising office vacancies, declining office rents 
</li>
<li>Rising levels of offshore interest in the residential market</li>
</ol>
In Greater Sydney, developers are competing for sites, and demand for residential property is high, with a vast undersupply.
Softening demand for secondary office stock, as prime institutional grade stock becomes scarcer, has seen yields widen between the two. Understandably, office block owners are looking into their residential options and others to buy on the basis of conversions.
In 2013, they estimate that 46,940 square metres of national office space was withdrawn for residential redevelopment. This almost doubles that seen in 2012, with 25,794 square metres recorded, an increase said to be due to Asian influences. This trend is expected to continue over the next year.
DA approved sites for residential conversion in Sydney CBD:
<table style="width: 460px;" border="0" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td width="110">
Address 
</td>
<td width="53">
Precinct 
</td>
<td width="62">
Office GFA 
</td>
<td width="66">
Residential GFA 
</td>
<td width="62">
Units 
</td>
<td width="67">
Owner Origin 
</td>
</tr>
<tr>
<td width="110">
19-31 Pitt Street
</td>
<td width="53">
Core
</td>
<td width="62">
7,000 sqm
</td>
<td width="66">
4,607 sqm
</td>
<td width="62">
19
</td>
<td width="67">
Australia
</td>
</tr>
<tr>
<td width="110">
Goldfields House, 1 Alfred Street
</td>
<td width="53">
Core
</td>
<td width="62">
24,097 sqm
</td>
<td width="66">
40,341 sqm
</td>
<td width="62">
197
</td>
<td width="67">
US 60% Netherlands 40%
</td>
</tr>
<tr>
<td width="110">
Coca Cola Amatil Building, 71 – 79 Macquarie Street
</td>
<td width="53">
Core
</td>
<td width="62">
9,918 sqm
</td>
<td width="66">
12,819 sqm
</td>
<td valign="bottom" nowrap width="62"> </td>
<td width="67">
Australia
</td>
</tr>
<tr>
<td width="110">
Hudson House,127-131 Macquarie Street
</td>
<td width="53">
Core
</td>
<td width="62">
12,168 sqm
</td>
<td width="66">
12,168 sqm
</td>
<td width="62">
12
</td>
<td width="67">
N/A - Strata
</td>
</tr>
<tr>
<td width="110">
161-165 Clarence Street &amp; 304 Kent Street
</td>
<td width="53">
Western Corridor
</td>
<td width="62">
5,408 sqm
</td>
<td width="66">
15,902 sqm
</td>
<td width="62">
220
</td>
<td width="67">
Australia
</td>
</tr>
<tr>
<td width="110">
The Castlereagh,141-149 Bathurst Street &amp; 209 Castlereagh Street
</td>
<td width="53">
Mid-town
</td>
<td width="62">
1,418 sqm
</td>
<td width="66">
4,957 sqm
</td>
<td width="62">
54
</td>
<td width="67">
China
</td>
</tr>
<tr>
<td width="110">
York &amp; George, 379-385 George Street &amp; 38-48 York Street
</td>
<td width="53">
Mid-town
</td>
<td width="62">
10,178 sqm
</td>
<td width="66">
15,207 sqm
</td>
<td width="62">
199
</td>
<td width="67">
Australia
</td>
</tr>
<tr>
<td width="110">
Greenland Centre (Sydney Water Site), 115-119 Bathurst Street
</td>
<td width="53">
Mid-town
</td>
<td width="62">
5,000 sqm
</td>
<td width="66">
66,720 sqm
</td>
<td width="62">
595
</td>
<td width="67">
China
</td>
</tr>
</tbody></table>
Source: JLL
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jduke-EHk3XBmHkn

Australia’s CBD offices transforming into residential

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A total of 10 childcare centres, all leased, will be auctioned later this month by Burgess Rawson.
The childcare centre freeholds all have triple net lease terms, where the tenant is responsible for the payment of rates and structural maintenance.
<ol>
<li>1-3 Beautel Street, Waterford, QLD. Secure lease to 2018. Rent at $97,567 per annum. 
</li>
<li>2 Blackbutt Place, Byron Bay, NSW (pictured above). Secure lease to Goodstart to 2023. Rent at $55,543 per annum. 
</li>
<li>4A-6A Finchley Place, Kealba, VIC. Secure lease to Goodstart to 2020. Rent at $95,771 per annum. 
</li>
<li>13 Tenterfield Avenue, Hoxton Park, NSW. Secure lease to Goodstart to 2021. Rent at $137,859 per annum. 
</li>
<li>1 Orchard Street, Baulkham Hills, NSW. Secure lease to 2024. Rent at $129,509 per annum. 
</li>
<li>1 Niland Rise, Templestowe, VIC. Secure lease to national operator to 2024. Rent at $93,102 per annum. 
</li>
<li>104-106 Main Hurstbridge Road, Diamond Creek, VIC. Secure lease to national operator to 2024. Rent at $126,821 per annum. 
</li>
<li>5-7 Hercules Street, Tamworth, NSW. Secure lease to 2018. Rent at $56,724 per annum. 
</li>
<li>28 Keen Street, Lismore, NSW. Secure lease to 2024. Rent at $56,327 per annum. 
</li>
<li>69-71 Telford Street, VIC. Secure lease to Goodstart to 2020. Rent at $101,586 per annum.</li>
</ol>
The properties all be auctioned at the Crown Conference Centre in Southbank at 10:30am on Wednesday 25 June.
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jrichardson-uRX5hFdKfN

10 leased childcare centres for sale later this month

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The 165 room Vibe Hotel on Sydney’s North Shore at Milsons Point, has been listed for sale with approval for 87 residential apartments and 10 commercial suites over 16 floors.
It has been listed by a syndicate associated with Greg Shand’s Barana Group through CBRE’s Scott Gray-Spencer and JLL agents James Aroney and Robert Sewell.
The address at <a href="https://cbre.realcommercial.com.au/property-land+development-nsw-milsons+point-501162175" target="_blank">88 Alfred Street</a> could attract Chinese developer interest.
The 1545 square metre holding was bought for $3.166 million in 2003.
There is a Bates Smart design available for the buyer with six month vacant possession if required.
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jchancellor-FAypfDUnLy

Greg Shand syndicate lists Vibe Hotel, Milsons Point

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Expecting interest from resort chains, owner-operators and syndicates, Western Australia's Coral Bay Ningaloo Reef Resort is on the market.
In a campaign to be conducted by CBRE and Colliers International, the <a href="https://www.ningalooreefresort.com.au/pages/1564/home" target="_blank">34-room, three-star resort</a> comes with two separate manager's residences, a cafe, bar and alfresco dining area. It also includes a swimming pool inside landscaped tropical gardens.
It has been the project of owner-managers Aspen Parks and Resorts since 2007.
It sits on 1.8407 hectares, and there may just be the potential for future developments with the zoning.
Wayne Lawrence, Colliers International director investment services, said that it is a "once in a blue mood" opportunity in a tightly-held market.
“This is a resort sitting on the doorstep of a World Heritage Precinct, and a very major tourism draw – it enjoys very strong occupancy, particularly during the peak periods of April to July, and is a highly-profitable business with diverse revenue streams derived from food, beverage and accommodation,” he said.
While Ryan McGinnity, associate director CBRE, said that Coral Bay is the gateway to Ningaloo Reef, a place where diving with the whale sharks is an offered experience. The area is a World Heritage precinct.
“This is the only true resort property in Coral Bay, and a unique asset that we expect will be the subject of very strong enquiry from a range of buyers,” said McGinnity.
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Want to buy a resort? An opportunity just opened up in WA

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Woolworths is investigating options to sell its property holdings in hotels and co-located retail liquor stores.
But it has not yet made any decision.
Reports suggest it is considering single property sales, portfolio property sales or the creation of separate vehicles to own the assets.
Woolworths will retain control of the properties through a leasehold agreement.
Woolworths was responding to media reports about a possible $600 million divestment of property assets of ALH Group, which is 75% owned by Woolworths.
"While Woolworths continually looks at options, no decision has been taken on the divestment of property assets in hotels and co-located retail liquor stores at this stage," the company advised late last month.
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Since July 2010, Woolworths has divested approximately $2 billion of property assets, including Shopping Centres Australasia Property Group in December 2012.
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