Too often, heritage buildings become the podium for a contemporary tower. At <a href="https://www.apartments.com.au/new-apartments/623-collins-607-623-collins-street-melbourne-vic-3000">623 Collins</a>, <a>Sterling Global</a> challenged its design team to reverse that process.

The brief to <a href="https://www.apartments.com.au/architects/plus-studio">Plus Studio</a> was deliberately simple: "Don't design around the heritage. Design from it." It became the philosophy behind a project that draws inspiration not only from two landmark heritage buildings, but from Collins Street itself, a street layered with architectural history and civic significance.

That philosophy has shaped one of <a href="https://www.apartments.com.au/developments/melbourne-vic-3000">Melbourne</a> CBD's most considered residential projects, where the 1924 State Savings Bank and neighbouring Batman's Hill Hotel have become the architectural foundation for 623 Collins rather than remnants preserved beneath a new development.

[smartcode_project:default project_id=145324 project_image_fid=372749]

Rather than approaching the site as a blank canvas, <a href="https://www.apartments.com.au/developers/sterling-global">Sterling Global</a> saw the existing buildings as the beginning of the story.

"Sites like this rarely become available," the developer said.

"623 Collins wasn't simply an opportunity to develop a prominent CBD site. It was an opportunity to restore and reimagine one of Melbourne's important heritage landmarks while contributing to the continued evolution of Collins Street. For us, the existing buildings weren't constraints. They were the beginning of the story."

Instead of mimicking the ornate heritage architecture, Plus Studio studied the proportions, rhythm and craftsmanship of the original buildings before translating those characteristics into a contemporary 42-storey tower.

[smartcode_project:default project_id=145324 project_image_fid=372748]

"The brief challenged us to create a contemporary landmark that respected Melbourne's architectural history without becoming nostalgic," Plus Studio said.

"Rather than mimicking heritage, we sought to understand its proportions, rhythm and material language before translating those qualities into a distinctly contemporary architectural expression."

The practice says the State Savings Bank and Batman's Hill Hotel became the project's primary source of inspiration, allowing the heritage buildings and contemporary architecture to exist "in conversation rather than contrast." Generous planted terraces further soften the transition between old and new, creating elevated green spaces while reinforcing the dialogue between the restored podium and the contemporary tower.

That dialogue continues throughout the interiors, where Melbourne designer Fiona Lynch developed a material palette inspired by the idea of alchemy, balancing contrasting materials that reference both the Neo-Grec detailing of the original bank and contemporary urban living. The result is a series of spaces that feel timeless rather than trend-driven.

[smartcode_project:default project_id=145324 project_image_fid=354343]

The project will deliver 316 residences across four collections, Heirloom, Signature, Reserve and the Penthouse Collection, with each responding differently to its position within the building, from the restored heritage podium through to the upper levels of the tower. The Heirloom Residences retain defining heritage elements including original heritage windows, generous proportions and high ceilings, while the tower introduces contemporary homes with expansive layouts and elevated views.

Amenities have likewise been designed to support long-term city living rather than short-stay convenience. Residents will have access to concierge services, wellness facilities including a pool, cold plunge, sauna, steam room and gym, alongside private lounges, entertaining spaces and dedicated resident clubs.

Sterling Global says that approach is resonating with buyers seeking permanence rather than novelty.

[smartcode_project:default project_id=145324 project_image_fid=354347]

According to the sales team, purchasers are looking for enduring architecture, generous floorplans, heritage character and long-term value, with many commenting that 623 Collins "doesn't feel like another apartment development" because of the way the architecture has been curated around the site's history.

Situated on the prominent corner of Collins and Spencer streets, the project occupies one of Melbourne's most recognisable gateway sites, marking the western entrance to the city's best-known street. For Sterling Global, it also reflects a broader shift in city-making.

"Rather than maximising development yield, the project embraces adaptive reuse as a design philosophy, allowing heritage to inform architecture, interiors and the overall resident experience," the developer said.

"The result is a building that feels uniquely connected to Melbourne."

[smartcode_project_cta:default project_id=145324]

Joel Robinson

How Sterling Global designed 623 Collins from Melbourne's history

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]

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

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

<html><body>
Though negative gearing has short term benefits, many investors are looking for properties that can bring them high returns for a low price.
Using statistics from RP Data, Property Observer has put together the top five suburbs for unit rental yields by state.
Rental yield, the proportion of rental income to a property’s purchase price, is one of the key indicators of value for an investment property.
Predictably, New South Wales and Queensland currently offer the best yields for units. The price pressure in the Sydney rental market is well known, and Queensland has flagged by many of our observers as the next market to watch.
However, a property’s rental yield is only one factor in its worth to you as an investor. A property may have a high yield because property prices are depressed in that area and a local economic downturn has lowered the population’s buying capacity, giving it little potential for capital growth.
Another suburb may have a low rental yield because it consistently attracts blue-chip buyers and there isn’t much of a rental market. So while searching for an apartment, remember to consider median values, location, population and the economy.
New South Wales
While Broulee has the highest rental yield for units of any suburb in Australia, it may not be the investment you’re looking for – the seaside resort town on the south coast had a population of just 2,897 in 2011.
<ol>
<li>
<a href="/news">Broulee</a>  Rental yield: 12.36% Median price: $305,000 
</li>
<li>
<a href="/news">Ultimo </a> Rental yield: 11.42% Median price: $255,000 
</li>
<li>
<a href="/news">North Albury </a> Rental yield: 8.52% Median price: $116,000 
</li>
<li>
<a href="/news">Nambucca Heads </a> Rental yield: 8.32% Median price: $200,000 
</li>
<li>
<a href="/news">Bella Vista </a> Rental yield: 8.13% Median price: $381,000</li>
</ol>
Other high yielding NSW suburbs for units: <a href="/news">Huskisson </a>(7.49%), <a href="/news">Lavington </a>(7.44%), <a href="/news">Taree </a>(7.44%), <a href="/news">Kooringal </a>(7.38%), <a href="/news">Raymond Terrace</a> (7.21%).
<hr class="system-pagebreak">
 Australian Capital Territory
<ol>
<li>
<a href="/news">Bonner</a> Rental yield: 6.78% Median price: $345,000 
</li>
<li>
<a href="/news">City </a> Rental yield: 6.3% Median price: $425,000 
</li>
<li>
<a href="/news">Franklin</a> Rental yield: 6.29% Median price: $310,000 
</li>
<li>
<a href="/news">Downer </a> Rental yield: 6.26% Median price: $299,000 
</li>
<li>
<a href="/news">Lyons </a> Rental yield: 6.12% Median price: $289,000</li>
</ol>
<hr class="system-pagebreak">
South Australia
<ol>
<li>
<a href="/news">Risdon Park South</a> Rental yield: 9.83% Median price: $86,000 
</li>
<li>
<a href="/news">Whyalla</a> Rental yield: 8.67% Median price: $168,000 
</li>
<li>
<a href="/news">Risdon Park</a> Rental yield: 8.4% Median price: $99,000 
</li>
<li>
<a href="/news">Berri</a> Rental yield: 8.2% Median price: $111,000 
</li>
<li>
<a href="/news">Davoren Park</a> Rental yield: 7.89% Median price: $129,000</li>
</ol>
<hr class="system-pagebreak">
 Tasmania
Tasmania had the lowest rental yield for units of any state or territory. Despite offering some of the <a href="/expert-insights/investing/the-top-10-most-affordable-capital-city-suburbs-for-units-rp-data">cheapest units in Australia</a>, there isn't the rental market for units to sustain high yields.
<ol>
<li>
<a href="/news">Brighton </a> Rental yield: 6.22% Median price: $218,000 
</li>
<li>
<a href="/news">Claremont </a> Rental yield: 6.02% Median price: $186,000 
</li>
<li>
<a href="/news">Glenorchy</a>  Rental yield: 6.65% Median price: $192,000 
</li>
<li>
<a href="/news">Hadspen </a> Rental yield: 6% Median price: $130,000 
</li>
<li>
<a href="/news">Lutana </a> Rental yield: 5.99% Median price: $215,000</li>
</ol>
<hr class="system-pagebreak">
 Northern Territory
<ol>
<li>
<a href="/news">Braitling </a> Rental yield: 7.23% Median price: $302,000 
</li>
<li>
<a href="/news">Katherine </a> Rental yield: 7% Median price: $260,000 
</li>
<li>
<a href="/news">Gillen </a> Rental yield: 6.93% Median price: $315,000 
</li>
<li>
<a href="/news">Larrakeya </a> Rental yield: 6.82% Median price: $465,000 
</li>
<li>
<a href="/news">Desert Springs </a> Rental yield: 6.54% Median price: $370,000</li>
</ol>
<hr class="system-pagebreak">
Queensland
Queensland's rental yields outperformed most units in the rest of the country. But as we saw in New South Wales, if it looks too good to be true, it usually is. Middlemount, with a median unit rental yield of 11.97%, has a population of just 1,914 according to the 2011 census.
<ol>
<li>
<a href="/news">Middlemount</a> Rental yield: 11.97% Median price: $315,000 
</li>
<li>
<a href="/news">Andergrove </a> Rental yield: 11.43% Median price: $178,000 
</li>
<li>
<a href="/news">Woree</a> Rental yield: 9.75% Median price: $120,000 
</li>
<li>
<a href="/news">Bungalow </a> Rental yield: 8.8% Median price: $130,000 
</li>
<li>
<a href="/news">Garbutt</a> Rental yield: 8.76% Median price: $190,000</li>
</ol>
Other high yielding suburbs for units: Holloways Beach (8.5%), Manunda (8.4%), Logan Central (8.19%), Beenleigh (7.95%), Manoora (7.87%), Slacks Creek (7.87%).
<hr class="system-pagebreak">
 Victoria
Unit yields in Melbourne have been low for some time, due to high prices in the inner city and increasing supply with new unit developments. Victoria's highest yielding suburbs are all outside of the capital city, save the northern suburb of Macleod. 
<ol>
<li>
<a href="/news">Hamilton</a> Rental yield: 8.9% Median price: $129,000 
</li>
<li>
<a href="/news">Macleod </a> Rental yield: 7.31% Median price: $198,000 
</li>
<li>
<a href="/news">Alfredton</a> Rental yield: 6.87% Median price: $191,000 
</li>
<li>
<a href="/news">Redan </a> Rental yield: 6.83% Median price: $168,000 
</li>
<li>
<a href="/news">Horsham </a> Rental yield: 6.68% Median price: $179,000</li>
</ol>
<hr class="system-pagebreak">
 Western Australia:
<ol>
<li>
<a href="/news">Newman </a> Rental yield: 9.95% Median price: $575,000 
</li>
<li>
<a href="/news">Boulder </a> Rental yield: 8.9% Median price: $175,000 
</li>
<li>
<a href="/news">South Hedland </a> Rental yield: 8.39% Median price: $558,000 
</li>
<li>
<a href="/news">Piccadilly</a> Rental yield: 7.83% Median price: $236,000 
</li>
<li>
<a href="/news">Kalgoorlie </a> Rental yield: 7.74% Median price: $235,000</li>
</ol>
Remember, while performance indicators can give you a superficial understanding of a suburb's investment value, most offer the greatest value as comparative measures.
If you're considering a property investment, look back at the yields historically found in that area to get an understanding of which way the trend is heading, compare your figures with other areas, and consider other valuation tools.
This article article has been amended to include South Australian figures.
</body></html>

jrichardson-uRX5hFdKfN

The top suburbs for unit rental yield around the country, Ultimo shines

<html><body>
There are 349 auctions scheduled this week in Melbourne. Whilst higher than last weekend volumes are lower than usual due to Anzac Day.
RP Data captured 43 auction results across Melbourne last week with 25 successful sales recorded; however, due to the very low volume a clearance rate would not be statistically reliable.
The number of active buyers and sellers is clearly higher than it was over the past three years. However, as <a href="/expert-insights/investing/first-home-buyers-in-victoria-lowest-in-23-years">first home buyers are at record lows</a> the improved demand is coming from other segments.
Data shows that there are a proportionally higher numbers of upgraders and investors that was the case in the last rising market in 2009.
This highlights a fundamental difference to the last few cycles in the market as not only is this one shallower so far but there is a different mix of buyers.
Key data
<ul>
<li>Clearance rate week ending 20 April: NA due to low volumes 
</li>
<li>Melbourne auctions expected week ending 27 April: 349 
</li>
<li>Melbourne private sales time on market week ending 20 April: 33 days (houses) 
</li>
<li>Melbourne vendor discounting market week ending 20 April: -5.6% (houses) 
</li>
<li>Listings being prepared for market are 19.4 per cent higher in month ending 20 April (seasonally adjusted)</li>
</ul>
</body></html>

rlarocca-zWhvjay44N

Property cycle now shallower with different buyer mix: RP Data's Melbourne auction preview

<html><body>
Underquoting has received a lot of air time on Property Observer recently, and it's starting to make its way through mainstream media as well.
With <a href="/news/online-petition-for-mandatory-reserve-price-publishing-launched">a recent petition from Patrick Bright, asking for reserve prices to be published to solve this problem</a>, seeing an uptick in signatories it's clear that we're only going to hear more about the issue.
Here are six things you should know about this topic.
<ol>
<li>
It's often referred to as 'bait pricing'  Underquoting is often referred to as 'bait pricing', in the sense that it baits buyers by suggesting they may be able to snap up a bargain. 
</li>
<li>
It is unlawful, and is attracting official scrutiny  Underquoting is not a legal, or ethical, practice, and recently has had <a href="/news/misleading-auction-price-advertising-to-be-targeted-by-consumer-affairs-victoria">Consumer Affairs Victoria pledge to look more deeply into the issue</a>. However, they are not the first official body to try looking into the practice. Previously, Fair Trading has also apparently conducted an investigation. 
</li>
<li>
The frequency of underquoting is hotly debated  There have been no official estimates, and industry bodies, and members, argue that it's anywhere from infrequent to every agent but a few. It appears this cannot be agreed upon. Property Observer has <a href="/news/qld/letter-from-the-editor-more-information-not-less-please-queensland">regularly asked experts about this issue, with very little consensus</a>. In our exclusive, we <a href="/news/take-that-price-guide-with-a-grain-of-salt-underquoting">asked a number of experts 'Is underquoting an issue we should be focussing on? If yes, how should we go about addressing it?', you can see all their answers here</a>. 
</li>
<li>
Buyers lose out financially  While some will argue that a buyer will not bid beyond what they can afford, and one would hope this is true, buyers will lose out financially if they believe they have a chance of achieving the property at the lower price. Pest and building inspections, solicitors fees and the cost of their own time attending open homes and researching a property - these are all costs that a buyer will have to foot the bill for, without any chance of achieving the home. 
</li>
<li>
Queensland is so concerned about underquoting that they're considering losing price guides completely  One of the most discussed stories in the industry over the past few months has been Queensland's potential removal of price guides, which the <a href="/news/nsw/real-estate-institutes-go-head-to-head-over-queensland-auction-price-guide-debate">Real Estate Institute of Queensland's Anton Kardash has noted is to avoid 'such complaints' that are rife in 'other states'</a>.  “We all know that by advertising a price guide or giving an indication of the reserve price, an expectation may be set at a level that is too high or too low and this may impact on the outcome of the auction,” he said.  “It is with great pride that Queensland can say that it has largely avoided claims of misleading and deceptive conduct in relation to property price guides. Unlike in some other states where such complaints are rife, Queensland has not been subject to constant complaints of such a nature and will continue to prevent any future issues with the passing of this legislation.” 
</li>
<li>Underquoting might not even get vendors the best price</li>
</ol>
While the phrase 'Quote it low, watch it go' and variations have regularly been used to explain why real estate agents use bait pricing, it's interesting to see this in practice. At a recent auction, where underquoting was suspected, the auction actually achieved less than an earlier private treaty offer through a different agency.
If the buyers that attend cannot afford the true price the vendors want, then it's not the right crowd at the auction. All that happens is that a lot of people show up, which makes the agent look like they're doing a great job, however they are people who may not necessarily have deep enough pockets.
YOU MAY ALSO WANT TO READ Mark Armstrong's <a href="/expert-insights/investing/underquoting-the-clear-and-transparent-solution">Underquoting: The clear and transparent solution</a>
Room for debate: <a href="/expert-insights/investing/room-for-debate-are-melbourne-agents-underquoting">Are Melbourne agents underquoting?</a>
</body></html>

jduke-EHk3XBmHkn

Six must know facts about underquoting

<html><body>
OK, so you haven't got around to the household renovation wish list yet. And not wanting to spend too much, here's wise 10 tips from John McGrath on adding value to an investment property.
They all will give the place a boost, but without the likelihood of overcapitalisation.
The style and quality of the improvements together with careful budgeting will be important as to whether over capitalisation becomes an issue. 
It can certainly be minimised with reliable professional advice, careful planning, market trend assessment, along with the wise sensitive execution of the improvements.
It probably starts with buying a house or apartment with a value at or lower than the suburb's median price as that allows greater scope for capitalisation.
<ol>
<li>Paint it </li>
<li>Build a carport </li>
<li>New curtains or blinds </li>
<li>Install a skylight </li>
<li>Replace light fittings </li>
<li>Put in a barbecue </li>
<li>Steam clean carpets </li>
<li>Sand the floors </li>
<li>Replace door handles and knobs </li>
<li>Install a dishwasher</li>
</ol>
"Your goal is to add the wow factor without blowing the budget," John McGrath suggests in his <a href="https://www.mcgrath.com.au/index.cfm?fuseaction=renting.contactus" target="_blank">Smart Guide to Property Investment</a>.
I'd reckon perhaps two of the tasks might require a phone call to the council just to check on the approval process for car ports and skylights. And if you are in an apartment block best check on the rules regarding dishwashers in the kitchen.
(Source John McGrath's "Ultimate Guide to Real Estate" HarperCollins Publishers.)
 
</body></html>

jchancellor-FAypfDUnLy

John McGrath's top 10 ways to add value to your investment property without over capitalisation

<html><body>
I must be missing something here.  I have been told that I am slow.
But for the life of me I cannot see how the recent price growth in Sydney and Melbourne (up 15% and 12% respectively over the last 12 months) is anywhere near sustainable.
Nor can I see how the median Australian house price (which apparently is $535,000) is just over four times the disposable average family household income.  That would mean that on a gross basis, the average Aussie family earns about $175,000 each year.
Hmmm, something must be amiss.
Experiment
Each article i write is kind of like an experiment.  Topics are chosen often because the common rhetoric doesn’t seem to add up.  Sometimes they get picked because I like to disagree.  Many more are actually written than published.
In most cases we go back to basics – “explain it to me like I was a five year old” – it worked for Denzel Washington in the movie, Philadelphia, and it works for us too.
So in this regard we did the following:
<ul>
<li>Went to the 2011 Census for each capital city and found the median family household income 
</li>
<li>Worked out – via average weekly earnings – which are updated by state/territory twice each year –how much, by proxy, family incomes may have risen since the last census.  There was a big variation between each city. 
</li>
<li>Determined disposable income (gross wages minus tax) using an up-to-date (2013/14) online calculator. 
</li>
<li>Recorded dwelling prices by capital for all dwellings; houses and attached product according to the latest release from RP Data. 
</li>
<li>Used AFG’s mortgage index to determine the average loan to value ratio for each state/territory.  Overall, the average equity is 32% on recent home loans according to AFG. 
</li>
<li>Applied a basic online mortgage calculator using a principal and interest loan; 30 year time frame and 5.95% variable interest rate (the average rate, according to the RBA). </li>
</ul>
Our aim here is to find out two things:
<ul>
<li>The current dwelling price to income ratio for each capital, and 
</li>
<li>The proportion of disposable family income needed to pay the average mortgage in each city today. </li>
</ul>
Now that sounds pretty logical, right?  No silly things like prices versus nominal GPD; nor is income determined by national accounts.  Just a simple comparison between what we say we earn; what we have left over, in theory at least (as day to day expenses just seem to be escalating far beyond CPI), after tax; and how much a dwelling costs to buy.  Importantly, it is measured on a city by city basis.
So here are the results – all for March 2014.
Sydney 
<table style="width: 523px;" border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td width="433">
Median dwelling price
</td>
<td width="90">
$762,000
</td>
</tr>
<tr>
<td>
Median detached house price
</td>
<td>
$818,000
</td>
</tr>
<tr>
<td>
Median attached dwelling price
</td>
<td>
$585,000
</td>
</tr>
<tr>
<td>
 
</td>
<td>
 
</td>
</tr>
<tr>
<td>
Median family household income
</td>
<td>
$97,500
</td>
</tr>
<tr>
<td>
Median disposable household income
</td>
<td>
$72,000
</td>
</tr>
<tr>
<td>
 
</td>
<td>
 
</td>
</tr>
<tr>
<td>
Ratio - dwelling price to disposable income
</td>
<td>
10.6
</td>
</tr>
<tr>
<td>
Ratio - house price to dis. income
</td>
<td>
11.4
</td>
</tr>
<tr>
<td>
Ratio – attached price to dis. income
</td>
<td>
8.1
</td>
</tr>
<tr>
<td>
 
</td>
<td>
 
</td>
</tr>
<tr>
<td>
% dis, income needed to buy dwelling
</td>
<td>
50%
</td>
</tr>
<tr>
<td>
% dis, income needed to buy house
</td>
<td>
54%
</td>
</tr>
<tr>
<td>
% dis, income needed to buy attached
</td>
<td>
38%
</td>
</tr>
</tbody></table>
Houses are very overpriced; attached property is heading that way.
Melbourne
<table style="width: 523px;" border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td width="433">
Median dwelling price
</td>
<td width="90">
$669,000
</td>
</tr>
<tr>
<td>
Median detached house price
</td>
<td>
$699,000
</td>
</tr>
<tr>
<td>
Median attached dwelling price
</td>
<td>
$498,000
</td>
</tr>
<tr>
<td>
 
</td>
<td>
 
</td>
</tr>
<tr>
<td>
Median family household income
</td>
<td>
$93,500
</td>
</tr>
<tr>
<td>
Median disposable household income
</td>
<td>
$69,500
</td>
</tr>
<tr>
<td>
 
</td>
<td>
 
</td>
</tr>
<tr>
<td>
Ratio - dwelling price to disposable income
</td>
<td>
9.6
</td>
</tr>
<tr>
<td>
Ratio - house price to dis. income
</td>
<td>
10.1
</td>
</tr>
<tr>
<td>
Ratio – attached price to dis. income
</td>
<td>
7.2
</td>
</tr>
<tr>
<td>
 
</td>
<td>
 
</td>
</tr>
<tr>
<td>
% dis, income needed to buy dwelling
</td>
<td>
50%
</td>
</tr>
<tr>
<td>
% dis, income needed to buy house
</td>
<td>
52%
</td>
</tr>
<tr>
<td>
% dis, income needed to buy attached
</td>
<td>
37%
</td>
</tr>
</tbody></table>
Like Sydney, Melbourne’s houses are very expensive and attached property is heading the same way.
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>.
</body></html>

michaelmatusik-49YzLvdmNv

Price growth in Melbourne and Sydney is not sustainable

<html><body>
The latest Image of Professions Survey by Roy Morgan has the usual results: most of us trust health professionals and teachers, while few of us rate anyone involved in selling, whether it be cars, real estate or advertising.
Those who bring us the news, or their version of it, and our elected representatives also have low ratings on ethics and honesty. No great surprises.
I’d love this survey, which from time to time adds new professions to the poll, to include a rating for economists. I’m sure they’d be right down there with real estate agents and advertising people who score single-digit trust ratings.
The problem with economists is that they thrust themselves in front of TV cameras and radio microphones to present themselves as expert analysts and forecasters. Their dismal track records don’t phase them.
The problem is exacerbated when they insinuate themselves into areas beyond their alleged expertise, real estate being a prime example.
An even bigger problem is that journalists let them do it.
Chattering economists and lazy journalists combine to create the greatest source of misinformation in the nation.
This week presented the latest example. Apparently unable to await the release of key data by the Australian Bureau of Statistics, media springs to life in the days preceding the publication of the real figures to present the forecast of economists to a breathless public. This week’s example was the official data on inflation.
<blockquote>
Chattering economists and lazy journalists combine to create the greatest source of misinformation in the nation.
</blockquote>
A gaggle of 12 economists surveyed by media earlier in the week allowed journalists to pump out a warning that inflation was about to shoot beyond the 2% to 3% range beloved by the Reserve Bank. This was serious because it might influence a decision to raise interest rates. The annual inflation rate, we were told, would be 3.2% after a big rise in the March quarter.
I would have bet my house they would be wrong, because they are with unerring consistency. And of course they were. The annual inflation rate is still below 3% and we can all sleep easy at night.
But neither this nor all the other instances of faulty analysis and mis-forecasting will deter the average economist, described by one observer as “an expert who will know tomorrow why the things he predicted yesterday didn’t happen today”.
Economists are most dangerous when they lecture us about matters outside their speciality. And don’t economists love to pontificate on the Australian property market. The first clue that they’re frauds is that there is no such creature as the Australian property market.
The single biggest message in the latest price data on big city Australia, Australian Property Monitors’ House Price Report covering the March Quarter, is the high degree of segmentation from one market to the next.
Economists discussing the APM figures focused on the 2% rise in the “national” median house price for the quarter and the 11.3% annual rise.
It sounded like evidence of the much-trumpeted national property boom but proper analysis shows it isn’t so.
While the weighted average across the eight capital cities is a quarterly rise of 2% in house prices, three cities had declines in their median prices, one recorded no change and two had increases around 1%. Only two cities, Sydney and Melbourne, recorded significant increases.
The weighted average rise in annual terms is 11.3%, but six of the eight capital cities had growth well below that figure. Half the cities grew 4% or less. The weighted average was inflated by Sydney’s 17% annual increase.
There are similar variances in the figures for apartments. In the March quarter, three cities recorded median price decreases and three others recorded increases below 0.3% - but when economists talk about “the 8.3% annual rise in apartment prices” it creates the false impression of a raging market.
In truth, Sydney is the only city with a strong apartment market, with an annual rise in the median price of 12.7%, according to the APM figures. Every other city recorded an annual result below 5.5%, including two where median prices fell and two others where annual growth was 1% or less.
Sydney’s having a property boom but the nation is not.
There’s certainly no boom in Canberra, where median prices have dropped for both houses and apartments. Nor in Hobart, where the median apartment price is down 8.4%. Nor in Darwin or Adelaide where median prices have risen only marginally. Perth and Brisbane have had solid growth, but well short of boom status.
But flick on morning television tomorrow and you’ll see economists babbling about the national property boom and the need for governments to take action to stop foreign investors, or eradicate negative gearing, or deal with the alleged housing shortage, or the other imagined evils that are causing this national crisis.
As someone once observed: “Economists are like cross-eyed javelin throwers: they don’t win any accuracy contests but they keep the crowd’s attention.” For all the wrong reasons.
You can contact Terry via  <a href="https://mailto:ryder@hotspotting.com.au" target="_blank">email</a> or on <a href="https://www.twitter.com/hotspotting" target="_blank">Twitter</a>. 
</body></html>

terryryder-YECXbqmri2

Economists are most dangerous when they lecture us about matters outside their speciality

<html><body>
GUEST OBSERVATION
The aftermath of bidding on our fourth Melbourne series of The Block has been busy and we can’t believe how much interest our involvement on the finale generated. 
I like my new nickname “The Frankinator” given to me by reporter Alison Stephenson in a News Limited article.
The Block auctions in 2014 are now over and we congratulate all the contestants on their big financial windfalls. The total combined profit was $2,426,000, working out to be an average of $606,625 each. The breakdown was:
<ul>
<li>Dale and Brad ($507,750) 
</li>
<li>Kyle and Kara ($567,250) 
</li>
<li>Lysandra and Alisa ($616,000) 
</li>
<li>And the overall winners Chantelle and Steve ($736,000)</li>
</ul>
You would be disappointed if you were the Cameron Street Richmond contestants who in 2011 won much less than any of this year’s contestants with total winnings of only $225,000. That’s a total difference of $2,201,000 or 978% less. No wonder this year’s contestants were crying with joy!
Unfortunately there were no bargains to be had again this year, unlike our purchase of Polly and Waz’s house in Richmond for $858,000 for one of our investor clients. With a fantastic current rental of $995 per week and an extra $30,000 per annum in depreciation, this represented great buying and it is still returning 12% rental return year on year.
Myself and other Real Estate Professionals believed that the properties would sell in the vicinity of $2.2 to $2.5 million which was what properties in a larger townhouse development in Danks Street, Albert Park with similar accommodation had been selling for.
OUR CLIENTS AND BIDDING 
<img src="/images/2014/04/24/valentic-april-24-one.jpg" alt="">
Frank Valentic bidding at The Block: Fans v Faves auctions. Picture courtesy of Channel 9.
We were bidding for an investor who was a business owner in Kilsyth for Brad and Dale’s property with a budget of $2.3 million, giving our client a 6% return and unfortunately we were the under bidders. There were at least six other bidders and an eventual sale price of $2,310,000. Our client was disappointed we fell short as he had another property settling that week and he said he would have definitely pushed himself higher for these unique properties if he had more funds available.
We then bid on Kyla and Kara’s apartment for our home buyer clients who were a professional young married couple in their 30s living in Southbank.  The intensive care surgeon and marketing manager couple were keen to bid on both of the north facing properties with the tree lined street views.  We bid strongly to our budget limit of $2,430,000 and again were unfortunately the under bidders, to another real estate professional who bought it for $2,440,000 for a downsizer elderly couple.
We had an investor client who was a business owner in Horsham who was keen to snag a bargain and a 7% return (around the $2.2 million mark) for the next auction but we didn’t get many bids in with six to seven bidders taking the twins’ Alisa and Lysandra’s property to $2,380,000, so we were never really in the hunt for this one. 
The last auction was our home buyer professional couples’ first preference as they were attracted to the amazing city skyline vistas and the larger north facing living area.  I have bid at over 2,000 auctions over the last 19 years as a buyer’s advocate / buyer’s agent and attend many auctions each weekend, and I have never been more nervous at an auction. It was our client’s first choice and our last roll of the dice.
My client was performing operations at his hospital and his female partner was too emotional and nervous to be anywhere near The Block, so she was waiting with family nearby.  I knew there would be five to six bidders for this preferred north facing property so I jumped the bidding early from $1.9 million to $2.2 million, as we now do with most auctions every weekend in the current buoyant Melbourne market place.
I bid confidently and assertively and shook off a few other bidders to be left fighting it out with another buyer's agent, who I found out afterwards was bidding on behalf of an overseas Chinese investor.  It literally came down to the wire and we finally secured the apartment for our home buyers on our last bid of $2,470,000.  It was almost like déjà vu as we missed out on the first three Sky High apartments last year in Park Street South Melbourne before securing the last apartment on our last bid for a single female downsizer client from Glen Iris.
Our delighted home buyer clients arrived to sign contracts in their new home and then had celebratory champagne at their new local, The Vincent.
Our fourth Block auction experience was another exciting action-packed night.  Our two investor clients were disappointed to miss out although they understand how important it is to stick to their set budgets.  The TV show continues to have a successful formula and attracted great support from over four million viewers.  My family and I enjoyed watching the series and enjoyed being a part of the experience again and it’s great to see more positive headlines in the press regarding the Melbourne property market again.  The great Australian dream of owning a beautiful home continues to appeal to viewers and this year resulted in great results for Channel 9, the contestants and all the successful purchasers again.
We look forward to hopefully being involved in our fifth Block series with the <a href="/news/the-block-shifting-to-high-street-prahran-after-objectors-fail-to-lodge-vcat-appeal">office conversions at 121 High Street Prahran</a> which they have already started filming and have already had their first room reveal. The series will air around September later this year. “The Frankinator” looks forward to hopefully being part of the next series!
Frank Valentic is managing director of award-winning buyers' agency <a href="https://www.advantageproperty.com.au/" target="_blank" rel="nofollow">Advantage Property Consulting.</a>
</body></html>

fvalentic-kJt4iZ5jDx

It was our last throw of the dice: Bidding and winning at The Block: Fans v Faves auctions

<html><body>
GUEST OBSERVATION
Despite the global financial crisis now in the rearview mirror, investor risk aversion continues drive the flight to quality - prime office, retail and industrial assets in major markets.
Australia, with its yields offering a premium to markets such as New York, London and Paris, continues to be a magnet for large global pension funds and sovereign wealth funds hunting for yield. With their big cheque books they are aggressively competing with domestic investors for a limited supply of prime assets.
As a result, cap rates have been pushed lower and prices higher – the so-called “weight of money effect”. Investors are being forced to pay up for the perceived safety of these prime assets – and in some cases they are really taking on more risk as their assets are being “priced for perfection”. This has caused a disconnect between real estate capital and real estate space markets.
The underlying real estate fundamentals continue struggle post the GFC. Across our major CBD office markets, vacancy rates and tenant incentives remain elevated. The Brisbane CBD office market hit a record high vacancy rate in January and tenant demand across Australia’s office markets was the lowest on record in 2013. Retail sales have been subdued albeit it is now showing signs of picking up. Industrial demand spurred on by changes in logistics and distribution has been the one bright spot.
Part of the justification I continually hear is that the yield spread – the difference between real estate yields and real bond yields - is at historical highs. Prime Sydney CBD office yields are around 6.75% offering a spread of some 470 basis points which is 50 basis points higher than the long-term average. However, a spread this wide is unlikely to last. Bond yields are starting to tick up at the same time as cap rates are firming. Hopefully, any fallout from rising bond yields on real estate values will be offset by improving real estate fundamentals and income growth.
We aren’t at the heady days of the late 90s or 2007/2008 when Sydney CBD prime office yields hit a record low of 5.5% in both periods. So we can draw some comfort. But at the same time we should not get complacent. The “weight of money effect” if it continues could push yields well below today’s level. I don’t think they will get that low in this cycle but one can never rule it out – when the money’s flowing it’s hard to stop.
So what should investors be looking for in the coming year?
I have always taken the view that you make money in real estate by buying well. Overpaying now for an asset in a low growth, low inflation environment doesn’t give you many get out of jail free cards. Sure the underlying real estate fundamentals should improve as economic growth picks up but paying too much now for that future growth may cause some investors pain down the track. Discipline buying is critical.
Investors could look beyond prime markets and seek out quality assets in non-prime locations which are trading at a yield premium to the prime locations. Suburban office markets are definitely worth looking at.
Investors prepared to move up the risk curve could purse value-add strategies – repositioning assets, re-leasing etc to create core product for the more risk averse investors. Timing the entry and exit, and active asset management, are critical to successfully executing on this strategy.
Finally, one strategy that I believe has real merit is to expand the definition of core assets beyond office, retail and industrial to real estate related social infrastructure such as child care, student accommodation, seniors housing and medical/health to name a few. The yields are typically higher, the leases longer, the demographics are on your side and they often have government backed cashflows. And the competition for assets is less intense. Well at least for now!
Greg Paramor is managing director of <a href="https://www.folkestone.com.au/" target="_blank">Folkestone</a>.
</body></html>

kjiminez-eaYKfU7qd2

What should investors be looking for in the coming year?

<html><body>
Australand Property Group revealed this morning that it had received a takeover proposal from Stockland Group, but that it was dismissed by the board as an "incomplete" bid.
Last month, the diversified property group snapped up a 19.9% stake in Australand, in <a href="/expert-insights/investing/stockland-swoops-on-australand-stake-in-possible-takeover-precursor">what was seen as a prelude to a full takeover bid</a>.
In a strongly worded statement, Australand said it had received an "unsolicited, indicative, non-binding and incomplete proposal" from Stockland to acquire the remaining shares it did not own.
The offer was an all-scrip offer of 1.111 Stockland securities for each Australand security. Based on Stockland’s closing price of $3.78 on 22 April 2014, Australand said it implied an offer price of $4.20 per Australand stapled security.
Australand said the board reviewed the proposal, in conjunction with its advisers, Fort Street Advisers, Macquarie Capital (Australia) Limited and King &amp; Wood Mallesons, but rejected it on the grounds that it "did not consider that the terms and conditions of the proposal are compelling, nor does it provide sufficient consideration to Australand security holders in the context of a change of control."
As part of its review process, the board took into account the outlook for the group, and noted that the offer also represented "a 1.9% discount to the Australand closing price of $4.28 on 22 April".
But Stockland defended its offer, saying it believed the current Australand trading price already reflected a "significant takeover premium to the price at which Australand would trade, absent Stockland's interest".
Stockland also said it believed there was "compelling strategic merit" in a combination of the two groups, with benefits for all stakeholders".
Stockland chief executive Mark Steinert warned Australand "if investor price expectations are too high, we will sell and realise a profit on out 19.9% holding."
"In this regard, we believe the 18% offer premium to ALZ's stated NTA is highly compelling.
"Given the terms outlined in the Proposal, the Board has determined not to provide Stockland with access to due diligence material and remains focussed on maximising security holder value," the company said. 
</body></html>

Australand dismiss Stockland's takeover attempt as "incomplete"

<html><body>
Australian bulky goods property transactions are set to reach a decade high, with sales in the last two calendar years totalling nearly $1.6 billion.
Savills research showed that more than $800 million in assets changed hands last year from 23 properties and a further 27 sales were recorded in 2012, totalling $790 million. Both figures were well above the ten year annual average of $546 million for an average 24 properties sold.
"Investors are looking at up to 10 per cent for large bulky goods centres with short and medium term lease expiries, but they are also looking at smaller, well located, properties that may deliver well below that, perhaps around 7.5%", said Savills Australia’s national head of research, Tony Crabb.
"So in short there is interest across the board at the moment for bulky goods properties and the reason for that is that, generally speaking, investors are getting very good value for their money ."
A key driver for the bulky goods sector is considered to be dwelling commencements.
New dwelling commencements have been trending up over the last two years - coming in at 165,000 in 2013.
"It's not inconceivable to expect a peak of 170,000 to 180,000 during 2014 ", said Crabb.
"The RBA has put average dwelling commencements at 155,550 a year over the last 20 years and so we are looking at a very positive trend that will undoubtedly flow through to the bulky goods sector as householders begin to furnish those dwellings."
A keen buyer of bulky goods property has been BB Retail Capital (BBRC), headed by Bras N Things founder and Melbourne retail king Brett Blundy. Mr Blundy is said to own 12 bulky goods centres nationally.
Savills Victorian industrial executive of bulky goods, Keith Kooloos, said "let’s make no mistake-Brett Blundy likes 10 % yields, and who wouldn’t want that sort of cash flow and capital growth, but it’s also his ability to add value that sets him apart."
Mr Kooloos said he expected investors to continue to be attracted to bulky goods purchases based on current market fundamentals especially in key growth corridors where an established population would see significant new residential growth.
"It’s areas such as Melbourne’s south-east, northern and western growth corridors that can immediately sustain a bulky goods centre while the area undergoes substantial population growth, that we are going to see the most interest," he added. 
</body></html>

Latest Expert Insights

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

Guides

Editor's Picks

Guides

Developments

New apartments

New townhouses

News

Latest Expert Insights

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

Guides

Editor's Picks

Receive the latest news stories to your inbox

Guides

Developments

New apartments

New townhouses

News