High-profile apartment defect cases have changed the way many NSW buyers approach purchasing, putting greater scrutiny on building quality, strata records and the parties behind a development before a contract is signed.

The industry buyers are assessing today, however, is also different from the one in which cases such as Opal Tower and Mascot Towers emerged.

NSW has introduced a series of regulatory measures aimed at strengthening oversight of apartment construction, including Building Commission NSW, the Residential Apartment Buildings Act 2020 and the Strata Building Bond and Inspections Scheme. Under the latter, developers are required to lodge a bond, with independent inspections forming part of the process for identifying defects in new strata developments.

Those changes provide another layer of protection, but they haven't removed the importance of buyer due diligence.

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For purchasers considering an apartment, that means looking beyond the residence itself. Building and strata history, strata reports, the track record of the builder and developer, the condition of common property and any known or planned expenditure by the owners corporation can all form part of assessing a building before purchase.

Whether the development is already complete can also materially change what can be assessed.

An off-the-plan purchaser is necessarily buying before the finished product exists. A completed apartment, by comparison, can be walked through before contracts are signed, allowing the purchaser to see the finishes, common areas and broader building as they have actually been delivered rather than relying solely on plans and renders.

It also removes exposure to some of the uncertainties that exist between an off-the-plan purchase and completion, including construction delays, cost pressures and builder insolvency during the delivery period.

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<a href="https://www.apartments.com.au/project-marketer/equitifund-group">Projects by Equitifund</a> National Sales Director Ben Hamblett said that greater focus on tangible evidence is increasingly evident among apartment purchasers.

“The biggest shift we're seeing is buyers wanting proof, not promises,” Hamblett said.

“That's exactly why we deal in completed stock - you can inspect the building before you commit - and why we've backed every purchase with a cash bond against special levies.”

At <a href="https://www.apartments.com.au/buildings/the-lennox-parramatta-12-phillip-street-parramatta-nsw-2150">The Lennox</a> in Parramatta, that emphasis on a completed, inspectable product is already in place.

The 413-apartment, 46-level tower at 12 Phillip Street is being marketed by Projects by Equitifund, allowing prospective purchasers to inspect the residences, common areas and resident facilities before committing.

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The Lennox also introduces another layer to the due-diligence conversation through Strata Surety.

The vendor-funded arrangement provides purchasers with a cash-backed bond held in their own solicitor's trust account from settlement. According to Equitifund, the bond covers any special levy raised during the applicable cover period and is provided at no cost to the purchaser.

Special levies can create an unexpected cost for apartment owners where an owners corporation needs funding beyond its existing strata contributions. Under NSW strata law, a special levy requires approval by owners at a general meeting.

Equitifund Executive Chairman Greg Huxley said Strata Surety was designed to provide something more concrete than reassurance about that potential exposure.

“Buyers have every right to ask hard questions about strata risk - the industry has given them plenty of reasons to,” Huxley said.

“Our answer isn't a reassurance, it's a bond. Strata Surety puts real money behind that confidence, held by the buyer's own solicitor, not by us.”

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For The Lennox, its completed status also means purchasers can assess not only the apartment itself, but a building that has already been occupied and operating for several years.

Completed in 2021, the $300 million development, designed by <a href="https://www.apartments.com.au/architects/marchese-partners">Marchese Partners</a>, comprises one, two, three and four-bedroom apartments, with open-plan living areas extending to private balconies. Interiors incorporate engineered timber flooring, stone benchtops and integrated appliances, while many upper-level residences have views across the river and surrounding district.

Its established amenity can similarly be inspected in operation. Resident facilities include the Watermark precinct with a 20-metre pool, outdoor terrace, barbecue areas, gym, fitness studio and conference room, while ground-floor retail addresses the river walk and surrounding public space.

The Lennox is also home to the Southern Hemisphere's first fully robotic residential car park, which has now operated for several years. Its nine-level basement combines three conventional parking levels with six automated levels, accommodating 327 vehicles using technology from German firm Lödige Industries.

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The riverfront address puts The Lennox close to much of central <a href="https://www.apartments.com.au/developments/parramatta-nsw-2150">Parramatta</a>'s existing infrastructure, including Parramatta Station, Westfield Parramatta, Parramatta Park, and the Church Street dining precinct.

The remaining apartments form part of a limited release secured by Equitifund, following the sale of the majority of residences before and shortly after completion.

The regulatory environment around NSW apartment construction has changed considerably since the defect cases that reshaped public discussion around the sector. For purchasers, however, regulation is only one part of the equation. The ability to investigate a building's history, review its strata position and, where possible, inspect what has actually been delivered remains central to making an informed apartment purchase.

At The Lennox, its completed status provides that opportunity before contracts are signed, while Strata Surety adds a financial backstop against special levies beyond the protections already provided under NSW strata law.

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Joel Robinson

Buying with confidence: What NSW apartment buyers should check beyond the defect headlines

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.

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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.

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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.

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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]

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.

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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.

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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.

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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.

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<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.

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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.

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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

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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No doubt you're aware that when it comes to obtaning a mortgage on your property, you need to be aware of a little acronym called an 'LVR'. This isn't as complicated as the letters may suggest and, in fact, stands for loan to value ratio.
Essentially, what is what it means:
However much money your bringing into the property as a deposit is the 'value' that you're pouring into the purchase. The 'loan' aspect is how much the bank then provides to you, to bring the total of both up to 100% of the purchase price.
In practice, if you're borrowing $500,000 for a property and you have $50,000 as a deposit, you also have other funds for the other costs to get into the home, such as inspections. If you're not sure what these hidden costs are, then <a href="/news/vic/how-to-work-out-how-much-buying-a-home-costs">have a look at this quick guide</a>.
Take your deposit from the total amount of the property and you have the mortgage that you will need.
In this case, you need $450,000.
Your deposit, $50,000, works out to be 10% of the price of the property. This means that you are looking for a loan of 90%.
This 90% is your LVR.
You may sometimes see this referred to as an LTV, or 'loan To value'.
This is an important number as it determines how risky you are to the bank - who are less inclined to lend to you if you are asking for a higher LVR. Those borrowing over 80% are deemed to be in the higher risk category. It also <a href="/expert-insights/finance/how-buying-lenders-mortgage-insurance-can-allow-you-to-grow-your-property-assets-faster">determines whether you pay lenders mortgage insurance, or LMI</a>.
The more you put into the property, the less interest you will also be required to pay, and the LVR will help you determine the minimum deposit you will be able to put into the property.
The LVR also becomes important if you're looking to refinance. You will be required to leave some value in your property, and any over this can potentially be equity for future purchases, renovations or for other uses.
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What is an 'LVR'? Investment terms explained

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The Australian Performance of Construction Index has seen the industry's contraction slow over March, with the index up 2.0 points to 46.2 over the month.
The '50 point level' is that which separates expansion from contraction in the industry and it is the third consecutive month since the industry returned to growth that the index has been below this balance level.
The Australian Industry group director - public policy, Peter Burn, said that there was a consolidation of recent gains in the houe building sector. He also noted a recovery of commercial construction.
Despite these positive shoots, a pull-back in the previously bullish apartment building sector and a decline in engineering construction kept the index sluggish.
"As is the case with the broader economy, the rebalancing of the construction sector as mining-related activity slows still has a considerable way to go," said Burn.
He pointed to hopes that momentum can be maintained in the residential construction sectors, with attention to turning to required investment in non-mining related engineering construction.
Meanwhile, Housing Industry Association chief economist Harley Dale noted that despite the positive signs at the close of 2013, it was disappointing to see a full first quarter of 2014 in negative territory.
"The detached house activity component remains expansionary, if only just, and 2014 should be a healthy year for new home building activity," said Dale.
"What the sector and broader economy needs, however, is a sustained recovery in new home building commensurate with average construction levels being considerably higher over coming decades than those achieved over the past 20 years," he said.
"The prospect of achieving this outcome would be significantly bolstered by a national taxation reform agenda which included the removal of the excessive and inefficient taxes levied on new home building."
House building did fall over the month, by 1.4 points, however it remained above the 50 mark - at 50.8, suggesting a stabilisation. Meanwhile, apartment building declined 1.0 points to 45.6 points.
Commercial construction declined by 3.4 points, to 56.5 points, with engineering construction up 5.8 points to 45.5 points.
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House building consolidating as apartment building pulls back: Australian PCI

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First impressions are crucial for properties, particularly when it comes to selling or renting them out. If you have an ugly facade, then you're shooting yourself in the foot.
That initial photo that goes onto the listings website, and the way that prospective buyers see your home as they drive past or come for an inspection, will really affect your ability to sell or lease the home. 1) A clear pathway If you don't already have a path to the front door of your property then it's time to put one in. A pathway provides the eye somewhere to go, helps bring in a sense of welcome to a property and draws the buyer in. It also assists homes where the front door isn't in the middle of the home, or where the property is turned sideways on a block. Minimise confusion and give them less to think about when they view your home. While this could be done with cement, a quick fix is to use nice pavers, that can be picked up from Bunnings or a local garden centre, to provide the suggestion of a path. This will save you time, and money, and can be done in a way that suits the house. Plain, square pavers will look appropriate for a modern house, while circular or off-sized pavers can work well for something a little more rustic. If you already have a path, it might just be in need of paving paint or a thorough tidying up, which brings us to point two. 2) Clean, clean and more cleaning A lot of problems can be solved with a really thorough cleaning. While this isn't anyone's favourite task, cleaning properly can save you a lot in money that you might otherwise have spent sprucing the place up. Get yourself a pressure hose cleaner and set about thoroughly washing down paths, driveways and even the walls of your property. Be sure to check the instructions to make sure the pressure will not do damage to any specific materials you have on your property, but the majority of the time it will do marvellous things for your home. Get out a bucket and make sure to clean the windows and the front door. Leave it sparkling. 3) Garden furniture A lot can be done with a simple bit of furniture. If you have a lot of space in your front, or even a nice cosy area, a few pieces of garden furniture could show a buyer or renter how they might use the space. It may be a bench on the porch or a table and chairs tucked away, but anything that shows the space as functional is worthwhile. Also don't forget solar lights that can help provide a bit of an uptick for the property for buyers who will drive past in the evening (and keen buyers certainly will), or lights that can provide a bit extra for an overcast showing. Lastly, some shiny new features can also do well. A gleaming house number, knocker, door mat, and perhaps a new handle can help show off your home. Consider a new mailbox as well - a small investment that can provide a major boost. These can be purchased fairly cheaply, without looking it.
Remember to consider who is purchasing or likely to rent. A dog kennel, or children's play equipment, may also show how an area is useable, but it must suit your target demographic. 4) Gardening Less is more for your front yard. If you have overgrown shrubbery, weeds and lawn - it's time to cut it back. Reducing bushes in the front garden may also open up the front windows, and thus the inside of the house, to some natural light. You should be able to do much of the manual labour in this respect yourself - mainly requiring pulling out the uglier plants. Some of your nicer plants may, however, just need moving. If you haven't got green thumbs, then it might be worth handing over a few hundred dollars to a landscaper for some expertise in planting and placement. Getting a couple of pot plants for your front door, or to plant around focal areas - as well as to inject colour - can be the boost you need. This is worth doing a few weeks, if not a month or so, in advance to provide the plants time to grow in to their new surroundings and for any lawn issues - such as bare patches - to be attended to. Ensure regular watering over this time. 5) Fencing If you haven't got an exterior fence, or if yours is fairly worn, it may be the last thing on your list to focus on - however, it isn't the last thing potential buyers look at. Families with children and pets, or who may want them in the future, look very kindly on fencing. Similarly, they give a sense of security to homes that is also desirable. If you're offering your property to renters with pets, this is also worth a look. Fix your fencing, or look to install some, for an added tick on buyers' and renters' lists.
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Five ways to spruce up your property's exterior for added value

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When <a href="https://www.sqmresearch.com.au/" target="_blank">SQM Research</a> predicted back in September last year that Sydney dwelling prices <a href="https://propertyupdate.com.au/sydney-dwelling-prices-to-rise-15-20-in-2014-louis-christopher/" target="_blank">would rise by 15-20%</a> in 2014, and possibly by significantly more, there were more than a few raised eyebrows.
<img src="https://dev.propertyupdate.com.au/wp-content/uploads/2013/09/sydney-dwelling-prices.png" alt="sydney dwelling prices">
Source: SQM Research
Some went so far as to be directly scornful. Yet, given the fundamentals of the market at that time, the underlying logic of the prediction was sound enough and SQM will once again likely prove to be pretty close to the mark.
Dwelling prices in Sydney had under-performed household income growth for almost a decade, and, crucially, interest rates appear set to remain at what are historically extremely low levels throughout the year and potentially well beyond. Notably Australia's official cash rate will remain materially below where it was during Sydney's last property boom through to early 2004 for some time to come yet. 
<div class="separator"><img src="https://1.bp.blogspot.com/-GHyZPPEi6S0/U0DWI2miS_I/AAAAAAAAMXE/Av5bxBTmK5w/s1600/OCR.jpg"></div>
 
Even now in April, the <a href="https://www.rba.gov.au/media-releases/2014/mr-14-05" target="_blank">Reserve Bank rhetoric</a> suggests that the first rate hike is potentially some way off, particularly since inflation is expected to be consistent with the Reserve Bank's stated 2-3% target over the next two years.
In other words, interest rates are not going to be the handbrake which stops the current Sydney property boom in its tracks.
Rather, the music is only likely stop in this Sydney property market cycle once buyers deem yields to have fallen too low, such as they eventually did in Q1 2004.
<blockquote>
Those who plan to own well-located, desirable property in Sydney over the coming decades appear set to be very happy with the outcome.
</blockquote>
Auction clearance rates in Sydney remain remarkably high, the levels of stock on the market remain significantly lower than where they were a year ago in spite a flurry of vendor activity, and prices have continued to rise.
RP Data's index shows Sydney outperforming the rest of Australia over the past year, and indeed the five capital cities price growth has largely been driven by Sydney's dwelling price growth itself, in concert with broadly equivalent price activity in Melbourne.
<img src="https://1.bp.blogspot.com/-gSgKWhHSXzU/U0DFN4LkLgI/AAAAAAAAMWs/TzNAnNxE2n4/s1600/SQM.jpg">
Whether 2014 price growth in Sydney ends up being 10%, 15% or even 20%, SQM's logic will prove to have been broadly accurate. For what it's worth, below are the year to date figures as reported by RP Data.
<img src="https://2.bp.blogspot.com/-F48tiydlEdI/U0DFVlXWpFI/AAAAAAAAMW0/w2AgIVQtYq0/s1600/SQM2.jpg">
We're only a week into April and it already looks likely that another month of gains will be recorded in the harbour city. And if you take the view that such indices are inclined to lag, then SQM's prediction looks very much to be in decent shape.
In any case, certain locations are beginning to <a href="https://domainmastheads.homepriceguide.com.au/saturday_auction_results/Sydney.pdf" target="_blank">record blistering results</a>, including <a href="https://www.realestate.com.au/property-apartment-nsw-waverton-116398555" target="_blank">Sydney's lower north shore</a>. 
And you can probably begin to add parts of the Campsie/Canterbury/Bankstown sector of the market to that. Meanwhile, the popular inner west suburbs closer to the central business district have been flying for some years now. 
When I discussed Sydney's real estate prospects in a brief chat with SQM's Managing Director Louis Christopher, he likened Sydney dwelling prices "to a high PE stock", which I thought was a worthy analogy.
Sydney's property will likely continue to trade at a premium to dwelling prices elsewhere in Australia since massive population growth and the sheer intensity of demand for inner suburb real estate factors in that Sydney will be a solid city for property owners for generations to come. The population of Sydney is expected to grow to some 8 million over the coming decades. I've spent plenty of time in other high-density cities including London, Hong Kong and Singapore and observed with interest the appreciating prices of well-located real estate. Those who plan to own well-located, desirable property in Sydney over the coming decades appear set to be very happy with the outcome.
You can visit <a href="https://allenwargent.com/" target="_blank" rel="nofollow">AllenWargent</a> property buyers (London, Sydney) or Pete's <a href="https://petewargent.blogspot.com/" target="_blank" rel="nofollow">blog</a>.
His new book '<a href="https://www.bigskypublishing.com.au/Books/General-Interest/Four-Green-Houses--and-a-Red-Hotel/1015/productview.aspx" target="_blank" rel="nofollow">Four Green Houses and a Red Hotel</a>' is out now.
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pwargent-M4siyDbqQY

SQM Research's Sydney price rise predictions have been vindicated

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While owner occupiers tend to have their insurance policies cut out for them (protect your home, yourself, and your stuff), landlords don’t have it quite so easy.

How much protection are you obliged to provide for your tenants? And how do you protect yourself?

Your exposure to risk as a landlord comes from two sources: potential damage to your property and assets, and damage to your tenants. Thankfully, standard building and contents insurance and landlord’s insurance will cover you should either of those situations eventuate.

Most landlord insurance policies will cover damage made by people external to your property. So if your rental property is vandalised by strangers, your landlord policy will most likely cover the repairs. But if your tenant or their guest takes a texta to the walls, the bond is your best bet. If you feel your bond doesn't provide enough cover, some insurers also provide extra tenant protection on top of your landlord insurance, which can cover malicious damage by your tenants or their guests, theft, or the loss of rental income if your tenants default on your rent.

[smartcode_project:default project_id=9190]

In general, your lease agreement will override your insurance policy. Most basic landlord insurance policies state that the insurer will not cover fixtures and fittings that the tenant is responsible for as part of your tenancy agreement. If you are considering landlord insurance, make sure you go through your prospective policy agreement with one eye on your lease.

Some landlord insurance policies will also reimburse you for lost rental income should your property become uninhabitable due to accidental damage.

The health and wellbeing of your tenants is your other main concern as a landlord. As the owner of a leased property, you may be legally liable for accidents that happen within that site. While your legal liability cover will differ depending on your policy and provider, in effect it works like public liability insurance.

If someone is injured in your property and successfully sues you, your standard landlord’s insurance will provide $10 million worth of cover to help you pay for this. While $10 million may seem like a staggering number, consider the potential costs for disability support your tenant may have to pay if they are permanently injured on your property. Bear in mind, landlord insurance will usually not cover the costs of any legal proceedings themselves. 

[smartcode_project:default project_id=27575]

What protection your landlord insurance policy should offer:

<ul>
<li>Damage from animals to the interior of your property, not including your tenants' pets or vermin and pests</li>
	<li>The effects of natural disasters or fire</li>
	<li>Sudden and unexpected impacts, like falling trees or cars colliding with your property. Note, this normally won't cover any damage that happens as a result of contracted works.</li>
	<li>Vandalism and theft by someone who didn't have the consent of you or your tenants to enter the property</li>
	<li>Your legal liability for claims arising from accidents onsite which result in bodily harm or death of someone on the property, not including you or your family.</li>
	<li>Your legal liability for claims where your tenants' or their guests' property was damaged in the rental</li>
</ul>
Before you decide to become a landlord, make sure you are adequately covered. Australia has a competitive insurance market, with plenty providing landlord coverage, so take the time to shop around for comprehensive and cost-effective policy. If you aren't sure what level of coverage is best for you, your property manager can give you some guidance.

 
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jrichardson-uRX5hFdKfN

What insurance policy do I need as a landlord?

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An old dairy farm in Victoria's Doreen is set to be transformed into a boutique community with more than 360 homes upon completion.
The AVJennings development will include parklands and landscaped gardens for the homes on lots from 294 square metres to more than 700 square metres, from $155,000.
The development, on Bridge Inn Road, is named <a href="https://www.hazelcroft.com.au%20" target="_blank">Hazelcroft</a>, and is a masterplanned community that spent every weekend in March inviting buyers to come and join in with the launch.
Upon completion, more than 16 hectares of reserves and open space, including a central reserve and a green pathway that crosses through the community, will be present, including a central playground due for completion this year.
The site is near to Laurimar shopping centre, Plenty Valley Westfield, Doreen Primary School, Ivanhoe Grammar and two train stations - South Morang and Hurstbridge.
The first release is located at the gateway to the community and is currently available for purchase - either for land or house and land packages for which builders of their choice can be selected.
Peter Vlitas, the Victoria state manager for AVJennings, said that Doreen is already a growing community.
“Doreen is already a great place to live, with all the convenience of existing amenities and the added excitement of our latest residential offering,” Vlitas said.
The March events included face painting, balloon artistry, a gelato van, prize giveaways and a cup cake event - much of these were held with local businesses.
For those purchasing prior to the end of May, a $5,000 'rebate' is being offered for lots in stage one (109, 112, 113, 116, 137 and 138), while those that refer friends are being offered a $1,000 gift card.
In the first premiere release, 30 sites are being offered from 294 square metres to 483 square metres, ranging in price from $155,000 to $195,000 along Windermere Parade, Killarney Street and Wicybush Street. NBN is available to all the properties and the lot depths are up to 34 metres.
Of these, it appears seven have been purchased.
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From dairy farm to boutique 360 home AVJennings development

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Regional banks have called on the Financial System Inquiry to address issues that they say have created competitive advantages for the big four banks in home lending and other financial services.
In a joint submission to the inquiry, Bendigo and Adelaide Bank, BOQ, ME Bank and Suncorp Bank said the fall-out from the global financial crisis had favoured the major players.
“The banking landscape is now characterised by a higher degree of market concentration, consolidation and increasing dominance of the large banks relative to other providers,” the banks noted in their submission, which was prepared with the help of Pegasus Economics.
“While smaller banks and others provide customers with real alternatives and choice when it comes to financial services, these smaller participants do so at a distinct competitive disadvantage.”
Over the past few years, the major banks had become more vertically integrate with mortgage brokers and financial advice networks, which the regional banks’ submission claimed provided advantages in distributing home loans and other financial products.
The regional banks recommended the inquiry consider commissioning the Australian Securities and Investments Commission to survey the market to assess whether the major banks’ multi-brand strategies were confusing consumers about ownership.
“If it is found that confusion does exist, then a strong disclosure obligation must be introduced to ensure customers are making informed decisions,” the banks said in their submission.
The regional banks also noted that significant funding and cost advantages were available to the big banks deemed “systemically important” and that new regulatory and prudential requirements cost more, in relative terms, for the regional banks to implement.
They also claimed that asset requirements under the Basel capital adequacy framework made it more profitable for the big banks than for the regional banks to issue home loans.
The four big Australian banks, which had undertaken advanced Basel accreditation, were required to hold on average 1.3 cents of capital against each $1 of mortgage credit, UBS Securities Australia estimated. Banks operating under the standardised accreditation – including the regional participants – must hold up to three times more capital for the same loan.
The difference in capital requirements meant that the implied return on equity for ANZ to supply a home loan (estimated to be around 50 basis points) was 34.92% while the same mortgage delivered Bank of Queensland a return on equity of just 14.17%.
Other submissions to the Financial System Inquiry did not agree that competition in the mortgage market was inadequate.
The Reserve Bank of Australia in its submission said a good deal of focus had already been placed on competition in the mortgage market since the financial crisis and that competition in the market for small business loans was more of a concern.
“The [Reserve] Bank considers that this market should be the focus of inquiries regarding competition in lending, rather than the mortgage market,” it said.
Commonwealth Bank of Australia and ANZ agreed in their separate submissions that the inquiry should focus on improving the depth and liquidity of debt markets, on ensuring regulatory standards were consistent and on improving consumers’ financial literacy.
ANZ said: “An open market should continue to be the primary mechanism for maintaining an efficient, competitive financial system. Improvements to retail bond markets and removal of interest withholding taxes would promote efficient competition.”
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Regional banks highlight competitive disadvantages in Financial System Inquiry submission

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The Walter Burley Griffin Castelcrag house, Creswick, aka the house of seven lanterns, has been listed for sale.
Albeit with extensions, the house retains aesthetic significance as a residence erected in 1926.
Enthusiasts says the property is an outstanding combination of house and landscape, adhering to the Griffin doctrine of organic architecture. 
The house retains many of its original design features, attributed to the innovation of Griffin, including the knitlock block and the distinctive design of the french doors and windows, incorporating timber joinery.
It is one of a group of three Griffin houses in The Barbette sited near the escarpment edge with staggered setbacks. 
Sadly the seven lanterns now long removed were evidence of Griffin's experimentation into sculptural segmental architecture.
It is one fourteen houses designed by Griffin and built in Castlecrag and one of the thirteen remaining. 
It is being marketed by the McGrath agents as "an iinspiring home that successfully unites Walter Burley Griffin's Creswick house, with a minimalist contemporary residence, delivering a marriage of effortless modern living with revolutionary, timeless design all nestled in a tranquil harbourside setting."
It is set on 891 square metres.
<a href="https://www.mcgrath.com.au/buy/house-castlecrag-nsw-2068/222771/?searchID=38078299" target="_blank">Offers are due 14 May with McGrath agents David Forrester and Grant Borley</a>. It is understood around $2.5 million is being sought.
It is offered by the architect Barbara Bunton and her husband Paul who designed and built a two-level addition to the original two-bedroom property, linking the two with a bridge.
The original flat roofed singe storey house was 82 square metres with separate living and dining rooms, two bedrooms, bathroom and small kitchen.
 Even at the time of its construction it was considered a small house and described in the Australian Home Beautiful in 1929 as a "house for elfin folk." 
The Creswick House was built in 1926 for Mrs Alice Creswick who lived in Burwood. Mrs Creswick was a member of the Theosophic Society whose meeting rooms were near Griffin's offices in Bligh Street. Both Walter and Marion Griffin were Theosophists. 
Griffin was compelled to purchase the completed house after Mrs Creswick threatened legal action based on the unhealthy environment of the house due to water penetration and damp.
Marion sold it after Griffin's death to Eric Nicolls, Griffin's architectural partner who owned it for five years until 1949.
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Creswick, Walter Burley Griffin's Castlecrag house of seven lanterns listed

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This weekend, Lend Lease launched ‘Atherstone’ in Melton South – a house and land development that had been advertised on the council website and signs surrounding the area, notably on Bridge Road, in the lead up.
The area has a proposed train station, town centre, oval, community hub and school noted on the master plan and will see the 481 hectare masterplan potentially house 4,000 homes and up to 11,500 people.
With these significant statistics in mind, it’s not surprising that on the drive out there is vast expanses of currently undeveloped land, offering a range of lot sizes, prices and streets.
<img src="/images/2014/04/07/horizon-drive-april-7-breakout.jpg" alt="">
Sunday saw the release of the display homes, from a number of home builders showing off their wares. Burbank, Carlisle Homes, Ei8ht Homes, Elite Home Constructions, Fenhurst Homes, Granvue Homes, JG King Homes, Kingswood Homes, Porter Davis, Quantum Homes, Simonds and Snowdon were on the list to display, although on the day a couple of these appeared to be missing.
With such a range on offer, and similar at other releases, how can prospective investors and home buyers be sure to make the most of their time on site?
Prepare in advance
Do not head in to the development cold. Know whether you are interested in the area itself, or just trying to get a feel for different building styles. A display home launch is a great place to get inspiration for your next property, however it can also quickly see you overwhelmed as you walk through beautiful home after beautiful home.
Bring a camera (or smartphone/tablet with photo capacity), a notepad and pen and a bag (for all the brochures). If you already have a block of land, come prepared with the specs on that property and your budget requirements.
If you can, have an idea about which of the builders you may already be interested in. A bit of googling and searching online can do wonders for cutting down who you do and do not want to see. If you're going to be buying with someone else, then involve them in this process even if they cannot be at the display launch themselves.
Be the early bird
Come to the site a little earlier than any of the major events – such as BBQs or, in this case, a high tea.
House and land developments and display launches, particularly in family-friendly areas, are often swarmed with children. For those wanting to get a clear picture on the day – leave the kids at home. While these events are advertised to bring your little ones along, providing bouncy castles and balloons, they are still in your care. Property Observer notes how difficult it can be to really get a concept of how the floor plan might work for you when you’re trying to keep one eye on your offspring running from room-to-room.
Get yourself some easy parking and head in early so you don't find yourself waiting in queues.
Be selective
While there’s a lot on offer, you need to be specific and selective when on site. The more display suites you wander through, the more overwhelmed you are going to be. The closer you are to purchasing/building, the narrower your search field should be, so if this is your first display launch and you have not yet purchased a block, don’t feel too disheartened if you look around every property and still feel confused.
For those further in the journey, you should have some idea of what you are looking for. If you want a green-star property, or a two-storey home, then it’s time to prioritise. Do not feel that you need to go into the properties in the order they are presented in. Take five minutes to choose the top display suites to look at. Often, you will be presented with some form of a map (such as that below), which can quickly help you plan ahead.
<img src="/images/2014/04/07/melton-south-april-7-map.jpg" alt="">
While the above map itself was actually part of a competition - where maps that were completely stamped were up for a draw for a $500 prize - it actually proved to be a useful tool for navigating the site, and for later reference.
Heading in to the builder’s show room
Don’t get too distracted by the bells and whistles on the day. While it was nice that cakes and tea, a BBQ and face painting were offered on the weekend, for those with limited time frames, remember why you’re there.
Often, before you head into the display property itself – or in the first room – you will enter into a builder’s display. Here, floor plans, pricing information and other details are on offer. Gather what you can and keep these in order. Note the prices, and ensure to leave anything that is outside of your affordable range, unless you’re looking for comparisons. Leave speaking to the consultant until after you have wandered around the property itself, as this should give you more questions to ask.
Get a copy of the floor plan for the display suite you’re going to look at. This will come in handy later.
Entering the display suite
By this point, you’re ready to enter the display suite. This is the fun part that home buyers love – however, don’t be hasty. Pull out that camera and take a snap of either the marker sign (often at the front of the home) that notes which floor plan/property style this is, and which builder, or the appropriate part of the brochure. This provides you a marker for when looking back at your photographs. You don't need to be a photography expert - the below will attest to that - these are just to jog your memory for later use.
<img src="/images/2014/04/07/melton-south-april-7-one.jpg" alt="">
<img src="/images/2014/04/07/melton-south-april-7-two.jpg" alt="">
<img src="/images/2014/04/07/melton-south-april-7-three.jpg" alt="">
The great thing about these photos is that they also provide details you may not have remembered - for instance, while the 'Jade' floor plan from one builder clearly sticks in the mind, the size of the lot and the dimensions were less easy to remember.
Now, put the camera away and walk through the property.
Enjoy yourself, look at the beautiful furnishings and wallpaper, and the pretty ornaments on the table. Have a bit of fun with the interior design. The below, for instance, was a stand out idea that Property Observer loved, and there was much to be in awe of.
<img src="/images/2014/04/07/melton-south-april-7-four.jpg" alt="">
We all thoroughly enjoy this part of the process, but now it’s time to take a step back, and move past the furniture. Remember you’re buying the building and that unless you purchase the interior design, furniture and (importantly!) the cleaner with the home, you’re unlikely to ever see your property looking quite this nice. This doesn't mean you can't take inspiration, nor that you can't order the furniture (there are often brochures available for the interior decorating, as well as furniture packs that you can purchase emulating these styles), however remember what you're here for.
Start from the front door again, and take photos clockwise of each room in the property. Take down notes of any features you particularly like, or elements that you do not like (such as, an open plan study right next to the kitchen – a feature seen in one of the Atherstone display suites). If you have a lot to get through, an easy way to remember a feature you really like is to photograph it twice - this will call your attention to it when you're later going through the details.
Then take a moment, and listen in to what other people are saying – are certain corridors too narrow (something that is easily noticeable when heavily trafficked by interested families) or is the bathroom too dark because of the tiles? Remember you can change the colours and materials, but that certain aspects will stay the same. The preference of different people will be revealing – is a certain floor plan popular with families, and another for DINKs? Don’t think that you can’t ask others looking what they think of the property as well - usually everyone is more than happy to have a chat.
Head back to the builder’s showroom
If you liked the display suite, head back in to the builder’s showroom and get yourself a business card. Speak to a consultant about inclusions and what can/cannot be changed. Note this information down and ask about other floorplans as necessary. Ensure you ask about extra costs for changing aspects of the building, and for any extra information that isn't easily available in the suite itself.
Repeat this procedure for the different builders and display suites.
A quick debrief
Head home and go over your notes. The quicker you review what you did/didn’t like and the prices, the more likely it is to stay in your mind. Don’t be too concerned if everything has blurred in your head already – after more than five display suites that are often quite similar, it’s unsurprising.
At this point, you may realise different things looking back at the photographs and floor plan. Perhaps the bedrooms are just slightly too small for the double beds that your teenagers need, and they just looked bigger due to careful furniture placement. Narrow down your selections and choose either your favourite elements, or your favourite overall floor plans. Some people scrapbook, others keep online folders and some even create excel spreadsheets. How you keep your records is a 'how to' for another time.
Well done! You’ve just finished navigating a display home launch. Now it’s time to either head to another, or to get in touch with a builder.
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How to: Navigate a house and land display home launch

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RE/MAX Western Australia’s managing director Geoff Baldwin has spoken out against potential changes to current stamp duty dispensations for first home buyers, saying that if the relief was decreased or abolished there would be dire effects across the market.
 “The negative affect the ceasing of stamp duty relief for first home buyers would be extremely damaging however, when this segment of the market stagnates it ripples up through all price ranges and the effect would be crippling”, said Baldwin.
“If you take a line through New South Wales and Victoria where subsidies have been abolished, first home buyer activity has dropped to 8% and 12% respectively, compared to the current 22% in Western Australia (RP Data).
“Historically, in a healthy market, first home buyers account for around 25 to 30% of all buyers.
“The established home market has already taken a massive hit through the government’s recent actions in changing the First Home Owner Grant whereby those building new homes receive $7,000 and people buying established only $3,000.
“To abolish first home owner stamp duty concessions would be extremely short sighted as it will a negative impact the whole market and hence the Industry, just at a time where we are again experiencing some prosperity in the property sector.”
 
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