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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An enforceable undertaking has been accepted by ASIC from Franchelen Pty Ltd, as a result of an investigation that found they had engaged in unlicensed credit activity in relation to off the plan apartments.
Sunshine Coast residential developer, Kawana Island Properties Pty Ltd, created Franchelen to provide loans totalling $7 million to 49 different property purchasers of off the plan properties in Ocean Reach.
The sales in Ocean Reach began in May 2008, with construction taking place between mid-2009 and 16 June 2010. During 2010, the National Credit Code extended the definition of credit to include purchasing residential investment properties.
Back in 2010 the Sunshine Coast Daily reported that all 100 apartments in the $78 million development were sold ahead of the official launch. The development featured a lagoon pool, a heated lap pool, a 14 person spa, a theatre with cinema quality sound and tiered recliner seats.
In June 2010, Ron Grabbe and Rob Gowland created Franchelen for the sole purpose of providing finance to these borrowers and established themselves as directors. The enforceable undertaking explains that on completion of contract, some of the purchasers requested that Kawana Island Properties provide financing for a portion of the purchase price.
Franchelen provided finance to the borrowers for the difference between purchase price and the loan that the borrowers could obtain from a commercial lender.
The loans provided by Franchelen assisted buyers to complete their contracts, however at the time Franchelen offered the loans they were unlicensed. Franchelen has since applied for and obtained a credit licence.
The Enforceable Undertaking requires Franchelen to limit its credit activity to the management and finalisation of the 49 loans, cap interest payable at the rate last negotiated with each individual borrower and engage an independent consultant to review compliance with credit legislation.
A number of the loans were said to be refinanced one or more times.
The investigation began in April 2013, after Franchelen suspended the collection of payments from the borrowers on the loans in January 2013 - acting on a notification from ASIC of their concerns.
RGD Constructions developed Ocean Reach, of which Grabbe has been the director of since 2002.
Franchelen had obtained legal advice that noted it was not required to hold an ACL to conduct its activities - which they now accept was not correct advice. ASIC accepts that they genuinely misunderstood the requirements.
Franchelen will cease credit activities when the loans are finalised, as well as engage in correspondence with current borrowers, including to notify that the loans will be capped at the rate it was last negotiated with the borrower - ranging from nine to 11%, "notwithstanding that the loan agreements entitle Franchelen to charge interest at 15%".
Deputy chairman of ASIC, Peter Kell, expressed the importance of firms understanding the rules around legal compliance.
“Further, they must ensure they are appropriately licensed to engage in credit activities,” said Kell. “ASIC will act when we come across instances of unlicensed credit activity.”
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jduke-EHk3XBmHkn

Unlicensed credit activity engaged in by Sunshine Coast apartment developer for 49 buyers

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The Urban Development Institute of Australia's 2014 State of the Land Report points to significant supply problems across much of the country and warns that while it might not be a 'front page' hot media topic of the day, "we've got a problem".
Quoting Minister for Social Services Kevin Andrews from November last year, the report, launched today, explains that more private dwellings need to be built to cater for a growing population.
The report found that while lot prices have remained stable or fallen slightly in recent years, the price of land when looked at on a per square metre basis has continued to rise. The overall fall is due to declining lot sizes, according to the report. The average median lot size across the five largest capital cities is 423 square metres, down 8% over the year and down 29% on 10 years previously. Sydney saw a 16% drop over 2012/2013.
The average median lot price across the capitals is $213,000 - down 5% over the year. Despite this short-term fall, it is up 78% over the last 10 years. In Sydney, the median price for a new landlord fell $34,000 over the year period, to $247,500 and the city retains its position as the most expensive for land across the country.
"This suggests that current lot prices may be close to the absolute upper limit of what new home buyers are able to afford," the report explains.
Supply of land lots was found by the UDIA to be continually constrained in "most jurisdictions" by high charges levied on new developments and the inadequate provision of infrastructure, as well as delays in rezoning, planning and approvals.
Interestingly, Sydney experienced the largest turnaround over 2013 out of the cities examined, with a significant increase of supply. Despite this, it still suffers from the highest infrastructure charges, a difficult planning system and increasingly high land costs. Meanwhile, Perth was found to have the worst performance.
Currently, the average median price of land said to be paid by new home buyers is $504 per square metre. That is a 3% increase over the year and 148% up over a 10 year period. UDIA national president, Cameron Shephard, said that governments are failing to address the key barriers to supply. “Inadequate investment in urban infrastructure, slow planning and approvals systems, and high taxes and charges are strangling the supply of land for new housing, severely damaging housing affordability," he said. “UDIA is concerned that housing has fallen off the agenda for governments around the country. The 2014 UDIA State of the Land Report shows that there are still major problems with land supply and housing affordability across our largest cities, and that governments need to take urgent action,” Shephard explained.
See over page for a city by city breakdown of performance and for the UDIA's suggestions for federal, state and local government intervention.
<hr class="system-pagebreak">
<h2>City by city performance</h2>
Adelaide
Progress has been made with stamp duty exemptions and construction grants, introduction of private certification for code compliant developments, structure plans for growth areas and rezonings. Fairly balanced land market.
Potential trouble area: Implementation of the infrastructure agreements.
Brisbane
Improvements in planning processes under State Planning Policy introduction, creation of single state assessment and referral agency and creating a number of Priority Development Areas.
Potential trouble area: The undersupply of serviced lots and inability to respond to changes in market demand.
Melbourne
Lot supply has increased, market is well supplied and affordability is improving.
Potential trouble area: Slow approvals and rezoning.
Perth
Affordability and lot supply did well, with stable prices.
Potential trouble area: Increasing delays in planning approval system, increasing land taxes and subdivision application fees, infill and infrastructure provision planning worsens.
Sydney
Lot production increasing, lots somewhat cheaper due to smaller lots being created.
Potential trouble area: Structural planning reforms have yet to appear and strata reform has been delayed.
<h2>UDIA's suggestions for the federal government:</h2>
Providing additional funding for investment in new urban infrastructure, in order to unlock land.
Auditing Commonwealth land holdings to identify surplus land, and where suitable, make it available for new housing development.
Assisting state governments with removing stamp duty on property and replacing it with more efficient forms of taxation.
<h2>UDIA's suggestions for state and local governments:</h2>
Undertake major planning system reform, to increase the supply of urban land and reduce delays and uncertainty associated with zoning, planning and approvals processes.
Reduce up front charges and levies on new housing by favouring the recovery of costs over long time frames, rather than up front.
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Significant dwelling supply problems across country: UDIA report

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Housing affordability is an emotive topic across the country, and it comes as little surprise that the majority of borrowers surveyed currently believe that getting a foot on the property ladder is harder now than it was for the previous generation.
Interestingly, the Genworth Homebuyer Confidence Index saw a 1.6 point drop from September 2013 to March 2014, which they note was partially to a decline in first home buyer confidence, as well as overall cost of living pressures for those currently holding mortgages.
Home buyers experiencing or expecting mortgage stress did, however, largely drive the decline in the confidence index, said Genworth Australia's chief commercial officer, Bridget Sakr.
“Of those surveyed, 49% cited the rising cost of living as the key driver of mortgage stress," said Sakr.
“The high cost of living has remained the number one cause of mortgage stress for homeowners since September 2011,” she said. Of those surveyed, four in 10 make overpayments to their mortgage.
Similarly, the proportion of those using more than 50% of their income to service this debt dropped from 28% to 25%.
The first home buyer component dipped from 85.0 in September to 82.3 in March, driven by fears around unemployment.
“While 71% of first home buyers consider the dream of home ownership to be realistic, this group continues to struggle to save for a deposit,” she said.
A third of prospective home buyers noted it would take them four years or longer to save a 20% deposit, while 60% of all respondents said it would take four years.
Sakr also noted that nearly two thirds of all borrowers believe first home buyers have it tougher than the previous generation did, with 86% expressing a willingness to help their children buy property, but significantly fewer noting they were in a financial position to be able to do so.
“The struggle to enter the property market may also be exacerbated by any future dwelling price growth,” said Sakr.
“This ongoing challenge for prospective first home buyers highlights the value of low deposit options such as Lenders Mortgage Insurance which can help people enter the property market sooner,” she said.
The index surveyed more than 2,000 consumers and analysed the proportion of monthly income expected to be used to service debts, repayment history and expectations for the nest 12 months, as well as their beliefs about home buying.
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Majority believe it is harder to get into property now than for previous generation: Genworth

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If you've seen the term Torrens Title and you're not sure what it means, you're not alone. However, chances are you're more familiar with the concept than you think. Despite the unusual name, based on Robert Richard Torrens who pioneered this now land transfer method, this is actually one of the more common ways to take over ownership of property.
Torrens Title is a land title system where the ownership is transferred through registering the title, rather than the deeds. Land transfer is noted in a register of ownership and essentially, this removes the requirement of searching beyond the Certificate of Title to confirm details of ownership. Torrens was introduced to resolve the difficulty, keeping details of when the property was purchased, the location, measurement and other details.
Essentially, the registered proprietor is said to then have an 'indefeasible title', which means that there are very limited circumstances when ownership, or title, can be challenged, and as a result conveyancing has become a lot easier. The transactions undertaken prior to Torrens Title regularly required extensive and laborious research to discover if any unregistered interests existed.
The Torrens Title system was introduced into Australia in the mid-1800s and it is now one of the most common ownership structures. Torrens Title is strongly linked to the adapted Strata Title system, introduced much later, which is the structure used for ownership of apartment buildings and units. While with the common Torrens title you own both the house and the land, and you are responsible for the upkeep of both, Strata Title provides ownership of the inside of the property but co-ownership of joint areas and joint responsibility for upkeep of these spaces. Previously, a company structure was used, however this had numerous difficulties - particularly in regards to upkeep of common property.
New South Wales' Land and Property Information government portal explains that it is used to record details such as the following:
<ol>
<li>Easements</li>
<li>Covenants</li>
<li>Mortgages</li>
<li>Resumptions</li>
<li>Caveats</li>
<li>Subsequent changes in ownership</li>
</ol>
Notably, New South Wales was the first worldwide to computerise details of the Torrens Title register.
Most people understand the Torrens Title system, as it is common across the country and the most usual form of transfer, and so it does make life simpler when selling property. However, there are benefits of Strata Title - particularly when looking at subdivisions with shared driveways or other common areas that require a distinct formal agreement over upkeep.
Observer Jo Chivers previously <a href="/expert-insights/buying/why-a-strata-subdivision-is-better-than-a-torrens-title-subdivision-for-some-developments">explained her thought process surrounding choosing a Strata Title or Torrens Title</a> for a new subdivision development.
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What is Torrens Title? Property investment terms explained

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Potts Point's latest offering sale has been the penthouse of the publican Chris Crawley after receivers PPB Advisory took possession.
Crawley developed The Georgian on Macleay Street in 2010, retaining the three-bedroom 680 square metre triplex penthouse with pool. 
Jason Boon and Andrew Hoggett of <a href="https://www.randw.com.au/1408774/" target="_blank">Richardson and Wrench Elizabeth Bay</a> had been telling inspectees that it was set<a href="https://www.realestate.com.au/property-apartment-nsw-potts+point-116039307" target="_blank"> to fetch above $10 million.</a> 
It's annual strata levy is just short of $20,000.
Expressions of interest closed on the 14th March, with the sold stickers posted yesterday.
The Georgian three-level penthouse came with views stretching from the city skyline to The Heads.
It was featured in the recent <a href="/news/plenty-of-blue-sky-with-12-sydney-penthouses-at-10-million-or-more-which-one-to-buy">top 10 Sydney prestige penthouses</a> He Said/She Said list.
Crawley was allowed to demolish an historic villa to undertake the project.
Former liquor merchant John Piven Large paid a reputed $15 million in 2012 for the Pomeroy, Potts Point penthouse of Bob Ell.
The previous highest sale was $8.85 million in 2011 when the Sutton car dealing family bought a 624 square metre penthouse, one of two in the Rockwall complex.
A $20 million off the plan offering in the Ashington project failed to proceed when the project collapsed, with the subsequent Investa project splitting the top floor into two apartments.
 
 
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jchancellor-FAypfDUnLy

The Georgian penthouse sells in highest Potts Point apartment sale since 2012

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Two developments in Melbourne's north-west are seeing a sales uptick, with Maribyrnong-located Horizon Drive more than 50% sold and Mirvac's Ascot Vale Enclave seeing their latest release achieve a 100% sales rate in a number of hours.
<a href="https://www.enclave.mirvac.com/home" target="_blank">Enclave</a>, the 10.423 hectare residential community (pictured above and below), released a total of 20 homes in the latest marketing approach. All of the properties achieved a sale, bringing the new total sales revenue for the project to $88,595,000.
<img src="/images/2014/03/26/4.jpg" alt="">
John Carfi, Mirvac CEO of residential, noted that these sales included Doncaster Street terraces, sitting adjacent to the site, and the sell-out continues a string of good results for the project that launched in April 2013. The development is a joint venture between Mirvac and Gresham.
“This result validates that buyers continue to recognise this unique opportunity being presented in the heart of Melbourne," said Carfi of the site that is seven kilometres out from the CBD. 
The site will include 200 dwellings on completion, with a mixture of different land blocks, and nearby to parkland, a gold course, sporting oval and retail services. 
Construction of the first stage of land and housing has begun, set to complete late-2014, with 35 land lots settled and with first residents expected to move in by July.
The next release of land and townhouse will be in the middle of this year.
Meanwhile, in next door's Maribyrnong, <a href="https://www.horizondrive.com.au" target="_blank" style="line-height: 1.3em;">Horizon Drive</a> (pictured below) is a new residential subdivision that was re-launched in the second half of last year after being taken over by ICG. It is also seeing an uptick in sales with half of the 32 properties sold.
<img src="/images/2014/03/26/maribynong%20march%2026%202.jpg" alt="">
Near to redeveloped Highpoint shopping centre, the site includes two- and three- bedroom townhouses with their own garages and two-bathrooms (a main and an ensuite). Buyers looking for larger residences can join two of the two-bedroom townhouses to form a four-bedroom home for under $1.2 million.
The homes are designed by Rothelowman.
The latest release was of 121 square metre townhouses of two-bedroom and two-bathrooms from $595,000 upwards.
<img src="/images/2014/03/26/maribynong%20march%2026%203.jpg" alt="">
<img src="/images/2014/03/26/maribynong%20march%2026%204.jpg" alt="">
<a href="mailto:jduke@propertyobserver.com.au" target="_blank">jduke@propertyobserver.com.au</a>
For the latest development listings, brought to you by Property Observer and partners, see our <a href="https://showcase.propertyobserver.com.au/" rel="nofollow">INVESTOR SHOWCASE</a>.
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Melbourne's north-western developments seeing strong sales

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Former Olympian Micheal Wilson and his wife Mary are selling the <a href="https://www.realestate.com.au/property-viticulture-tas-legana-7608343" target="_blank">Vélo Wines vineyard</a> in Tasmania’s Tamar Valley.
<img src="/images/2014/03/25/image10.jpg" width="460" height="345">
According to RP Data, the 4.71 hectare property has been listed for 94 days thus far, hitting the market on December 18 last year. The winery sale includes the Barrel Room Café and Vélo Vineyards cellar door, which the property’s listing boasts is one of the busiest in the Tamar Valley. The property is listed with $1.25 million expectations.
The vineyard, overlooking the Tamar River, is situated along the Tamar Valley tourist route, 10 minutes’ drive from Launceston’s CBD. In addition to the winery’s 50 year old vines, the oldest cabernet vines in Tasmania, the property also includes 80 year old chestnut trees, olive and citrus trees and herb and vegetable beds.
<img src="/images/2014/03/25/image7.jpg" width="460" height="345">
Vélo is selling through John Hewitt of Landmark Harcourts Tasmania.
Wilson, a former Olympic cyclist, purchased Vélo with his wife in 2001. Presumably, the vineyard is so named for the French translation of the word “bicycle.” Wilson (pictured below at Vélo) competed in the 1980 Moscow Olympics.
<img src="/images/2014/03/25/image12.jpg" width="460" height="345">
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jrichardson-uRX5hFdKfN

Tamar Valley vineyard on the market with $1.25 million expectations

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GUEST OBSERVATION
The following comment echoes a dilemma of many potential first home buyers in Australia: 
“I am in late 20s, early 30s, $150,000 household income, $200,000 in savings - what should I do? Do I buy a property and risk my cash on an asset which is said to fall in value, or do I rent and invest my money into shares?”
The numbers may differ from person to person but the concern is the same.
I dealt with the issue of property prices in Australia and <a href="https://www.propertyobserver.com.au/residential/australian-property-prices-in-2014-and-beyond-a-peek-into-the-future/2014013167457" target="_blank">what will happen in the future</a>, so instead I would like to focus on the issue of confidence.
If we analyse Australia's current economic situation objectively, we have a <a href="https://www.propertyobserver.com.au/residential/a-roof-over-your-head-or-the-biggest-investment-you-ll-ever-make-how-should-we-treat-residential-property/2014020967655" target="_blank">six decades long history of strong growth in property prices</a>, historically low interest rates, a low unemployment level and an economic growth rate which is the envy of other developed nations. Also, it is relatively easier to finance property purchases nowadays than it was 20 years ago. In addition, there are ample examples of research demonstrating that residential property in Australia is <a href="https://www.asx.com.au/documents/resources/ASX_Report_2013.pdf" target="_blank">potentially the best investment class over the long-term</a>.
Yet, the fear of losing money, “because property prices are doomed to fall” and a pessimistic outlook are paralysing many to the extent that they are incapable of making a decision to buy a property.
Where does this fear come from? Why are we the biggest pessimists in the world despite surviving the global financial crisis quite well so far? We used to have severe recessions and other economic calamities before so, what’s different now? 
Let me digress for a moment and reflect on the “old times”, when things were viewed from another perspective.
How things used to be
Back then in the 1970s, 1980s or even 1990s, there was no talk about a possibility of property prices falling. The idea was to line up for a loan at the first opportunity and to get your first home as soon as you got your first full time job. It didn’t matter that the property had to be in a location on the city outskirts – you were buying what you could afford, and not your ultimate lifestyle.
The logic was that you pay your first property off as quickly as you can and then upgrade to something better and closer to city centre. Then do it again. And again. So that in the period of 15 to 20 years you could end up with something to enjoy for the rest of your life and which suited your lifestyle.
Your grandparents did it that way. Your parents did it that way. Everyone just followed the same routine. No questions asked. Everybody knew you cannot go wrong following this recipe.
I am generalising but it conveys the overall attitude of an older generation of Australians towards residential real estate. Now, let’s fast forward to present times.
How things are now
Parents and grandparents are no longer the role models and the primary source of wisdom. There is a new paradigm now.
Younger generations now take advice from media manufactured, faceless avatars and do-gooders on the Internet who create, either knowingly or unintentionally, the environment of fear, uncertainty and general misinformation.
This is not a criticism of a younger generation – quite the opposite. It is extremely difficult for anybody to make a decision with full confidence in such circumstances. The problem is more universal and relates to all generations living in present times. However, those of older age have those big decisions well and truly behind them while younger people have to face them now or in the near future.
The causes
It could be argued that it is the symptom of modern times that we are so overloaded with everyday tasks that are unable to find time to learn, discuss concepts and ideas with peers and elders we respect, analyse information and then make conscious decisions. Consequently, everything needs to be served on a plate for easy consumption where there is no need to exercise the brain too much.
As an example, we “do research” by skimming through news headlines and the more extreme and negative they are, the more attention they are likely to attract. We express our approval, opinions, or even protest, by clicking “Like”. And we tend to make only binary decisions: “Yes/No”, “Good/Bad”, etc. It seems there is very little time to ponder on “what if…” scenarios.
That is why media (traditional and social) and the internet in general have such a profound influence on what we think and do – they deliver snippets of information in chunks we are able to process without much effort.
The ease of dissemination of information in the digital age means there is a room for all sorts of views but what makes into a wider circulation is controversy and extreme cases.
So, we hear and read: “Property prices to fall 20%”, scratch that, 40% sounds more dramatic! But no one bothers to answer a fundamental question: "…and then what?"
Will they stay low or rebound? Is it likely that government would not intervene and would not try to prevent such a disaster? If there is intervention, what could be the impact on prices? Does this prediction have any merits after all?
It could be argued that there would be too much thinking involved to get these answers and in the fast paced digital media world there is no time for that because of editorial deadlines. The main game is headlines that attract the audience - not necessary the real story behind them.
And nobody bothers with putting caveats on such predictions either – by the following year the public will not remember “current scares” since focus will move onto the next extreme set of predictions.
A big part of the problem is how we interpret information published in the media – instead of treating those claims as a starting point for further investigation we tend to jump to a quick conclusion: “I saw it on TV so it must be right.”
<blockquote>
It is rather rare that a balanced and objective view of the state of affairs reaches wider audience via popular media channels – there is no incentive to publish such information simply because there is nothing sensational about it.
</blockquote>
Therefore, we are probably as much to blame for what is happening as the media. That is, we do not demand in-depth analysis behind the story simply because we don’t have the time to digest it. We just assume that someone must have done it diligently to come up with the conclusion, so the headlines will do just fine.
It is rather rare that a balanced and objective view of the state of affairs reaches wider audience via popular media channels – there is no incentive to publish such information simply because there is nothing sensational about it. Balanced views simply do not attract enough audience.
The effect is that only simplistic, negative, very often contentious, views propagate - leading to a widespread misinformation, like: “Property prices will fall in Australia because they have fallen everywhere else”; “We have affordability crisis because of negative gearing and speculators”; “Foreigners are causing property prices to rise”. There are a tonne of those around.
It should therefore come as no surprise that a significant proportion of would be buyers is put off making a decision.
Article continues on next page. Please click below.
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Some unexpected consequences
There is a number of quite ironic consequences resulting from all that doom, gloom and misinformation about the property market in Australia.
Firstly, it makes us vulnerable to exploitation by unscrupulous spruikers. In particular, on one hand it all leads to a perception that “property ownership is a dumb idea” (whether for living in it or earning income from it), that “everybody is losing money” and “everything is going to collapse very shortly anyway”.
On the other, it creates a fertile ground for those who claim to have a “secret formula” to “make it all magically work for us” and “to make the taxman pay for everything” - if we only spend $10,000 on a seminar and instructional videos, and some more on personal coaching.
There are plenty of people who fall for a magic of big numbers and a prospect of becoming a property mogul - despite the fact that there are no secrets to making money with property, just clever marketing.
The second consequence is that it led to emergence of new industries with a sole purpose of helping people to buy into property – from online discussion forums, dedicated blogs and property search portals profiting from advertising, through those selling specialised reports, smartphone apps, DIY property investment books and seminars, to buyer advocates and mortgage brokers offering information, tools and services for a fee. And now even financial advisers are getting on-board with advice on investment in property via self-managed superannuation funds.
<blockquote>
The overload of information and assistance, rather than helping in making decisions, has a totally opposite consequence – that is, more information tends to paralyse us rather than aid in making those hard decisions.
</blockquote>
Yet, it seems that, for many, it is harder than ever to make a decision. The overload of information and assistance, rather than helping in making decisions, has a totally opposite consequence – that is, more information tends to paralyse us rather than aid in making those hard decisions.
Not to mention that everybody demands a fair compensation for their work so, that assistance can add quite substantially to the overall cost of buying, making us even more apprehensive about making the decision.
Not many of these services existed 20 odd years ago and information was not so easy accessible either. So, the bulk of advice and assistance was coming from parents, relatives and your local bank manager – all for free.
The trust that young people had in older generations is no longer as strong for the current generation of young people. Maybe this is also due to the fact that the elders also have become confused and no longer have as strong a conviction about the merits of purchasing a property as they used to have in the past.
This is unfortunate because that trust was crucial in providing moral and emotional support for young people getting into debt for the first time. And it helped to positively reinforce the decision.
The perception that nothing can go wrong because “everybody is doing it this way”, created by decades of success stories by people they knew personally, was also very empowering.
In other words, it appears that the whole support structure that helped in making tough decisions is significantly weakened, if not entirely collapsed. There is really nobody that can be trusted anymore since those who offer assistance are there only to gain something from us (i.e. either clicks, patronage or real money for a service). The notion of “impartial advice” is somehow compromised in those circumstances as one can never be certain of true intentions behind provided information and advice. We are really on our own with those big decisions.
Social considerations that cannot be ignored
Then there are also social pressures impacting on the decision whether to buy a property or not. In the 21st century fun, globetrotting, gadgets, extreme sports, celebrity status, etc. “symbols of good and joyful life” are valued much higher than debt on a property located somewhere on the city's outskirts. Committing to owning a property early in life would mean sacrifices (i.e. less of the fun things) and would undermine rather than enhance the status of individuals in the eyes of their peers. So, at young age the choice is easy – don’t buy.
By the time people are ready to settle and start a family (which happens much later in life than in the past) they have already got used to the convenience of living in the city but they are overwhelmed by the amount of money required to continue that lifestyle as a family unit (either renting or buying, which requires taking on a substantial debt). This is when the anxiety about the future really kicks in.
The fact that Australia has not really experience economic hardship since early 1990s means that many of younger people also do not know what to expect when the hard times do come, adding to the anxiety and multiplying the fear factor (ie. because of the unknown).
This is a point in life when headlines like “property prices are overvalued by 40%” or “there is housing affordability crisis in Australia” are becoming a drawcard for this demographic group because it helps them to cope with the anxiety by reinforcing the fact they are not alone in this predicament.
However, these are not the real reasons why they are unable to buy - it is all primarily about the mindset.
A simple solution
The reality is that things are never black and white as they are over-simplified by media for the purpose of easy consumption. What we mostly hear in the media are opinions and not indisputable facts based on evidence – even those expressed by experts.
So, this fear is not substantiated with a valid reason. It is just a consequence of not knowing what to believe in, as well as not having the adequate knowledge to objectively assess what others are purporting to be the “ultimate truth”.
The only way to overcome this paralysis it is to get to know the facts. And this requires making the effort of starting to think for yourself.
The bottom line is that one cannot outsource thinking because there is a big price to pay at a later date. 
End note
I did use many generalisations in this article to emphasise the important issues underpinning the problem but, of course, there are many exceptions, as current property sales statistics show. There are many first home buyers that are making the decision to buy right now.
It all boils down to a mental state of having a confidence in the decision you make. It requires knowledge and conviction that this knowledge is not tainted.
It takes effort and lots of thinking before you can get into that mental state. So, taking time to think should be as important as attending the gym or undertaking other routine activities of your daily life. Sorting out finances to buy a property is the easy part.
There are no right or wrong decisions. However, since there are consequences of each decision, there will be those decisions that one can live with and those that will be regretted until the end of one’s life.
The key is to be mentally prepared to bear those unpleasant consequences when you make a decision which produces an outcome that is not in your favour.
This is the only secret one really needs to know to make a decision whether to buy or not to buy a property at present time. Affordability has nothing to do with it - it is all about the confidence.
Arek Drozda is an independent analyst who has worked in the public and private sectors for over 20 years in business development, data analysis and in building geographic information systems.
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Crisis of confidence or crisis of affordability?

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RP Data has released our latest Pain &amp; Gain Report for the December 2013 quarter. The report found that of those residential properties re-sold throughout the final quarter of 2013, 9.7% were sold for less than their previous purchase price compared to 31.8% of re-sold homes transacting for more than double their previous purchase price.
The proportion of loss making sales was down from 12.6% at the same time in 2012 and was at its lowest level since the three months to July 2011.
Across the combined capital cities the proportion of loss making re-sales was even lower. Over the quarter, just 6.5% of homes sold at a loss compared to 9.8% at the same time in 2012. The proportion of loss making re-sales was at its lowest level since the three months to May 2011.
Across each individual capital city, the proportion of homes selling at a loss is now trending lower. Given the consistently low mortgage rate environment and the rise in home values over the past year this is not an unexpected occurrence. With values rising and as we move beyond the financial crisis, the likelihood of homes re-selling at a loss is likely to continue to reduce throughout 2014.
<img class="aligncenter size-full wp-image-3020" src="https://blog.rpdata.com/wp-content/uploads/2014/03/chart-1.jpg" alt="chart 1" width="500" height="179">
A key feature of the analysis over recent years has been the consistently high proportion of loss making re-sales across some of the most high profile coastal markets.  Conversely, key regions linked to the resources sector have consistently recorded a relatively low proportion of loss making sales.  More recently conditions have started to change.
<img class="aligncenter size-full wp-image-3021" src="https://blog.rpdata.com/wp-content/uploads/2014/03/chart-2.jpg" alt="chart 2" width="500" height="179">
High profile coastal markets such as Richmond-Tweed in New South Wales, as well as Far North, Gold Coast and Sunshine Coast in Queensland and the South West region of Western Australia have generally seen a high proportion of loss making re-sales over recent years.  As the above chart highlights, the proportion of loss-making re-sales is now trending lower across each region.  At the end of the December 2013 quarter, 23.8% of re-sales in Richmond-Tweed were at a loss down from a peak of 29.1% over the three months to October 2012.  Across the Queensland regions, the proportion of loss making re-sales peaked at 41.7% in the Far North (Jun-12), 39.1% on the Gold Coast (Dec-12) and 35.7% on the Sunshine Coast (Dec-12).  At the end of last year, the proportion of loss-making re-sales were recorded at: 28.8% in the Far North, 26.9% on the Gold Coast and 25.8% on the Sunshine Coast.  South West Western Australia recorded a peak in loss making re-sales of 23.3% in May-12 and at the end of 2013 the proportion had fallen to 19.6%.
<img class="aligncenter size-full wp-image-3022" src="https://blog.rpdata.com/wp-content/uploads/2014/03/chart-3.jpg" alt="chart 3" width="500" height="179">
As the high profile coastal markets have started to show improving market conditions, resource areas have seen property values and demand begin to fall resulting in a lift in the proportion of loss making resales.  The above chart highlights the proportion of loss making re-sales over time across the major mining regions of Fitzroy and Mackay in Queensland and the Pilbara and South Eastern in Western Australia.  In Fitzroy, the proportion loss-making re-sales have risen from 9.5% at the end of 2012 to 19.5% at the end of 2013.  At the end of 2012, 10.4% of Mackay homes re-sold transacted at a loss compared to a much higher 23.6% at the end of the December 2013 quarter.  The Pilbara region recorded 13.3% of all re-sales at a loss over the final quarter of 2013 up from 2.0% a year earlier. 18.1% of re-sold homes in the South Eastern region transacted for less than their previous purchase price over the final three months of 2013, up from 11.8% over the same period in 2012.
The impact of the peak in mining investment on local housing markets is clearly the primary cause of the upswing in realised loss.  With demand for mine workers lower in the operation phase compared to the construction phase, local housing markets are often experiencing falling demand both from a rental and an ownership perspective.  As a result it is no surprise that a greater proportion of sellers are realising a loss on the sale of their home in these areas.
The analysis suggests that low mortgage rates are resulting in housing market conditions that are generally improving.  Across the country the proportion of loss making re-sales is trending lower as home values rise.  Coastal markets have seen a relatively high proportion of loss making re-sales and although, as a proportion, loss making sales remain high they are also trending lower.  This reflects the low levels of capital growth returning to these markets.  On the other hand the slowdown in mining investment is already having an impact on regions heavily linked to the resources sector.  The economies in these areas tend to not be overly diversified and it would be no surprise to see a further rise in the proportion of loss making re-sales in these areas throughout 2014.
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More gain, less pain: Fewer homes selling at a loss as dwelling values continue to rise

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The property market is a living and breathing entity. Although it moves slowly it is always evolving and the following tale illustrates how three different apartments have fared in recent years.
The apartments are all two bedrooms and were purchased in the last six years. This is important, as they have all been held through the 2007 share market boom, the global financial crisis, the property boom of 2009/10 and the property market adjustment of the last couple of years.
Apartment one - <a href="https://www.realestate.com.au/property-apartment-vic-docklands-111987091" target="_blank">1506/100 Harbour Esplanade, Docklands</a>
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2014/03/25/docklands%20march%2025%20one.jpg" alt=""> 
Purchased: November, 2006 for $460,000
Sold: November, 2012 for $460,000
Annual compound growth rate: 0%
Why?
One of the great marketing tools bandied about the market is to imply strong population growth is an indicator of future capital growth. But this point fails to heed the laws of supply and demand.
Many people think population growth is a key indicator of demand. If the population is growing, there must be huge demand and in isolation, that is correct. However I view population growth as a better indicator of supply. If there is strong population growth there must be a lot of available property for people to move into.
Docklands still has an issue with oversupply. Since 2001 its population has been growing by almost 22%. This growth rate is skewed given the population in 2001 was less than 700 however it has still been growing by 6.5% over the last five years. This is well above the 1.5% annual population growth of Victoria.
Over the years the Docklands precinct has been an easy target as it performance as an investment has been so disastrous. Many people suggest it must turn the corner soon and the next 10 years will be much better than the last 10. However consider this, according to the 2011 census one in five docklands properties is unoccupied.
Apartment two - <a href="https://www.realestate.com.au/property-apartment-vic-hawthorn-111057247" target="_blank">109/92 Kinkora Road, Hawthorn</a>
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2014/03/25/hawthorn%20march%2025%20one.jpg" alt=""> 
Purchased: June, 2005 for $445,000
Under offer: November, 2012 for $470,000
Annual compound growth rate: 0.86%
Why?
Developers continually fight an uphill battle as they struggle to match rising labour and material costs to produce a product that they can sell and make a profit. The most effective way they do this it to cram as many apartments they possible can onto each block of land. To do this they usually compromise the size of each apartment. The first causality is the kitchen and it gets squeezed into the lounge room. Most people would prefer a separate kitchen.
<img src="https://www.urban.com.au/images/2014/03/25/armstrong%20arch%2025%20one.gif" alt=""> 
The other way to make a profit is to sell the property for as mush as possible. As a result, pure market forces do not determine the asking price, it is calculated by the cost to build each apartment and a profit margin.
When the investor bought this property they could have purchased apartment for less and made more money!
Apartment three - <a href="https://www.realestate.com.au/property-apartment-vic-hawthorn-112150903" target="_blank">1/69 Morang Road, Hawthorn</a>
 <img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2014/03/25/hawthorn%20march%2025%20two.jpg" alt="">
Purchased: July, 2007 for $405,000
To be auctioned 1st Dec 2012: Expected sale price: $550,000 plus
Annual compound growth rate: 6.91%
Why?
Hawthorns population has been growing by just over 1% per annum over the last 10 years. The low level of population growth is not due to people not wanting to live there as Hawthorn is a highly desirable location. Population growth is held back because of the lack of supply due to unfavourable town planning laws for developers and the lack of development opportunities. This lack of supply puts upward pressure on prices.
Furthermore, the apartment was built more than 40 years ago when labour was much cheaper and developers could make a profit by only building six units on the block. They did not have to sacrifice floor space and as a result the property is more desirable and in strong demand. When it was purchased there was no developer premium paid as it was sold at auction and market forces determined the price.
<img src="https://www.urban.com.au/images/2014/03/25/armstrong%20march%2025%20two.gif" alt=""> 
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