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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One of the things that tenants look for in a quality rental home is the level of safety and security it provides. People with young children, the elderly and women, in particular, are especially safety conscious and this is understandable.
Some of the safety measures you might expect in a rental property are mandatory while others are not necessarily. It comes down to definitions and practicalities.
One of the mandatory safety measures is smoke alarms.
These are required in all dwellings and must be hard-wired to the mains electrical system. They cannot be battery operated unless the installation of a hard-wired system isn’t possible.
<blockquote>
The reality is that most owners want to ensure that their properties have good safety and security not simply to comply with the law, but to attract and maintain good tenants.
</blockquote>
Where that occurs, lithium battery operated smoke alarms are acceptable. The number of required smoke alarms is determined by the positioning of bedrooms and how many stories the dwelling is. If in doubt about any of this, raise the issue with your property manager.
In July 2015 another mandatory measure will be deadbolts on all external, ground floor doors. Deadbolts are generally those which are key-locked from the outside but latch-locked from the inside. This is the preferred model of the Department of Commerce because in the case of fire or smoke inside the house they are easier to open in an emergency or in darkness.
Until July next year owners are permitted to use other forms of appropriate door locks.
Another mandatory form of security starting mid-next year is porch lights that must be present at the main entry door and operational from inside the dwelling.
When it comes to windows the law provides that they must have reasonable locks or latches that cannot be opened from the outside. This is not prescriptive but comes down to common sense.
If there is a spa or swimming pool in the rental then safety barriers are very important. The type of barrier will depend on when the pool or spa first received local council approval.
Where a safety barrier is considered to not be operating properly the property manager should be contacted immediately. If an owner does not respond to any concerns raised by the tenants in relation to pool and spa safety, tenants should contact their local government authority right away.
The reality is that most owners want to ensure that their properties have good safety and security not simply to comply with the law, but to attract and maintain good tenants.
It’s important therefore that prospective tenants find a dwelling that suits their needs before signing the lease.
Safety and security is in the best interests of both owners and tenants, so existing tenants who feel their current security measures are inadequate may find that their owner is agreeable to modifications if approached in the right manner.
This article was originally published on <a href="https://reiwa.com.au/" target="_blank" title="reiwa.com">reiwa.com</a>.
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dairey-MVZf5ZguQC

Safety and security in rented homes

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An upcoming seminar from Archers Body Corporate Management, in conjunction with Attorney-General Jarrod Bleijie and Mayor Mark Jamieson, is set to discuss the future of the Sunshine Coast’s strata communities and developments. And there’s two areas that investors are being pointed to.
Archers’ Andrew Staehr points to two main 'hotspots' for residents and investors to watch in the coming years – <a href="/news">Kawana</a> and <a href="/news">Maroochydore</a>.
“We are seeing a lot of activity in the Kawana area as a result of the Oceanside Health Hub and Kawana Health Campus development – expected to be one of the single largest health projects in Australia,” said Staehr.
“There is a huge focus on community living on the Sunshine Coast at the moment and Archers is involved in nine new projects within a three kilometre radius of the Oceanside Kawana project totalling more than 600 lots.”
He said that as these sites become developed, an increasing number of off-the-plan sales are being recorded, with investors being a large proportion of the buyers. Staehr said that these are good opportunities to buy into the market early.
Meanwhile, Jamieson said that a larger amount of this high-density development would be impacting the region for the next two decades.
“In the short to medium term, we have the Kawana Health Hub and Birtinya, which will provide housing for the new $1.8 billion Sunshine Coast Public University Hospital, while the Maroochydore Priority Development Area will start to come on line in a few years,” he said.
“The longer term will see the beginnings of Caloundra South. With all developments earmarked for higher-density populations, strata title ­will feature strongly.”
Strata development is, however, expected to be impacted by the Queensland government’s much-discussed review of property law to be released this year.
“The government has demonstrated its commitment to cutting red tape and addressing strata title issues for unit owners and developers on the Sunshine Coast,” said Staehr.
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jduke-EHk3XBmHkn

Are these two Sunshine Coast suburbs the places to watch?

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A new Brunswick East development has revitalised the former heritage Tip Top bakery site, purchased by Little Projects in 2009, into boutique homes and shops.
<a href="https://livebrunswickeast.com.au/" target="_blank" style="line-height: 1.3em;">The $113 project for the site</a>, which is located between Edward and Weston Streets, had been unused for close to 10 years prior to purchase.
Little Projects’ managing director Michael Fox looked to bring an urban style to the area.
“We have always seen Brunswick East as an up-and-coming suburb and we have now unlocked this potential through this project with settlements set to commence from April this year. This is an exciting step forward for Melbourne’s North,” Fox said.
Using the theme of the original 1.2 hectare bakery site, he has called the six smaller buildings Stables, Seeds, Silo, Rye, Grain and Malt.
The Rothelowman designed buildings each have a unique aspect, some with entertainer’s balconies and city views. Similarly, they also have separate street addresses for discreet access. Urbis designed the internal laneways.
The Learning Sanctuary is housed on the site, a 92-place childcare centre within the Seeds building. It also includes a rooftop outdoor space.
A café and office will also be within the Seeds building, while a commercial space for a retailer or office is at the bottom of the Stables building.
“We’re creating a community, so we consider the flow-on impact on the surrounding streets and wanted to create a precinct that adds value to the neighbourhood and that people want to be part of,” Fox said.
Elements of the former brick façade and Art Deco stables have been retained as part of the site’s heritage.
The apartments remaining in the complex are two-bedroom offerings, with the first of the apartments to settle in April. They come in two floor plans, The Sanctuary and The Entertainer.
Some of the apartments are being offered for rent, with one-bedroom from $300 per week and two-bedroom from $420 per week, with a move-in from May.
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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A not-so Little Project for Brunswick East's Tip Top bakery site

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Auction volumes remain strong this week with 1,076 expected in Melbourne and 1,154 across Victoria. This is the first time there has been consecutive weekends with over 1,000 auctions in March.
The healthy demand that is present in the auction market is also apparent in the private sales market.
Days on market for houses in Melbourne dropped again this week to 37 from 42 last week. This is consistent with last year’s trend which saw days on market contract from the mid 40’s to 39 in December.
Vendor discounting also dropped again to -5.5% last week. Time on market and vendor discounting metrics are important as they provide a measure of demand in the private sale market.
Buyers will find increased choice over the next few weeks as the listings being prepared for sale were 10% higher in seasonally adjusted terms compared to last year. As this is common to both private and auction property market segments, it will provide a greater test for the market than a weekend of 1,000 auctions.
The highest volume of auctions is in Reservoir where 26 are listed, followed by 23 in Brighton and 20 in Richmond.
Key data 
<ul>
<li>Clearance rate week ending 16 March: 67%</li>
<li>Melbourne auctions expected week ending 23 March: 1,076</li>
<li>Melbourne private sales time on market week ending 16 March: 37 days (houses)</li>
<li>Melbourne vendor discounting market week ending 16 March: -5.5% (houses)</li>
<li>Listings being prepared for market are 10% higher in month ending 16 March</li>
</ul>
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rlarocca-zWhvjay44N

First time ever for three consecutive 1,000 plus auction weekends: RP Data's Melbourne weekend auction preview

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Hi Margaret,
My husband and I brought a property in Emerald, Queensland in 2008 and resided there while he was working in the town as a paramedic. After we moved on we decided to rent the property out. We understand that with the economic downturn, we have been patiently waiting for things to improve but we're beginning to wonder if and when they ever will. 
It's frustrating to hear comments that property owners are seeing great capital returns while we are just treading water. I regularly log on to CQ News to see what is happening in Emerald and it all seems very negative. I have met people who still have family over there and they're saying a lot of projects are still going ahead. My question is do we still hang in there or cut our losses? I know Emerald has not been picked as a hotspot in the past for nothing. 
Regards,
Yvette
Margaret's answer on the next page. Please click below. 
<hr class="system-pagebreak">
Hi Yvette,
One of the inherent dangers of following ‘hotspot’ recommendations (even those I make myself) is that these recommendations can only be based on the available data at the time.  No one has a crystal ball and when we use such data to suggest hotspots we are doing so using the data available at the time.
One of the things I have always tried to do is to suggest a risk rating alongside any hotspot recommendation.  This is because certain types of areas have greater downside risks than others should the hotspot not turn out to be a hotspot at all.
For example, a hotspot which is in a residential area, say a suburb of a capital city, with a diversity of employment, lowering unemployment rates, rising population and improving median household income is one which will either boom soon, rise nicely over the longer term or not fulfil boom expectations, but rather experience the average kind of growth we would expect from a stable market. A buy in such an area carries little risk as you either get a great return, or an OK one.  Investors with lower appetites for risk and a need to preserve capital can buy in these areas confidently knowing that the downside risk is small.
At the opposite end of this scale is a hotspot in a single industry town, such as a mining town.  It will fulfil boom expectations as long as the economy does not turn or an outside influence does not conspire to damage its potential.  As the chance for this is fairly high, only investors who can face losses and who have a big appetite for risk should buy in such areas.
At present, the future of Emerald is impossible to predict.  This is because it is an area which suffers extreme impact from economic circumstances and, as confident as we all feel right now, these remain at high risk of a second downturn.  The information you are reading now about the area is current now, but could equally change as soon as the economy changes and become positive again.
For you, you must consider your entire financial circumstances and ask yourself whether you can withstand the downside risk – will short or medium term values losses impact on your ability to leverage into more property (do you have enough equity to see you through any potential value losses?) and do you have the personal cash flows required to support this property if there is a significant fall in rental returns?  If not, then selling now might be the best choice – although if you do sell, you cannot later look back and bemoan any growth you subsequently missed.  You must instead realise you made the decision that was right for you at the time.  Considering all of these things is something that the person helping you to buy this property (if any) should have done with you in the first place.
If you think you can withstand any storms, Emerald, like all mining towns, is likely to see good times ahead again, although I cannot predict when, so there’s no way of knowing how long this present situation will impact you. Perhaps buy more property in more stable areas so that you don’t watch and focus on Emerald and continue to keep your finger on the pulse of all mining markets.
Regards,
Margaret 
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mlomas-KC9MUPZ6Ca

My hotspot investment is treading water: Should I hang in there or cut my losses?

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This week I felt like I’d given birth – not to a real baby (Heaven forbid at my age!).....but to our bungalow baby. The gestation period has only been a couple of months but our vision started long before.
When renovating, you start with a vision and then bring it to life. Sounds easy enough but there are millions of tasks along the way that need attention and usually, immediate attention (just like a new born), so you need to drop everything to sort out the issue.  For me creating the vision or big picture is the best part of a renovation and seeing how close you’ve come to it on completion gives you a feeling of great satisfaction.
We found our ‘baby’, an original Californian bungalow in Cessnock in the Hunter Region of NSW and she was crying out to be restored. She had great ‘bones’ and wonderful features that we knew we could accentuate. These included a wrap around veranda, brilliant lead light windows, ornate cornices and ceilings, Spotted Gum floor boards hidden under the old floral carpet and an old claw foot bath that had been enclosed and locked away in ugly framework and finally a breathtaking mature Magnolia tree that adorned the back of the house.
Californian Bungalow in original condition:
<img src="/images/2014/03/21/chivers%20march%2021%20one.JPG" alt=""> 
wrap around veranda:
 <img src="/images/2014/03/21/chivers%20march%2021%20two.jpg" alt="">
Lead light windows hidden by broken blinds
<img src="/images/2014/03/21/chivers%20march%2021%20three.jpg" alt="">
Ornate ceilings and cornices:
 <img src="/images/2014/03/21/chivers%20march%2021%20four.JPG" alt="">
Renovating is a revolving door of constant checking and problem solving; rechecking of trades work, discussing issues, booking in the material orders, checking they’ve arrived, discussing replacements if not available, checking budget, adjusting budget, updating budget, checking comparable sales references, adjusting expectations, checking services, upgrading as required....the list goes on. I’m lucky I have a wonderful project manager; Joanne whose attention to detail and negotiating skills are amazing.
This week as Property Bloom finished the job on our bungalow baby in Cessnock, we watched as our stylist dressed her up and we’re just like proud parents watching our child grow – we think the transformation is wonderful.  We had been lucky to have the help Kylie of <a href="https://propertyrevamped.com.au/" target="_blank">Property Revamped</a>.  Kylie managed the colour and fit out choices; kitchen, vanities, paint, light fittings etc leaving us to focus on managing the trades and budgets.  
Our client is very pleased and the agent extremely impressed. Now comes more nail bitting times as the property is listed and inspections begin.
The Californian Bungalow is circa 1920s with traditional oversized rooms and the high ornate ceilings and cornices are spectacular.  The hardwood floor boards were identified by our floor sander as Spotted Gum and have polished up a treat. There’s two new bathrooms, main with restored claw foot bath and separate shower has a feature wall of marble tiles which finishes off the luxurious look.  Of course a spacious new kitchen but the loveliest features may well be the original leadlight windows that have to be seen to be appreciated. The home is situated in one of Cessnock’s most sought after streets and within walking distance to schools and shops. It’s just 7 kilometers to the famous vineyards of the Hunter Valley.  All set on a child friendly, fully enclosed massive 809 square metre block. 
Guess what the asking price is?
$385,000.  A great downsizer for city folk perhaps, especially now the <a href="https://www.osr.nsw.gov.au/grants/rrg" target="_blank">NSW government are offering up to $10,000 to relocate and work in regional areas</a>.<a href="https://www.osr.nsw.gov.au/grants/rrg"> </a>
If you are looking for an investment that will enjoy future capital growth (they don’t make this type of home anymore plus the suburb has enjoyed solid historical growth) the expected rental return would be around $380 per week with some decent depreciation benefits.
Take a look at <a href="https://www.sternbecks.com.au/properties/re13085/" target="_blank">the finished product</a> and let us know your thoughts....
 <img src="/images/2014/03/21/chivers%20march%2021%20five.JPG" alt="">
<img src="/images/2014/03/21/chivers%20march%2021%20six.JPG" alt="">
 <img src="/images/2014/03/21/chivers%20march%2021%20seven.JPG" alt="">
Main bathroom:
 <img src="/images/2014/03/21/chivers%20march%2021%20eight.JPG" alt="">
Powder Room:
 <img src="/images/2014/03/21/chivers%20march%2021%20nine.JPG" alt="">
Master bedroom
<img src="/images/2014/03/21/chivers%20march%2021%20ten.JPG" alt=""> 
Lounge room:
 <img src="/images/2014/03/21/chivers%20march%2021%20eleven.JPG" alt="">
<a href="https://www.propertybloom.com.au/" target="_blank">www.propertybloom.com.au</a>
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jochivers-wq5Bp59R5a

Our bungalow baby is born

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The official cash rate has been tipped to rise by almost two percentage points by the end of 2015. However, most economists say a one percentage point rise is more likely.
A survey of 32 economic analysts by Bloomberg News found more than half expect interest rates to rise within a year, according to <a href="https://www.afr.com/p/national/rates_may_hit_pc_by_end_of_economists_es6vdYb4lCMRmclC9Sc92O" target="_blank">The Australian Financial Review</a>.
The analysts projected rates could hit as high as 4.25% by the end of next year, significantly higher than the current record low of 2.5%.
However, JP Morgan chief economist Stephen Walters told SmartCompany while possible, such a steep percentage point hike is “unlikely”.
“The transition from mining investment to other sources of growth is still a work in progress,” he says.
“The currency is also still quite higher, so it’s definitely a difficult case to make for the Reserve Bank to raise rates.”
Walters says there has also been speculation of a tough budget in May, which is likely to further impact rates.
“It just doesn’t make much sense… employment is going up too, so aggressive rate hikes are unlikely,” he says.
Interest rates have been <a href="https://www.smartcompany.com.au/growth/economy/33028-breaking-news-rba-cuts-interest-rate-by-25-basis-points-to-2-5" target="_blank">on hold since August last year</a>, when the official cash rate was cut by 25 basis points from 2.75% to 2.5%.
The decision was motivated by a need to boost the economy as it struggled to adjust to lower levels of mining investment.
Unemployment also began to edge higher throughout 2013, a trend which is expected to continue in 2014.
In February, Australian Bureau of Statistics figures revealed <a href="https://www.smartcompany.com.au/growth/economy/36024-more-people-in-full-time-work-but-an-extra-10-000-unemployed-what-the-unemployment-figures-really-mean" target="_blank">unemployment remained steady at 6%;</a>however, economists have predicted it could reach 6.5% by the end of the year.
CommSec economist Savanth Sebastian toldSmartCompany because unemployment is expected to rise and non-mining business investment isn’t showing significant improvement, rates are unlikely to reach 4.25% by the end of 2015.
“To reach 4.25%, this means we’re really looking at eight rate hikes between now and then which is very unlikely. The RBA aren’t expected to raise rates until well into the last quarter of this year,” he says.
“The economic environment is still very patchy… rates won’t go back to super aggressive levels any time soon.”
Sebastian says because forward indicators are improving, some movement on rates can be expected, but not until the end of the year.
“We will see steady increases next year… even if everything goes right it’s unlikely they’ll raise by that much. It would create pain in the economy, especially for first home buyers who have taken out loans with wage growth being at the second slowest rate on record,” he says.
Sebastian says the economy is establishing new norms in terms of household credit growth and consumption and this will be kept in mind by the RBA.
Both Sebastian and Walters say rates are more likely to be around 1% higher by the end of 2015.
“Rates are all super low and if the economy improves in relatively positive fashion you could see 1% worth of rate hikes next year,” Sebastian says.
“There will be about four over the year, which is more likely to take the cash rate from 2.5% to 3.5-3.75%, which is more reasonable for the economy to continue to adjust from the fall back from mining investment and allow the economy to continue to grow.”
This article first appeared on <a href="https://www.SmartCompany.com.au" target="_blank">SmartCompany</a>.
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Economists predict interest rates will hit 4.25% by end of 2015 – but are these projections likely?

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Yesterday’s Reserve Bank minutes from its March meeting shed plenty of light on the bank’s current thinking — much of which was missed by the ensuing media commentary. As always, it pays to examine what the bank says, and even the order in which it says it, rather than rely on what the media says it said.
First, the dollar. From “jawboning” the market on the currency’s high value in post-RBA board meeting notes to speeches warning of possible “intervention”, RBA governor Glenn Stevens spent every public opportunity in October, November and December urging the market to take the dollar lower. In an interview with The Australian Financial Review he even nominated the 85 US cent level as his target. In November’s final Statement of Monetary Policy for 2013, the bank made numerous mentions of the pressures the dollar was causing and the need for it to go lower.
This morning the dollar was trading around 91.20 US cents — higher than when it started the year. Apart from a dip in January, it has spent most of the year so far in the narrow range of just under 89 US cents to just under 91 US cents, with the latest breakout starting late last week with the stronger-than-expected February jobs data (the data that forced Westpac chief economist Bill Evans to abandon his shag-on-a-rock forecast of two more rate cuts from the RBA).
But yesterday’s <a href="https://www.propertyobserver.com.au/https://www.rba.gov.au/monetary-policy/rba-board-minutes/2014/04032014" target="_blank">minutes from the bank’s March board meeting</a> were notable for only the briefest of mentions of the dollar, compared to the virtual barrage of commentary late last year:  “[t]he Australian dollar had appreciated a little, although it remained around 14% below its peak in early April 2013.”
And that was that. Has the RBA have resigned itself to accepting the currency is probably not going to go much lower in the short term?
Second, wages. This is the bank on wages growth:
“Members began their discussion of the domestic economy with the labour market. They noted that wage growth remained subdued, in line with the weak conditions in the labour market and relatively low consumer and union inflation expectations.”
Note that this was top of the agenda when the board came to discussing the health of the domestic economy — not the value of the dollar, not the mining investment boom, not house prices, but the labour market and the way wage costs continue to fall. Again, like the 20-plus times the bank mentioned slow wages growth in its February Statement of Monetary Policy, you’d think the bank was trying to tell us something about its views on an issue that has been the subject of considerable stupidity in the media. As if to reinforce the point:
“The wage price index rose by 0.7% in the December quarter, to be 2.6% higher over the year, the lowest year-ended outcome since the series began in the late 1990s. Wage growth in the public sector over 2013 was around its slowest pace since 2000, consistent with ongoing fiscal restraint. Business surveys indicated that wage growth in the March quarter was likely to remain subdued, which was consistent with liaison reports that firms were having little difficulty finding suitable labour.”
And then there’s the housing boom — especially construction, which will be the main driver of growth for the economy as the mining investment boom fades. The RBA said:
“Members observed that conditions in the established housing market had remained strong. Housing price inflation had declined somewhat from the fast pace recorded in 2013, although the data were less informative around this time of year owing to relatively low turnover. Ongoing strength in the established housing market and low lending rates were expected to support new dwelling activity. Dwelling investment was expected to record a slight decline in the December quarter, but a strong increase in approvals for residential buildings over recent months — both for higher-density and detached dwellings — pointed to a substantial increase in dwelling investment in subsequent quarters.”
That’s important because it means that the bank’s low interest rate settings are feeding not merely into price growth in the established housing market but also into new dwelling construction, a key outcome if we’re to transition to a post-mining investment boom environment without a collapse in growth. And speaking of which, remember that huge and worrying fall in <a href="https://www.crikey.com.au/2014/02/28/capex-figures-makes-hockeys-budget-challenge-that-much-harder/" target="_blank">investment in the December quarter</a>? The RBA isn’t too fussed about it.
“In the first reading for 2014/15, the ABS capital expenditure data suggested that a small improvement was in prospect for non-mining business investment. Members noted that the ABS capital expenditure survey reported that mining investment was expected to decline sharply in 2014/15, which had already been embodied in the Bank’s forecasts for some time.”
That is, don’t panic, things are tracking broadly as forecast. That’s also the tone of the bank’s observations about the soft labour market, despite high-profile job loss announcements, which it acknowledged could affect consumer confidence.
This article first appeared on <a href="https://www.crikey.com.au/" target="_blank">Crikey</a>.
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RBA relaxed about the dollar and investment

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GUEST OBSERVATION
Like cheese and wine, but not – unfortunately for me – brains or biceps, the Significant Investor Visa improves with age.  Now that it has celebrated its first birthday, Australia’s visa program for immigrants willing to invest $5 million in the lucky country can be judged a roaring success.  Back in June, 2013, some observers called the <a href="/expert-insights/investing/more-hype-than-reality-significant-investor-visa-queue-jumpers-yet-to-be-significant">Significant Investor Visa “more hype than reality”</a>. Well, bloggers for Property Observer seldom make mistakes, but that was a big one.
<blockquote>
It is not by accident that 90% of the applicants for the Visa come from mainland China.
</blockquote>
It turns out that the visa wasn’t over-hyped, it was just getting started. Even Usain Bolt had to learn to walk before he could run. Here are the latest figures for the program, as provided to me by the office of the Minister for Immigration and Border Protection, Scott Morrison: • Rich would-be immigrants have lodged more than 600 applications for the Significant Investor Visa. • 91% of these wealthy applicants are Chinese. • 88 visas have already been granted. • The investments the current batch of applicants have proposed add up to nearly half a billion dollars in new  activity in Australia.   Some lampooned the government of the time for giving the Significant Investor Visa the official name of "Subclass 888.”  Looking back, using these numbers seems inspired. Triple eight is the luckiest combination of digits in Chinese numerology – and a potent symbol of prosperity in Chinese culture. It is not by accident that 90% of the applicants for the Visa come from mainland China. The fall of the Australian dollar has also favoured the Subclass 888 visa. Over the past year, the amount of Aussie money it takes to buy 1 Chinese Yuan has steadily increased.  The reverse is also true, and Australian dollars have gotten cheaper for anyone holding Chinese money. From the perspective of Chinese investors, that means an investment of AU$5 million has gotten steadily smaller in their own currency, so that it starts to look like a bargain. Real estate agents are seeing the impact.  Georg Chmiel, CEO of the LJ Hooker network, told me this: "Our LJ Hooker offices are increasingly fielding calls from Asian nationals looking to buy a trophy home for when they are in Australia.”  He also said that, on an international stage, “Our real estate represents value for money. We have a transparent government and stable economy.” Another real estate leader I spoke to recently agrees. Michael Davoren, Managing Director of RE/MAX Australia, told me that his network is also getting many inquiries from Chinese buyers. “There is significant representation in these inquiries for premium properties that could serve as residences for beneficiaries of the Subclass 888 investor visa,” he recently emailed me. So, the next time a vendor asks you if the Significant Investor Visa is having an impact, tell them that – notwithstanding what they may have read – the answer is “Yes.”
Andrew Taylor is the Queensland-born co-CEO of <a href="https://juwai.com/" rel="nofollow">Juwai.com</a>, the number-one Chinese real estate portal for property in Australia and around the world.
He has almost a decade and a half of experience in Australian and Chinese real estate and managing print, TV, radio and online media. He also has bachelor and graduate degrees in classical music, and plays the diyin gehu (Chinese bass).
 
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Why the Significant Investor Visa is the fine wine of visa programs

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Angophora House, the recently completed Avalon house designed by Richard Leplastrier, has been sold for $1.6 million. It had been listed by Andew Campbell, the builder who has worked on a number of Leplastrier's designs.
It was marketed by the agency, <a href="https://www.modernhouse.co" target="_blank">Modern House Estate Agents</a>, as "a piece of fine cabinetry for humans".
<img src="/images/2014/03/20/avalon-march-20-one.jpg" alt="">
The Bellevue Avenue house was set on the edge of the extended grove of Angophoras.
The house had six pavilions on an 808-square-metre site with views towards Bangally Headland.
<img src="/images/2014/03/20/avalon-march-20-two.jpg" alt="">
The four bedroom, two bathroom house with 139 square metres of internal space had been worked on full-time for three years and three months until its completion in February 2013.
The design actually stems back to 2003.
<img src="/images/2014/03/20/avalon-march-20-five.jpg" alt="">
Some six months was spent in the ground with the help of master builder John Simpson with the timber, being recycled Jarrah coming from the Freemantle Wool Store, comprising some nine carriage loads delivered by Andrew Brodie of Australian Architectural Hardwoods, Kempsey.
RP Data gives the median house price as $2.32 million.
<div id="property-notes">
<img src="/images/2014/03/20/avalon-march-20-four.jpg" alt="">
Images courtesy of Michael Nicholson Photography
</div>
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