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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Borrowers in New South Wales accounted for 28% of the total 43,963 home loans financed in January, according to data from finder.com.au
Victoria followed closely behind with 27%. Meanwhile, Western Australian borrowers accounted for 16% of all home loans financed in January with 11% of the adult Australian population, giving the state the largest number of home loans financed per capita of any state or territory in the country.
New South Wales also had the largest average home loan size in January, with $357,600. The ACT followed with an average home loan size of $341,700, while WA had the third highest average home loan size at $320,000.
Of all the states, Tasmania had the smallest average loan size with $216,500. Tasmania’s average loan size is 33% smaller than the national average.
<img src="/images/2014/03/20/finder%20graph.PNG" alt="">
According to finder.com.au, borrowers from the ACT are the country’s highest users of the website’s home loan comparison service per capita.
The website has termed borrowers from the Northern Territory the country’s “most reckless” as they were least likely to use the website to research home loans, and had the least number of home loans financed per capita in January 2014.
The conclusions were based on finder.com.au home loan traffic compared against housing finance and population data from the Australian Bureau of Statistics.
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NSW accounts for 28% of January home loans: Finder.com.au

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At Property Observer, there are a number of questions from investors that we get time and time again. We've compiled a list of our eight most common queries.
Do I need a buyer’s agent?
A buyer's agent is a licensed professional who can cover the entirety or just a single stage of the buying process for you – from searching for properties, assessing its value and negotiating the purchase for you. A good buyer’s agent will ensure you don’t spend too much on a property, and can handle the hazards of auction bidding on your behalf.
The best buyer's agents can save you time and money, and will have specialised knowledge and resources (like databases and contacts) that you won’t have access to as a buyer.
There are many arguments for and against using a buyer's agent, but what it really comes down to, as with any part of investment, is cost versus benefit.
According to the <a href="https://rebaa.com.au/" target="_blank">Real Estate Buyers Agents Association of Australia</a>, a buyer's agent should cost you roughly 1.5-3% (plus GST) of the property in question’s purchase price (similar to what a seller's agent will charge). “Negotiation only” buyer's agent services are typically around 1% of purchase price plus GST, and for if you want to hire a buyer's agent just to represent you at an auction, you should be looking at a fee of $500-$1000 for each auction they attend, with a potential 0.25-0.5% of purchase price fee added on.
If you aren’t confident with negotiating auctions or aren’t as familiar with the buying process as you’d like to be, a buyer's agent can bring a lot of value to your transaction.
What proportion of my income should be taken up by mortgage repayments?
This is a question that comes up a lot and really depends on your individual budget constraints. For example, the more frugal among us may have the capacity to have a greater proportion of their income taken up by mortgage repayments, while still maintaining a decent amount of savings. Others may have ongoing costs like children, chronic illness or travel, which will reduce their ability to contribute so much to their property.
As a rough guide, housing affordability stress is generally defined as spending more than 30% of one’s income on housing payments, so you want to stay well under that threshold, especially if you are a low income earner. Most mortgage providers have calculators for potential mortgage payments – here’s one from <a href="https://www.commbank.com.au/personal/home-loans/loan-calculator" target="_blank">the Commonwealth Bank.</a>
A good budgeting exercise that will help you determine whether you can afford mortgage repayments is to have your expected mortgage repayments deducted into a savings account for a year. It will help you gauge what is manageable for you, and by the end of the year, you might have enough to put down on a deposit.
How do I pick the best capital growth areas?
This is a very contentious question, with no simple answer. Property Observer contributor <a href="https://www.propertyobserver.com.au/terry-ryder" target="_blank">Terry Ryder</a> specialises in identifying capital growth “hotspots” around the country, and many others have devoted their careers to doing the same. Decent transport amenities, sustainable economic development, and nearby employment hubs are all good signs.
However, all the experts agree: keep your eyes on the data. Rental yield movement is important to keep an eye on, as is an area’s median sales price trend – but remember, context is everything. The metric should only be applied as a rough guide, and only if you’re looking at a “median” house in that area.
When should I sell?
Again, there is no simple answer to this question – though if there were one, it would be “before everyone else.” In the best case scenario, you want to take advantage of rising demand in your area before the other home owners get the same idea and start pushing up supply, which will bring prices back down.
Charles Tarbey, the owner and managing director of Century21 Australasia, says that sellers need to be keeping an eye out for the signs of buyer interest well before they are intending to sell to avoid competition.
“If you’re thinking of selling, there’s a time to launch. And that time to launch is not when you’re hearing the talk out there about the markets going well.
“If there are lots of “For Sale” signs up, you’ve got competition. When you open up the newspapers or go and see the same properties in there, week after week after week being advertised, it’s another indication that you’re going to have a lot of competition.
“So why would you then launch your property into a market place where when there’s all this competition out there? You’re going to have to negotiate downwards.”
What make better investment properties, units or houses?
Again, a contentious question. The answer will depend on whether you’re looking for cash flow in the form of rental yields, or capital growth. If you’re purchasing a unit, bear in mind body corporate fees, potential difficulties in renovating your property, and your state’s strata laws.
For those who are thinking of purchasing a house, you again will have to consider development restrictions such as heritage overlays. There may also be additional costs to tending to the home’s exterior and garden.
When considering the numbers before purchasing your property, make sure you’re looking at the relevant data – that means median house prices or yields if you’re looking at a house, or unit prices or yields if you’re considering a unit. Within a single suburb, these figures will vary greatly.
And remember – don’t confuse what you want and what makes a good investment. A dwelling type that you wouldn’t prefer to live in may make a great investment.
How much should I spend on renovations?
The cost of your renovations should be weighed up against how much profit you think your property will make at sale. Some commentators recommend spending 5-10% of your property’s current value on a renovation, but where you distribute this cost will make the real difference. In general, most agree that kitchens and bathroom renovations will contribute the most additional value when renovating your home.
Try talking to agents in your area to look at similar properties in your area which have modernised interiors or comparable renovations before you start any works – this will give you an idea of the value potential of your renovations.
Also, don’t forget that labour and materials aren’t your only costs. If you’re planning to undertake significant renovations, you may need to find temporary accommodation for you and your family – something that can cost a decent pile of cash.
Factor in all the costs and undertake a profitability study on your home before you even think about picking up your tools.
What sorts of properties make the best investments? 
For capital growth, Tarbey says that investors should look at the top of the first home buyers’ market, or the bottom of the second home buyers’ market.
“The most important thing about buying real estate is picking the mark that you want to go. And for me that mark has always been at the top end of the first home buyer's range or at the bottom end of the second home buyer’s range,” says Tarbey.
“In other words, you’re putting yourself at a category that is not actually at the bottom where it’s less than desirable to everybody, and it’s not at the top of the second where some people can’t afford.
“At the top of the second home buyer [market], you’ve obviously got better homes with better facilities. And obviously those facilities are not often good when you’re renting the properties out. For example, swimming pools et cetera become a burden to a landlord, rather than an advantage, because they have to be maintained. In normal tenancy terms, generally, those features won’t be maintained to the same level that an owner might.
“In the middle of that price range, you’ve got two levels of people that might be interested in buying the property should you wish to sell it. So you’ve not priced yourself in a category where you’ve probably got the highest amount of buyers that you’ll ever get.”
Should I sell at auction or private sale? 
According to investment writer <a href="/expert-insights/buying/choosing-a-method-of-sale-auction-vs-private-treaty">Karin Derkley</a>, there are a number of factors that should influence a vendor’s method of sale. These include:
The norm in your suburb: go for what is the most common method of sale for your area
Whether the property has unique or special qualities: an auction may be for you
Whether your area is booming: an auction may be the right setting to take advantage of buyer anxiety
How quickly you need to sell your property: If you want to get it off your hands quickly, an auction might be the best choice, but if you want to take the time to consider offers, a private sale may suit better.
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Eight common investor questions answered

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Over 2013, local institutions, syndicates and private investors were the most active across Perth’s market, however this year the tide will turn towards offshore investment, according to Knight Frank.
Knight Frank noted that while Perth’s market will continue to perform well, it will be buyers offshore, specifically in Asia, who will become more aggressive in their purchasing habits.
Local buyers accounted for 87% of 2013’s $1.26 billion of major sales in Perth. This figure may just change dramatically, suggested Knight Frank managing director of Western Australia, John Corbett. 
Investors offshore secured more than $250 million of Perth property in January this year.
However, the lion’s share was $205 million in a single purchase of Harbour Town by Singaporean company Far East Group. He said there were some significant purchases from Malaysian, Singaporean and US investors outside of this also.
“The decrease in the value of the Australian dollar started to draw foreign attention back to Australia in the latter part of 2013, but it will really begin to gain momentum in 2014,” Corbett said.
“In addition to the favourable dollar, yields in Australia are mostly 8% plus, whereas in Asia they are below 3%,” he said.
He said that the strong economy is making the area attractive to offshore buyers. This was recently emphasized by CBRE in a research analysis that found Australia is the second most attractive country for cross-border investment, after China.
CBRE’s Asia Pacific Investor Intentions Survey 2014 showed that a significant majority, 64%, expected to commit more capital to the Asia Pacific real estate market this year than last.
There are, however, some concerns around investing this year. An economic slowdown or weakness was cited by 23% as the main concern, the perception of property being overpriced was noted by 21% of respondents and the effects of US tapering and rising interest rates were flagged by 17%.
Managing director, capital markets Asia, CBRE, Greg Penn, said that despite this the outlook remains positive for longer term prospects.
“Investors are not just planning to commit more capital to the region, they are looking to commit substantially more. The attractiveness of Asia Pacific as a region persists as a result of economic growth levels that remain higher than global averages, long-term demand for quality commercial property and rapid urbanization,” said Penn.
Their survey still found that, of the Australian cities, Sydney and Melbourne were ranked highest as the offshore investors’ places to buy.
There may, however, be a slowing in capital inflows as we compete on the global stage.
CBRE senior director, international investments, Michael Andrew, said that investor interest is also broadening past the main CBDs, and into our secondary markets.
“Australia is still witnessing very strong demand for core real estate across all sectors, however we have seen the emergence of an appetite for assets in what has often been seen as secondary “non-core” markets, where investors understand they can still get high quality assets, strong covenants and at better yields than in the CBD's,” Andrews said.
Industrial assets regionally have seen an uptick in popularity in the survey, with the industrial and logistics sector particular highlighted as attractive.
Overall, however, the office sector took out top spot in popularity with 32% of results, followed by industrial and logistics, 29%, and residential, 21%.
This survey has been recorded since 2005, was carried out online between January and February 2014 and included a number of different real estate investors including fund or asset managers, private property companies, REITs, banks, insurers and private equity firms.
However, not every overseas investor is set to do well. Those with some local knowledge are likely to outperform others, said Corbett.
He also said that where development sites were 2013’s focus, now it will be income generating assets.
“Canadian pension fund PSP bought a 33% share in Raine Square and Bankwest Place last year, while US investor Blackstone purchased 8 St Georges Terrace, showing strong trans-Pacific interest in our market,” he said.
“We expect that will be the beginning of increased interest in Australia from US and Canadian markets.”
He pointed to opportunities for offshore investors at primarily securely leased CBD office buildings, shopping centres and selected hospitality assets.
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Offshore investors eyeing Perth commercial market

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Melbourne-based developer GURNER has acquired a 5,000 square metre site in Brisbane’s Fortitude Valley, in the centre of Brunswick Street, Alfred Street and Barry Parade, in their first foray interstate.
The site is to be a $600 million mixed use development landmark, with hopes of rejuvenating the area.
Award-winning architects Elenberg Fraser will take on the project and the site will include a number of towers, totaling more than 730 apartments, a 100 apartment 4.5 star hotel, a 5,000 square metre real estate precinct, 3,000 square meteres of resident-only resort style club and landscaped area, designed by landscape architects 360 who also undertook work at Sydney’s The Ivy.
A U-shaped infinity pool, private bars, BBQ areas, outdoor cinema, sun deck, gym, library and formal dining rooms that residents can book will all be within the site.
The development application was submitted last week for the proposal.
The decision to move into Brisbane was due to the growing interest across the Australian market for the inner-city apartments in the area, something Property Observer has long noted regarding investors. GURNER was searching for a Brisbane site since early last year. 
The new site, in keeping with this philosophy, is 50 metres from the train station and 800 metres to the CBD.
GURNER has purchased three sites in Melbourne in the last three months alone, including 24-28 Stanley Street, Collingwood, 107 Cambridge Street, Collingwood and 74 Eastern Road, South Melbourne. These will be $30 million, $55 million and $45 million respectively, with the latest development to be their most significant.
The development company has been around since 2012, after Tum Gurner’s involvement with Pan Urban and Urban Inc.
Gurner said that these sites represent an opportunity to cater for population growth.
“With the development site market being so hot at the moment it is making acquisitions very difficult for local private companies. We are thrilled to have been able to secure four incredible sites that will offer our clients a very unique home or investment opportunities that are beautifully designed with great local amenity,” he said.
Stage 1 of the mixed use project is expected for launch mid-2014, hanging on Brisbane City Council’s approval of the DA.
“The inner city Brisbane market is very attractive for investors and owner-occupiers, with very low vacancy rates, great affordability and increasing rental yields. Brisbane prices are now around 40% lower than comparable apartments in Sydney and over 20% cheaper than Melbourne, while rents are not far behind. Brisbane has not had the amazing run that Melbourne and Sydney have had over the past 12 to 24 months. But we are very confident that the time has come for the Brisbane market to gain momentum over the next two to five years as investors grow wary of Melbourne and Sydney’s supply and growth rates,” he said.
The sale of the largest part of the site was negotiated by Neville Jensen of Ray White Metro.
The Collongwood Stanley Street development, to be designed by Warren and Mahoney, will bring 50 apartments and retail to the market, with the Cambridge Street development, also designed by the same architects, permitted for 95 apartments and retail outlets. The South Melbourne site is being re-planned, with ideas for 65 apartments and a café, spanning eight levels, and designed by Elenberg Fraser.
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-based GURNER submits DA for $600 million landmark Brisbane creation

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As we come to the end of one of the driest summers on record, it’s another reminder that those of us who live in this hot, Mediterranean climate need to be smarter and more efficient in our use of water.
Perth's metropolitan dams are at just 30% capacity and sprinkler restrictions look like they’re here to stay.
Irrespective of possible water restrictions, people need to be water-wise for the long-term and we can see how this now impacts on the housing market and through consumer choices.
Smaller residential blocks of land are more common and properties with reticulated gardens more popular.
<blockquote>
As water restrictions become more common and as water costs increase, properties with water-wise gardens and shade features will become more desirable.
</blockquote>
Busy lifestyles, smaller families and the increased cost of land are the primary reasons for shrinking block sizes with automated watering systems, but there is also a growing appreciation of the value of a water-wise home and of our greater environmental responsibilities
Each time the state government brings in water restrictions, REIWA agents notice some increased interest in households converting to native gardens, reducing lawn areas, fitting rain water tanks or switching to reduced-flow shower heads.
This is understandable, but before you attempt a similar project aimed at being water conscious, keep in mind what such a change in your garden, in particular, might mean for your home’s resale value.
Most home buyers are fairly conservative in their housing preferences. So, if you’re thinking of planning a more water-wise garden whilst being anxious to maintain the resale value of your property, keep in mind these few suggestions.
Think about keeping some lawn area in both your front and backyard. Australians love lawns and various types thrive in our warm conditions. Some are drought tolerant. A small lawn no bigger than a blanket will add some appeal and soften the harshness of brick walls and concrete driveways.
Large areas of uninterrupted paving can be counter-productive if you are trying to minimize on lawns and garden for the sake of water. During our hot summers, paving will heat significantly unless you have shade.
Designing a garden to make the best use of its position with the path of the sun is important if you have the opportunity. A well designed home and garden can ensure that there is at least one part of the outdoor living area shaded from our harsh afternoon summer sun. This will reduce evaporation in a section of your property and help keep the house cool.
As water restrictions become more common and as water costs increase, properties with water-wise gardens and shade features will become more desirable.
More homes are also making good use of rainwater tanks for garden use or to plumb into the laundry and toilets to bypass scheme water altogether.
DAVID AIREY is president of the <a href="https://reiwa.com.au/home/default.aspx" target="_blank" rel="nofollow">Real Estate Institute of Western Australia.</a> 
This article was originally published on <a href="https://reiwa.com.au/Faq/Pages/Feature.aspx" target="_blank" rel="nofollow">reiwa.com</a>.
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Buyers want water-wise gardens for hot and dry summers

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With the break in traffic due to last week’s long weekend, how did we finish up this weekend after the shaky Second Super Saturday a fortnight ago?
At 6.00pm Saturday the James Clearance Rate for Melbourne’s $1 million plus property was 66% on the 35 auctions we covered; our bidders per auction measurement was at 1.7.
What does all this mean? For us it seems the market at this point in time is probably flattening overall – meaning that prices are leveling after a staircase rise that began in October 2012 and went all through last year and into 2014.
Hold on – what does overall mean?
<blockquote>
If you look at the graphs of 2013 you will see significant overall price increases, but not in a consistently upward straight line.
</blockquote>
It means that while this is a general trend, it’s not the case in every segment. For instance, homes in Boroondara that are drawing strong Chinese interest are still going gangbusters. But the overpriced B-graders and all the C-graders, i.e. the ones needing a big reno and where the price is not quite right, are not showing the same results as they did just a few months ago.
Hold on – what does ‘probably flattening’ mean, and what is a staircase rise?
If you look back over the articles and graphs of 2013 you will see an overall significant advancement in the market i.e. price increases. But this has not occurred in a consistently upward straight line.
What has happened typically is that one month the market seems a bit flat (the landing) and the next month it has another growth spurt (the stair rise), giving the price chart over the year the look of a staircase rise.
This year we started with a stair rise, and then the markets this weekend and the one before the long weekend (1 March) have both been flattish. It’s not terrible, not a shocker – just not as bullish as before (overall) – therefore a stair landing.
Let’s see how the next two weeks go before we start to speculate as to any significant market directional change.
Next weekend has a similar middling number of $1 million plus auctions to this weekend. And then the last week in March is looking like it will be another Super Saturday or very close to it, with around 150 $1 million plus auctions scheduled in the Inner East and Bayside. Some good homes are scheduled too, so we will have a good market to base our opinions on.
Our advice to clients right now is – don’t just assume it’s a runaway auction. Make sure you turn up with 1) a bidding strategy and 2) a pass-in strategy also.
At a pass-in you need to think about how you are going to work through your thoughts if, say, you are the “winner” on the street at $1.8 million but the auctioneer says you still need to give him another, say, $300,000 at the pass-in negotiations to buy it – especially if you were the only bidder.
On the flip side, if you went to many of the auctions this weekend hoping for no interest then you would have left without a home and very disappointed.
In a flattening market you begin to see fracturing results – i.e. a disparate number of bidders and prices paid. Some are hot and some are not, which is what we feel may be the market we are moving into. But a week is a long time in the Melbourne market – so stay tuned.
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Melbourne top end market looks like it's flattening

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The Reserve Bank and “exciting” have never been seen in the same sentence. It’s a staid and stodgy institution and listening to a speech by an RBA Governor is a slow form of torture. Who can forget the Bernie Fraser monotone? Current Governor Glenn Stevens is a circus performer by comparison.
But thank god for the RBA for bringing some calmness and sanity to general media hype about housing “booms” and the risk of “bubbles”.
Minutes of the RBA’s March meeting show that housing market conditions “do not pose a near-term risk” and there is “no immediate cause for concern” in terms of debt levels and lending standards.
The RBA board says the situation warrants close observation but “agreed that present conditions in the household sector did not pose a near-term risk to the financial system”.
<blockquote>
Various claims about the price of Australian dwellings – that they are unaffordable, the highest in the world and indeed constitute of a bubble bound to burst – run contrary to the available research.
</blockquote>
It says something about mass media hysteria about “white hot” markets and bubbles collapsing that the RBA’s voice of reason on these issues is a voice in the wilderness – and that its comments on the household sector should receive such scant media attention.
Compare the coverage of the RBA’s calm and rational analysis with the media stampede towards an American spruiker who claimed our property values would drop 50% - the same claim he has made numerous times in the past (but only when he’s seeking to drum up publicity for a seminar tour or a book launch) and been proven wrong each time (he told us Australian real estate would crash in 2012).
Compare also coverage of the emotive and irresponsible claim by Credit Suisse in a “report” that a whole generation of Australians are being priced out of property by foreign investors and face a lifetime of renting. It’s surprising the lengths apparently credible organisations will go to in their pursuit of publicity.
Various claims about the price of Australian dwellings – that they are unaffordable, the highest in the world and indeed constitute of a bubble bound to burst – run contrary to the available research.
Let’s put the alleged “boom” into perspective, using RP Data figures. Dwelling values have risen about 9% in the past 12 months, as an average across the eight capital cities. Only Sydney has experienced double-digit growth. Five of the eight cities have grown just 3% or less.
If you compare current dwelling value levels with the previous market peak, only Sydney is substantially above it. Five of the eight cities have values that are still below the previous peak.
Looking at it another way, the growth over the past 10 years has been moderate in most cities. Sydney has averaged less than 3% per year in the past decade, despite the recent upturn (2013 was the first major growth year in a decade). It has barely kept pace with inflation and wages growth.
The average for the eight capital cities is about 4% per year over the past decade. That means negligible growth, if any, in real terms.
How can anyone construct a bubble fit to burst out of those numbers?
The media coverage that claims this goes beyond sensationalism. It’s dishonest, unethical and the worst kind of misinformation, which remains the blight of real estate consumers across the nation.
 
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RBA restores some sanity to "boom" and "bubble" debate

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Australian tourism operators have given a bullish assessment of the industry in the latest TTF-Mastercard Tourism Industry Sentiment Survey, with the sector’s performance in the December quarter at the highest level ever recorded for the survey.
Industry operators have cited the <a href="https://www.smartcompany.com.au/growth/economy/35937-rba-wants-a-lower-aussie-dollar-but-will-this-help-smes">easing value of the Aussie dollar</a> and the <a href="https://www.smartcompany.com.au/leadership/strategy/35935-tourism-industry-set-for-a-boost-as-international-students-granted-transport-concessions">continued increase in tourism numbers</a> from Asia, especially China, as key factors for the upbeat assessment.
The potential for tourism growth from the Indian market was also highlighted in the survey, with visa reforms, tourism marketing and air access identified as critical factors in cracking the emerging pool of Indian middle-class travellers.
Transport Tourism Fund chief executive Ken Morrison said the survey showed the industry was in good shape, with a lower Aussie dollar helping to boost overseas visitor numbers and making Australia a more affordable destination.
“Respondents rated the tourism industry’s performance in the December quarter at record levels, with the international performance index at 139 and domestic performance at 125, both well above the average for this time of year and the highest since the survey’s inception,” Morrison said in a statement.
“The TTF-MasterCard Tourism Industry Sentiment Survey backs up recent tourism data showing that international visitation continues to rise and that domestic overnight visitors are spending $1 billion a week around the country.”
Tourism operators are less worried by currency exchange rates than they were last year, with only 37% of respondents in the new survey saying it was an issue, compared to 53% for last year’s December quarter survey.
However, operators cited increased concerns about a shortage of skilled labour (up 8% from last year), inadequate room supply (also up 8%), and Australia’s reputation as a desirable tourist destination (up 6%).
Morrison said another key concern was the liberalisation of visa requirements for overseas tourists. He said this was especially important if Australia wanted to grow its share of visitors from emerging markets such as India, which was now seen as a huge and largely untapped market for Australian tourism operators.
“Visa reform is seen as the top priority to help grow visitation from India, with tourism marketing and air access the next most critical issues,” Morrison said.
“More broadly, visa reform is also seen as a key issue by the industry, especially moving to online processes in a range of languages, along with the cost of applications and the provision of multi-year visitor visas.”
Australia India Travel and Tourism Council chairman Sandip Hor told SmartCompany making the visa process easier for Indian tourists would bring Australia in line with the Indian government’s recent move to implement a streamlined visa-on-arrival program for Australian tourists.
“If the visa process is streamlined and made easier then it attracts more tourists; the tour operators love that. They say [to potential clients] that going to this country is very easy from getting a visa point of view,” Hor says.
He says Indian tourists often thought getting a tourist visa for travel to Australia was more difficult than for places like the USA, where Indian tourists had traditionally travelled in greater numbers.
“It is perceived in India that getting a visa to Australia is a difficult process – perceived.”
Hor says Australia had much to offer Indian tourists, especially beyond the two biggest cities, Sydney and Melbourne, but this was perhaps not being adequately communicated to potential tourists.
“The image of Australia that is seen overseas is often the Opera House, the Harbour Bridge and the Great Ocean Road, but Australia is a very big country and I think the entire nation has to be exposed. For example, Uluru, I hardly see it [in marketing material].”
Hor says a more evenly spread focus on attractions other than those in New South Wales and Victoria would help Australia appeal to tourists looking for different things from their travel experience, as well as relieve pressure on infrastructure and hotel room supply in Sydney and Melbourne.
This edition of the survey is being launched as Tourism &amp; Transport Forum members gather at Parliament House in Canberra for Leadership 2014, TTF’s dialogue with the federal government and opposition on key issues facing the tourism, transport and aviation sectors.
The top five business impediments cited by survey respondents are:
<ul>
<li>Exchange rate (37%)</li>
<li>Reputable as a desirable tourist destination (30%)</li>
<li>Inadequate room supply (30%)</li>
<li>Shortage of skilled labour (28%)</li>
<li>Taxes and charges on tourists (25%)</li>
</ul>
This article first appeared on <a href="https://www.SmartCompany.com.au" target="_blank">SmartCompany</a>.
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Lower dollar has Australian tourism operators smiling: Tourism industry survey

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A Bunnings warehouse in Melbourne's Hastings is being offered for sale.
Constructed in 2011, the 1837 Frankston-Flinders Road warehouse is 9,204 square metres and is leased to Bunnings Group- a subsidiary of listed conglomerate Wesfarmers on a 12 year lease.
The property is described as having "significant depreciation tax benefits".
The net income is estimated at $985,000 per annum, with a favourable net lease structure and fixed annual increases of 3%.
A public tender campaign closes on 17 April through Mark Wizel, Justin Dowers and Rorey James of CBRE, in conjunction with GrossWaddell.
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Bunnings Warehouse in Hastings offered for sale

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Property Investment Group has leased about 234 square metres of office space in the Savoir Faire office complex in Brisbane's inner west suburb of Milton.
The 3 + 3 year lease was taken at 25/20 Park Road and the deal reflected a gross rental of about $60,000 a year. The lease was negotiated by Alex Smith of Ray White Industrial Milton.
This is the only office level in this building with an external balcony and walkway entrance adjoining nearby retailers and restaurants in the heart of Park Rd.
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