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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Affordable housing, and a boost for employment, are the aims of new reforms from the Queensland government who are, once again, looking at planning law reforms.
Deputy Premier and Minister for State Development, Infrastructure and Planning Jeff Seeney addressed the Queensland Planning Forum in Brisbane, promising that legislative changes would see the state's planning system rise to be the best in the country.
“Clearer, less complicated planning laws will help to kick-start the construction industry, boosting jobs and delivering more affordable housing for Queenslanders,” Seeney said.
“We have already introduced significant reforms in the planning space, such as the new State Planning Policy and one-stop-shop State Assessment and Referral Agency, but I think the best is still to come."
A "raft of sweeping reforms" to come to fruition this year was pointed to by Seeney, as he thanked the industry for their input.
“The changes will provide greater certainty for developers and greater confidence for councils, giving them the capability and discretion they need to make assessment applications," he said.
The Regional Planning Interests Bill is to be debated in Parliament, and the Planning for Queensland's Development Bill will be introduced in late-2014.
There is an aim for a simplification of the planning and development system, and a focus on economic growth.
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jduke-EHk3XBmHkn

"Raft of sweeping reforms" to come for planning laws in Queensland this year

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Most sellers are familiar with the system of private treaty.
This is the most common sales method in WA and is based on advertising the property at an asking price and then negotiating with the buyer, through the agent, to secure the sale after some old-fashioned haggling.
This is done using the REIWA offer and acceptance form. Once the seller accepts an agreed price and conditions the transaction can proceed to settlement.
A second option however, is to sell by auction.
Although not as common in WA, auctions can be a good way to flush out the more serious buyers after a shorter marketing period and some buyers find them more convenient. A successful bidder, having reached or surpassed the reserve price, must be able to provide a 10% deposit at the fall of the hammer.
A third option to selling your property is to invite offers by a specified date. This is historically known as a tender process but also goes by other descriptions such as expressions of interest, set date sale or end date sale.
Expressions of Interest might sometimes indicate a price range whereas set date and end date sales usually don’t disclose price.
With these particular methods a property will generally be on the market for four to six weeks to allow potential purchasers to view it. If they are keen to buy, the agent will ask them to submit either a formal written offer or written expression of interest.
If you’re selling you should discuss with your agent your desired conditions of sale, including price, settlement date, whether you will entertain finance conditions and inclusions and exclusions of the sale.
Normally these submissions will close on a specified day and all potential purchasers are encouraged to put forward their best and final submission.
After submissions close the agent will discuss them with you. If you choose not to proceed with any of them you can place the property back on the market.
If you’re a buyer submitting an offer, ask if the seller can accept the offer at any time or only at the end of the defined period of time. If making an offer you must not submit any offers for other properties.
If selling, ask your agent what method they propose to use and for what reasons. For each method it might be helpful to ask to see the evidence showing how each method reduced the days on market and improved the selling price in a particular area when compared to other options.
If buying, clarify what it is you are required to submit. Is it an offer that can be accepted by the seller, and therefore becomes a contract, or are you merely expressing an interest?
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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dairey-MVZf5ZguQC

Auction or private treaty? How about some different ways to sell

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Work has begun on an IKEA story in Sydney's <a href="/news">Marsden Park</a>, north-west of the CBD.
The 76,000 square metre site in Sydney Business Park on which the store will be built is four times the size of the Sydney Cricket Ground. The store will take up 28,500 square metres.
A breaking the ground ceremony was recently held at the site (pictured above, L-R: Federal member for Chifley, Ed Husic, IKEA country manager, David Hood, NSW Premier Barry O’Farrell, Sydney Business Park development director, Owen Walsh)
Australia country manager for IKEA, David Hood, said that this is a result of the demand from new homes being developed.
“With the new homes that are being developed locally and an increasing number of families moving in, this new store is an important step in IKEA making its range of affordable, well-designed home furnishing products available to as many people as possible," said Hood.
“This new store will benefit our customers in Sydney’s northwest by providing more space to showcase our inspirational home furnishing ideas and improved accessibility."
This will be the second largest IKEA store in New South Wales, and will include 850 car parking spaces, staffed children's play facility, 5,750 square metres of Markethall, 5,753 square metres of showroom, a 450-seat IKEA restaurant and 7,600 products.
It is scheduled to open in June 2015, after a 15-month build. It will reportedly create 320 new jobs.
However, it won't be without competition. Woolworths has acquired a site, with <a href="/news/nsw/diy-battle-heats-up-with-woolworths-to-build-masters-store-in-marsden-park">rumours it is for a Masters Home Building store</a>.
Other big-name brands have also moved in, including <a href="/expert-insights/investing/costco-is-set-to-open-up-its-seventh-store-in-australia-in-sydneys-marsden-park">Costco, who will open their seventh Australian store</a> in the area. A <a href="/news/strong-buyer-demand-for-greenways-first-house-and-land-package-release">number of new house and land developments have also been announced</a>, or are under construction, nearby.
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Sydney welcomes IKEA to Marsden Park as area heats up

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Art deco apartment conversion, Chiswick Green Apartments, has seen construction begin on the properties in Sydney's Inner West.
The waterside apartments, a block of 21, still has five remaining for sale. The former 1930s BHP Building, at 54 Blackwall Point Road, Chiswick, is being developed by Mosman-based Lawrence Chong Architects, who are adding this to their list of recent boutique developments, including Eastwood Green. It's looking to retain the facade, but replace the entire inside with modern furnishings. “The majority of purchasers have been first home buyers who have found the proximity to the Sydney CBD, amazing value for money and spacious layouts appealing as a perfect first home for young singles and couples," said sales manager and project marketing, Matrix Property Group, Glen McLachlan, who is marketing the project. This comes despite softer first time buyer numbers being recorded in the official Australian Bureau of Statistics data. “Investors have also been keen to get into the development, taking advantage of the strong rental market in the inner west,” said McLachlan. The apartments In total, there will be seven one-bedroom, nine two-bedroom and five three-bedroom apartments, including park and water "glimpses". Of the five remaining, prices span from $575,000 to $1.38 million, for one-bedroom and three-bedroom floorplans. The sizes range from 59 square metres to 117 square metres, with either a balcony, courtyard or both. On initial launch, the cheapest one-bedroom apartment available was being advertised for $509,000. Construction is expected to see completion early next year. Construction on the project was initially slated for 2013 with an early-2014 completion.
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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Construction begins at Chiswick Green Apartments in Sydney's inner west

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The number of first home buyers in the market is understated by official statistics, according to a panel of mortgage industry representatives.
Mortgage managers from lending institutions and broker networks who participated in the panel for the Deloitte Australian Mortgage Report for 2014 said their own statistics showed that there were more first time buyers in the market than Australian Bureau of Statistics data indicated.
According to ABS figures, first home buyers make up a record-low proportion of all buyers in the market at just over 12%.
However Deloitte banking partner James Hickey, who facilitated the panel discussion for the mortgage report, said panellists argued that while there were fewer first time buyers in the market than usual, some were being omitted from official data as they did not qualify for first home owner incentives.
Those who did not qualify for the grant included first home buyers whose parents were helping with the purchase, foreign buyers who were newly migrating to Australia, and those who were buying properties valued at above the threshold for receiving assistance.
First home owner concessions available now apply only to some newly built properties worth up to $650,000. Under previous schemes, grants were available for first time buyers of new or established dwellings who bought properties worth up to $835,000 between 1 January, 2011 and the end of the scheme in October 2012, or up to $750,000 for properties that settled in 2010.
The Deloitte report found that while there had been lift in total mortgage settlements to $28 billion each month, the highest rate on record, most of the activity was due to existing owner-occupiers upgrading and investors returning to the market, rather than first home buyers entering. 
The report also revealed that more than one quarter of first home buyers were aged over 35 years, with more than 5% aged 45 and over. About half of first home buyers were aged between 25 and 34. 
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zfielding-GvX3Uq9KTa

True first home buyer numbers are understated: Deloitte

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HE SAID: 

<img alt="" src="/images/stories/2014/03/14/jc-silhouette-6.jpg" style="float: right;">

No – except in alpine regions where the design makes structural sense because the high-pitched roof line can handle a lot of snow without buckling under the stress.

While I appreciate the affordability of A-Frame houses, generally I think the designs are unattractive - especially when an extension is tacked on the side.

Often located in mountain and seaside locales, cartoonish looking A-Frame dwellings (mostly built during the 1950s, 60s and 70s) can be the least expensive houses for sale in a particular area due to their distinctive pyramid-shape design with limited buyer appeal.

[smartcode_project:default project_id=5559]

Two weeks ago, a turquoise-blue painted <a href="https://www.realestate.com.au/property-house-nsw-callala+beach-107224748" target="_blank">A-Frame house at Callala Beach</a> (on the NSW South Coast, pictured below) sold for $470,000 through Kelly Sprowles of Callala First National Callala Bay. Situated directly opposite the beach, the two-storey abode (with two bedrooms and two living areas) stands on an 803 square metre block.

<img src="/images/stories/2014/03/14/he%20said%201.jpg" width="460"> 

In January, a <a href="https://www.realestate.com.au/property-duplex+semi+detached-qld-rainbow+beach-112164691">twin A-Frame dwelling at Queensland’s Rainbow Beach</a> (pictured below) sold for $310,000 through Rodney Gray of Rainbow Beach Realty.  Sold as a deceased estate, the Cooloola Drive property was marketed as a holiday home or an investment opportunity given both dwellings were tenanted.

<img height="345" src="/images/stories/2014/03/14/he%20said%202.jpg" width="460">

At Hobart in Tasmania, <a href="https://www.realestate.com.au/property-house-tas-fern+tree-112249295" target="_blank">a one-bedroom A-Frame home</a> (pictured below) sold for $240,000 last September through Mike Speakman of Petrusma Property Sandy Bay. Set on an elevated 1,955 square metre block in Fern Tree, the house has sweeping views to the ocean. With its huge glass walls, I think it looks like a hydroponic laboratory.

<img alt="" src="/images/stories/2014/03/14/he-said-7.jpg">

In Queensland’s Toowoomba, <a href="https://www.realestate.com.au/property-house-qld-east+toowoomba-114416147">a substantial A-Frame house</a> (on a 730 square metre block, pictured below) sold for $350,000 last September through Lynn Maclean of Real Point Property Toowoomba. Spanning three levels, it has been listed for sale through expressions of interest in the price range of  $365,000 to $390,000.

<img height="345" src="/images/stories/2014/03/14/he%20said%204.jpg" width="460">

On the market in Victoria’s South Gippsland hamlet of Mirboo North (located 155 kilometres east of Melbourne), <a href="https://www.realestate.com.au/property-house-vic-mirboo+north-116249147" target="_blank">an A-Frame three-bedroom house</a> (pictured below) is for sale at $198,000 through Kaz Hughes of First National Real Estate Prom Country Mirboo North.

<img height="345" src="/images/stories/2014/03/14/he%20said%205.jpg" width="460">

And at Lawson in the upper Blue Mountains of NSW, a two-bedroom A-Frame house <a href="https://www.realestate.com.au/property-house-nsw-lawson-115249383" target="_blank">at 29 Vista Avenue</a> (pictured below) is for sale with price hopes of more than $319,000 through Gary Brown of First National Real Estate Mid-Mountains.

<img height="345" src="/images/stories/2014/03/14/he%20said%206.jpg" width="460">

 

SHE SAID:<img height="150" src="/images/stories/2014/03/14/mb-silhouette-5.jpg" style="float: left;" width="100">

Yes – but I think A-Frame designs are only suited to coastal and mountain holiday houses.

I’m rather fond of the A-Frame shape with its minimalist modern style. Relaxed getaways and happy holidays are what the A-Frame is all about.  Ideal for simple living and relaxed entertaining, these houses are designed to take advantage of mountain, lakefront or ocean views from floor-to-ceiling windows and outdoor decks.

Differing in size and style, A-Frame homes typically offer one-and-a-half to two or three levels of internal space with few vertical walls and an open-plan living area, sometimes with a fireplace or wood burning stove.

One such A-Frame that is ripe for a revamp is Wirreander at Mooney Mooney on the Hawkesbury River (pictured below). Owned by the same family for decades, it would be an idyllic weekender.

Set on 16.19 hectares and accessible only by boat, <a href="https://www.realestate.com.au/property-acreage+semi+rural-nsw-mooney+mooney-113587047" target="_blank">the property is being sold</a> with all the house furnishings as well as a single cylinder generator, lawn mower, a 14 foot boat (with 40 hp motor) and a trailer. 
For sale at $599,000 through Jeff Rudge of Hawkesbury River Real Estate Brooklyn, Wirreander is one of the priciest A-Frame holiday houses on the market near Sydney.

<img height="345" src="/images/stories/2014/03/14/she%20said%201.jpg" width="460">

Characterized by a triangular roof, the A-Frame design was popularized from the mid-1950s to early 1970s by middle-class American families with money to spare on vacation cottages and second homes - and Australian families followed suit.

The first American A-Frame residence was a holiday house <a href="https://architecture.about.com/od/houses/ss/Schindlers-A-Frame.htm" target="_blank">designed in 1936 by modernist architect, Rudolph Schindler</a>, who worked with Frank Lloyd Wright. Set in a resort community on the hills above Lake Arrowhead in California, it was built for Gisela Bennati, a costume designer, who wanted an inexpensive holiday cottage.

Of open-plan design, Schindler’s house (pictured below) with its glass gables and A-shaped roof almost reaching the ground, was well ahead of its time.

<img alt="" src="/images/stories/2014/03/14/she-said-10.jpg">

Photo courtesy of About.com. 

In 1951, John Carden Campbell, a San Francisco architect, received acclaim for his modernist A-Frame model (known as “Leisure House”) displayed at the Francisco Arts Festival. The following year, Campbell built his own “Leisure House” on a wooded hillside in Mill Valley, across from the Golden Gate Bridge. Featuring smooth plywood with all-white interiors, his simple and affordable A-frame designs spread nationwide via do-it-yourself kits and plans.

<img height="328" src="/images/stories/2014/03/14/she%20said%203.jpg" width="460">

Photo courtesy of <a href="https://aframehistory.com/book/leisurehouse.htm" target="_blank">aframehistory.com</a>

A-Frame holiday home designs propelled to prominence and took off like wildfire, after a house, designed by architect Andrew Geller, was featured in a 1957 edition of the New York Times. <a href="https://www.propertyobserver.com.au/https://blog.archpaper.com/wordpress/archives/15502" target="_blank">Known as Elizabeth Reece house</a>, it was built in Sagaponack, New York.

<img height="360" src="/images/stories/2014/03/14/she%20said%204.jpg" width="460">

Elizabeth Reese House, 1955, Sagaponack, New York, Courtesy of Jake Gorst/archpaper.com 

After peaking in popularity during the 1960s, the enthusiasm for A-Frame vacation homes waned in the 1970s when people opted to build bigger holiday houses or buy holiday apartments in beachside areas.

Throughout Australia, A-Frame holiday houses often are listed for sale in beautiful coastal and mountain villages. An ideal weekender which traded recently is <a href="https://www.realestate.com.au/property-house-vic-st+andrews+beach-113668995" target="_blank">an A-Frame home at St Andrews Beach</a> on Victoria’s Mornington Peninsula (pictured below). Sold for $451,ooo in December through Michael Christodoulou and Mal McInnes of Hocking Stuart Blairgowrie, it stands on a 856 square metre block in Sandy Road, just a few minutes walk from Rye Ocean Beach.

<img height="345" src="/images/stories/2014/03/14/she%20said%205.jpg" width="460">

At Recherche, a beautiful bay on the south-eastern coast of Tasmania, the price of a substantial A-Frame holiday house recently was reduced by $73,000. For sale at $452,000,<a href="https://www.realestate.com.au/property-house-tas-recherche-105759205" target="_blank"> the Cockle Creek Road property</a> (pictured below) is only 40 metres from the beach.

With beautiful water views across Recherche Bay to the Southern Ocean, the three-level A-Frame House is a self-sufficient home with solar power and a back-up generator. Also on the property is a separate two-bedroom wood heated unit. With a registered mooring in the bay, the property is located in a protected Wilderness and State Forest area with excellent fishing and magnificent bushwalking on the doorstep.

<img height="345" src="/images/stories/2014/03/14/she%20said%206.jpg" width="460">

Also in Tasmania, <a href="https://www.realestate.com.au/property-house-tas-sisters+beach-115754023" target="_blank">an A-Frame holiday cottage at Sisters Beach is for sale</a> (with all its goods and chattels on a “walk-in walk-out” basis, pictured below) with price hopes of more than $200,000 through Dennis Wragg of Roberts Real Estate Wynyard. Near Rocky Cape National Park on the island’s north-west coast, Sisters Beach is renowned for its long sandy beach, fishing, boating and bushwalking on tracks through the National Park.

<img height="345" src="/images/stories/2014/03/14/she%20said%207.jpg" width="460">

For Victorian ski enthusiasts, a <a href="https://www.realestate.com.au/property-house-vic-dinner+plain-111441039" target="_blank">modern A-Frame holiday house at Dinner Plain</a> (13 kilometres from Mount Hotham) is for sale at $520,000 through Lee Rourke of John H Castran Pty Ltd Melbourne. With five bedrooms, two bathrooms, a sauna and two storerooms, the vast snow chalet (pictured below) could be used in summer as well as during the season for Dinner Plain offers a wide range of summer activities including bush walking, horse riding, mountain biking and tennis.

<img height="345" src="/images/stories/2014/03/14/she%20said%208.jpg" width="460">

While Jonathan and I don’t agree about most things A-Frame, we do concur the style of A-Frame houses with a chopped-off roof is a hideous. Examples of this style can be seen in the NSW Snowy Mountains town of East Jindabyne where <a href="https://www.realestate.com.au/property-house-nsw-east+jindabyne-106068521" target="_blank">a two-level A-Frame house</a> sold for $225,ooo four years ago.

Marketed as the cheapest freestanding house in East Jindabyne or Jindabyne, it was built in the early 1960s as a fishing and skiing getaway. This A-frame shape was typical of many holiday homes built in East Jindabyne at that time.

<img height="345" src="/images/stories/2014/03/14/she%20said%209.jpg" width="460">
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jchancellor-FAypfDUnLy

A-Frame houses, do they work? He Said/She Said

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The latest consumer sentiment data arrived yesterday from Westpac and the Melbourne Institute. The reading of consumer confidence fell for the fourth consecutive month and moved below the 100 mark where optimists and pessimists are equally balanced. With a reading of 99.5, the index is virtually at a neutral setting but more than 10 index points below the recent peak of 110.6 recorded in September last year.
<a href="https://blog.rpdata.com/wp-content/uploads/2014/03/Consumer-sentiment.jpg" target="_blank"><img class="aligncenter size-large wp-image-2985" src="https://blog.rpdata.com/wp-content/uploads/2014/03/Consumer-sentiment-580x226.jpg" alt="Consumer sentiment" width="580" height="226"></a>
The index moves around a lot from month to month, so the trend is generally more important than the monthly reading, however we have seen the index move lower over five of the past six months which indicates a softening consumer mind set.
Consumer confidence and housing market conditions are highly correlated. No surprises there… if a consumer is lacking confidence in their household finances they aren’t going to be as prepared to make a high commitment decision such as purchasing a property. If the consumer confidence index continues to trend around the 100 mark or lower we can probably expect the exuberant housing market conditions to taper off, despite the low interest rate environment.
The two graphs below demonstrate the correlation; when consumers are confident market demand rises, pushing values higher and vice versa.
<a href="https://blog.rpdata.com/wp-content/uploads/2014/03/Consumer-sentiment-v-dwelling-sales.jpg" target="_blank"><img class="aligncenter size-large wp-image-2983" src="https://blog.rpdata.com/wp-content/uploads/2014/03/Consumer-sentiment-v-dwelling-sales-580x227.jpg" alt="Consumer sentiment v dwelling sales" width="580" height="227"></a>
<a href="https://blog.rpdata.com/wp-content/uploads/2014/03/Consumer-sentiment-v-dwelling-values.jpg" target="_blank"><img class="aligncenter size-large wp-image-2984" src="https://blog.rpdata.com/wp-content/uploads/2014/03/Consumer-sentiment-v-dwelling-values-580x230.jpg" alt="Consumer sentiment v dwelling values" width="580" height="230"></a>
Even though confidence levels have eased, consumers are still viewing the housing market as a ‘wise’ place for their savings. One of the questions asked in the Consumer Sentiment survey is ‘where is the wisest place for savings’. Just over a quarter of respondents think that real estate is the wisest place for savings, the second most popular option after ‘financial institution’ (33.9%).
There are a few factors that are likely denting confidence at the moment. The early declines in the index were potentially a natural comedown after the post-election improvement, however more recently the lower level of sentiment is probably more attributable to the weaker jobs market. The unemployment rate is rising, hitting its highest level since 2003 in January at 6.0%. The pain in the automotive sector is likely causing further discomfort, as are other high profile job shedding situations such as Qantas.
As demonstrated by the Westpac-Melbourne Institute Index of Unemployment expectations, consumers haven’t been this worried about job security since the depths of the GFC.
<a href="https://blog.rpdata.com/wp-content/uploads/2014/03/Unemployment-expectations.jpg" target="_blank"><img class="aligncenter size-large wp-image-2986" src="https://blog.rpdata.com/wp-content/uploads/2014/03/Unemployment-expectations-580x229.jpg" alt="Unemployment expectations" width="580" height="229"></a>
Consumer confidence can be fickle, and we may see the consumer mind set bounce back to a more optimistic position if the jobless rate stabilises and economic data flows improve, but if the current levels of low confidence persist it may be the case the housing transaction numbers start to trend lower as consumers batten down the hatches.
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tlawless-5VLUrbAk9s

Consumer confidence falls and that will hit the property market

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Auction volumes continue to exceed this time last year with 1,035 expected in Melbourne this week. This weekend last year saw 929 auctions held.
The healthy results recorded last year and again this year is encouraging more vendors into the market as they are confident of a good sale outcome. This trend of increasing listings is confirmed by the most recent data that shows that over the past month listings being prepared for sale are now higher by 9%, the number of active new listings is 2% higher and auction volumes are also at record levels.
Vendors at private sale are now seeing a tightening of market conditions with selling days down to 42, and vendor discounting at -5.6%.
The highest volume of auctions this week is in Reservoir and St Kilda, each of which has 19 listed.
Key data
<ul>
<li>
Clearance rate week ending 9 March: 67.3%
</li>
<li>
Melbourne auctions expected week ending 16 March: 1,035
</li>
<li>
Melbourne private sales time on market week ending 9 March: 42 days (houses)
</li>
<li>
Melbourne vendor discounting market week ending 9 March: -5.6% (houses)
</li>
<li>
Listings being prepared for market are 9% higher in month ending 9 March
</li>
</ul>
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rlarocca-zWhvjay44N

Healthy results pushing more vendors into market: RP Data's Melbourne weekend auction preview

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New Zealand’s central bank has raised its official cash rate by a quarter of a percentage point to 2.75% this morning, but Australian economists believe it’s unlikely the Reserve Bank will do the same.
Over the next two years the Reserve Bank of New Zealand expect the official interest rate to rise by 2%, as the <a href="https://www.smartcompany.com.au/growth/export/35355-new-zealand-smes-set-to-trump-australian-counterparts-in-2014-what-are-they-doing-right" target="_blank">New Zealand economy continues to strengthen</a>.
RBNZ governor Graeme Wheeler said in a statement there is a need to return interest rates to normal levels in New Zealand.
“It is necessary to raise interest rates toward a level at which they are no longer adding demand,” he says.
“New Zealand’s economic expansion has considerable momentum, and growth is becoming more broad-based.”
While raising interest rates was in the interest of the New Zealand economy, NAB chief economist Alan Oster told SmartCompany any move on the official cash rate in Australia is a fair way off.
“The decision in New Zealand has absolutely nothing to do with Australia,” he says.
“We’re still in the minority view, but we think the RBA is more likely to cut rates than raise them because of fears about the unemployment rate rising, but it’s not likely to happen until November.”
Oster says the New Zealand economy has shown signs of significant strengthening, unlike the Australian economy.
“In New Zealand… there has been a big increase in the value of their lamb and dairy exports and among other things they’re also in the process of rebuilding Christchurch,” he says.
“It’s also had strong consumer confidence readings, growth is expected at plus 4% and inflation numbers are going toward the top end of the band. It’s clearly in need of a rates change.”
In the year to March, New Zealand’s GDP is estimated to have grown by 3.3%.
Oster says by the year’s end construction activity is anticipated to be up by 30% in New Zealand – a stark comparison with Australia where construction figures fell further into negative territory in February.
“The question today was not whether it was going to raise rates, but whether it was by 0.25% or 0.50%,” he says.
“There will be sustained rises over the next few months and with an election coming up in September, I wouldn’t be surprised if there were two rate increases before then.”
According to Wheeler, New Zealand’s booming construction sector and high prices for export commodities have pushed the country through its economic recovery.
“A rapid increase in net immigration over the past 18 months has also boosted housing and consumer demand,” he says.
“Confidence is very high among consumers and businesses and hiring and investment intentions continue to increase.”
CommSec economist Savanth Sebastian mirrored Oster’s thoughts, saying New Zealand’s “economic makeup” is completely independent from Australia’s.
“It doesn’t have the changes going on here in terms of the mining and its reliance on China isn’t to the same degree,” he says.
“The RBA has made it clear rates are on hold, it’s all about interest rate stability and allowing the economy to improve at a modest clip.”
Sebastian says forward indicators had been upbeat for Australian until recently, but now there’s been a dial back in consumer confidence, driven by concerns over unemployment.
“It comes down to the jobs story and unemployment will continue to rise over the next few months,” he says.
“I think the RBA will raise rates toward the end of the year. We have an economy improving, solid household wealth levels and when we’ve seen the way through the structural adjustment away from mining and there are improvements in the other parts of the economy, we will see rates moving back toward a normal setting.”
This article first appeared on <a href="https://www.SmartCompany.com.au" target="_blank">SmartCompany</a>.
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yredrup-o4Anfe78KF

New Zealand raises interest rates, but will Australia follow suit?

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GUEST OBSERVATION
Tax refunds are often thought of as a sacrosanct part of our tax system. They're not. There is no guarantee that anyone will <a href="https://www.smartcompany.com.au/finance/tax/24536-is-the-ato-s-ability-to-retain-tax-refunds-too-great" target="_blank">get a tax refund</a>. It depends entirely on one's particular circumstances, and how the numbers fall when a person's tax return is compiled.
However, when refunds are due, taxpayers are always keen to receive them and any delays are not welcomed.
So why are some tax refunds delayed?
The Australian Tax Office says within the tax system, there is an endemic risk of taxpayers and tax return preparers lodging incorrect or fraudulent returns. Left untreated, the ATO considers that such risks may result in reduced community confidence, an erosion of voluntary compliance and significant revenue leakage.
Therefore, the ATO runs what it calls an "income tax refund integrity program" whereby it uses a series of analytical models designed to detect instances of overclaimed tax deductions, offsets or other credits in income tax returns. The ATO stops these returns for manual review before any refunds are issued to the taxpayer. The ATO takes the view that certain risks should be addressed prior to issuing the notice of assessment and before any refunds are paid to the taxpayer. The aim is to protect the integrity of the tax system. Fair enough.
However, there have in recent years been complaints about the length of time tax refunds have been delayed. The Inspector-General of Taxation, Ali Noroozi, has <a href="https://www.smartcompany.com.au/finance/tax/29185-inspector-general-of-taxation-investigates-ato-refund-delays" target="_blank" style="text-decoration: none; color: #000000; font-weight: bold;">conducted a review into this ATO refund review program</a> and his report has just been released. At 108 pages, it's a lot of reading.
The review arose out of taxpayer and tax agent concerns regarding extended ATO delays in processing income tax returns held for review under the ATO program. Significant complaints were raised with the Commonwealth Ombudsman, the ATO’s Complaints section and the IGT in 2011-12 when higher than expected numbers of tax returns were held leading to extended delays in the processing of those returns. Some 109,000 returns were held when only 33,000 had been expected.
As a result, Noroozi said a significant number of taxpayers experienced extended delays, sometimes of many months following lodgment. These extended delays were exacerbated by the inability of taxpayers or tax agents to find out why these delays occurred or to have their returns expedited. Moreover, the Inspector-General said it was contended that the ATO’s communication led to the perception that the ATO considered these taxpayers to be dishonest or fraudulent.
Following the experience in 2011-12, the ATO embarked on a significant program of work to refine the models and processes it used to stop fewer tax returns and reduce timeframes. The Inspector-General said this review confirmed that the ATO has improved its communications to affected taxpayers by providing greater clarity of timeframes for release of their refunds.
Noroozi said the ATO has placed less emphasis on potential fraud as a reason for returns being held to allay taxpayer concerns and anxiety. In relation to concerns that the ATO review program only stopped and adjusted tax returns with small refund amounts, the IGT found that statistics over a 3-year period indicated that of the stopped returns, 5.29% cent in 2010–11, 1.85% in 2011–12 and 2.87% in 2012–13 contained refunds of $1,000 or less.
The Inspector-General said submissions to his review acknowledged the improved experience with the ATO review program in the 2012–13 financial year. However, they raised concerns regarding delays that have persisted, the inadequacy of the ATO’s communication and the inability of taxpayers and their agents to intervene early and request their returns be expedited.
The Inspector-General has identified a number of areas for improvement and has made a total of 13 recommendations aimed at:
<ul>
<li>
continuously improving the time taken to review cases held under the ATO review program by increasing staff levels at appropriate times and exploring strategies to make use of third party data to verify taxpayer claims;
</li>
<li>
adopting a differentiated approach to prioritising and expediting the processing of tax returns in appropriate cases;
</li>
<li>
improving the giving of specific reasons for tax returns held up and reasons for any adjustments made as a result of the program;
</li>
<li>
adopting behavioural economic concepts and utilising randomised controlled trials to test the effectiveness of correspondence used in the ATO program;
</li>
<li>
raising awareness of cost-effective and efficient dispute resolution strategies to address challenges to refund delay decisions and monitoring the use of default assessments to limit instances of such assessments issuing to compliant taxpayers;
</li>
<li>
maintaining robust and streamlined governance processes to avoid uncertainties, duplication and inefficiencies; and
</li>
<li>
developing and maintaining comprehensive reporting systems to measure the effectiveness of fraud detection and treatment strategies.
</li>
</ul>
The recommendations made are aimed at enhancing the ATO’s communication and engagement with taxpayers and tax agents including better differentiation of potentially fraudulent taxpayers from those who may have merely overstated refund claims by mistake. The ATO has agreed in full with 12 recommendations and agreed in principle with the other. The effective implementation of these recommendations should ensure that the ATO program is further improved for taxpayers, Noroozi said.
Understandably, tax refunds are often the only thing many people think of when they think about tax, and many people are properly entitled to them. Nonetheless, the ATO has a duty to protect the integrity of the tax system (and that includes making sure tax refunds are properly given) which is why it seeks to check refunds in certain cases. Inappropriate delays in issuing refunds are, however, a matter of concern and it is to be hoped the Inspector-General's report leads to improvements.
Terry Hayes is the editor-in-chief of tax news reporting at <a href="https://www.thomsonreuters.com.au/" target="_blank">Thomson Reuters</a>, a leading Australian provider of tax, accounting and legal information solutions.
This article first appeared on <a href="https://www.SmartCompany.com.au">SmartCompany</a>.
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