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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A one-bedroom apartment in the Melbourne CBD was the most affordable auction sale in Melbourne last weekend.
Located at <a href="https://www.realestate.com.au/property-apartment-vic-melbourne-115195055" target="_blank">404/408 Lonsdale Street</a>, the unit sold for $210,000 through Biggin &amp; Scott Richmond.
Prior to this sale, it last sold in 2007 for $170,000, and in 1998 for $118,857, according to RP Data records.
Listing agent Claire Parkes told Property Observer the auction went “well”, with two bidders. The sale price was a pretty good result.
“It’s the highest price for a studio in that building in the last few years,” she said.
The successful bidder was an investor.
She notes that the property market in Melbourne is “bubbling along nicely” as the moment, with investors coming back on the market.
“One-bedroom apartments aren’t moving as well as larger apartments and houses. However, it seems like they are on the move. Older-style units and houses seems to be preferred over the newer styles that available, probably due to affordability and positioning,” she said. 
According to Biggin &amp; Scott’s estimated asking rent of $290 a week, the price reflects a 7.18% rental yield.
According to the latest RP Data report, the median sale price for units in Melbourne is $400,500, up by 4% on last year. The average discount required to sell a unit is 6.1%, while private treaty sales average 86 days on market.
The median asking rent for a unit is $450 per week, while gross rental yield currently stands at 5.8%.
Other one-bedroom units listed for sale in Melbourne include: <a href="https://www.realestate.com.au/property-apartment-vic-melbourne-115431391">1002/243 Franklin Street</a> (pictured below).
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Melbourne cheapie sells for $210,000, reflects 7.18% yield

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The first major residential tower to be built in Liverpool will be known as The Point, a $49 million development
Located on Gillespie Street, The Point will feature 120 apartments over 12 floors and a supermarket on the ground floor.
The Point has been architecturally designed by DWA and features interiors by Quattro.
Sam Elbanna project manager and head of CPM Realty says the team is bringing inner city glamour to Liverpool.
“People are looking for the luxury style with a budget price.
“We are working on The Point because we want to be at the forefront of innovation and be at the forefront of the change I know is going to happen,” says Elbanna.
The Point features one-, two- and three-bedroom apartments with prices from $256,000 to $375,000 and size ranges from 55 square metres to 145 square metres.
The development is expected to attract a solid mix of seasoned investors, mum and dad investors, as well as first time buyers.
The median apartment price in <a target="_blank" href="/news">Liverpool</a> is $278,500, a 37.5% change in the past five years, according to RP Data.
The median apartment rent is $325, reflecting a rental yield of 6.1%.
The Point will officially launch to the public on November 30.
Construction is scheduled to commence in February 2014 and has an expected completion date of mid-2015.
ntrotman@propertyobserver.com.au
 
<hr>
 For the latest development listings, brought to you by Property Observer and partners, see our <a rel="nofollow" href="https://showcase.propertyobserver.com.au/11/3/skye-by-crown">Investor Showcase</a>.
 
Images are artist impressions.
 
 
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Liverpool to welcome first major residential tower The Point

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ASIC has banned former mortgage broker Catherine 'Kate' Anne Thompson of Mortgage Miracles Pty Ltd after she defrauded 24 investors of more than $4 million, leading to a five year and one month sentence in prison.
Thompson was convicted of stealing and, in three years and one month, will be eligible for parole. She is also expected to pay compensation to the victims.
Formerly of Canning Vale, WA, 53-year-old Thompson, between 2007 and 2008, managed to convince clients, including friends and members of her church, to part with hundreds of thousands of dollars for an investment scheme.
Having been a mortgage/finance broker from 2000 to 2008, and director of Mortgage Miracles, a company she set up, she was later investigated by WA Police.
ASIC's deputy chairman, Peter Kell, said that those working in the credit industry are expected to practice with high standards of honesty and integrity.
"Ms Thompson’s conduct fell well short of those standards, showing a persistent pattern of lying to people who trusted and relied on her," said Kell.
"This banning means that Ms Thompson cannot re-enter the credit and finance industry."
Thompson has the right of appeal to the Administrative Appeals Tribunal.
Property Observer has <a href="/news">previously discussed the 2007 WA mortgage broker of the year</a> when looking at Denise Bradley's thoughts about the banks' 'negligent and reckless' behaviour with low-doc loans.
<a target="_blank" href="mailto:jduke@propertyobserver.com.au">jduke@propertyobserver.com.au</a>
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WA broker defrauds investors, given prison sentence

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Sydney appears to be having a property boom without substance.
The more I look behind the headlines, the more I find less. Those participating based on the FOMO syndrome (fear of missing out) need to ask: what is it that I’m afraid of missing out on?
The two leading cities for price growth this year are Perth and Sydney – and there’s a stark contrast between the two in terms of fundamentals underpinning the rise in values.
Perth is capital of the nation’s leading economy, driven primarily by the resources sector. Despite claims (like Sydney’s boom, without substance) that the resources boom is over, WA’s mining and gas industries continue to thrive, with exports at record levels and key participants like Rio Tinto and BHP Billiton expanding production. Population growth is the highest in nation, almost double the national average.
Perth’s property market began to deliver demand-driven rental increases in 2012 and this was followed by rising demand from home-buyers. Increases in sales volumes usually lead to price rises and, throughout the Perth metropolitan area, there are precincts where there have been marked increases in the number of houses sold over three or four successive quarters. This has provided a solid underpinning for price increases.
The suburbs of the Belmont LGA, an affordable precinct nicely positioned between the Perth CBD and the airport has seen sales numbers escalate since late in 2012. Over nine months the number of sales in Ascot has risen 44%, Carlisle is up 52% and Kewdale is up 92%. As a result, most of the suburbs in this precinct have had double-digit annual price growth.
None of that has happened in Sydney. There is no economic boom or a population explosion. According to the Rental Report from Australian Property Monitors, there has been very little growth in residential rentals in Sydney in the past 12 months: a small rise for apartments and zero change for houses.
An examination of sales data for the suburbs of Sydney reveals very few with an increase in sales volumes. In suburbs where you pay well over $1 million for a home, markets have been going sideways, with no uplift in demand. They include Paddington, Cronulla, North Sydney, Milsons Point, Mosman, Neutral Bay, Manly, Kirribilli, Cremorne, Turramurra and Vaucluse. There are many more where price rises are being driven by something other than an uplift in buyer demand.
The exceptions are in the more affordable markets in the Sydney metropolitan area where there is genuine ongoing demand. There have been significant rises in sales volumes in the markets for Auburn (median prices $$530,000 for houses and $342,000 for units), Bankstown (houses $544,000 and units $335,000), Bexley (houses $685,000 and units $420,000), Kogarah (units $440,000), Mascot (houses $800,000 and units $590,000), Moorebank (houses $520,000) and Parramatta (houses $588,000 and units $410,000), among others.
But these examples are rare exceptions.
It’s a hallmark of rising markets that the participation of investors increases. Nationwide, loans to home buyers have risen 6.3% in the past 12 months while loans to investors are up 18.7%. In WA, loans to both home-buyers (up 12%) and investors (up 21%) have risen significantly. It’s similar in Victoria, where home loans are up 8% and investor loans 14%. In some areas, including the ACT and Queensland, home loans are rising faster than investor loans.
But in New South Wales (read Sydney), there’s a marked imbalance. Home loans have risen only 1.3% but investor loans are up 30%. Sydney’s property market is being driven by an investor stampede, generated by hype and headlines.
It’s a media-driven avalanche of silliness. Fortunately, it’s happening only in Sydney and a small portion of the Melbourne market.

<hr>
Terry Ryder is the founder of <a rel="nofollow" href="https://www.hotspotting.com.au/" target="_blank" style="font-size: 14px;">hotspotting.com.au</a> and you can contact him via <a target="_blank" href="https://mailto:%20ryder@hotspotting.com.au">email</a> or on <a target="_blank" href="https://twitter.com/hotspotting" style="font-size: 14px;">Twitter</a>.
 
 
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No substance behind Sydney property boom

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Australia’s commercial property market is attracting a substantial amount of capital. The nation’s outperformance is the result of a number of factors, significantly the “sheer weight of money” coming from both foreign investment and local institutions. Couple this with historically low interest rates and improved business confidence, and it’s no surprise the market’s running hot.
Like many other industries, our proximity to Asia, combined with attractive returns and the stable political and legal environment are fuelling significant foreign capital from the U.S., Europe and Asia.
But domestic institutional groups are also reaping the rewards of Australia’s strong economy, with capital markets providing conditions that allow them to attract new investment. Prime assets are in demand, meaning investors are looking for newer buildings, core locations, long leases and strong covenants. What does this mean? Heightened prices for assets that fit the bill.
Paradoxically, this is taking place in a market where the fundamentals are not so good - office vacancies in the capital cities are expected to continue to increase in the coming year before plateauing. On top of that, incentives to retain existing tenants and to attract new tenants are currently well in excess of 30% in many cities. Industrial properties are also now experiencing an increase in tenant incentives, but are well below those being paid in the office market. Office tenants’ space requirements are diminishing due to a change in work practises and the increase in outsourcing.
However, by sticking to the basics, good investments can still be found. Given the high vacancy and incentive environment, an investor should aim for office buildings with a weighted average lease expiry of at least five or six years. This should be coupled with a tenant or tenants who can satisfy a rigorous financial due diligence. The location is also important – buy where you can attract quality tenants. And be aware of the NABERS Energy rating – government and blue chip tenants have an increasing desire to locate into buildings with a minimum NABERS Energy rating of 4.5 stars.
With an accounting background, I regard myself a considered investor and advisor. Over my nearly 40 years providing financial advice to clients, I had discussions with many business people who were considering investing in commercial property. The thing I found was that some of them were abandoning the basic principles of investing and weren’t necessarily looking at all the facts, and more importantly, they weren’t considering the risks.
I’ve always stuck to a simple mantra – one that serves me well personally and professionally –‘put yourself in someone else’s shoes’.
I ask myself; if I was a potential commercial property investor, what advice would I want to receive when considering an investment in commercial property?
To be warned about following the hype: Don’t get caught up in the hype arising from the current huge volume of investment activity from overseas and local institutions. Just because others are investing, doesn’t mean you should throw yourself in without considering the underlying current and forecast relevant fundamentals i.e. rental rates, incentives, vacancy rates, tenant demand, new supply, etc.
To be advised to buy well below replacement cost: Doing so helps your investment remain competitive with other, newer buildings. It also allows for upgrades to the building and the ability to offer very competitive rentals to tenants, both of which are key to retaining existing and attracting prospective tenants..
To be warned not to get blinded by the initial yield: Don’t buy just because there is a high rental yield. Pay particular attention to the lease terms, check that the rentals being paid are not well above market rents, check on the strength of the lease covenants – an empty commercial building doesn’t pay the bills.
To be reminded of the importance of strong relationships with tenants: Look after the tenant, in fact love the tenant – they do pay the bills!
To always be prepared for let-up times: In times of subdued tenant demand, a property may stay vacant after a tenant leaves for an extended period. This must be built into the financial projections as well as any associated tenant incentive payment.
Finally, I’d want to be warned about the importance of doing my homework: The assumptions made by the promoter shouldn’t be accepted as gospel. It’s important to check whether the promoter has aligned his assumptions with reasonable market evidence of projected rental income, outgoings, let-up periods, adequate projected CAPEX and incentives over the syndicate term, as well as projected interest rates and yields.

<hr>
Harry Rosenberg is director of <a href="https://www.quintessential.com.au/" target="_blank">Quintessential Equity</a>
 
 
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Australia's commercial market is running hot and it's no mystery why

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While we may all currently have lots of buyers eager to enter the market, with many being repeat buyers and investors, I think it is important that we keep a firm eye on the buyer’s experience. Sales and marketing centres and public relations are just two key steps in the buyer’s journey and with both there is increasing complexity in how these assets are employed.
Public relations
Starting with PR is a somewhat brave step and the distinction between PR as a freestanding way to reach consumers, and the rise of digital and social media is forging some changes. However the value of PR is still a vital part of the network of information that informs our market – an indispensable ‘touch-point’.
In a time of media and content saturation, there is an important role that public relations can play, a role which now needs to be very agile and extending way beyond the press release because instant content may well overtake the best laid plans.
However despite this across all aspects of project marketing the use of public relations has always been an essential tool and can, and does, pay great dividends, partly because of the endless quest for content.
While advertising will always be central be it old or new media, the influence of public relations can drive exposure in a way that some, but not always all, buyers will see as more independent because editorial content is less sales driven.
Public relations can be used in many varied formats to give more details of what a particular project offers and also how various projects compare with each other and the general market. Now most buyers can go online and get what might appear to be endless commentary, and the reality of this very fact increases the need for content to be well constructed and expressing varied points of view. It can be a great tool to get detailed attention for a particular aspect of a project that would otherwise be harder to communicate.
Reaching a wider target
Public relations can also operate in a wider target market context, part of the collision factor I have talked about. Where people may well read an article about a project in an environment or media that interests them, rather than going to a specific media that only targets them. The importance of a wider reach of PR is important when so much activity is database managed.
What this means is that a potential buyer may not be looking at a real estate advertisement because ‘they are not in the market’ but they may come across some editorial content that still captures their interest and so they then seek more information – they are opportunity buyers.
Exposure however is not only product driven, the context of potential public relations is extensive and will include aspects such as the general state of the market and it is also worthwhile to be involved via this level of commentary, and blogs can be an ideal way to contribute, so too can email marketing. However the wider reach of general PR is again a point to keep in mind, because as we know markets never remain static.
I think that PR plans are good to have but I also feel that opportunity driven PR can be of even more value. It’s a good idea to structure PR so that the release of material becomes an ongoing part of the project marketing calendar but with flexibility so that buyers are exposed to varied ideas and offers.
How is the success of public relations measured? A higher project, brand or personal profile will do this and where possible we should be alert to a direct link to sales, good internal feedback is important here.
Public relations also covers such activities as events, and there are examples of events being a great social success that generates some high profile coverage, but does this work to influence sales? This is never a straightforward question or an easy one to answer, but in today’s market events can look excessive or overdone, it’s an area where it may be more productive to concentrate on your already committed customers.
The celebrity
It is also vital to look at the true cost of any PR undertaken. This would include for example the fees paid for the endorsements of a particular celebrity, this can run into large amounts of money, it can work or backfire. Celebrity based marketing has been popular at times and there have been examples of results and some failures. It is not the intention here to explore these in greater detail. It is however valid to suggest that in some circumstances the idea has merit and with other projects clearly not.
Again the impact of social media has somewhat diminished the role of endorsements. Which direction to take will be a function of budget and the target market involved as well as having clearly defined outcomes. Celebrity chefs have been the raisin-deter of late – but possibly overdone?
A well-know person, not necessarily a paid celebrity as such, might be involved with a project and attract a number of direct sales. This would clearly be a valued exercise.
The same mix of personality and associated PR could attract a great deal of attention, it might all be a lot of fun for everyone involved, but if no sales result then there is little to justify the time and money involved.
Fun alone is not a way to justify any PR activity, in the end the reality is that all activity must be sales focused. Different markets will always vary the PR focus but a feel good outcome alone is difficult to justify in some markets and impossible to justify in others.
Involve the team
The project team needs to be fully sold and involved with the PR process. PR should not be seen as a short-term process. The best impact will usually result from targeted and ongoing activity. This is a more productive approach than creating one-off and soon forgotten hot spots so that we are supporting a project in the long run.
More than ever in today’s media mix PR is also a very complex task and it is a specialist and professional skill that should not be underestimated. Property PR like many other areas is also now a very competitive market and relationships with the main media and editorial staff are key.
While we need to ask what do the journalists or bloggers we deal with expect from us we also need to ensure that all PR content adds value to the buyer’s experience, and we understand that there many ways to do that.
 
<hr>
 Peter Chittenden is managing director for residential of <a href="https://www.colliers.com.au/Colliers%20Corporate/Residential.aspx" rel="nofollow" target="_blank">Colliers International.</a>
 
 
 
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The fundamentals of creating a great buyer experience

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The Fair Work Ombudsman is writing to 7,000 fast food businesses across Australia, in the next step of its three-year crackdown on the hospitality sector.
The aim of the campaign is to educate fast food businesses about their legal obligations toward their employees and will be backed-up by a random audit of 300 businesses early next year.
Fair Work Ombudsman Natalie James told SmartCompany it’s targeting the fast food industry because it employs a large number of people and includes many small and medium-sized businesses.
She says the sector has also generated a significant number of complaints from workers.
“About 300 fast food businesses in metropolitan and regional locations will be selected for audit in January, and during the audit phase Fair Work Inspectors will check employers are paying workers the correct rates of pay, penalty rates and loading and overtime rates, as well as complying with record-keeping and pay slip obligations.”
A free webinar for employers in the industry will be held at 3pm AEDT on Tuesday, November 19, 2013.
The <a href="https://extranet.deewr.gov.au/ccmsv8/CiLiteKnowledgeDetailsFrameset.htm?KNOWLEDGE_REF=216297&amp;TYPE=X&amp;ID=8767190189517383988889912894&amp;DOCUMENT_REF=387652&amp;DOCUMENT_TITLE=Fast%20Food%20Industry%20Award%202010&amp;DOCUMENT_CODE=MA000003">fast food industry award</a> was created in 2010 and includes information such as how many hours employees can work, loading rates for work outside of the ‘normal hours’, and how often employees have to be paid.
There are also links to record-keeping and pay slip templates, best practice guides and fact sheets.
As part of the three-year campaign, the FWO has also cracked down on accommodation providers, pubs, taverns and bars and cafes, restaurants and caterers.
“In the first wave, 750 accommodation providers, pubs, taverns and bars were audited in 2012, and hundreds of cafes, restaurants and caterers across Australia are being audited now as part of the second wave,” James says.
The results of this first round of audits are due for release in the coming weeks.
Workplace law expert Peter Vitale told SmartCompany it’s not a surprise the fast food sector is being targeted.
“The sector is dominated by small business, many employees are young and sometimes they don’t have English as a first language, and I think the most significant aspect is they operate in a world where their peak business periods are those where they’re required to pay penalty rates,” he says.
“Historically, one of the most common underpayment issues is the failure to properly pay penalty rates.”
Vitale says it’s difficult to gauge the effectiveness of FWO education campaigns.
“The results, if you like, are judged based on a reduction in prosecutions, but there are only a certain number of prosecutions each year. But it’s an important part of the ombudsman’s function to continue to do this and to continue to assist employers to understanding their obligations,” he says.
Ombudsman James says education is a key part of the FWO’s role.
“It’s our job to educate and help businesses – particularly small businesses that don’t have the benefits of in-house HR staff – about how to comply with workplace laws, and that’s what we’ll be doing throughout this campaign, we’ll be working with these employers to help them get it right,” she says.
In January the operators of a <a href="https://www.smartcompany.com.au/people/industrial-relations/29867-fair-work-ombudsman-exposes-adelaide-sham-contractors-pretzel-logic">fast food pretzel outlet were fined a total of $36,630</a> for sham contracting.
Also in January, the FWO found a <a href="https://www.smartcompany.com.au/growth/economy/29781-three-month-probation-without-pay-uncovered-as-fwo-issues-stinging-hospitality-industry-report">generally high-level of non-compliance</a> within the hospitality industry following an audit in three states. One of the revelations included a number of businesses trying to hire employees on probation for three month periods without pay.
Vitale says the fast food industry award isn’t any more complex than any other industry awards.
“They’re all, to some extent, difficult instruments to expect SME owners to understand comprehensibly. I think the FWO, the government and the industry associations recognise this is an area where employers need some help to understand their obligations.”

<hr>
This article first appeared on <a target="_blank" href="https://www.SmartCompany.com.au">SmartCompany</a>.
 
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Fair Work Ombudsman to audit fast food sector in hospitality industry crackdown

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The tipping point between caution and optimism has finally passed.
It is often a fine line, but sometime in the past six weeks it has gone from dark to light (well, lighter) when it comes to residential real estate across South-East Queensland.
Property cycle
There is an eight year property cycle – yes, the text books talk about seven years – but the Australian statistics suggest it lasts about <a target="_blank" href="https://matusikmissive.com.au/2013/03/19/why-does-property-cycle/">eight years</a>.  But what’s one more year between friends.  Usually, it is five years of good and three years of, well…not so good.
But for more than five years, South-East Queensland real estate has been subdued to say the least.  The 2008 financial knock-down began a slump that was prolonged by deluges, cyclones and domestic political uncertainty.
But now it looks like South-East Queensland has just started to enter its growth phase.  It is likely to be growth this time round, not GROWTH!  But we are going to the black side of the ledger and finally leaving the red.  About time!
Sales volumes
Sales volumes are up across South-East Queensland for the first time in years.
When looking at detached house sales for the last 12 months: 
<ul>
<li>
Sunshine Coast                   5,800 sales     (up 26% on year before)
</li>
<li>
Moreton Bay                       6,650 sales      (up 21%)
</li>
<li>
Brisbane City                      16,000 sales    (up 14%)
</li>
<li>
Redlands                               2,600 sales      (up 23%)
</li>
<li>
Gold Coast                            6,500 sales      (up 22%)
</li>
<li>
Logan                                     4,000 sales      (up 18%)
</li>
<li>
Ipswich                                  2,800 sales      (up 12%)
</li>
<li>
Lockyer Valley                   526 sales           (up 29%)
</li>
<li>
Toowoomba                         3,250 sales      (up 25%)
</li>
</ul>
When it comes to apartment sales, they are also up – 27% on the Sunshine Coast; 3% in Brisbane (apartment sales in Brisbane have been rising for two years now, with today’s volumes up 19% on 2011 figures)and up 20% on the Gold Coast on last year.
Townhouse trading is also increasing, quite quickly in fact, up 49% on the Sunshine Coast (it must be all that new Kawana infrastructure, hey <a target="_blank" href="https://matusikmissive.com.au/2012/03/07/kochie/">Kochie!</a>); up 20% in Moreton  Bay (Caboolture; Pine Rivers and Redcliffe); up 23% in Brisbane; up 27% in Redlands; 17% on the Gold Coast and 22% in Logan.  Falls in townhouse sales are still occurring in Ipswich and in Toowoomba.
Increasing prices
End prices are also starting to rise across South-East Queensland.  Price rises always lag sale volumes.
When looking at typical detached house prices for the last 12 months: 
<ul>
<li>
Sunshine Coast                   $453,000        (up 4% on year before)
</li>
<li>
Moreton Bay                        $390,000       (up 3%)
</li>
<li>
Brisbane City                       $520,000        (up 4%)
</li>
<li>
Redlands                               $455,000         (up 4%)
</li>
<li>
Gold Coast                             $490,000        (up 6%)
</li>
<li>
Logan                                      $353,000         (up 1%)
</li>
<li>
Ipswich                                   $298,000        (up 2%)
</li>
<li>
Lockyer Valley                    $290,000        (up 4%)
</li>
<li>
Toowoomba                          $327,000        (up 10%)
</li>
</ul>
A similar trend can be seen for apartment and townhouse sales across the south east corner of the state.
The entry-level market - up to $500,000 (oh, and how it is so easy to dismiss half a million bucks these days) – is quite strong and occupies a large part of the price bell curve.  There is still a lot of property priced under $250,000 across Queensland, and even in the more populated and relatively expensive South-East.
Sydney leads
Traditionally, South-East Queensland lags the southern markets, following behind Sydney by about 18 months and when their market is moving, then twelve months behind Melbourne/Victoria.
Investors (and some residents) are forced out of the southern markets.  I read that Sydney’s current median price is $690,000 and BIS Shrapnel are predicting it to exceed $800,000 within the next three years.
I recently suggested at a housing conference presentation that the Brisbane (region) median detached house price could reach something like $530,000 over a similar time frame (mid 2016).  Many in the room smirked, some even guffawed.   Today, the middle price across the Brisbane region is about $450,000.  So $25,000 or a 5% gain per annum over the next three years, doesn’t seem that unrealistic to me.
More jobs
Anyway, that is really academic for now.  In order for South-East Queensland to experience such price growth, more jobs need to be created in Queensland.  Whilst investors will follow potential, interstate migrants move because of work first; cheaper housing second and a distant third, because of our warmer climate.
Whilst mining is holding up somewhat better than many expected (for now) and gas, tourism (somewhat) and agribusiness is helping Queensland’s economy, new housing construction, as we pointed out last week, is the missing ingredient.
Easier housing construction means more jobs.  More jobs mean more interstate migrants, which will lead to more sales and higher end prices.
The South-East Queensland market during 2014 depends on one thing - new jobs.

<hr>
Michael Matusik is the founder of <a style="font-size: 14px;" href="https://www.matusik.com.au/" target="_blank" rel="nofollow">Matusik Property Insights</a>, which has helped over 550 new residential projects come to fruition.
Read <a href="https://www.matusikmissive.com.au/" target="_blank" rel="nofollow">Michael’s Blog</a> or follow him on <a href="https://www.facebook.com/ThinkMatusik?fref=ts" target="_blank" rel="nofollow">Facebook</a> and <a href="https://www.twitter.com/michaelmatusik" target="_blank" rel="nofollow">Twitter</a> or connect via <a href="https://www.linkedin.com/in/michaelmatusik" rel="nofollow">LinkedIn</a>.
 
 
 
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michaelmatusik-49YzLvdmNv

Back in the black: Things are finally looking up for South-East Queensland

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One approach to building wealth is to have a financial planner: they set an investment plan, organise estate planning, superannuation and life insurances. And they measure your advancement against your goals. But how do you find a planner? Where do you start? Here’s a few ideas:
<ul>
<li>
Know what you need: Having a clear idea of your needs is a good starting point. If you’re an employee needing retirement advice you’ll have different needs to a business owner who wants a self-managed super fund.
</li>
<li>
Understand credentials: A planner should be a representative of an Australian Financial Services License (AFSL), which means the adviser operates under legislated standards. There are also two main professional bodies for financial planners: the Financial Planning Association (FPA) and the Association of Financial Advisers (AFA). Both have codes of conduct and dispute resolution which provide certainty for clients.
</li>
<li>
What’s important to you? Think about who you want to deal with: it might be a person of the same age, the same gender or someone with a similar professional background to you. Know this before you search – it’s important.
</li>
<li>
Look at the FSG: Financial planners need a Financial Services Guide which tells you the firm’s specialties, and a profile of individual advisers. Read these closely because advisers can only claim a strength if they are qualified.
</li>
<li>
Call and meet: Get a short list and make some phone calls. Ask what they offer, what kind of client they usually deal with and what extra specialties exist in their practice. Then go and meet the ones you like.
</li>
<li>
Getting to know: Advisers know there should be a rapport between them and their clients, so most give you an hour of their time free of charge. Use this to get an idea of fees, processes and strengths.
</li>
<li>
Be prepared to pay: The old system of planning looked ‘free’ but the planner may have been taking commissions to put you into certain products. Planners and advisers now mostly charge a fee for service, which includes a Statement of Advice which could cost somewhere between $800 and $3000. And most adviser firms charge between $1000 and $3000 annually to manage your plan. This is your wealth you’re building – you have to be prepared to pay. Consider it an investment.
</li>
<li>
Decide on contact: Some investors want constant communication via emails and newsletters; others want one intense meeting each year. Be clear on how you want your adviser to communicate with you. Some are flexible – some aren’t. 
</li>
<li>
Making the most: Once you’ve selected a financial planner/adviser, your selection of them becomes an ongoing process which involves as much your input as theirs. This is where compatibility is important – if you’re actively involved in the plan, then you’ll get more out of your adviser.
</li>
</ul>
Finally, any approach to a financial adviser should emphasise your needs and situation. Make sure that every conversation is centred around you and what you're looking to achieve. It's personal, it's your future.
Good luck.
 
<hr>
 Mark Bouris is executive chairman of <a target="_blank" rel="nofollow" href="https://www.ybr.com.au/">Yellow Brick Road</a>, a financial services company offering home loans, financial planning, accounting and tax, and insurance.
You can contact Mark on <a rel="nofollow" href="https://twitter.com/markbouris" target="_blank">Twitter</a>.
 
 
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mbouris-tauSvXGAM2

Nine tips for finding a financial planner

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Leighton Properties has sold a North Sydney development site to Singaporean investment group Suntec Real Estate Investment Trust for $413.19 million.
Leighton Group will take a head lease over 76% of the office space at 177 Pacific Highway, a 30-storey 40,000 square metre commercial development.
The deal was negotiated by Paul Noonan and Simon Storry of Jones Lang LaSalle and Josh Cullen and Richard Butler of CBRE.
It’s the first major commercial development in North Sydney in six years in an area increasingly dominated by residential conversions.
Leighton are aiming for a five star Green Star and five star NABERS energy rating.
“It is a strategic fit with Suntec REIT’s portfolio of high quality commercial assets. We are excited about partnering with Leighton on this project which will be their corporate headquarters in Sydney. We look forward to its completion in early 2016,” Suntec REIT chief Yeo See Kiat says.
Suntec REIT is Singapore’s second largest listed SREIT by asset under management.
Suntec’s current portfolio includes ccommercial properties in Suntec City, Park Mall, a one-third interest in One Raffles Quay and one-third interest in Marina Bay Financial Centre Towers 1 and 2 and the Marina Bay Link Mall.
Leighton Holdings chief Hamish Tyrwhitt says the site was keenly sought after by local and international buyers.
“(The sale) is testament to the building’s design and it is in line with our strategy to align with key investors and efficiently use our capital through pre-selling developments,” Tyrwhitt says.
<a href="mailto:awalsh@propertyobserver.com.au" target="_blank">awalsh@propertyobserver.com.au</a>
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