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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Australia’s wealthiest suburbs have been revealed.
According to a new Australian Bureau of Statistics publication, residents of Toorak in Melbourne’s inner-east made an average total income of $150,548 each from wages and salaries, investments, businesses, and superannuation.
Toorak was followed by three Sydney suburbs. Mosman residents were on $142,773 a pop, Double Bay/Bellevue Hill’s wage-earners took home $141,544 on average, while residents of Hunters Hill/Woolwich sat on $138,007.
Rounding out the top five wealthiest suburbs was Cottesloe in western Perth, where residents made $125,441 on average.
The report also broke down average incomes by state, finding that residents of the Australian Capital Territory had the highest incomes in Australia, with an average of $61,608 per annum.
This was followed by Western Australia where average incomes stood at $58,291, followed by the Northern Territory, with $54,794, with New South Wales close behind on $54,110 and Victorian residents on $51,398.
Residents of Queensland on average made $49,853, South Australians made $47,853, while Tasmanians made $44,018 on average.
Residents in Australia’s cities tended to record substantially higher incomes than those in regional Australia.
If metropolitan areas are stripped out, the highest-paid regional workers were those in the mining centres of Karratha and Port Hedland in Western Australia, who earned $86,826 and $86,079 on average.
Between 2005-6 and 2010-11, average incomes in Australia grew 4.9%.
Western Australia and the Northern Territory recorded the highest levels of income growth, with 6.7% and 5.3% growth respectively.
Incomes in Queensland and South Australia were just above the national average, both growing 5% per annum over the period.
Residents of the Australian Capital Territory and Tasmania saw their income grow at levels just below the national average – 4.8% per year and 4.7% per year on average.
 
<hr>
 This article first appeared on <a target="_blank" href="https://www.smartcompany.com.au">SmartCompany</a>.
<img style="float: left;" alt="jc-insight" height="210" width="150" src="/images/stories/2013/10/30/jc-insight.jpg">PROPERTY INSIGHTS
<a href="https://www.propertyobserver.com.au/residential/income-correlates-to-prestige-house-price-with-mining-towns-the-major-abs-blow-ins/2013102965985?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=jonathanchancellor'spropertyinsights" title="Income correlates to prestige house price, with mining towns the major ABS blow-ins">Income correlates to prestige house price, with mining towns the major ABS blow-ins</a>
"The enduring global financial crisis fallout means many of these well-heeled residents aren’t actually any the wealthier from house price gains given the top end property market still hasn’t recovered."
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mrobin-TVRYiru7si

Toorak tops list of country's wealthiest suburbs

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Hope you enjoyed the Melbourne Cup.  It signals the end of the official property year.  Time to rest until Australia Day.  What a great industry to work in; three months off at this time of year and usually two weeks over Easter too.
We work so hard.  We deserve it.  It would be even better if it wasn’t for some elephants in the room.
Hard yards
I keep on reading about how strong the residential market is.  It might be for second hand stock, but then I suspect only in certain locales and for specific price points.
But when it comes to new sales, it is still very much ‘hard yards’.  I think it will remain so – outside of Sydney – for some time to come, if not for this entire cycle.  For mine, much of Sydney’s recent momentum in their new residential market was more due to the change in NSW stamp duties and first home buyer grants than anything else.
There is very little urgency elsewhere and for good reason.  New property often does not offer value in the buyer’s eyes.  Many new projects miss the mark; there is plenty of choice and whilst net returns (rent, less maintenance and depreciation) have been pretty good for new investments in recent years, there has been very little price growth in recently built new housing.  Even in boutique projects, price growth has been lacklustre.
True, new sales have picked up since early September – but that feels like pent-up demand (as many waited until after the federal election to buy).  Looking forward, new sales will be harder – especially this summer.
Buyers are easily spooked and every new sale is hard fought.
And property reporting isn’t helping matters. 
As we noted <a target="_blank" href="https://matusikmissive.com.au/2013/09/24/hot/">a few weeks back,</a> there are a lot of misnomers about price growth, with new builds, renovation activity and the actual way the statistics are compiled affecting the results.
For example, do you really believe that unit prices fell by 30% in Molendinar (Gold Coast suburb) over the last year?  Molendinar is apparently the second worst ‘performing’ suburb in Australia.
But when looking at actual resales – not changes in median values – no such drop occurred.  In fact, attached property values (based on resales) actually rose by 2.1% in Molendinar over the last 12 months.  This rate of growth isn’t much to write home about, but it is world away from a 30% drop in ‘value’.
By the way, there are 864 building units in Molendinar, about a third of which are commercial premises, many semi-industrial in nature.  Several of the 50 ‘residential’ unit sales reported last year in Molendinar – as part of 30% fall in values – were actually industrial sheds and not residential property at all.
These lists are now getting out of hand.
This is the first elephant in the room.
Everyone in the industry needs to start questioning the actual data being pumped out.
But I suppose that would require a bit of property knowledge and a tad more work than regurgitating the press release.  Nearly everyone producing such lists either has an agenda or (sadly) it isn’t worth their time and effort to clean up the results.  Doing so would be counterproductive after all - as few markets actually behave so erratically and where is the fun and media release in that?
Oh, and don’t you love the reasoning real estate agents give when it comes to explaining such wild leaps and bounds.  My favourite goes something like this: “That’s because there is better value elsewhere, come look at what I have listed for sale”.
How about we start questioning these lists and those producing them much more?  I will bet you that nine out of 10 times they are incorrect and nothing like that is actually happening in those locations that seem to make the ‘hot’ or ‘crash’ lists.  Yet many novice buyers take them as gospel.
And why aren’t we making such comments in the press?  Sure, we get asked, but I always ask to see the list first.  Sadly, the data is often embargoed so we refrain from commenting.
Sniper bait
For every new sale settled, two actual sales are actually made.  Often, more work goes into the ‘sale’ that falls over than the one that sticks.  That is the nature of selling new property.  It has always been the case.
Selling something new – often off-the-plan - via a few simple tools like a building model, reports, brochure and feature board – is quite difficult.  Many buyers get cold feet, as they cannot visualise what they are actually buying.
But today there is another problem.  Seemingly solid deals are being killed by deflection.  Those doing the deflecting are often those whom buyers trust the most – their account, solicitor or even financial advisor.
Investment sellers get a bum rap.  They are the sharks in the pool.  But at least they come at you front on.  It’s the professionals – those one or two steps removed from the sales process – who have the sharpest teeth and largest appetites.  And most of the time, you don’t seem them coming.
Let’s use a recent real example to illustrate.
A young resource worker is advised by this father to stop wasting his money and invest some of it.  An appointment is made to see a financial adviser.  The advice is to buy a residential property.  A new property is found – independently by the young gun – contracts signed, deposits paid and off to the accountant the contract goes.  The accountant heavily suggests that the said investment is a poor one and that a better investment would be to buy into project X.  This advice is taken – as the accountant is trusted and it is assumed should know about such things – the first contract is ripped up and a dwelling in project X is bought.  The buyer isn’t aware of the $10,000 kickback the accountant got for the sale.
This is another – if not larger – elephant in the room.
This, of course, doesn’t apply to the vast majority of property professionals but it is happening out there.  It is very hard to make a new sale when there are so many snipers in the trees.
If we are going to have a Form 27c in Queensland, then let’s at least outline the actual firms being paid a commission and stop hiding XYZ Accountancy or ABC Solicitors under ‘marketing or advertising’.  Many buyers, sadly, don’t read the forms that they sign, but some do.
End note
I also keep reading about the big lift in new housing approvals.  Lower interest rates are working blah, blah.  Yet many of these approved projects will not <a href="https://matusikmissive.com.au/2013/10/22/better-developments/" target="_blank">eventuate</a>.
There is heaps stacked up against new property – GST, taxes and charges, long and opaque council approval process and NIMBYism, to name just a few.
Whilst we now have an undersupply of new property, the mismatch between demand for new property and its supply isn’t anywhere as high as many economists believe.   So the usual drill of need exceeding supply won’t work this time around as well as it has in the past.
The two elephants in the room – misinformation and deflection - aren’t helping matters.  Outside of Sydney, it is going to be harder to make the new sales (that settle) that many anticipate over the next couple of years.
And it is in the country’s interest that more new homes are actually built.
Here are some facts to ponder:
<ul>
<li>
Residential construction (not approvals) adds two percentage points of GDP growth
</li>
<li>
Every $1 spent on residential construction has generated $1.31 worth of spending elsewhere in the economy
</li>
<li>
Every $1 million spent on residential construction generates 17 jobs on a full-time basis.
</li>
</ul>

<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

The hard yards: Second hand stock is booming but new sales is a different story

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Locksmithing is an art shrouded in secrecy for many investors. We spoke to Justin Fankhauser from TopLock to try and unlock the secrets of home security.
Property Observer is starting a weekly Day in the Life series to have a closer look at some of the people who deal with real estate every day and see what lessons there are for property investors.
{qtube vid:=1f3CHUJANaE&amp;feature=youtu.be} 
Most of his jobs are taken up by rekeying jobs – people want to change the key to the property but don’t want to switch the full locks out.
He says this is especially important when moving into a new property, you never know who else might have keys. It’s a quick job but it gives tenants and owners a sense of security.
Justin says a lot of private landlords don’t realise they should be doing this and most of those jobs come from professional property managers.
Even off-the-plan properties should be rekeyed before anyone moves in. In big apartment developments master keys are given to all contractors while they work on the building. That means when you move in any number of people could have a master key to your property so it’s important to rekey.
A lot of renovators are putting internal locks on bedroom and bathroom doors to give their tenants more privacy. It’s a simple thing that tenants really appreciate.
Insurance premiums go down when there are deadlocks installed on all external doors and window locks on all the windows.
They also go down further when alarm systems or camera systems are installed.
 
This is the day (and the night) in the life of a locksmith.
8am: Justin arrives at the <a target="_blank" href="https://www.toplock.net.au/">Toplock </a>factory in Northcote to start the day. He's on night shift as well today so he'll be working through the night. His dispatcher is already at work and has a full list of jobs ready for him and the growing team of locksmiths.
8.10am: Justin leaves for his first job. It’s a house in Coburg. It’s not too far and Justin makes good time.
8.40am: Justin arrives at the house and talks to the owner. The owner’s husband lost his wallet with a spare key hidden inside last week. His address was written on his drivers license and the owner thought she heard someone trying to open the back door last night. It’s a simple rekeying job.
9:00am: Rekeying is a quick job so he’s done in 20 minutes. He invoices the owner and heads back to the car to get his next job. It’s an industrial office out in Keilor East.
9:30am: Justin arrives at the office. He has a quick chat and gets started. The new tenants want to put locks on the three internal office doors. He switches out the old knobs with new keyed knobs. He boxes up the old ones so they can be reused if need be. Some of the doors weren’t quite latching properly but a quick bit of chisel work clears it up.
10:00am: He invoices the client and heads back to his office.
10:30am: Justin has a lot of administration to do. With the recent expansion of his business he spends more and more time running the administrative side of the business while his team of locksmiths run all around Melbourne.
2.30pm: He’s finished his administrative work and it’s time to hit the road again. He has a call out to a renovator in Brunswick who needs some work done.
2.45pm: It’s an old terrace being refurbished and the owners want internal locks put on all the bedroom and bathrooms. Tenants like it especially if they’re sharing a house. It gives them some extra privacy.
4.00pm: The whole house now has locks. It took a while to resit some of the doors and get them latching properly. He heads back to his car to get his next job. A nearby real estate agent wants the locks rekeyed for a new tenant.
4.20pm: He arrives at the Carlton house to rekey the front and back door. It’s a quick job for Justin.
4.40pm: He gives the new keys over to the agent and heads back to the office to prepare for the night shift.
7:00pm: Justin’s rested and eaten and ready to start the night shift. Once a week someone has to take the night shift and be prepared for all sorts of jobs.
9:00pm: The first night job comes early. It’s a call from Richmond where someone has locked themselves out. He heads over to let the tenants back in on a rainy night.
9.20pm: The traffic isn’t so bad at this time of night so Justin gets there quickly. He lets the tenant back in using a pick gun and heads back to the office.
11:00pm: Another call from someone locked out in Collingwood.
11:15pm: They’re drunk but nice. He lets them in with the pick gun again. All documentation is completed and ID is sighted to make sure it’s the right person.
2:00am: No one calls until 2am. He wakes up to take the call. Someone gets a quote, decides they don’t want the job and don’t take the job.
3:00am: He gets another call. The person is calling from a public phone box and needs to be let back in. They have bars on their windows so they couldn’t smash it.
3:00am: He lets them back in with the pick gun again and heads off.
7:30am: The night shift ends with no other call outs and Justin is free to go home and sleep.
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awalsh-7Ub9EypybQ

A day in the life of a locksmith - unlocking security secrets

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Have you seen advertisements stating that you could use your superannuation to purchase a property using NRAS and receive '$100,000 tax free'?
If so, ASIC is warning that they are well aware of a number of SMSF promoters including misleading statements in the advertisements about the grants that may be available under the National Rental Affordability Scheme (NRAS). If you've seen the above, that's one of the ones on their list.
Warning consumers about advertising that promotes the use of SMSFs to invest through NRAS, a government-run scheme that offers direct payments and tax offsets for building and leasing a property to low/moderate income earners 20% or more below market value, ASIC said that many of the advertisements are not presenting a balanced message.
Advertisements should be making it clear that not everyone is eligible to participate in the scheme. They should also be explaining the likely fees associated with purchasing, tenanting and managing properties purchased from NRAS-approved developers, and the 20% below market rent expected.
To receive the total financial incentive of $100,000, consumers will need to remain in the scheme for a minimum of 10 years.
SMSF investors should be aware of the following points:
- If you are considering purchasing an NRAS property through an approved participant, there is no requirement for the incentives to be passed on by the approved participants to you
- The payment of the incentive to the approved participant is dependent on compliance with specific conditions
- There are likely to be fees associated with purchasing, tenanting and managing properties purchased from NRAS-approved participants, and
- Any contractual arrangements in place should be checked to ensure that the relevant NRAS-approved participant will comply with all legislative requirements.
Source: ASIC
ASIC commissioner Greg Tanzer said that they want to ensure balanced messages that comply with the law are being used to recommend NRAS properties through SMSFs.
"It is important that ads are clear, accurate and balanced, especially when consumers are looking for investments for their long-term retirement," Tanzer said.
"Consumers need to be cautious when presented with claims which appear too good to be true and should do their research before investing. Consumers should think carefully about how long they intend to hold the NRAS property, ensure that they understand the income and capital potential of an NRAS property and satisfy themselves that it fits with their investment purpose," he said.
To check whether the person or company you are dealing with is NRAS-approved, the Department of Social Services publishes a <a target="_blank" href="https://www.dss.gov.au/our-responsibilities/housing-support/programs-services/national-rental-affordability-scheme/national-rental-affordability-scheme-performance-reporting">monthly report online with this information</a>.
They will also generally need to hold an Australian financial services licence. You can check <a target="_blank" href="https://www.asic.gov.au/asic/asic.nsf/byheadline/AFS+Licensees+Register+">ASIC's public register of AFS licensees/authorised representatives also online</a>.
<img alt="poll-results-oct-30" height="179" width="395" src="/images/stories/2013/10/30/poll-results-oct-30.gif">
 
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jduke-EHk3XBmHkn

NRAS properties in SMSF put under ASIC's spotlight

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Strata-title properties in tropical Queensland should undergo regular engineering inspections to ensure they are resistant to extreme weather events, according to an independent study by James Cook University's Cyclone Testing Station.
A three month study, commissioned by the Insurance Council of Australia (ICA) was developed to focus on assisting strata owners in Far North Queensland, and analysed policies active in 2010 and 2011, as well as claims associated with Cyclone Yasi.
Recommendations of the study included engineering-based inspections every seven to 10 years, awareness development around appropriate maintenance (including well-maintained cladding, additional bolts and locks, etc) and a new study about water ingress from wind driven rain.
ICA CEO, Rob Whelan, said that the study found the age of a property had less influence than other factors, when looking at the impact of a cyclone on a building.
Surprisingly, water ingress from wind-driven rain and the compounding effect that damage from items such as television aerials and fences could have, were seen to be more damaging.
“The combination of high winds and driving rains typical of cyclones mean that water can find its way through doors and windows, while damage to a TV aerial or to guttering can leave a roof exposed to water and further damage to the interior of a property,” Whelan said.
More than 80% of analysed claims saw some damage due to water ingress. Multi-storey buildings were seen to have a higher incidence of claims, and higher costs, than low-rise.
Where the risks of cyclones are higher, this is generally reflected in higher insurance premiums, said Whelan.
“However, the ICA and the insurance industry are committed to working with governments and communities to reduce these risks where possible," he said.
In the past 20 years, the ICA has declared 12 cyclones as catastrophes, with these causing combined insured losses of $2.32 billion. The biggest event, Cyclone Yasi in 2011, caused $1.4 billion in insurance losses. Damage caused by ex-Cyclone Oswald in 2013 caused a further $1.1 billion in losses in Queensland and New South Wales.
The <a target="_blank" href="https://www.insurancecouncil.com.au/assets/report/Independent%20strata%20study.pdf">full report is available online</a>.
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Reducing Queensland cyclone insurance premiums: Independent strata study

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Current rules under the National Consumer Credit Protection Act require lenders to make inquiries about your situation, and your objectives. You’ll want to be aware of your future goals, and have them noted down. Consider any life changes that may occur or personal plans, such as to take holidays, start a family or change careers.
This is also a good time to have a look at your budget and job security.
<hr>
This article is from Property Observer's free ebook <a target="_parent" href="http://propertyobserver.com.au/ebooks/free-ebook-mastering-the-art-of-refinancing-12-tips-for-success-and-key-things-to-consider">Mastering the Art of Refinancing: 12 tips for success and key things to consider</a>.
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po-LsXgBTHBmX

Consider your long-term needs and circumstances

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Some 20 localities recorded average total incomes of $100,000 plus in 2010-11 across Australia, according to the latest ABS release of ATO data.
But the enduring global financial crisis fallout means many of these well-heeled residents aren’t actually any the wealthier from house price gains given the top end property market still hasn’t recovered.
Of the top 20 income suburbs, 12 were in Sydney, four in Melbourne and four in Perth.
There's no surprise by the strong correlation between the income of the residents and their propensity to pay big money for their city abodes.
The only interesting new trend - or perhaps its retracing steps back to the pioneer days - is the emergence of mining wealth.  Toorak in Melbourne recorded the highest average total income at $150,548 of all the statistical area regions.
Mosman was second at $142,773, then Double Bay-Bellevue Hill at $141,544.
The Hunters Hill-Woolwich peninsula ($138,007) and Cottesloe in western Perth ($125,411) in fifth place. Outside of the capital city regions, incomes were highest in the mining centres of Karratha ($86,828) and Port Hedland ($86,079) in Western Australia. The coal mining centre of Moranbah ($83,257) in north-east Queensland was also prominent. Singleton ranks highly in NSW regions, along with Roxby Downs in South Australia with incomes rising faster than the wealthiest city locations.
Between 2005-6 and 2010-11, average incomes in Australia grew 4.9% with Western Australia recording the highest levels of income growth.
Sydney's top five income suburbs were....
<table style="width: 470px;" border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td width="123" valign="top">
 
</td>
<td width="123" valign="top">
2005/2006
</td>
<td width="123" valign="top">
2010/11
</td>
<td width="123" valign="top">
Income annual growth %
</td>
</tr>
<tr>
<td width="123" valign="top">
Mosman
</td>
<td width="123" valign="top">
$114 971
</td>
<td width="123" valign="top">
$142 773
</td>
<td width="123" valign="top">
4.4
</td>
</tr>
<tr>
<td width="123" valign="top">
Double Bay-Bellevue Hill
</td>
<td width="123" valign="top">
$114 507
</td>
<td width="123" valign="top">
$141 544
</td>
<td width="123" valign="top">
4.3
</td>
</tr>
<tr>
<td width="123" valign="top">
Hunters Hill-Woolwich
</td>
<td width="123" valign="top">
$110 865
</td>
<td width="123" valign="top">
$138 007
</td>
<td width="123" valign="top">
4.5
</td>
</tr>
<tr>
<td width="123" valign="top">
Dover Heights
</td>
<td width="123" valign="top">
$100 951
</td>
<td width="123" valign="top">
$125 350
</td>
<td width="123" valign="top">
4.4
</td>
</tr>
<tr>
<td width="123" valign="top">
Rose Bay -Vaucluse-Watsons Bay
</td>
<td width="123" valign="top">
$100 871
</td>
<td width="123" valign="top">
$125 091
</td>
<td width="123" valign="top">
4.4
</td>
</tr>
</tbody></table>
The figure is an aggregate of wages and salaries, investment incomes, businesses, and superannuation.
The data also indicated provided insights into other additional income, including investment income - with Mosman recording an average income of $42,998 from this source in 2010-11. The Double Bay-Bellevue Hill incomes were potentially supplemented by $66,258 from investment income. Hunters Hill incomes were supplemented by $54,678 investment income.
So a quick look at the Sydney median house prices are:
<a href="/news">Mosman</a> $2.17 million - down 5.5% over past five years with an average 114 days on market with 9% average discount required to secure a sale.
<a href="/news">Double Bay </a>$2.7 million - up 14.6% over past five years with an average 142 days on market with 12% average discount required to secure a sale.
<a href="/news">Bellevue Hill </a>$2.88 million - down 14% over past five years with an average 148 days on market with 13% average discount required to secure a sale.
<a href="/news">Hunters Hill </a>$1.587 million - up 9% over past five years with an average 94 days on market with 10% average discount required to secure a sale.
<a href="/news">Dover Heights </a>$2.4 million - no change over past five years with an average 116 days on market with 11% average discount required to secure a sale.
The Melbourne median house prices are: 
<a href="/news">Toorak</a> ($150,548) $2.65 million - no change over past five years with an average 160 days on market with 10% average discount required to secure a sale. Toorak was also prominent in investment income terms - recording an average income of $89,841 from this source in 2010-11.
<a href="/news">Brighton</a> on the coast of Port Phillip Bay had the second highest average total income in 2010-11 ($111,966). Its $1.69 million house median up 1.6% over past five years with an average 99 days on market with 10% average discount required to secure a sale.
Then followed Albert Park, ($104,168) East Melbourne ($103,268) and Malvern-Glen Iris ($94,697). 
Perth's top five were
<a href="/news">Cottesloe</a> ($125,411) - $1.725 million down 15% over the past five years 131 days on market with an average 10% discount required to secure a sale. 
then Nedlands-Dalkeith-Crawley, ($116,269); Mosman Park-Peppermint Grove, ($116,253); City Beach ($115,829) and Claremont ($99,777). 
<a href="/news">Port Hedland </a>($86,079) - $1.2 million median house price up 50% over past five years with an average 101 days on market with 11% average discount required to secure a sale.
Recently RP Data research indicated the top end was at the beginning of renewed price growth after premium housing markets recorded a larger correction in values following the GFC. Cheaper price segments have recorded a higher recovery rate to-date than the prestige home market.
<img alt="kusher-oct-18-one" src="/images/stories/2013/10/18/kusher-oct-18-one.gif" width="470" height="238">
The latest quarterly figures suggest the tide may be turning for Australia’s more expensive housing markets.
The premium market, comprising of the most expensive 25% of capital city suburbs, recorded quarterly value growth of 4.1% compared to 3.6% across the middle 50% of suburbs and 2.8% growth across the most affordable suburbs. It's especially noticeable in Melbourne houses, and also Sydney, but not yet in Brisbane and Adelaide.
<img alt="kusher-oct-18-three" src="/images/stories/2013/10/18/kusher-oct-18-three.gif" width="470" height="199">
The annual growth in house values is noticeably stronger than unit values. Over the most recent three months, premium house values are 4.2% higher and unit values are 2.9% higher. 
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jchancellor-FAypfDUnLy

Income correlates to prestige house price, with mining towns the major ABS blow-ins

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There are multiple messages in dwelling price data from Australian Property Monitors, including evidence that we have rising markets but not a boom – not yet, anyway.
Sydney is now the price growth leader of capital city Australia, both for apartments and houses. APM’s figures give Sydney an annual rise of 11.7% for houses and 10.2% for units.
The next best is Perth (up 8.6%) for houses and Darwin (up 8.2%) for units.
To put that into perspective, in mid-2010 every capital city had double-digit annual price growth, including two cities that were above 20%. That was a boom, thought not a bubble, given that the subsequent price decline in 2011 and 2012 was relatively minor – and now prices are rising again.
The overall growth is still quite moderate, with Canberra, Brisbane and Adelaide all with annual house price growth below 3% and Hobart around 5%.
With apartments, the APM figures record median price decline in six of the eight capital cities in the September quarter. The only exceptions were Darwin and Sydney.
In annual terms, all cities except Brisbane have median unit prices higher than year ago, but only Sydney and Darwin have annual price growth above 7%. Melbourne, Brisbane, Canberra and Adelaide are delivering little or no growth in median unit prices.
These figures, looked at overall, are a reminder that the headlines about markets going ballistic are coming out of Sydney, where some sections of the house market are indulging an auction frenzy.
We do not (yet) have a national property boom, although we do have encouraging growth in many of the major markets, as well as some regional markets.
It highlights once again how much the residential property industry needs balanced reporting from people with expertise and experience. Given that major media businesses are sacking rather than nurturing editorial talent, we are unlikely to ever get calm reasoned coverage of real estate in metropolitan newspapers.
There are multiple reasons why Sydney is currently displaying faster price growth than other cities, including the reality that Sydney has some catching up to do.
Before 2013, Sydney had been the chronic under-achiever of the major property markets, with 10 years of mostly sub-par performance. Its economy had been ordinary, its government had been dreadful and there was a marked absence of infrastructure development.
Most Sydney suburbs have averaged just 3-4% in annual price growth since 2003. You have to go to drought-stricken one-horse towns to find worse price performance.
Those who cling to the notion that Sydney is always the best place to buy, and that the trendy suburbs beside the CBD or the beaches are the best places to invest, will take the recent upturn as confirmation of their entrenched attitudes.
But the million-dollar suburbs of Sydney will have to deliver a lot more growth to make up for the past 10 ordinary years.
<hr>
Terry Ryder is the founder of <a href="https://www.hotspotting.com.au/" target="_blank" rel="nofollow" style="font-size: 14px;">hotspotting.com.au</a> and you can contact Terry via <a href="https://mailto:%20ryder@hotspotting.com.au" target="_blank">email</a> or on <a href="https://www.twitter.com/hotspotting" target="_blank" style="font-size: 14px;">Twitter</a>.
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terryryder-YECXbqmri2

No national property boom (yet), but encouraging growth in many markets

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Since 2011, we've heard a lot of opinions which suggest that "low interest rates don't work any more" and such like. However, slowly but surely low interest rates are indeed starting to work as these three charts from RP Data show.
It's certainly been a slow burn but gradually dwellings are being approved and constructed, with total approvals now moving 1.9% above the 20 year average according to RP Data.
Low interest rates necessarily take time to work, and this is particularly the case when it comes to dwelling construction as new projects can take many years to make it through the approval and financing stages.
<img style="border: 1px solid #ebebeb; position: relative; padding: 5px; box-shadow: rgba(0, 0, 0, 0.0980392) 1px 1px 5px; display: block; margin-left: auto; margin-right: auto;" width="470" src="https://2.bp.blogspot.com/-kgXpK-V_g1c/UmwjYD4waDI/AAAAAAAAKn4/Hk2PlbweUKs/s400/2013_10_25-dwelling-approvals-20yr-avg.png" height="241">
Source: RP Data
I've said to a few people of late that if anyone truly and honestly believes that dwelling construction is not happening in Sydney then they should pop around to my place for a cuppa on a Saturday morning and listen to the awesome racket going on outside.
A huge amount of building is underway around inner Sydney with many thousands of new apartments due to come online over the next five years, particularly around the CBD and the inner south (where an apartment boom sees some 25,000 units planned for the next five years).
I can see the upturn with my own eyes, but you can also see it in the NSW line on the chart below with the number of dwelling approvals increasing dramatically over the past four years.
<img style="border: 1px solid #ebebeb; position: relative; padding: 5px; box-shadow: rgba(0, 0, 0, 0.0980392) 1px 1px 5px; display: block; margin-left: auto; margin-right: auto;" width="470" src="https://4.bp.blogspot.com/-iCPzTVL8YAQ/UmwjRzJT1NI/AAAAAAAAKnw/8AGN0iLgthg/s400/2013_10_25_annual-dwelling-approvals.png" height="244">
Source: RP Data
Only Victoria has a chart which is moving in a downwards direction, but this is to be expected after a huge spike in approvals after the financial crisis 'emergency low' interest rates which led to something of an oversupply of certain types of stock on the market in that state.
The monthly figures are volatile but year on year the trend is clearly up, particularly in NSW (+22.6%), Queenesland (+12.2%) and Western Australia (+31.8%). In Victoria, approvals slipped by 3% while South Australia saw a moderate upturn (+9.6%).
Note that the new building in Australia will be heavily focussed upon units and medium-density dwellings as opposed to detached houses, with 41.6% of approvals for that type of property (2012: 33.2%).
This trend is to be expected with our denser cities today and demographic shift towards living close to the CBD in medium-density dwellings.
Household sizes are also smaller today than in decades past, and while there will remain a high demand for well-located detached housing, the higher cost of city land will ensure that most new builds in the future will be unit stock.
<img style="border: 1px solid #ebebeb; position: relative; padding: 5px; box-shadow: rgba(0, 0, 0, 0.0980392) 1px 1px 5px; display: block; margin-left: auto; margin-right: auto;" width="470" src="https://3.bp.blogspot.com/-ZNXjEXGALjs/Umwje2TZT4I/AAAAAAAAKoA/hRQad3g1OaA/s400/2013_10_25_rolling-unit-approvals.png" height="247">
Source: RP Data
The Reserve Bank of Australia (RBA) will be happy with the unfolding trends as mining construction capital expenditure looks set to drop off through 2014 and beyond.
The RBA hopes that the inevitable fall in mining capex will be offset by an increase in dwelling construction. The charts above show that we are slowly but surely moving in the right direction.
Clearly the Sydney housing markets have been firing for some time with price growth close to 13% in 2013 alone.
But now there are some signs of life in Brisbane too, which has been expected given the reports from those 'on the ground' in Queensland. Dwelling prices in Brisbane are reported as being up by 1.84% quarter on quarter.
Not sure what happened in Melbourne yesterday - prices recorded as being up by more than $2,000 in 24 hours...?!
RP Data has Perth seeming to have slowed a little after a strong uplift in prices.
The slowest growth of the major capital cities has been in Adelaide where prices are up by 1.55% year on year, which is a slower rate of growth than the national inflation rate.
<img src="/images/stories/2013/10/29/rp-data-oct-29.gif" width="470" height="377" alt="rp-data-oct-29">
Source: RP Data
 
<hr>
 Pete Wargent is the co-founder of <a rel="nofollow" target="_blank" href="https://allenwargent.com/">AllenWargent</a> property buyers (London, Sydney) and a best-selling author and <a rel="nofollow" target="_blank" href="https://petewargent.blogspot.com/">blogger</a>.
His new book '<a rel="nofollow" target="_blank" href="https://www.bigskypublishing.com.au/Books/General-Interest/Four-Green-Houses--and-a-Red-Hotel/1015/productview.aspx">Four Green Houses and a Red Hotel</a>' is out now.
 
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pwargent-M4siyDbqQY

Slowly but surely low interest rates are starting to work

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With the federal election now done and dusted, its almost hard to remember a time when Tony Abbott wasn't PM. For those of us who actually miss the spin, gaffes and broken promises of an impending election (aside from the ones our esteemed PM still provides), never fear - the state election is only 12 months away - even less if Geoff Shaw manages to alienate yet another subsection of the Victorian population before then.  For those of you who would rather stick pins in your eyes than endure another campaign, there is a light at the end of the tunnel (and not the East-West kind) - the next election has promised to be fought with a strong focus on everyone's most cherished everyday experience - public transport!
Whilst public transport was an issue at the last state election (remember Ted Ballieu's war cry to 'fix the problems'?), that will pale into insignificance compared to the role it will play in the 2014 poll, thanks to everyone's favourite boondoggle - the East-West tunnel. Having won the last election promising a raft of rail projects, they quite inexplicitly back flipped and decided to build a road tunnel instead.  Whilst the common perception is that it will do nothing to ease congestion, and with no business case to even justify its existence, the government's motive to pump $8 billion into it is the biggest mystery since the 1980s asked 'Who shot JR?'.  Whilst it has provided opposition leader Daniel Andrews a much needed bat to whack Premier Napthine around the head with, the tunnel's location has also provided plenty of ammunition for one of the Greens' and PTUA's favourite obsessions - the Doncaster Rail Line.
The PTUA's and Greens' obsession with Doncaster is the stuff of legend.  In fact, if Doncaster Rail was a person, they'd both be charged with stalking.  Whilst the benefits of the Melbourne Metro and high capacity signaling are obvious, they continue to bang the Doncaster drum with monotonous regularity.  The romance of it makes for a great sob story - 'The people of Doncaster have been waiting 90 years for this' we're constantly told.  Anyone would think that Doncaster is a remote village that has to wait for a twice a week horse and cart service to visit the big smoke in Melbourne.  The much improved DART bus service is all but forgotten when it comes to talking about existing alternatives. So is a Doncaster rail link really needed? Or even viable for that matter?
<a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/art-doncaster_rail-620x349_1.jpg" rel="gallery-all" title="Image courtesy www.theage.com.au"><img alt="" class="image-article-half-width-351px" src="http://urbanmelbourne.info/sites/urbanmelbourne.info/files/styles/article_half_width_351px/public/pictures/article-images/art-doncaster_rail-620x349_1.jpg?itok=PzN2NmdH" title="Image courtesy www.theage.com.au" typeof="Image"></a>
Doncaster should be, in theory, the perfect rail project.  With a ready made reservation down the middle of a freeway, there are no debates about underground or overground, route or compulsory acquisitions; important factors when retro fitting rail through brownfield sites; but the list of negatives are just as striking.  Whilst a freeway makes for an obvious route, no one actually lives on a freeway. The distance to housing is even more pronounced in the case of the Eastern Freeway, as much of it runs through parkland. This means walk up patronage is already reduced, removing one of the major draw cards of catching public transport in the first place.  To address this, large park and rides would be be required at EVERY station (5 are planned), not just at the terminus at Doncaster Rd or Doncaster Hill.  Not only would parkland be consumed to build them, patronage is also restricted by the size of the car parks.  This in turn removes motivation to catch the train - 'Why bother driving to the nearest available car park? I may as well drive all the way in...'.
The 2nd major problem is cost where some ridiculous figures have been bandied about to build it.  A report by Curtin University, RMIT and engineering firm Arup claims it could be done for the bargain basement price of $840 million, whilst the PTUA claim they could build stage 1 to Bulleen for a paltry $100 million.  Melbourne's most recent completed rail project, the South Morang extension, cost $498 million, for a 3.5km extension with 1 new station and no tunnels (though there was a grade separation at Cooper St).  Doncaster is a 12km line with 5 new stations and major tunneling involved at both ends; the Doncaster Hill tunnel being especially tricky as it requires an uphill tunnel that would be the deepest in Melbourne.
This makes those quoted figures look absurd.  Hardly surprising given the $840 million figure was based on Perth's Mandurah rail line - a project built almost 10 years ago and through predominantly greenfield sites. The PTUA figures are just downright irresponsible - in the current environment of high infrastructure costs, it's most unlikely they couldn't even build the incredibly complex interchange at Collingwood for $0.1 billion, let alone the track, wires and station.  I'll run the length of the entire rail line naked if they could build it for under double that figure!  More sensible quotes seem to start at $3 billion (Collingwood to Doncaster Park &amp; Ride) and go up to about $11 billion for the whole shebang (to Doncaster Hill + tunnel from Clifton Hill to Southern Cross).
Complicating matters further is the issue of patronage.  Some outlandish claims have been made here too; one study even claiming that the Doncaster line could carry about 100,000 passengers a day equating to 20,000 per station, somewhat unlikely numbers for a predominantly suburban line with no interchanges.  As a reference point, the network's busiest non loop station is Footscray, carrying about 15,000 a day and it's a major metro rail/vline/tram/bus interchange.  Furthermore the recently completed Doncaster rail study showed a train would actually take few cars off the road, with the majority of passengers coming from the previously mentioned DART bus.  Regardless of the numbers, just running trains to Doncaster would put extra strain on the Clifton Hill - Flinders St section.
The South Morang Line is already bursting at the seams, and with South Morang now the fastest growing suburb in the country, its thirst for capacity is only going to get bigger.  Compromising this with a new line that will carry a questionable number of passengers is simply a case of robbing Peter to pay Paul.  The only way to avoid this is to build the Clifton Hill to Southern Cross tunnel, which will probably be needed to de-couple the South Morang Line regardless.  But of course, this tunnel can't be built until the Melbourne Metro tunnel is built first.
<a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/731929-train-line1.jpg" rel="gallery-all" title="Image courtesy www.ycat.org.au"><img alt="" class="image-article-half-width-351px" src="http://urbanmelbourne.info/sites/urbanmelbourne.info/files/styles/article_half_width_351px/public/pictures/article-images/731929-train-line1.jpg?itok=_ig8teJX" title="Image courtesy www.ycat.org.au" typeof="Image"></a>
Whilst the Doncaster rail line is hardly on my Christmas wish list for 2013, I'm not saying we should throw it on the eternal scrap heap.  It may very well be viable, even necessary down the track with the current number of apartment developments being proposed for Doncaster itself, demand could eventually outstrip the capacity the DART buses can deliver.  The Clifton Hill - Southern Cross tunnel will already be built, ensuring the Doncaster wont take capacity away from the South Morang line (or Mernda line by then, or hopefully Whittlesea line), allowing money to be used for the necessarily large park and rides.  And as was recently suggested, maybe the Eastern Freeway will be tolled, providing the bulk of the required funds for the project, as well as an extra incentive for people to use the train instead.
Doncaster, Rowville, Melton electrification, Mernda Extension are all great future projects, but to use some of Paul Keating's terminology, the Melbourne Metro Tunnel is the 'Black Caviar' of transport projects.  It is the only project that benefits the whole network, whilst transforming it into a true rapid transport network.  It could be argued that high capacity signaling would also be universally beneficial, however we wont see its full potential if we don't remove the bottlenecks that only de-coupling will provide.  In a day and age where high infrastructure costs reduce us to picking winners, the Melbourne Metro tunnel must be our first priority - not a disproportionately expensive suburban line with dubious benefits.
Whilst the Greens &amp; PTUA's hearts may be in the right place with its unconditional support of public transport, choosing to back populist projects over more necessary ones is hardly helping the cause.  The only way we can stop misconceptions like the East West tunnel is to be united on its opposition.  The public has spoken loudly in its support of public transport over roads - its time the PTUA took one for the team and supported all those voices, not just a select few.  Bring on the State election!
 
Further reading
<a href="http://www.doncasterrailstudy.com/">http://www.doncasterrailstudy.com/</a>
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