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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It's undeniable that property enthusiasts, be us home owners, investors, developers or otherwise, look at the world a little differently. There are many skills involved in investing successfully, and it largely takes a team behind you as well.
Some property buyers are, however, more effective than others. Here we delve into which habits are worth acquiring, and ask you which you think is the best for budding investors to focus on. 
Look for solutions
Where an inexperienced buyer will see a grotesque property, a savvy investor will usually see a renovation opportunity and a chance to buy under market value as emotionally-attached home buyers steer clear.
Similarly, an investor will look at areas that many deem "problem" areas and see if they're set to undergo gentrification or significant changes that may make then a prospect down the track.
The best investors know that where other buyers are turned off, there may just be an opportunity lurking and that sometimes it's worth looking beyond face value.
Understand the numbers
We hear the phrase 'run the numbers' a lot, particularly when it comes to doing your due diligence. But the truth is that the best investors truly understand what the numbers mean. This may just be knuckling down into what a rental yield really is, and what effects it, but can go as far as creating your own spreadsheets within which to plot the potential property's statistics.
Those whose investments and properties do well know which numbers, costs, fees and statistics to ask for, and they know what a good investment looks like for their portfolio.
Prepare for the worst
It's great to want your property to do well, but there's no point in leaving yourself under protected and blind to what could potentially occur.
Those who manage to get up again after being knocked down on the property circuit are those who continually think about their defences.
This comes in many different forms, from the structure of your investments from an accounting perspective, to insurances and your own personal situation. What happens if it turns out your property has negative equity? How can you survive if you lose your job and your property <a target="_blank" href="/news">suffers bushfire damage</a>?
Hopefully these situations will never happen, but you need to be thinking about it just in case they do arise.
Consider the end game
There is a habit to love the "here and now" for investing, that is the suburbs that are hotspots currently and a fascination with the sudden rental fluctuations. However, the majority of investors are in it for the long-haul, even if their strategies are active ones, such as developing or renovating for a quick profit.
With this in mind, good investors are continually considering where they want to be, and whether the deals they are looking at help contribute to this overall goal.
Knowing what your situation is going to be at the end of the investment journey will not only help you get to that point, but will allow you to think of situations you might otherwise have ignored. For instance, are you buying a one-bedroom unit in an area that in ten years will be dominated by families, or vice versa? You need to know what an investment will look like down the track.
Leverage advice
Good investors know that there are other fantastic individuals out there to network with. Whether they are from forums, industry professionals or keen investors themselves, there's a wealth of brains out there who are often happy to help.
Some of these sources of advice may come with a price tag attached (and here understanding your numbers and the dollar value worth of advice will come in handy again) but so often there's freely available information that assists most investors get off to a good start.
It's worth just asking someone you look up to for a coffee, or a chat, and tell them your situation and concerns. Keep your ears open, network and continually learn from other peoples' experiences. It's also worth finding out what their mistakes have been in the past - if they have already made them then there's no reason you should too.
Here at Property Observer, for instance, we have data pages, updates, news and opinion pieces that may be of some help. There are a number of other sites, calculators and spreadsheets also online that you'll want to get your hands on.
Continually review and refine
Reviewing your portfolio, life situation and financials is a constant factor of good property investing. This can be formal - sitting down with a notebook, spreadsheet and calculator - or an informal reflection. Either way, there's little chance of reaching your goal if you don't keep an eye on your plan and how you're tracking.
This may be every time something significant happens in your life. These may be weddings, job changes, new cars, children, or similar that property accountant Shukri Barbara from Property Tax Specialists refers to as life's "pressure points" (where he says you should also be heading to your accountant's office!) but it could also just be when you change your mind about what you want in your future.
Constant reviews will also help you ensure that you are prepared for your end game, for the worst case situation and that your numbers are still where you thought they would be when you purchased.
<img style="display: block; margin-left: auto; margin-right: auto;" alt="poll-results-oct-21" src="/images/stories/2013/10/21/poll-results-oct-21.gif" height="345" width="385"> 
 
<hr>
As part of our new series about <a target="_blank" href="/news">choosing the right first time investment</a>, we will delve into some of these points over the next few weeks. Next week, via reader request, we will be presenting you a piece on assessing capital growth potential.
 
<img style="display: block; margin-left: auto; margin-right: auto;" alt="poll-results-oct-18" src="/images/stories/2013/10/18/poll-results-oct-18.gif" height="289" width="427">
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The habits of an effective property buyer

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The $90 million mixed use commercial, retail and residential project York&amp;George has been granted development approval for its 39-storey building.
Situated behind the Apple Store on George Street, the 1,785-square-metre site will feature a six level podium and 32 levels of apartments.
The podium will include 7,000 square metres of flagship retail and commercial space.
Developed by Fife Capital, York&amp;George is a blend between York Street’s heritage persona and George Street’s contemporary urban setting.
With designs by John Wardle Architects, the development will boast a distinct weave through successive floors shifting in and our slightly and a seven-metre architectural feature will be the crown on top.
“The Sydney CBD is undergoing an exciting evolution with the introduction of more high-rise residential apartments,” says Fife Capital chief investment officer Alan Fife.
“This style of living – close to work, great restaurants, a huge selection of convenience through to high-end shopping, and easy transport links – is growing in appeal.
“Developing with the City of Sydney is a complex process. Fife recognises this and is about to bring to market a DA-approved project, which gives buyers distinctly more certainty when making their investment decisions,” says Fife.
Prices are yet to be confirmed but studio apartments range in size from 37 square metres to 43 square metres.
The residential component will be accessed via York Street, with Carlton House and Spiden House to be restored, as well as one of the city’s last remaining historic cartways.
The concierge will be in the sky lobby on level six, as will a 20-metre lap pool, sky garden, gym, yoga space and a BBQ.
One-bedroom apartments range in size from 50 square metres to 54 square metres.
Two-bedroom apartments range in size from 71 square metres to 77 square metres.
Three-bedroom apartments range in size from 110 square metres to 130 square metres.
The project will officially launch to the market on October 21.
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Fife Capital's $90 million York&George mixed use tower in Sydney CBD gets green light

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Architect Ian Moore's own award-winning one-bedroom Surry Hills warehouse has been listed with $2 million-plus hopes.
It's known as the Strelein Warehouse, <a href="https://www.propertyobserver.com.au/https://www.bresicwhitney.com.au/#!/buy/7833" target="_blank">the 41 Prospect Street location</a> being also home to Moore's partner Tess Strelein.
The former 1895 grocery warehouse was bought by the couple in 2008 for $950,000 from artist Jon Plapp who had paid $29,750 in 1978.
It was rebuilt in 2010 then winning 16 national and international awards in 2011 including winner at the 2011 Interior Design Excellence Awards and winner of INSIDE World Festival of Interiors, residential.  
The 84 square metre property has been listed by William Phillips and Maclay Longhurst at BresicWhitney.
The two level, one bedroom residence - with 150 square metre internal space - comes with two street frontages allowing separation of pedestrian and vehicle entries.
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<div class="post-content-inner">
<div class="notes-source">
Internally a 1.7 metre height difference between the two streets, Prospect and Chapman streets, is used to create the tall volume of the living space and its floor-to-ceiling wall of books. The kitchen occupies the half level above,overlooking the living area.
<div class="notes-source"> </div>
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<div class="notes-source"> </div>
<div class="notes-source">Any existing structure that was retained has been lined and painted white, while all new elements are painted black, a concept carried through to the black and white rubber flooring.</div>
<div class="notes-source">All joinery is finished in black anodised aluminium including the upstairs bathroom, also lined with Corian on both walls and floor.</div>
<div class="notes-source">The main street façade re-interprets the original but in steel rather than timber. </div>
<div class="notes-source"> </div>
<div class="notes-source"> </div>
<div class="notes-source">Judging panels have noted the contrast between the precision of the steelwork and the patina of the original brickwork summarised the home’s transformation from 19th to 21st centuries, and from industrial to residential.
 
<div class="notes-source"> </div>
<div class="notes-source">Photos by <a href="https://www.iaindmackenzie.com/" target="_blank">Iain D. MacKenzie</a>.</div>
</div>
<div class="notes-source"> </div>
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Ian Moore's Strelein Warehouse, Surry Hills listed with $2 million plus hopes

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Over two weekends, 100 properties have sold in The Hermitage at Gledswood Hills in the south west of Sydney.
The first masterplanned community in the country to be developed by Sekisui House, Gabriel's Run release sold within the first weekend causing them to fast-track another stage during week two.
It included land size ranging from 435 square metres to 592 square metres from $241,500.
Estate sales and customer relations manager at The Hermitage, Craig Barnes, said that buyers were arriving 24 hours before the VIP launch.
Gabriel's Run will include more than 200 home lots at completion.
Construction on three major public parks in the community are complete, with construction on Gabriel's Run Park expected to finish in early-2014.
"Sekisui House is about creating communities and environments that bloom with time, and therefore a great deal of attention has been paid to designing enduring spaces that only get better over time," said Barnes.
The Hermitage is bound by Camden Valley Way, Raby Road and Gregory Hills Drive, and will be a 312-hectare community.
Boutique shopping, cages, restaurants and community facilities are also planned.
The next release for The Hermitage is planned for early 2014, with builds beginning six to eight months after purchase.
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100 properties sold in two weekends at The Hermitage

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The countdown to Christmas comes with increasing anticipation and anxiety - not just the joyous distractions of the long Christmas to do lists.
The looming holiday deadline plays havoc with the property market, but deals can be done right up to Christmas Eve. Indeed one year the late Double Bay agent secured a Christmas Day sale of a luxury Vaucluse waterfront with his New Zealand buyer. It was the booming late 1980s.
Our veteran property commentators, Jonathan Chancellor and Margie Blok offer tips for anxious vendors set to list for auction between now and the Christmas break.   
HE SAID:<img src="/images/stories/2013/09/06/jc-silhouette-5.jpg" alt="jc-silhouette-5" width="130" height="195" style="float: right;">
- Certainly you shouldn't be waiting for a print marketing campaign – advertise your property on the internet immediately, even if the property is billed as a forthcoming auction.
- Choose an experienced local agent who will be pro-active in finding buyers, and then identify the right buyer for your home. Hopefully the agent already knows the likely buyer from their long list of unsuccessful bidders at their recent auctions. 
- Offer extended settlement terms to say March 2014 – as this gives buyers time to sell their property during the likely quieter January and February period.
- Auction clearance rates normally trend downwards through December, but this year its possible the market could be more robust – however it would be a folly to put all your hopes on a December 21 auction outcome.
<img src="/images/stories/2013/09/06/mb-silhouette-4.jpg" alt="mb-silhouette-4" width="130" height="195" style="float: left;">SHE SAID:
- Commission a building and pest report to be made available to potential buyers – not only will it expedite things, but buyers will also see you have nothing to hide. And it could also identify a problem that may to need to be rectified.
- A quick cosmetic clean-up can do wonders – get the men around the house to steam-clean the carpets, wash the windows, re-grout bathroom tiles, touch up paintwork, and high pressure hose outside areas.
- Be sensible about pricing your property - don’t be greedy. Listen to your agent’s market feedback about the value of your home so you can make an informed decision about its worth in the current market based on all the recent comparable sales.
- Meanwhile don't forget a quick declutter, along with styling and professional photographs which will present your property in its best light. If pushed engage a stylist to declutter and do an interior makeover. Certainly hire a professional photographer to take four to six pictures of your property for internet advertisements.
Good luck!
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10 weeks to go: Auction selling tips between now and Christmas: He Said/She Said

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Discussing the importance of forging strong relationships with overseas markets, managing director of RE/MAX Australia and RE/MAX New Zealand, Michael Davoren, said that currently a significant amount of stock is being purchased by Asian buyers.
At the RE/MAX Asia-Pacific Rim Summit held in Hong Kong, the major topic of focus was to how the harness the power of the real estate market that flows between all the countries in the Asia-Pacific Rim.
"The volume of movement is significant and increasing," said Davoren.
"We are beginning to see figures showing that just in Australia alone, one in every six new property sales is to a buyer from an Asian region," he said.
Currently, the major issue for those wishing to sell properties abroad is a technological one.
"One issue high on the agenda was technology. We discussed not only new systems but also which of the many portals are the most effective. This is all about improving the experience of our clients in all these countries."
RE/MAX has now expanded into Japan, with master franchise rights being taken up there by Generation Group, LLC.
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One in six property sales to an Asian buyer: RE/MAX

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The second rlease of apartments at Crown Group's Skye by Crown in North Sydney has been announced, after more than 90% sold in the first launch.
The <a target="_blank" href="https://www.propertyobserver.com.au/new-south-wales/skye-by-crown-set-to-become-north-sydney-icon-skye-crown/2013052361500">first launch saw all three penthouses purchased within the first week</a> at 211-223 Pacific Highway North Sydney.
This second release will be the last opportunity to purchase apartments at Skye, from November 2 from 9am, with 40 for sale.
The apartments include one-bedroom suites and one-bedroom suites with studies, as well as a limited selection of two-bedroom upper level apartments.
The $200 million residential development saw more than $100 million of apartments sell on June 15.
Crown Group CEO Iwan Sunito said that the development has been popular across the board with both investors and owner-occupiers.
“People recognise the potential of the North Sydney area and they quickly find apartments at Skye by Crown to be the best on offer in area, across all aspects of design and construction," said Sunito.
“Skye by Crown ticks all the boxes for a sound investment and gives investors the confidence to expect healthy investment returns,” he added.
The development includes 232 apartments across 20 storeys.
It features an infinity-edge pool and gym on the top floor.
Skye by Crown was designed by architect Koichi Takada and recently saw <a target="_blank" href="https://www.propertyobserver.com.au/news/a-sight-for-sore-eyes-the-top-developments-of-the-past-year/2013091265004">42.6% of Property Observer poll respondents noting it as their favourite</a> of five choices.
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Skye by Crown's final apartment release announced

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Housing affordability for first home buyers loomed large in the news this week, largely because properties in Sydney and Melbourne are selling for more than many first timers can afford.
But if you’re a first home buyer, is this really a time to panic just because you missed out at a couple of auctions?
If there’s 20 bidders at an auction, 19 miss out.
If you’re committed, you still have to save as much deposit as you need, and enough to cover the stamp duty and conveyancing costs. If you don’t have enough, you have to save more.
You also have to monitor your ability to pay the cost of the loan. So be realistic about how much income you can rely upon and what it takes to service your mortgage.
Or, could you do what most home buyers do and buy a cheaper property?
If you don’t want to adjust your goals downwards, you’ll have to adjust upwards your deposit, stamp duty and loan repayment equations.
Also, use an online loan calculator before saying yes to a low-equity mortgage. If housing values weaken again, 20% equity feels better than 10.
On a policy level, would you like to see governments releasing more land to meet demand? Or should government promote more competition in the mortgage market, creating more options for more consumers?
Should New South Wales reinstate the First Home Owners Grant for existing homes?
Regardless, I do wonder if the affordability story is the whole story. Might it have more to do with where people want to buy and less to do with a generation missing out?
Stephen Koukoulas, an economist writing in Business Spectator, uses Reserve Bank numbers and finds that new home loan repayments as a percentage of household income is around the same now as it has been for 30 years. He concludes, “There is no evidence of a first home buyers’ affordability problem.”
He goes further: the prices of so-called cheap city properties bought by older generations were offset by the high interest rates; the rising Sydney house prices are offset by the historically low interest rates.
Interest rates and property markets fluctuate, but households and lenders stay within basic serviceability ranges.
This may not be the desired conclusion for those who have set their hearts on buying somewhere beyond their resources. And it doesn’t fit with the idea of a generational conflict where one cohort is ‘shut out’.
Actually, every first home buyer finds it hard – people in my generation bought modest first homes with interest rates at 20%.
Perhaps the current first home buyers would be better served by recognising the opportunity rather than the problem? At 4.8%, a mortgage is currently cheaper than it will be again in our lifetimes.
This is a massive, historical opportunity. So forget about scapegoats and do what you need to do: which is boost your deposit, set your sights on what is affordable and think in steps – it’s a long road.
What do you think?

<hr>
Mark Bouris is executive chairman of <a href="https://www.ybr.com.au/" rel="nofollow" target="_blank">Yellow Brick Road</a>, a financial services company offering home loans, financial planning, accounting and tax, and insurance.
You can contact Mark on <a target="_blank" href="https://twitter.com/markbouris" rel="nofollow">Twitter</a>.
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First home buyers have no cause to panic: Mark Bouris

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Outgoing fees 
The outgoing fees are the ones charged when a customer is discharging their loan with one lender and refinancing with another lender.
These fees tend to include:
• Lenders administration fee: for discharging the mortgage
• A settlement fee for drafting the discharge documents
The fee for these tends to be around $250 to $300 each.
A borrower may also be charged an early repayment fee if they have an older loan (taken out before July 1, 2011) and are exiting the loan within the first five years of taking it out. This fee depends on the lender.
A break cost fee may also be payable if the loan being discharged is a fixed rate loan.
Incoming fees
Fees charged on an incoming loan vary between lenders, so it’s crucial to know what these are.
The common ones tend to be:
• An upfront valuation fee usually paid direct to the valuer (approximately $250-$300), but can be higher in properties above $1 million or those located in remote areas)
• A settlement fee for drafting the mortgage documents (approximately $400)
• Registration fees that are usually paid to land and titles offices (approximately $100, depending on the number of applicants on the loan.
For instance, if there were two people, this fee would be doubled, with $100 due for each, or $200)
Other possible fees:
• A package fee may be charged by some lenders on their loan facilities (which factor in the valuation and settlement fee rather than separating them out) and generally costs about $350-$400 per annum.
• Servicing fees (potentially around $10 a month)
Additional stamp duty (a consideration if you’ve increased your home loan)
(Source: Resi Home Loans. Note: Fees cited are those suggested by Resi for guide purposes only)
<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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Fees tend to revolve around two main areas: Outgoing and Incoming fees

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Nine times out of 10 property owners will re-decorate or freshen up their interiors when they are getting ready to sell. Some even go to the trouble of baking bread and brewing coffee for the home opens, all in the belief that the look and indeed the smell of the place will lure a potential buyer over the line or better still, maximise the sale price.
Investment property owners should take heed of the power of visual presentation too if they want to achieve the highest rental income. In my experience as the owner of a property management company, a clever and inexpensive makeover can justify an increase of 10-20% on the average asking price for the property.
If you have bought wisely, that is, a quality apartment in a prime location close to business and recreational hubs and most importantly with good access to public transport, it will attract the professional executive - usually a quality tenant prepared to pay a higher rent for executive level furnished accommodation.
The key to attracting the corporate rental is a combination of the amenities available and the interior design. Remembering that corporate executives have been increasingly renting furnished accommodation or serviced apartments over the past decade due to perceived value for money compared to hotel stays, but also because many are seeking a more homely environment, particularly those executives who travel regularly.
Furnishing your investment property in order to maximise your potential income needs to strike a balance between providing a smart minimalist boutique hotel style interior and a more homely ambience. Here are 10 tips to create an alluring home style stay:
Tip one : Bedrooms- it is better to have a queen bed not a double in the main bedroom and a twin share arrangement in the second bedroom. Add bedside lamps to create mood lighting at night and choose white linen for a fresh look. Remember white linen can be washed at 70 degree Celsius without the threat of the material fading. Incorporate some inexpensive matching throw rugs and cushions which can be changed when they become tired looking. The key is the bed which needs to look inviting – plumped up wth fluffy pillows and a doona.
Tip two: Kitchen- try not tocrowd the kitchen with things on the benches especially if the space is tight. Make sure you offer a coffee plunger, tumblers, mugs and wine glasses for four-six people. Don’t buy expensive utensils and cookware, but do make sure that you a buy a range that can be topped up when things are broken or go missing. Add a bowl of fruit as part of a welcome pack for guests.
Tip three: Living room- once again keep it fairly minimalistic but try and add a few homely touches such as a vase of flowers on arrival, prints on the walls and a couple of ornaments. A flat screen TV is a must, as is the Foxtel and internet connection. Once again decorate with matching inexpensive cushions, mood lighting and a rug under the coffee table to create a warm cosy feel.
Tip four: Balconies- if there is room, a BBQ and a table and chairs for tenants to enjoy outdoor dining is a bonus. Candles on the table will give a nice ambience at night. Be sure to wash balconies down every so often as they can become dust collectors.
Tip five: Laundry- is a great asset if you have one so ensure you have a washer/dryer if space is tight, otherwise separate appliances are ideal. An ironing board and an iron is a must and a collapsible clothes stand is always handy. Be sure to have a starter kit of laundry powder for short stay guests as busy executives will appreciate not having to go out for some.
Tip six: Welcome packs- whether you have a long-term tenant or a short-term guest, people want to feel that the property is loved and cared for. The small touches can often leave a positive impression. Welcome packs are appreciated and can kick off the guest’s stay positively as they won’t be expecting your generosity. It doesn’t have to be expensive. For short-term stays it can be a starter kit with sachets of tea, coffee, milk, loaf bread and fruit. Or simply a bowl of green apples on the dining room table.
Tip seven: General paintwork- you shouldmake sure it isn’t grubby. Wash marks off with sugar soap and keep skirtings clean and dust-free. If it is tired looking it is a good investment to give it a lick of paint with a neutral colour.
Tip eight: Furniture- needs to look near-new. If it is starting to show some wear and tear then look at the ranges offered at Target, Ikea and Freedom. If your furnished property is more appealing it will achieve a higher occupancy rate and therefore you will receive a higher annual income.
Tip nine: Budget- to set up an average sized one-bedroom apartment with new furniture and all the necessary equipment plus paintwork you could budget around $7000-8,000. For a two-bedroom apartment you would be looking at approximately $9,000-$10,000. You don’t need to buy expensive to impress. You can create a champagne look on a beer budget with some clever interior design tricks.
Tip 10: Interior styling- if you don’t have the artistic confidence, select a property management service that can offer a free interior styling service. Chances are they have the right mindset that you need and will go the extra mile to help you achieve the highest possible occupancy levels and maximise your rental returns. An absolute must if you want to make your property a good investment!
Never miss a story: sign up to Property Observer’s <a href="https://www.propertyobserver.com.au/subscribe">FREE daily newsletter</a> and find our best stories on <a href="https://twitter.com/propertyobs?lang=en">Twitter</a>, <a href="https://www.facebook.com/propertyobserver">Facebook</a> and <a href="https://www.linkedin.com/company/property-observer">LinkedIn</a>.”
<hr>
 Keris Hodge is the owner and director of <a href="https://www.apartmentservice.com.au/" target="_blank">The Apartment Service</a> .
The Apartment Service is a family business, established by Keris’ father in 1989. The company has a portfolio of over 300 executive standard furnished apartments and homes located throughout Sydney.
 
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