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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The arrival of new major international brands and the continued refurbishment of major city centre retail destinations have seen Australia's prime CBD retail districts maintain their status as amongst the most expensive in the world.
Sydney's Pitt Street Mall was ranked the eighth most expensive retail strip in the world, with rents in the mall averaging US$871 per square foot, according to the annual Colliers International 2013 Global Retail Highlights Report. The figures were based upon the currency exchange rate in March 2013.
Colliers International head of retail, Michael Bate said “The CBD continues to be the first location of choice for major international retailers coming to Australia… Generally, new entrants seek a flagship location in either the Sydney or Melbourne CBD, followed by smaller stores in top performing regional shopping centres".
Among some of the major brands to arrive have been Apple, Zara and Topshop, while others like Tiffany &amp; Co have been expanding their presence.
However, the report noted that new-to-market retailers must now consider options outside of the CBDs, where they would traditionally choose to locate stores. The biggest rent mover in the report was Brisbane Mall, which saw rents rise 5% to US$431.64 per square foot over the same time last year. Rents on Melbourne's Bourke Street Mall were steady at US$677.08 per square foot, while on Adelaide's Rundle Street Mall they fell 8.3% to US$265.99 per square foot.
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Australia's CBD retail districts among the world's most expensive: Colliers

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In addition to listed REITs which own property in the US there are also mortgage REITs which own mortgages and mortgage backed securities.  Assets of mortgage REITs total US$500 billion.  They have a market cap of US $60 billion compared with a market cap of US $550 billion for property REITs.  
In the current interest rate environment mortgage REITs borrow short-term and invest in longer term mortgage backed securities.  They are potentially highly sensitive to interest rate changes.  Gearing employed has been beneficial as borrowing rates kept falling.  Gearing has meant that returns have been strong.  
The quantitative easing (QE) policy adopted by the Federal Reserve in the US has involved purchases of mortgage backed securities which has accentuated the strong return. When QE tapers and borrowing costs rise then the returns will decline. Federal Reserve Governor Stein, US Financial Stability Oversight Council and now the IMF have highlighted this vulnerability.  Mortgage REITs are not the subject of regulatory oversight of capital adequacy.  
When interest rates rise, the risk of falls in market value will increase.  Greater gearing means greater risk. Average gearing is 8.5 times.  
In Australia debenture issuers which share some attributes with mortgage REITs are regulated by ASIC.  Following failure in the sector, ASIC have foreshadowed tighter controls, including a minimum capital ratio adequacy of 8%.  
Failure of financial institutions in the global crisis arose from inadequate equity capital, being excessive gearing, systemic risk of sectors in the financial systems and inadequate liquidity.  
Counter cyclical prudential regulations including capital adequacy are the preferred response supporting public pronouncements about mortgage REITs.
 
<hr>
 Ken Atchison is managing director of <a href="https://www.atchison.com.au/" target="_blank" rel="nofollow">Atchison Consultants</a>.
 
 
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The vulnerability of unregulated US mortgage REITs: Ken Atchison

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The Australian dollar hit a four-month high of $US0.9539 overnight, as the US debt ceiling approaches and credit ratings agency Fitch puts the US on a negative watch warning.
Tomorrow, the United States is scheduled to breach its debts ceiling, which would force the US Treasury to default on its debt.
This would have a dampening effect on the value of the US dollar, which would make the Australian dollar more expensive by comparison, UNSW economist James Morley said.
“An exchange rate back above 97 US cents for the Australian dollar is in theory possible – indeed, if there is a default, it is quite easy to imagine that the Aussie and greenback would hit parity once again.”
Since the start of September, the Australian dollar has appreciated nearly 6% against the greenback. A lot of this could be thanks to American policy, Morley says.
“We were in a situation where financial market expectations about Australian interest rates were the biggest driver of the Australian dollar, which had fallen about 20% off its peak last year.
“Now, however, US monetary policy is driving its rise again.”
But it’s not the only factor. The RBA has had an influence too.
“The RBA had been in an easing cycle, but expectations have shifted away from any further cuts,” Morley says. “The data out of China is stronger than expected, and the RBA is making sounds that they’re not going to ignore big increases in house prices if the economy is weak. They don’t want to fuel an asset-price boom.”
This morning, Fitch warned the US could lose its top-grade AAA credit rating.
"Although Fitch continues to believe that the debt ceiling will be raised soon, the political brinkmanship and reduced financing flexibility could increase the risk of a US default," Fitch said in a statement.
Morley says the ratings agency is reflecting the “very obvious”, but any move towards a downgrade by it is consequential, as it affects the borrowing costs for the US government.
Overnight, House Speaker and Republican Jon Boehner tried twice to get government funding bills through the lower house, but both bills failed to get enough support to pass.
White House spokesman <a rel="nofollow" href="https://www.reuters.com/article/2013/10/15/us-usa-fiscal-whitehouse-idUSBRE99E0PH20131015">Jay Carney said</a> while progress was being made, “we’re far from a deal at this point”.
An American default would have catastrophic global consequences, but Morley is expecting a deal at the last minute.
“There’s not a lot of incentive for Obama to negotiate at this point, as he’s not going to pay a political cost for what the public sees as a responsibility of Congress. The Republicans don’t want this on their hands, so they’ll leave it until the last moment to back down.”
The Australian dollar pulled back slightly this morning – at 11am, it was buying $US0.95.
<iframe src="https://cf.datawrapper.de/pxC7J/1/" frameborder="0" allowtransparency="true" allowfullscreen="allowfullscreen" webkitallowfullscreen="webkitallowfullscreen" mozallowfullscreen="mozallowfullscreen" oallowfullscreen="oallowfullscreen" msallowfullscreen="msallowfullscreen" width="450" height="300"></iframe>
 
<hr>
 
 
This article first appeared on <a href="https://www.smartcompany.com.au" target="_blank">SmartCompany</a>.
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Dollar hits four-month high as Fitch puts USA on downgrade warning

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Across Australia, there are some straight out unusual suburb names. Some of them are unusual in a quaint or heritage-style way, while others just make the average visitor wince. 
Imagine trying to tell your friends that you've moved into any of the suburbs from the list below, and then try to imagine their reactions.
Here are five of our most disliked suburb names, and a few details about each of the locations.
Let me know which you dislike the most, and send in others to jduke@propertyobserver.com.au  
<a target="_blank" href="/news">Watanobbi, NSW</a>
Located on the Central Coast of New South Wales in the Wyong Shire.
<a target="_blank" href="/news">Rooty Hill, NSW</a>
Located in Sydney's West, in the Blacktown Council area.
<a target="_blank" href="/news">Burrumbuttock, NSW</a>
Located in the central southern section of the Riverina region, and part of the Greater Hume Shire.
<a target="_blank" href="/news">Cockburn Central, WA</a>
Located in the City of Cockburn, it is one of the southern suburbs of Perth.
<a target="_blank" href="/news">Yorkeys Knob, QLD</a>
Located in Cairns, this is a beach suburb in far north Queensland.

<img alt="poll-results-oct-17" height="133" width="420" src="/images/stories/2013/10/17/poll-results-oct-17.gif">And by reader request:
<a href="/news">Innalloo, WA </a>
Originally called "Njookenbooroo" after a local swamp, it was renamed in 1927 due to pronunciation problems, according to <a href="https://www.landgate.wa.gov.au/corporate.nsf/web/History+of+metropolitan+suburb+names" target="_blank">Landgate</a>.
Reader Dan suggests an old Perth joke goes that "you'd rather be Innalloo than Upper Swan."
 We'll find out if the names really do seem to affect the price later this week.
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Worst suburb names: Would you buy in one of these suburbs?

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With every change to your investment strategy, or property loans, there is the potential for a downside and refinancing is no different.
Application fees, lenders mortgage insurance, registration fees and other costs may be applicable.
It’s also worth noting the rules that exist around break fees. If you have a fixed-rate loan, or a variable-rate that dates to before 1 July 2011, you may be up for some hefty costs should you seek to refinance.
You need to weigh up your options and ensure that the numbers stack up in favour of refinancing. Your lender should be able to assist you with this. Refinancing may be a poor decision if you are already through the majority of your loan term, your credit history is poor due to outstanding debts or you have uncertain income over the length of a loan. These can inhibit you from achieving a better set of circumstances in a refinancing situation.
Similarly, if you have a 90% loan or above, you’ll want to ensure you know what your lender does and does not allow. If you’re looking to purchase an investment by refinancing and borrowing against equity you have built up in the property, remember that you will generally only be able to do so if the loan is less than 90% of the new value of your property.
In the event of refinance where the LVR is greater than 80%, consumers should ask about the cost of any lenders mortgage insurance premium, to ensure that any rate benefit is not eroded by this cost.
This is particularly important as the fee is capitalised to the loan principle, and the effect of compound interest can further inflate the premium amount paid over time.

<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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The potential pitfalls

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The Reserve Bank of Australia has toned down concerns about borrowing conditions in the minutes for its rate hold on October 1.
It says the effects of its latest rut cut in August still has further to run.
“House prices and turnover had increased and leading indicators pointed to a pick-up in dwelling investment over the period ahead,” the minutes say.
“While credit growth remained moderate, there were signs of an increased appetite for borrowing, most notably among investors.”
The Bank says policy stimulus had had sufficient influence on the economy though it wouldn’t rule out another rate cut.
“Members agreed that the Bank should again neither close off the possibility of reducing rates further nor signal an imminent intention to reduce them,” it says.
“The Board would continue to examine the data over the months ahead to assess whether monetary policy was appropriately configured.”
The Bank says household interest payments continued to decline over the June quarter and conditions in the established housing market had strengthened over 2013.
“House prices increased by around 2.5% over the September quarter and by 5.5% over the year. However, the value of the dwelling stock relative to household income remained below the levels that had prevailed for most of the past decade,” the Bank says.
“Auction clearance rates remained well above average and turnover had picked up over recent months. Loan approvals for established dwellings for both owner-occupiers and investors had increased strongly over the past year. While the growth of housing credit remained moderate, it was edging higher, with stronger growth in investor credit.
“Dwelling investment had declined a little in the June quarter following a soft patch in building approvals earlier in the year, but dwelling construction remained higher than a year earlier and forward-looking indicators pointed to a further recovery in the second half of 2013.”
In September the Bank made note banks should maintain prudent lending standards.
Commonwealth Bank analyst Gareth Aird says the bank is maintaining an easing bias.
"The comment, 'that the Bank should again neither close off the possibility of reducing rates further nor signal an imminent intention to reduce them' was identical to the August and September Board minutes.  To us, these comments suggest that further changes to the cash rate are data and AUD dependent.  And they indicate that the Bank retains a mild easing bias," Aird says.
He predicts the there will be a rate hold in November depending on further job information.
"In our view, the things that the RBA will most closely be monitoring for future policy direction are (i) labour market conditions; (ii) inflation; and (iii) the AUD," he says.
"Last week’s labour force data showed that conditions in the jobs market remain soft.  The headline unemployment rate fell, but only because of a drop in the participation rate.  We expect softness to continue over the near?term, as does the RBA. 
"On the inflation front, the QIII CPI prints next week.  Another weak reading may see the probability of a November rate cut increase.  At this stage the market expects rates to stay on hold in November.  And we agree that the cash rate will be left unchanged on Melbourne Cup day.  The near?term path of the AUD will be impacted by what happens in the US and in particular with regards to the US debt ceiling issue and Fed asset purchases.
"We continue to think that the current 2.5% cash rate is the low point for this cycle."
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RBA open to rate cuts over coming months

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There are a range of reasons for the recent surge in Chinese buyers in Sydney and Melbourne.
Australia currently has very low interest rates and the ability to fix rates for a long period of time at under 5% has stimulated real estate markets domestically.
The falling interest rates since November 2011 have also helped to take some of the heat out of the Australian dollar, making the country’s real estate a more attractive proposition for some foreign buyers.
Market commentators have noted that there has been the biggest inflow of investors in a decade, particularly in the Sydney market, so the trend is by no means only a Chinese phenomenon. Recent statistics from Australia’s largest mortgage financing group showed that nearly 50% of mortgages written in recent months have been for investors rather than homebuyers.
So, why do Chinese buyers look to buy in Sydney in Melbourne?
Sometimes it is to buy for children attending university in Australia, or for buyers to live outside China. Restrictions on buying in China combined with the risk of a speculative bubble have also seen Chinese buyers look overseas.
However, the greatest reason appears to be to find a place to park capital with expectations of capital growth: prospects for the Australian property markets have picked up dramatically since bottoming out in the first half of 2012. Median dwelling prices have increased by 9.5% in 2013 in Sydney and 7% in Melbourne and forecasting houses are predicting very strong growth for Sydney in 2014 of up to 15-20%.
Impact on the market
Due to foreign ownership restrictions, Chinese buyers have long been focussed on purchasing new builds in Australia rather than established properties. Companies such as a Meriton have long noted that at times up to three quarters of their sales have been to buyers from the Chinese mainland.
Statistics on foreign property buyers are notoriously hard to pin down, however.
In certain suburbs of Sydney close to the Central Business District, up to 75% of bidders at auction are said to be of Chinese origin, but given that the city has a large Asian population such trends are not easy to substantiate.
One trend which has confused commentators through 2013 has been that credit growth has remained at historically low levels, and yet dwelling prices have lifted significantly. There may have been an increase in the number of cash buyers, and this may particularly be the case for Chinese buyers in the inner city suburbs.
Suggestions to Chinese buyers
First and foremost, it is vitally important that overseas buyers ensure that they have the appropriate approvals in place before purchasing. Australia has restrictions on foreign ownership of established dwellings.
With respect to buying property as an investment, the normal rules apply. Buyers should focus on acquiring quality properties for which there will be a very strong long-term demand, and should take care not to become involved in bidding wars and thus paying too much for a property.
In particular, buyers from overseas should be wary of over-paying for off-the-plan properties which often include a material developer premium resulting in relatively high entry prices and low rental yields.
As is always the case in the property markets, certain property types and locations – particularly the inner suburbs of Sydney which have low vacancy rates and a booming immigrant population - look set to outperform the wider market."
 
<hr>
Pete Wargent is the co-founder of <a href="https://allenwargent.com/" target="_blank" rel="nofollow">AllenWargent</a> property buyers (London, Sydney) and a best-selling author and <a href="https://petewargent.blogspot.com/" target="_blank" rel="nofollow">blogger</a>.
His new book '<a href="https://www.bigskypublishing.com.au/Books/General-Interest/Four-Green-Houses--and-a-Red-Hotel/1015/productview.aspx" target="_blank" rel="nofollow">Four Green Houses and a Red Hotel</a>' was released on 1 September 2013.
Pete originally wrote a version of this article for the Chinese language newspaper <a target="_blank" href="https://www.visionchinatimes.com/?">Vision China Times</a>. 
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What's behind the Chinese buyer phenomenon? Pete Wargent  

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Those new to property investment are likely to be in a ‘discovery’ phase of planning, data, and research tools. These tools are important because they make an investor’s life much more time efficient, enabling them to move more quickly with property buying decisions.
Most new investors will have a basic knowledge of the main data sources for property searches and information, such as Realestate.com.au and Domain.com.au, but these are only the tip of a very large data iceberg.
With <a target="_blank" href="https://www.propertyobserver.com.au/residential/with-james-packer-onboard-can-zillow-break-rp-data-s-stranglehold-on-australian-property-data-cameron-mcevoy/2013100265437">James Packers recent part-share acquisition</a> of US property research and buying site Zillow.com, it is great to see some similarly sophisticated tools become available in the Australian market. The best tools use data from multiple sources, as well as an innovative perspective, to allow investors to glean valuable insights for their planning decisions.
Here are some great tools I've identified that should aid investors in their due diligence phase and to minimise risk of suffering from the dreaded ‘analysis paralysis’ that many new investors experience.
1) <a target="_blank" href="https://www.nextforsale.com.au/"> Next For Sale</a>:
I’ve placed this site first because it is new into the market and offers something that many of the other online property listings sites do not.
Next For Sale is effectively a free service that enables property buyers and sellers to get a sneak peek of properties that might be listed for sale yet – but have not been formally placed on the market:
-          Owners can use the service before they officially list their property for sale, to identify if there is any pre-existing market interest in their property, before any formal sales marketing tactics begin. By identifying whether there is high or low pre-existing market interest, owners can set a better or more realistic sales price (or a better reserve price for auction), which in turn could make for a faster sale.
-          Home buyers can also use the service to keep tabs on properties they may be interested in, but are not yet officially on the market for sale. This is a useful tool for home buyers because it allows buyers to identify homes that fit their criteria, outside of the stock that is offered to them by agents.
From an investor perspective, the tool also has great benefits. Home buyers are very much motivated by lifestyle factors in their need to seek a home and this translates to a more speedy property buying process. Factors such as a coming marriage, baby, an expiring lease, a low-rate mortgage environment, or sudden changes like death and divorce, are what drive most home purchases.
Investors, however, bide their time, most of the time! Smart investors know to sit pretty and wait until the right property comes along, before purchasing for as an investment. So a tool like Next For Sale enables investors to identify street patterns within their chosen suburbs, to get an understanding of where latent buyer demand is. This is great because it means where there is home owner demand, rental popularity follows.
The tool could then effectively be used to spy on a micro (street-specific) market within a suburb, and pounce only when the time is right. And when that time comes; you can create a dialogue with owners before any formal sales marketing process begins.
 
2) <a target="_blank" href="https://www.propertyvalue.com.au/">Property Value</a>:
This is an RP Data product/service and works on a paid model. The site offers a great variety of tools that allow customers to access detailed financial and historical data about a property, in relation to neighbouring properties. The services the site offers include:
-          Street reports, allowing users to access the actual sales price each property in their target street achieved, over a specific historical time period
-          Suburb reports allow for the above street-level data, but for an entire suburb. These reports are more expensive but provide great intel behind an entire suburb
-          Professional services, which is effectively access to a network of industry professionals such as valuers, agents, pest/pool inspectors, finance and mortgage brokers and so on
These tools are valuable to investors starting out; as well as experienced investors who do not have enough due diligence data on a new suburb they might want to expand their portfolio with, by buying into.
3) <a target="_blank" href="https://www.onthehouse.com.au">On The House</a>:
This service is probably the closest Australian-based tool to Zillow.com that we have. It enables users to look up specific suburbs, streets, or even properties, to identify any known sales history. The site uses data tools that plug in to provide known historical sales value data. Where it does not know the actual sale price, it speculates based on relatable data what the last sale price may have been. It also offers insights for the rental market, and connects users with local real estate agents close to the property or street in question.
The site is free to join and the granularity of data you receive with a free membership is substantial. Investors could use this resource to:
-          Form a view of a street or suburb in terms of the likely buy-rate they’d be willing to pay for specific property types
-          Assess the rental return achievable in a suburb based on data revealing the actual rents paid on leases. Though the main players Domain.com.au and RealEstate.com.au can be used in a similar way to identify rental return likelihood; OnTheHouse allows you to drill down superficially to ‘rental history’ only, allowing a full view of actual rents paid, not rent rates advertised. This is important as rental application ‘bidders’ can inflate the actual weekly rent rate, so the OnTheHouse data picks up on this.
4) <a target="_blank" href="https://www.realestateview.com.au/">Real Estate View</a>:
This site works similarly to RealEstate.com.au and Domain.com.au; being driven largely by property rental and sales listings. There are two key differentiators with Real Estate View, however:
-          Where most sellers (whether directly or via their real estate agent) tend to pay for listings with just Real Estate/REA Group and Domain.com.au, Real Estate View offers investors and home buyers potentially a fresh group of property listings that may not be listed with the two main players. It is like assessing the supermarket industry, where two major players (Coles and Woolworths) effectively dominate the industry, but other players such as Aldi and IGA also have solid product offerings.
-          The other benefit for investors is the ‘expert view’ editorial approach to the site. Where news stories and data on Domain and Real Estate are often generic, light, and not specific to precise topic areas within the gamut of property buying, Real Estate View brings highly credible industry professionals, working across a variety of key topic areas such as finance, mortgages, search strategies, renovation, tax, growth strategies, moving house, and market intelligence (data plugins).
5) Mortgage Calculator Tools
These tools really are a dime a dozen; with virtually every major and minor bank – as well as non-bank institutions like credit unions and mortgage brokerage houses – are offering to the market. There are different types of calculators on offer, and all are free to play around with:
-          Maximum lending calculators – uses your personal financial and lifestyle data to work out the maximum loan amount you’d qualify for (approximation only), with a given lender.
-          Loan repayment calculators – easily the most valuable to a would-be investor, these allow you to track the feasibility of committing to a loan for an investment property over time.
Though they are very common and all function very similarly, it would be most efficient as a time-poor investor to begin with using or speaking directly to a mortgage broker. The reason being is that running these tools against several individual banks will produce differing results, and take a lot of your time, to do.
The more efficient way to do it is to have a broker run your personal details and financial data, against dozens of prospective lenders, at the same time. This will enable you to shortlist lenders most suited to you, and also to assess lenders based on their product offerings and not just their competitive rates alone.
 
<hr>
 Cameron McEvoy is a NSW-based property investor and maintains a blog, <a target="_blank" rel="nofollow" href="https://www.propertycorrespondent.com.au/">Property Correspondent.</a>
 
 
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Five online investor resources to help find your first property: Cameron McEvoy

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We've recently been discussing <a target="_blank" href="https://www.propertyobserver.com.au/victoria/exclusive-melbourne-s-potential-oversupply-the-experts-have-their-say/2013101065633?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=newsplus">Melbourne's potential oversupply</a>, with experts generally pointing to apartment-heavy areas as the major culprits.
Docklands, an area mentioned several time, is also the <a target="_blank" href="https://www.propertyobserver.com.au/victoria/docklands-finding-its-feet-after-a-difficult-conception/2013101065628?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=newsplus">subject of a new Property Observer series </a>of on the road research, where our reporter went to see just what is happening in the contentious area.
Today, we point to five big residential news pieces covered in the past around Dockland developments and ask you which interests you most for us to cover in more detail. We've picked some of the movers and shakers of the Docklands area.
<img alt="poll-results-oct-16" height="270" width="470" src="/images/stories/2013/10/16/poll-results-oct-16.gif">
 
1) <a href="https://www.propertyobserver.com.au/news/array-s-%248-million-crowning-jewel-penthouses-grace-yarra-s-edge/2013092365105">Array</a>
The apartments are priced from $520,000 for a one-bedroom apartment to $7 million for a penthouse, with the $218 million development due to be completed in 2016, with first settlements occurring in mid-2015.
{qtube vid:=sgxJZZgEhhw&amp;feature=youtu.be}
Mirvac's Array (pictured below)  is one of five residential towers planned for Yarra’s Edge, alongside a full-service marina, parklands, a day spa and a mix of shops, cafes and restaurants along the promenade.
<img src="/images/stories/2013/09/24/yarras-esgde-sept-24-three.jpg" width="470" height="273" alt="yarras-esgde-sept-24-three">
 
2) <a target="_blank" href="https://www.propertyobserver.com.au/developments/docklands-development-exo-almost-two-thirds-sold/2011111652400">Exo</a>
The building will comprise 32 one-bedroom apartments of about 55 square metres, which start at $395,000. It will have 64 two-bedroom apartments, which range from 79 square metres to 93 square metres and start at $665,000.
Exo (pictured below) is part of Lend Lease's $4.5 billion Victoria Harbour, the epicentre of Docklands. Already completed in the precinct are Dock 5, a 30-storey tower comprising 148 apartments; The Mosaic, a mid-rise, nine-storey residential development; and The Montage, sister development to The Mosaic with a rooftop garden.
Construction has completed with residents recently moving in.
{yoogallery src=[images/stories/2013/10/15/dock]}
 
3) <a target="_blank" href="https://www.propertyobserver.com.au/developments/matthew-guy-approves-37-story-hotel-and-apartment-tower-at-digital-harbour-in-docklands/2013072963659">238 Harbour Esplanade</a>
This is a 37-level hotel and residential development in the Digital Harbour precinct of Docklands.
The precinct takes in a block of land bounded by Dudley Street, Wurundjeri Way, LaTrobe Street and Harbour Esplanade, next to the NewQuay precinct of Docklands and the undeveloped E-Gate precinct.
The approved development at 238 Harbour Esplanade (pictured below) - on the corner of Dudley Street and Harbour Esplanade - will comprise 360 apartments, a 4.5 star 176 room hotel with a 200 seat restaurant, swimming pool, gym, conference centre and 255 car spaces.
<img alt="docklandsjuly30two" height="300" width="470" src="/images/stories/2013/07/docklandsjuly30two.jpg">
 
4) <a target="_blank" href="https://www.propertyobserver.com.au/developments/lend-leases-docklands-project-forte-will-be-worlds-tallest-residential-timber-building/2012052554840">Forté</a>
A 10-storey timber building, the tallest of its kind in the world, has today been launched in Lend Lease’s Victoria Harbour precinct.
Known as Forté, the $11 million will be built at 807 Bourke Street in Victoria Harbour and will be Australia’s first first timber high-rise building.
The building (pictured below) will rise to 32 metres and will be built with prefabricated wooden panels made from cross-laminated timber (CLT) and will feature 23 apartments.
The multiple timber layers are glued and then pressed given them the structural strength similar to concrete or steel, allowing the building to bear the load of the 10 storeys.
There will be seven one-bedroom apartments (59 square metres) priced from the mid-$400,000s, 14 two-bedroom apartments (80 square metres) priced from the late $600,000s and two penthouse apartments with two-bedrooms (102 square metres) priced from $800,000. The ground floor will be for retail space.
{yoogallery src=[images/stories/2013/09/13/forte]}
 
5) <a target="_blank" href="https://www.propertyobserver.com.au/developments/docklands-development-the-quays-two-thirds-sold-after-a-year/2012030453662">The Quays</a>
There are more than 80 configurations of one-, two- and three-bedroom apartments in this MAB development (pictured below).
One-bedroom apartments range from 49 square metres to 65 square metres, and from $365,000 to $580,000. Two-bedroom units are priced between $440,000 and $1 million, and range in size from 53 square metres and 90 square metres. And the three-bedroom apartments, ranging from 112 square metres to 120 square metres, are priced from $1 million to $1.25 million.
There are 617 apartments in total.
{yoogallery src=[images/stories/2013/10/15/dock2]}
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Five residential developments shaping Docklands 

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Victoria's Fishermans Bend Urban Renewal Project announced in July 2012 is in the middle of its community consultation that will inform the Strategic Framework Plan.
A letter drop to local residents' and business owners' properties noted that the community engagement for the project concludes on November 22, 2013, with the framework to then be released in the summer of 2014.
The planned redevelopment of Fishermans Bend from the local government will "transform a large area of industrial land on the city's doorstep," the letter reads.
The plan is to provide 80,000 homes and 40,000 workers within 40 years. Currently, 250 hectares has been rezoned for the purpose.Fishermans Bend is bound by Williamstown Road and Boundary Street to the south, City Road to the east, the West Gate Freeway and Lorimer Street to the north and City Link and Todd Road to the west.
Fishermans Bend has previously been contentious, and professor <a href="https://www.google.com/url?q=https://www.propertyobserver.com.au/victoria/fishermans-bend-rezoning-remains-contentious-as-montague-site-to-be-flooded-with-apartments/2013062562627&amp;sa=U&amp;ei=umlcUpz7MIiOiAfglIDwCA&amp;ved=0CAcQFjAA&amp;client=internal-uds-cse&amp;usg=AFQjCNFWNO5NxBkT_iMjJHsbL2SpROJesQRMIT" target="_blank">Michael Buxton has been vocal about the redevelopment</a>.
"You could not get a worse example of how not to develop than Fishermans Bend," Buxton previously said.
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