One of Hervey Bay's best-known waterfront landmarks could undergo its biggest transformation in decades, with plans lodged to redevelop the Hervey Bay Hotel &amp; Resort into a four-tower mixed-use precinct combining apartments, retirement living, a new hotel, wellness facilities, retail and an expanded hospitality offering.

The proposal seeks approval to redevelop the 8,981 sqm site at 249 Esplanade, Pialba, transforming much of the existing 1980s-era hotel and resort into a staged masterplanned precinct while retaining the Hervey Bay Hotel as its centrepiece.

Rather than a conventional apartment project, the proposal has been designed as four distinct towers delivered across four stages, each with a different role within the precinct.

<img alt="First look: Four-tower transformation planned for iconic Hervey Bay Hotel site" data-entity-type="file" data-entity-uuid="89db2163-cdf2-484e-90a0-9804ece86a31" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Pialba%20da%201.png?VersionId=JsYhCwLtFk2p72uhjPQBqQ57.vWoIPeB" />

The largest hospitality component sits within Stage Two, which combines a refurbished tavern, sports bar, gaming lounge, bottle shop, lobby café and wellness facilities beneath a new 52-room hotel and 55 apartments, including 30 dual-key residences. The tower rises 14 levels above the Esplanade and includes gym, spa and wellness facilities together with more than 260 car spaces.

Stage One introduces a retirement living component comprising 69 retirement apartments alongside communal facilities, while Stage Three delivers 59 apartments overlooking the Esplanade. Stage Four includes a retail tenancy at ground level with a further 45 apartments above. Collectively, the masterplan provides 228 apartments across the four towers in addition to the new hotel accommodation.

Urban Planet Town Planning Consultants, acting on behalf of Herbay Pty Ltd, says the redevelopment builds on the long-standing role of the hotel within the Fraser Coast community.

"The Hervey Bay Hotel is an iconic use (notwithstanding the current format) and the retention for this facility in the community as an effective and successful business will advance the goals of the Planning Scheme," the town planner noted in its planning documents.

<img alt="First look: Four-tower transformation planned for iconic Hervey Bay Hotel site" data-entity-type="file" data-entity-uuid="cca3617b-693f-40e2-8fa3-f609c2c95d00" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Pialba%20da%202.png?VersionId=8.hhkMuikoiLvoD6ei655Pj9mTKob4xV" />

The planning report argues the redevelopment responds to demand for greater housing diversity, additional tourism accommodation and expanded hospitality offerings within Hervey Bay's established urban area, rather than continued greenfield expansion.

"The delivery of contemporary services in the form of hotels, dining opportunities and short-term accommodation will be the cornerstone of the proposed development and does have a significant community outcome in the retention and expansion of existing services."

The masterplan has been prepared by <a href="https://www.apartments.com.au/architects/oge-group-architects">OGE Group Architects</a> and features three basement parking levels beneath towers rising to around 14 storeys, creating one of the largest integrated mixed-use developments proposed for the Fraser Coast. The design also incorporates gym and wellness facilities, communal recreation areas, retail space and new landscaped public interfaces across the four street frontages.

The site occupies a prominent waterfront block bounded by the Charlton Esplanade, Thomas Street, Watson Street and George Street, immediately opposite the foreshore and within walking distance of Hervey Bay's city centre, Wetside Water Park and surrounding commercial precinct. The existing Hervey Bay Hotel &amp; Resort currently occupies the site, with buildings dating largely from the 1980s.

Joel Robinson

First look: Four-tower transformation planned for iconic Hervey Bay Hotel site

The transformation of the Gold Coast’s CBD of <a href="https://www.apartments.com.au/developments/southport-qld-4215">Southport</a> is underway with the official commencement of one of the area’s first ‘next generation’ towers, the $200 million Maris residences.

More than 250 onsite and offsite workers will deliver the project being delivered by Malaysian company <a href="https://www.apartments.com.au/developers/mrcb">MRCB International</a> and its build partner, <a href="https://www.apartments.com.au/builders/binah-constructions">Binah</a>.

The start of construction by Binah follows an exceptionally strong sales campaign, with more than 90 per cent of apartments sold since its market launch less than a year ago.

The project has attracted predominantly local buyers and downsizers, many of whom who live and work in the CBD or the nearby Health and Knowledge precinct.

[smartcode_project:default project_id=134403 project_image_fid=372756]

The commencement of construction was marked by an official sod turning ceremony on site today (Friday, August 7).

MRCB International CEO Ravi Krishnan said MRCB was delighted to be playing a part in the transformation of the Southport precinct.

“We’re very aware of the importance of Southport as the CBD hub of the Gold Coast and the need for high-quality residential facilities for locals who live and work in the area,” said Krishnan.

"Across Southeast Queensland, new apartment supply remains constrained, particularly in established precincts with infrastructure and amenity already in place. Projects like Maris are increasingly critical in meeting that demand, especially on the Gold Coast and in the city's CBD precinct."

&nbsp;

[smartcode_project:default project_id=134403 project_image_fid=350661]

Binah's Managing Director Khalil Hafza said the company was delighted to be constructing Maris in its first foray into the Gold Coast market.

“Binah has been in Queensland for some time but we are very pleased to be given the opportunity to construct a project of such magnitude on the Gold Coast,"&nbsp;Hafza said.

“Some 250 on and off-site tradespeople and consultants will work on Maris over the course of the next two years bringing significant economic benefits to the Gold Coast community.”

Maris will deliver 192 residences across 20 levels. The project forms part of an Australian and New Zealand development pipeline by MRCB now exceeding $1.6 billion in gross development value, alongside a growing portfolio of projects globally.

The company also commenced construction on its $600 million 26 Vista residences in Surfers Paradise last year, following strong sales momentum, with over 70% of residences sold.

[smartcode_project:default project_id=134403 project_image_fid=372760]

Positioned next to the Broadwater in the Southport CBD, Maris will sit directly opposite the Broadwater Parklands light rail station and within easy reach of retail, dining and lifestyle precincts, placing residents at the centre of one of the Gold Coast's most connected and rapidly maturing urban centres.

Maris will offer a full suite of resort-style residential amenities, including a pool, gym and sauna, along with a rooftop level featuring decks, lounges and dining and yoga areas that command sweeping views across the Broadwater and out to the ocean.

Construction at Maris is anticipated to be completed in 2029.

[smartcode_project_cta:default project_id=134403]

MRCB and Binah mark start of construction on $200m Maris Residences in Gold Coast CBD

To say Frank Licastro is keen on Wyandra Street, the small 400m strip that straddles Teneriffe and Newstead, would be an understatement.

Licastro, who runs Frank Developments, first jumped onto the street with <a href="https://www.apartments.com.au/new-apartments/ducale-teneriffe-33-wyandra-street-teneriffe-qld-4005">Ducale Teneriffe</a>, just 26 apartments at 33 Wyandra Street.

With those apartments heading towards construction completion later this year, Frank went again just a few doors down with the recent launch of <a href="https://www.apartments.com.au/new-apartments/murano-teneriffe-37-wyandra-street-new-farm-qld-4005">Murano House</a>, a further collection of 41 apartments at 37 Wyandra Street.

Now Licastro is planning his third building on the strip.

Frank Developments has submitted plans to Brisbane City Council for a considerably larger 147-apartment project across an amalgamated 1,928 sqm site at <a href="https://www.apartments.com.au/new-apartments/22-40-wyandra-street-teneriffe-qld-4005">22-40 Wyandra Street</a>, which also runs through to Wyatt Street.

The Cavill Architects-designed proposal, on the opposite side of the street to Ducale and Munro House, will rise to 22 storeys at its tallest point, stepping down towards Wyandra Street as the building transitions between the higher-density Newstead skyline and the lower-scale character of Teneriffe.

<img alt="Frank" data-entity-type="file" data-entity-uuid="fe60dd88-c9f1-495c-b918-ddfd5dbae504" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-17%20at%207.57.08%E2%80%AFAM.png?VersionId=0cxIChr_1aSNoE3K3VbVl8qNyENf4a90" />

The plans comprise just two one-bedroom apartments, with the project overwhelmingly geared towards larger apartments. There will be 80 two-bedroom apartments, 58 three-bedders, six four-bedroom apartments and a single five-bedroom residence.

The apartment mix continues the owner-occupier focus Frank has pursued across its recent inner-Brisbane developments.

There will be 222 resident car spaces and seven visitor spaces across four basement levels, along with 166 bicycle spaces.

Cavill has approached the architecture as a transition between two very different parts of inner Brisbane.

The site effectively sits on the dividing line between Newstead's high-density mixed-use precinct and Teneriffe's medium-density residential area, something that has heavily influenced the massing of the building.

Rather than presenting as a single 22-storey tower, the building steps up from a 13-storey form towards Wyandra Street to its taller 22-storey element towards Wyatt Street and Newstead. The design documents describe the taller component as the "backdrop massing", with the lower form creating the transition towards Teneriffe.

The architecture itself also changes as it rises.

At the lower levels, Cavill has drawn from Teneriffe's heritage buildings and the tuff stone found below ground, before shifting towards a more contemporary Newstead-inspired tower expression with continuous balconies higher up.

<img alt="Frank 2" data-entity-type="file" data-entity-uuid="3c6953c7-f65c-4ca5-bba0-08c1782b72af" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-17%20at%207.56.33%E2%80%AFAM.png?VersionId=NxHPok5FY.omKhxPVqVWIN9ONqfoQV53" />

Frank is also proposing a significant amount of resident amenity throughout the building rather than concentrating everything on one recreation level.

Amenity terraces are proposed at levels 13 and 16, before another major rooftop terrace at the top of the building. The plans show a pool terrace and landscaped outdoor spaces, with shaded outdoor rooms, tree planting and protected "City Rooms" incorporated into the shared areas.

At street level, the project will also seek to open up the connection between Wyandra and Wyatt streets.

A currently constrained pedestrian laneway along the northern boundary would be expanded, while a double-height "City Room" would be created on Wyandra Street. A separate two-storey outdoor arcade would run through the site from Wyandra Street to Wyatt Street.

The ground floor plans also show food and beverage tenancy space alongside the residential lobby, lounge, office and landscaped public areas.

Cavill says the intention is to create a more generous and heavily landscaped Wyandra Street frontage, with weather protection and public spaces designed to encourage people to spend time at street level.

Frank has been busy across Brisbane and the Gold Coast in recent years, with two ultra-luxury projects under construction in Surfers Paradise, as well as several projects in the pipeline across New Farm and Hamilton in Brisbane.

&nbsp;

First look: Frank Developments triples down on Teneriffe's Wyandra Street

Pikos Group has unveiled plans for an $850 million mixed-use precinct in Newstead, continuing the Brisbane developer's push into large-scale, lifestyle-led apartment projects.

The proposed development will transform an amalgamated industrial site bounded by Waterloo, Byres and Gordon streets, adding more than 300 apartments to one of Brisbane's most active inner-city development pockets.

Pikos secured the three adjoining lots, spanning a combined 2,346 sqm, in 2025.

Designed by Plus Studio, the plans are headlined by a 34-storey residential tower with 305 apartments, along with 496 sqm of retail, commercial and wellness space at ground level.

The project will also introduce a relatively uncommon apartment model to Brisbane, with two entire levels dedicated to pied-à-terre residences.

The smaller, flexible apartments are aimed at buyers who want a Brisbane base without necessarily living in the property full-time, targeting professionals, downsizers, interstate buyers and those looking to spend part of the week in the city.

<img alt="Newstead" data-entity-type="file" data-entity-uuid="f2c587aa-c365-4533-9893-a106714d2753" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-17%20at%207.43.25%E2%80%AFAM.png?VersionId=IrEvph5yTZTY7Jj78QcjT23cFvr5idPZ" />

Pikos Group Managing Director Pedro Pikos said the concept had been driven by changing buyer behaviour in Newstead.

"Newstead has become one of Brisbane's most desirable lifestyle suburbs, but it's also a market where many buyers are looking for flexibility," Pikos said.

"The pied-à-terre apartments give people a way to live in Newstead without the commitment of a large residence. They're beautifully designed, efficient and attainable, and they open the door for professionals, downsizers, interstate travellers and those who want a city base during the week.

"We see these apartments as an important addition to the precinct because they broaden accessibility and reflect how people increasingly want to live, close to work, close to entertainment and close to the river."

The project will be heavily weighted towards resident amenity, spread across multiple levels.

A rooftop recreation level will feature a 25-metre lap pool, plunge pool and spa surrounded by landscaped Mediterranean gardens and daybeds.

There will also be barbecue and pizza terraces, a teppanyaki terrace, olive court and outdoor relaxation areas, along with a sauna and steam room, private dining rooms and residents' lounge.

A separate amenity level on level five will include a gym, wellness and work-from-home spaces, cinema, multi-court facilities, games and function room and communal lounge.

Pikos said the development would build on Newstead's transformation over the past decade, driven by its proximity to the CBD, Brisbane River and neighbouring Teneriffe and Fortitude Valley.

"Newstead is one of Brisbane's leading lifestyle precincts and we see this project making a meaningful contribution to its next chapter," he said.

"The development represents a major milestone for our portfolio by bringing together luxury living, activated retail and wellness spaces in a way that reflects the future of inner-city Brisbane."

The Newstead proposal represents another significant addition to Pikos Group's rapidly expanding Brisbane apartment pipeline.

Earlier this year, the developer completed the $360 million <a href="https://www.apartments.com.au/buildings/skye-residences-by-pikos-kangaroo-point-8-river-terrace-kangaroo-point-qld-4169">SKYE by Pikos</a> at Kangaroo Point, while construction is progressing on its $700 million <a href="https://www.apartments.com.au/new-apartments/gaia-kangaroo-point-108-lambert-street-kangaroo-point-qld-4169">GAIA</a> development nearby.

GAIA is being positioned as a wellness-focused residential community and represents part of Pikos' broader move towards amenity-heavy developments targeting Brisbane's owner-occupier market.

Pikos Group has delivered more than 65 projects over the past three decades and currently has more than $1.5 billion in high-end residential projects either under construction or in planning.

Pikos Group plans $850m Newstead apartment tower

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.

[smartcode_project:default project_id=5743 project_image_fid=372394]

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.

[smartcode_project:default project_id=5743 project_image_fid=927]

<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.

[smartcode_project:default project_id=5743 project_image_fid=375255]

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.”

[smartcode_project:default project_id=5743 project_image_fid=375281]

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.

[smartcode_project:default project_id=5743 project_image_fid=925]

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.

[smartcode_project_cta:default project_id=5743]

Buying with confidence: What NSW apartment buyers should check beyond the defect headlines

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

<html><body>
We're on the verge of a housing boom, according to the HSBC Bank, yet they also believe the bubble is not worth getting worried about too soon calling the price growth a "necessary evil".
With house prices having risen 9% since their May 2012 lows, and up 5.5% over the past year, it's clear that momentum is picking up.
In their recent Macro Australian Economics' Downunder digest, chief economist for HSBC, Paul Bloxham and economist, Adam Richardon, noted that growth has recently accelerated with prices up 3.7% in the third quarter of the year.
"Other indicators are consistent with continued solid growth in prices. Auction clearance rates - a timely indicator of housing market activity - are holding at levels that suggest a forthcoming housing price boom," the report notes.
This didn't come as a surprise to the report authors who, in Marcha and based on modelling, forecasted high single-digit growth over the year.
This was partly attributed to lower mortgage rates.
"A housing boom is largely a positive development. In fact, it is part of the RBA's plan to rebalance growth as the mining boom fades. At the same time it will present some challenges," they said.
Developers and households, they explained, are unlikely to build new houses unless prices are increasing.
"In this way, a housing price boom is a necessary "evil"," they said.
However, despite the group and current discussions, they do not believe we are heading towards a housing bubble. 
"The starting point is also not as worrisome as some think: prices are high, but not unusually high when compared with similar countries. As we have said many times before, Australia does not currently have a housing bubble."
</body></html>

jduke-EHk3XBmHkn

Housing boom is a necessary evil: HSBC

<html><body>
I’ve seen many articles over the past few weeks advising people about how to buy in a “hot” market. 
   Amid all the “expert” commentary the only sensible advice I’ve read came from Perth property professional Gavin Hegney, who said: “My first thought is that buyers should not be aiming to buy in a hot market.”   Hegney’s thoughts mirror my own advice to investors on how to buy in a boom market: “Don’t.”   It’s really that simple. The only explanation for investors buying in a sharply rising market is the herd mentality, otherwise known as stupidity.   Here’s how it is for property investors at the moment. Australian has many different property markets. Many of them are rising at the moment. Very few of them are “hot”. Only a few have anything ressembling boom conditions and the jury is still out on whether these areas are genuine boom markets.   Investors have the whole of Australia from which to choose. Only a fool would choose to buy in one of the few markets where competition is extremely high and buyers are paying silly prices to secure properties.   Warren Buffett, arguably the most successful investor ever to have lived on planet Earth, preaches the simple philosophy that you buy when others are selling and sell when others are buying. It’s the opposite of the herd mentality that drives most Australian property buyers.   Buffett also said: “Profit from folly, rather than participate in it.”   The greatest folly current occurring in Australian real estate is Sydney’s auction frenzy. People participating in it are, by Buffet’s definition, fools. They are people with more money than sense. Buy in haste and repent at leisure is the unwitting catchcry of such people.   If you don’t have to buy in these areas but are buying anyway, you’re part of the folly.   Possibly there are home buyers who need to buy now and have little choice but to compete with other frenzied punters.   But investors have no such excuse. They have no pressing need to buy in these locations. The whole of Australia is their market and those with common sense and a healthy research ethic will be looking elsewhere.   There are hundreds of locations around the nation where investors can buy well with good prospects for future growth.   One of real estate’s oldest cliches is that you make your money when you buy, not when you sell. This means you buy at a good price, when the market is down.   You cannot buy well in some of the Sydney markets where people are paying way above the reserve price at auction or making a high offer before auction to secure a property.   This sort of folly has happened before in Sydney and Melbourne. It’s always the same scenario. Auctions get on a roll in the millionaire suburbs, people afraid of missing out pile in and buy at inflated prices and, after five or six months of frenzy, it all fizzles out.   Then prices fall. Often the decline in values is as much as the previous rapid rise.   Don’t be part of the folly. Look elsewhere. There are many hundreds of better options for well-researched investors from Darwin in Adelaide and from Perth to Townsville.

<hr>
Terry Ryder is the founder of <a target="_blank" href="https://www.hotspotting.com.au/" rel="nofollow" style="font-size: 14px;">hotspotting.com.au</a> and you can contact Terry via <a href="https://mailto:%20ryder@hotspotting.com.au" target="_blank">email</a> or on <a href="https://twitter.com/hotspotting" target="_blank" style="font-size: 14px;">Twitter</a>.
</body></html>

terryryder-YECXbqmri2

My advice for buying in a "hot" market? Don't: Terry Ryder

<html><body>
There seems to be an awful lot of confusion about the role of interest rates in Australia, in particular from the house price crash cheerleading squad. On the one hand, they say that there will be a huge spike in unemployment in 2014, which will lead to a sharp property downturn - which may or may not be true. On the other hand, they say that higher interest rates will also return in 2014, resulting in the same impact.
Either one or the other of these statements might be true, but it's not likely to be both.
For the reasons I discussed <a target="_blank" href="https://petewargent.blogspot.com.au/2013/01/what-does-australias-unemployment-rate">here</a>, the prospects for our economy are ultimately dependent on the strength of the labour force, and it seems unlikely that we will get higher interest rates until there is sustained evidence of an improvement in the employment data.
ABS labour force figures are notoriously volatile month on month (variously due to relatively small samples, rotation of surveys and the non-response rate) and thus the Central Bank will want to see successive stronger releases before pulling the trigger on monetary policy tightening. A great start would be an increase in employment (+15,000 jobs) in Thursday's data for the month of September arresting the upward trend in the unemployment rate at 5.8%.
<img style="padding: 5px; border: 1px solid #ebebeb; box-shadow: rgba(0, 0, 0, 0.0980392) 1px 1px 5px; display: block; margin-left: auto; margin-right: auto;" width="156" src="https://www.abs.gov.au/AUSSTATS/abs@.nsf/95553f4ed9b60a374a2568030012e707/f756c48f25016833ca25753e00135fd9/Body/0.2DD6!OpenElement&amp;FieldElemFormat=gif" height="200" alt="Graph: Unemployment Rate">
Source: ABS
Unfortunately, with mining investment set to decline through 2014, at this stage, futures markets don't yet imply the Reserve Bank being in a position to implement an interest rate hike for quite some time to come yet - perhaps not even until early 2015.
<a style="text-decoration: none; color: #7f7f7f; margin-left: 1em; margin-right: 1em;" imageanchor="1" href="https://1.bp.blogspot.com/-J3PkZug7kJk/Uk8sOswWF4I/AAAAAAAAKbM/HP__hG7pC0s/s1600/asx.jpg"><img style="border: 1px solid #ebebeb; position: relative; padding: 5px; box-shadow: rgba(0, 0, 0, 0.0980392) 1px 1px 5px; display: block; margin-left: auto; margin-right: auto;" width="400" src="https://1.bp.blogspot.com/-J3PkZug7kJk/Uk8sOswWF4I/AAAAAAAAKbM/HP__hG7pC0s/s400/asx.jpg" height="261" border="0"></a>
Source: ASX
The impact of higher interest rates
Given the apparent level of confusion around, it might be worth having a quick re-cap of the likely impact of higher interest rates should they eventuate earlier than forecast.
Firstly, and perhaps most obviously, there would be higher variable rate monthly mortgage repayments for home buyers, mopping up more of their available household income and reducing the dollars which they have available to spend elsewhere. 
Whatever anyone tries to argue 'in theory', the housing market is an interest rate sensitive sector and a hike (plus any associated expectations of mean reversion in the official cash rate) would almost certainly begin to apply some sort of a handbrake to speculative activity.
As I see it, a hike in interest rates - and the associated expectation of further increases - would be likely to kill off material dwelling price growth in markets which have failed to build any momentum.
Everyone has their own opinion on dwelling prices. Mine is that a hike in interest rates could make for ongoing weak dwelling price performance in Hobart, Adelaide and certain regional markets. Canberra also faces challenges of a slightly different (although not unrelated) nature, which are tied back to a likely shrinking of its labour force.
<img style="padding: 5px; border: 1px solid #ebebeb; box-shadow: rgba(0, 0, 0, 0.0980392) 1px 1px 5px; display: block; margin-left: auto; margin-right: auto;" src="https://www.rba.gov.au/chart-pack/images/5-6-household-sector/6bl-dwelpri-small.gif?accessed=2013-10-05-07-03-30" alt="Dwelling Prices graph">
On the other hand, a speculative beast has been unleashed in the Sydney housing market which may take more than a solitary interest rate hike to tame. In fact, based on what I've seen at auction, any market intervention at all is unlikely to stand in the way of the seemingly unstoppable momentum.
Note that as a Sydneysider I have a clear vested interest in this market, and therefore it makes far more sense to pay heed to what <a target="_blank" href="https://www.news.com.au/realestate/news/sydney-property-prices-will-increase-by-up-to-20-per-cent-next-year-report-predicts/story-fnd91nhy-1226721103566">others forecast</a> for our markets. That said, anyone who is based in Sydney will know exactly what I'm referring to - auction bidding frenzies, a proliferation of investors (with funds flowing from Sydney, inter-state and from overseas) and well-located properties in many cases selling for large margins above reserve.
Secondly, higher interest rates would result in higher borrowing costs for industry. Correspondingly, higher interest rate charges will impact bottom line profits and potentially discourage companies from proceeding with marginal projects.
Similarly, other borrowing costs for individuals would increase for personal loans and credit cards, which eventually should impact consumer spending adversely (although the correlation may not immediately be as strong as it ought to be).
Due to lower corporate profits there may also be a fall in the value of ordinary shares, although the share market is clearly slightly more complex than that and momentum will as ever play a key role here too. In particular, value-orientated investors (as opposed to technical traders and speculators) are likely to weigh up the relative merits and yields of other available investments.
On the plus side, higher interest rates see stronger returns for savers and increase the returns that investors should typically expect to see on their money. This would be a relief for many pensioners who often prefer lower risk assets such as certain types of term deposit.
What else?
Well, all other matters being equal, higher interest rates could see a return to the strengthening of our currency - the Aussie dollar - as overseas investors acquire assets to take advantage of higher returns. The price of bonds would also fall unless (a) the market and investors only see rising interest rates as temporary or (b) the interest rate rises have already been fully priced in.
The most compelling reason why individual investors tend to look to property - apart from sticking to what they know - is the double-edged sword of greater available leverage.
Diverse economy
The blue collar press tends to report higher interest rates from the perspective of the individual homeowner: "Higher living costs." The white collar press often favours analysing the impact of interest rates on mortgage lending in general. Meanwhile, the business press tends to take a look at the broader impact of monetary policy and thus the impacts of interest rate decisions ripple throughout the pages of the paper in question.
Interest rates are a blunt tool
Lest anyone need reminding, Australia is a massive and diverse country. London is significantly closer to Moscow than my place in Pyrmont is to Port Hedland. Up in the Pilbara iron ore exports are expanding at a rate that is - almost literally - unbelievable (up 46% year on year), resulting in an intense scrutiny of ongoing demand in China and the outlook for the commodity price. Yet elsewhere copper prices are languishing from the glory days of yesteryear and marginal projects have been shelved.
<img style="padding: 5px; border: 1px solid #ebebeb; box-shadow: rgba(0, 0, 0, 0.0980392) 1px 1px 5px; font-family: Arial, Tahoma, Helvetica, FreeSans, sans-serif; line-height: 18px; display: block; margin-left: auto; margin-right: auto;" width="320" src="https://www.kitconet.com/charts/metals/base/spot-copper-5y-Large.gif" height="203">
Of such a nature are the multi-faceted challenges facing the Reserve Bank. We have a manufacturing industry which has been slow, but a housing market in recovery. The RBA wants to stimulate dwelling construction yet keep a lid of speculative housing market activity. Business confidence has been shaky and the absolute level of mining investment looks likely to fade soon. And at this juncture, the unemployment rate still appears to be heading north. Let's hope that trend reverses soon.

<hr>
Pete Wargent is the co-founder of <a rel="nofollow" target="_blank" href="https://allenwargent.com/">AllenWargent</a> property buyers (London, Sydney) and a best-selling author and <a rel="nofollow" target="_blank" href="https://petewargent.blogspot.com/">blogger</a>.
His new book '<a rel="nofollow" target="_blank" href="https://www.bigskypublishing.com.au/Books/General-Interest/Four-Green-Houses--and-a-Red-Hotel/1015/productview.aspx">Four Green Houses and a Red Hotel</a>' was released on 1 September 2013.
</body></html>

pwargent-M4siyDbqQY

The impact of higher interest rates: Pete Wargent

<html><body>
Over the last few months and in particular over the weeks since the federal election there has been a great deal of chatter about a so-called residential property bubble.
This has been fueled by a few factors that have, to my view, been overly magnified. Yes we have seen some good, even record auction results, strong demand for new mainly off-the-plan projects and land releases, and improving house prices led mainly by Sydney and Perth. But these do not alone create a ‘bubble’.
There are much deeper aspects of the market that go well beyond what has been suggested as a possibly reckless rush of buyers on the back of low interest rates and still in some areas a well acknowledged lack of immediate supply. Both of these are ongoing influences but I do not see evidence of recklessness.
What may at first appear surprising is how quickly the market has become so active. Currently, there is strong demand and buyers are very lively, and this has caught some sectors by surprise. I stress ‘surprise’ with no foundation for any sort of alarm, in fact the activity should be welcome.
Only six months ago there were alarm bells ringing about the continued flatness in the housing market and the lag in construction. Now with strong buyer interest there will be an incentive for more building and development at a time when the economy is adjusting from a slowdown of the mining boom.
Location remains key
As always demographics are playing a big part in the market and the appeal of inner city living is currently on an upward trend that has been evident now for at least a decade. The only difference is that it is no longer a trend but an everyday reality that we have yet to satisfy. You only have to look at the pressures on many of Sydney’s inner city schools as they try to accommodate an increase of 20-25% in class enrolments. Although we do need to ask: "didn’t anyone see this coming?"
There has also been a big increase in single person households and this is creating an additional layer of demand, as people are anxious to live near services and facilities. But it is not only the inner city where demand is strong, in Sydney’s south-west and north-west new housing stock is in demand and here the promise of improved infrastructure and a strong lifestyle offering are helping to drive demand.
Interest rates
The current low interest rates may well not last forever, but in the current market I believe that low rates are acting as a comfort factor, making loans more affordable. But I also suggest that as first time buyers remain conservative and investors are still looking for a solid return, again there is no run away mentality among borrowers, who remain cautious. Still the gap between today’s interest rates and what be seen as a high number between 7-8% can well be seen as an opportunity for many buyers, and if rates rise they are capable of managing that.
Along with interest rates, recent falls in the Aussie dollar have helped to fuel an already strong inflow of buyers from Asia and in particular China, and this is a reality of our market that is not going to change. Offshore buyers will always be attracted to Australian property; they are attracted by the lifestyle here that can be measured in simple terms of space, a good natural environment and freedom to move.
By 2014, Indonesia and China are expected to have more millionaires than the USA and even if only a small fraction of these wealthy buyers look to Australia to buy a home or investment then that demand will be long-term, and in many respects is nothing new.
A faster pace backed-up by the fundamentals
I think that we need to keep in mind that some markets have been tough over the past 12 months and the long lead up to the federal election may have depressed activity. Also some properties are being taken to market for a second go as confidence builds, however given the size of our market the sales inventory is still modest.
We still have a long-term shortage of housing, and as developers meet market expectations with quality, and as rents stay high and vacancy rates are low for investors the market is attractive, so they will act. Owner occupiers are attracted by lower rates, but weaker employment may well temper demand, but these same buyers realize that in five years’ time today’s values will not prevail and today’s prices will look attractive as major centres attract more residents.
Developers in particular need to concentrate on the fundamentals, and not take the market for granted, sticking to the best locations and delivering quality, and while this might now all be at a much faster pace, that does not create a bubble; it creates a strong market that will remain attractive for both local and offshore buyers not forgetting our continued population growth.
The improved market activity of the last few months needs to take all of these factors into consideration and not simply see stronger sales as somehow being over-inflated.

<hr>
Peter Chittenden is managing director for residential of <a href="https://www.colliers.com.au/Colliers%20Corporate/Residential.aspx" rel="nofollow" target="_blank">Colliers International.</a>
 
 
</body></html>

pchittenden-eLqUUC8TWW

No bubble, fundamentals mean that market remains attractive for buyers: Peter Chittenden

<html><body>
When one writes as often about the Sydney property market as we do (thirteen years now) – all I can say is that the current media reporting is simply lazy and embarrassing.
The Sydney real estate market consists of approximately 650 niche suburbs yet for some strange reason they are all thrown in together to represent what’s supposedly happening in the marketplace. I was watching a news bulletin this week which showed a map of where the bushfires were and this reminded me of the Sydney property market where some areas are literally on fire and others performing well, however not out of control.
Today, we have no instant data collection of exactly what or where the buyers for each transaction came from – investor, local or overseas, SMSF, first home buyer or home buyer. Politicians want to know nothing about the property markets preferring to lay the responsibilities solely at the hands of the Reserve Bank of Australia (RBA). The Abbott government considers it irrelevant that we don’t even have an appointed housing minister despite repeated warnings and historical data that shows whenever you have significant gains the following pain is even greater.
Last week the RBA wisely decided to leave the <a href="https://www.rba.gov.au/media-releases/2013/mr-13-15" target="_blank">cash rate unchanged at 2.5</a>%. Upon closer examination there were <a href="https://www.smh.com.au/business/comment-and-analysis/on-balance-rba-defers-to-us-drama-20131001-2uqq2" target="_blank">mixed message</a>s on balance, although I see the main debate as <a title="RBA dilemma: strong dollar v bubble risk" href="https://www.smh.com.au/business/the-economy/rba-dilemma-strong-dollar-v-bubble-risk-20130927-2uiur" target="_blank">strong dollar v bubble risk</a> although for mine the most poignant was Alan Kohler’s RBA critique in Business Spectator – <a title="The elephant of scandal in the monetary policy room." href="https://www.businessspectator.com.au/article/2013/10/2/reserve-bank-australia/elephant-scandal-monetary-policy-room" target="_blank">the elephant of scandal in the monetary policy room.</a>
<a title="Shadow Board says stomp on housing" href="https://www.macrobusiness.com.au/2013/10/shadow-board-says-stomp-on-housing/" target="_blank">Shadow Board says stomp on housing</a> – “The RBA should consider signalling that its next move will be to raise official interest rates amid fears loose monetary policy might fuel a house price bubble, according to a ‘shadow board’ of prominent economists. Warwick McKibbin believes that capital is being misallocated ‘’across the economy” and that: “To avoid the US experience during 2001 to 2004, when rates were too low for too long, a move to normal interest rates would be advisable.”
<img src="/images/stories/2013/10/07/simeon-oct-7-one.jpg" width="470" height="391" alt="simeon-oct-7-one">
There is a very good reason as to why; our markets remain in flat line mode (excluding apartments) and the reason? Look no further than <a title=" Unemployment now 10.4% in September (up 0.3% in a month)" href="https://www.roymorgan.com/findings/5219-roy-morgan-unemployment-september-2013-201310010146" target="_blank">unemployment now 10.4% in September (up 0.3% in a month)</a> and up 4.7% since November 2007 – the term of the ALP government.
In September 2013 an estimated 1.3 million Australians (10.4% of the workforce) were unemployed. This is up 46,000 (0.3%) from last month. The Australian workforce was 12,467,000 (up 90,000) comprising 7,413,000 full time workers (up 71,000) and 1,297,000 looking for work (up 46,000) according to Roy Morgan employment estimates. These figures do not include people who have dropped out of the workforce and given up looking. In my opinion this is the most accurate unemployment model as the Australian Bureau of Statistics’ measure is that if you work one hour a week you are considered to be in full employment.
Mosman has approximately 4,900 houses and the greater percentages are connected to the banking industry where the greater percentage of redundancies occurred. It will take time for households to recover which explains why we have and are seeing so few houses on the market and definitely no signs of a boom.
New listings to the market this week went backwards when compared to the previous week although there was a strong week of <a title="Mosman sales." href="https://www.rwm.com.au/news/" target="_blank">Mosman sales.</a> For the first time since we have been recording data Mosman apartments fell below 50 to sit at 48. It was December 6 in 2012 when they were last in triple figures where they sat at 100.
If Australia did have an appointed housing minister we could bring to his/her attention that <a href="https://news.smh.com.au/breaking-news-business/we-need-to-build-more-houses-anz-warns-20130926-2ugcx" target="_blank">Australia urgently needs to be building more apartments and houses</a>. It is abundantly clear (to those interested anyway) that Australia has failed to keep up with population growth.
Since 2000, state and federal governments have failed miserably to bother to understand this portfolio where we see today the NBN Co taking up the vast majority of the debate. Somewhat strange that there appears little to no concern about what exactly is happening inside the home.
Of course governments prefer to rely on Census data which happens every five years with the next data collection in 2016. The last Census in 2011 revealed Australia had a population of 21,507,717 which represented a +8.3% increase from the 2006 Census.
Yet our elected politicians prefer to say – move on, nothing happening here! Oh dear – if ever there was a more crucial time to gather and understand housing data there would be no better time. A housing minister would be an obvious start.

<hr>
Robert Simeon is a director of <a style="font-size: 14px;" rel="nofollow" target="_blank" href="https://www.rwm.com.au/" title="RWM">Richardson  Wrench Mosman and Neutral Bay </a>and has been selling residential real estate in Sydney since 1985.
He has also been writing real estate blog <a rel="nofollow" target="_blank" href="https://www.rwm.com.au/news/" title="Virtual Realty News">Virtual Realty News</a> since 2000. 
The RWM real estate model has sold in excess of $1 billion in database sales globally.
</body></html>

robertsimeon-hRNTwJyXkQ

Politicians don't want to know anything about what's really happening in the property market: Robert Simeon

<html><body>
A return to growth in the house building and apartment building sub-sectors have boosted national construction to the point where it’s recording its strongest reading in three and a half years in September, according to the Australian Performance of Construction Index.
While this positive result was seen, with a 3.9 point lift, the index record stayed just under the 50 “break even” point at 47.6.
Growth in new orders was listed as the reason for expansion in activity for the first time since April 2010.
Australian Industry Group chief economist, Julie Toth, said that the construction sector is now closer to stabilisation more so than at any time up until 2010.
“The housing and apartment sectors are driving the industry’s improved performance on the back of lower interest rates and a lift in buyer sentiment. Meanwhile, declines in both commercial and engineering construction moderated in the month,” said Toth.
“Despite these encouraging trends, it is clear that the industry continues to face a tough operating environment with impediments such as tight credit conditions and a lack of public sector building activity continuing to weigh on overall activity. Nevertheless, with new orders increasing for the first time since May 2010, there are grounds for cautious optimism that the current improving trend can be sustained in coming months,” she said.
Propell National Valuers economist, Linda Phillips, said that it's worthwhile remembering that there's still strictly a decline - it's just a slower decline than has been seen in recent times.
"What is actually happening is that the construction sector continued to decline in September, but is declining at its slowest pace in 3 1/2 years and is expected to level off in the coming months, pointing to a possible expansion in the new year," said Phillips.
"A reading of 50 is a breakeven point, indicating that activity is neither increasing nor declining. The index has climbed to 47.6 in September, which means that construction activity is still declining, but by not as much as previously. However, with improvements in housing construction demand, it is likely that the index will move towards breakeven in coming months," she said.
</body></html>

Construction at strongest in years, but still declining

<html><body>
Despite the recent gains in dwelling values being fragmented across the states, it’s always interesting to chart the reaction when making the assertion that the rapid run up in values, occurring in areas such as Sydney and to some extent Melbourne, have been stimulated by little more than an investor lead rush to get in quick. Capital gains are visibly overshooting the mark, and cheap money coupled with a honeymoon period of post-election confidence, is forcing buyers to seek out any area of opportunity that can provide a better return on their dollar.  
However, for those who work in the commission driven residential sector and derive their living from Australia’s $600 billion property industry, any negative sentiment indicating potential instability is strictly taboo.  
Indeed, it’s easy times for agencies when the market is booming – investors come knocking buoyed on by recent gains, sales agents don't have to chase buyers in order to achieve the needed competition to exceed their vendor’s reserve, and as we start to witness a period of accelerated growth, the self perpetuating circle of certainty that keeps the ball of optimism rolling, is proof enough for all imagining there can be no end to the festivities.  
Those who work in the industry understand that it’s this type of confidence that underpins investor activity; therefore if prices are dropping opportunity knocks, and if they are rising it’s merely proof that markets always recover and values trend upwards. 
In other words, there’s never a bad time to buy property – to insinuate as such, would result in a personal conflict of interest.  
I received an auto-generated email this week from one commentator suggesting we have become a nation of so-called experts – people with opinions, but very little expertise.  
According to the theory set forth in the email, the criteria for expertise in our property market to enable impartial advice, is simply someone that walks the talk – a "successful property investor" with a large portfolio of dwellings.  
However, for those that entered the property market at the beginning of the lending boom, and benefitted from our golden decades of growth – becoming a successful property investor, wasn’t incredibly hard.  
The rise of dual income households, intermittent buyer grants, tax incentives aimed at investors, stronger wage growth buoyed on by a robust economy, poor planning for population growth (with both the monopoly and restriction of land stagnating effective and affordable supply), a propensity toward high loan to value ratios in the lead up to the GFC and a culture that veers disproportionately toward property investment as a vehicle for wealth creation ensured the baby boomer generations, who hold roughly 50% of Australia’s housing stock, didn’t need much more than a basic foundation of market knowledge to reap the resulting capital gains.  
Having never lived through a real estate crash, boomers matured in a market where the industry driven mantra dictated that nominal values double every seven-10 years or always goes up 7-10% per annum, as the wax and wane of a property cycle progresses.  
Some of the various stimulators that lead to these gains are not to be repeated, and whilst there will always be periods of inflation and deflation in any modern market economy, it’s important to have a good understanding of the dynamics fuelling those gains and the longevity of such, or you risk falling into the trap of thinking the good times will ultimately always outweigh the bad.  
Whilst the real estate profession differs little from any other sales industry, in so much that it has to maintain a positive narrative, it also promotes Australia’s largest domestic asset class with an aggregated value of over $4 trillion pinned to a banking sector, which has the highest exposure to residential mortgages in the world.  
Pumping the line that it’s always a good time to buy, with inflated capital prices simply an indicator of a “healthy economy”, can potentially hold serious consequences – If housing is going to be used as an investment vehicle, the advice being given requires strict regulation.  
As it stands, Sydney’s buying market is almost a 50/50 equal split between investors and upgraders, with first home buyers holding less than a 5 % share.  
Whether it is negative gearing, land banking or borrowing to purchase in a self-managed super fund, all such strategies are solely reliant on capital growth to compensate for the growing gap between price and yield. Therefore demand is overwhelmingly concentrated on a reducing pool of established property and the recent acceleration in prices represent this.  
The so-called fundamentals presented that are intended to calm any negative spirits into believing our economy faces no immediate danger, are startling similar to those projected in other countries immediately prior to the financial crisis.  
Whilst there’s no doubt in Australia we have a shortage of affordable and effective supply, to assume this alone will always generate nominal price gains, or even place a firm floor under current valuations, concludes we can keep playing a game of musical chairs with second hand stock, against a backdrop of rising unemployment, weak wage growth, an aging population and stubbornly high levels of personal debt.  
I’m referring in particular to arguments such as demand outstripping supply, population growth, a stable economy, and other indicators such as housing affordability measures. These maintain that capital increases aren’t negatively affecting first home buyers, because the proportion of income needed to service the loan is balanced in a low interest rate environment. And whilst I’m not suggesting we face an imminent crash, one thing all crises have in common is that the majority never see them coming.  
Ireland is one such example. In the lead up to the GFC, which wiped over 50% of the value off properties in markets such as Dublin, all available economic indicators were firmly pointed toward the positive.  
Since the middle of the 1990s, growth in real disposable income per head had been stronger than any other industrial country.  Residential demand was fuelled principally from robust net migration, coupled with trending fall in household size.  
By 2007, 75% of the population owned outright or were renting, and the proportion of buy to let investors had increased to 27%.  
The overwhelming mantra from the real estate sector fervently claimed a property crash was impossible. Strong GDP growth and low unemployment figures supported a feeling that the environment was protected, and average mortgage payments were estimated to be no more than 30% of household income.  
When supply did respond to demand, it was generally too late, and urban growth restrictions ensured new homes were built in locations far from existing amenities, and therefore not appealing to the home buying demographic.  
Brownfill sites were filled with low-grade high-density unit stock, and subsequently, in the two years leading up to 2007, almost half of all new home purchases stemmed from the investment sector rather than a first home buyer demographic.  
Following the crash, large swaths of these new properties sit vacant, and the lingering lack of quality supply has started to once again <a href="https://www.independent.ie/irish-news/city-housing-bubble-feared-as-prices-soar-by-3000-a-month-29614288" target="_blank">disproportionately inflate</a> established values as the economy starts to show slow signs of recovery.  
The rhetoric stemming from the media also played its part in underpinning the confidence. Various headlines from the Irish Times prove the point aptly: "Bricks and Mortar Unlikely to Lose Their Value" (December 11, 2002), "Prices to Rise as Equilibrium is Miles Away" (March 18, 2004), "House Prices 'Set for Soft Landing'" (November 22, 2005), "Property Market Unlikely to Collapse, Says Danske Chief" (February 2, 2006) and "House Prices Rising at Triple Last Year’s Rate" (June 29, 2006).  
Similarly, the UK was also suffering a housing shortage with data analysis given to parliament suggesting the UK needed "an overall total of 203,000 homes each year during the period 2001 to 2021 to keep pace with newly-arising household growth."  
Whilst it’s impossible to compare against every measure when drawing international comparisons, the spirit of certainty that keeps prices rocking along all too often masks underlying instabilities. Hence why so few see a crash looming.  
This is why it is vital and long overdue, for our politicians to work hard at establishing a political road map that will unpick the current distortions tying up the established market (such as tax incentives which encourage speculative activity and underutilisation of the existing stock), whilst at the same time lowering land prices and increasing effective and quality supply for buyers and renters.
Without action, potential rises in unemployment and future interest rate hikes will simply exacerbate the boom and bust cycles resulting in a slow and painful demographic shift, as an increasing wave of younger Australian’s find themselves in a position where they need to take on a greater and greater proportion of debt just to enter the market.  
It’s easy to palm off the risks by citing that only Sydney and Melbourne are experiencing heated activity – but somewhat foolhardy to think that this won’t have a broader impact as the RBA fight with the conundrum of balancing rates in a multi speed economy. 
Whilst we continue the bubble debate, and both the RBA and government sit on their hands and look sideways assuring us there’s nothing to worry about yet, a largely unregulated housing market, which in some areas is full of pent up demand from cheap money and speculation, has well and truly taken the bit.
 
<hr>
 Catherine Cashmore is a market analyst with extensive experience in all aspects relating to property acquisition.
 
 
</body></html>

catherinecashmore-6LXia3pPQj

Regulation and speculation, the self-perpetuating forces in Australia’s housing market: Catherine Cashmore

<html><body>
Houses are just like people; it’s easy to fall in love with them based on the outside, but the true measure of their worth isn’t skin deep - it’s what’s on the inside that counts!  The interior layout of a home, or floor plan, is one of the most important factors when it comes to measuring a home’s success. If you’ve got a good floor plan, you’re much more likely to enjoy your home.  
Architects and designers do lots of training to create beautiful, functional floor plans, but there are a few simple ideas that anyone can use.  
For a floor plan to be “good”, it has to be good for you. In other words, it has to meet your individual needs and wishes. Start your house plan search with a clear idea of what you’re after, and you’re halfway there.  
Ask yourself these questions:  
<ul>
<li>
Do you like informal, open plan living, or do you want traditional segregated spaces with higher levels of privacy? There’s been a big movement toward open plan living but that kind of layout doesn’t suit everyone.
</li>
</ul>
<ul>
<li>
Do you want a house with flexible rooms that can be used for different purposes if your needs change? If you’re after a “home for life”, you might want a floor plan with rooms that can be used in different ways. Some plans, for example, have a small room off the master bedroom that you can use as a nursery, study or a walk-in closet depending on your stage of life.
</li>
</ul>
<ul>
<li>
Do you have lots of overnight guests? If you have a lot of people staying over, you might want to consider an extra bathroom and some extra living space so guests can enjoy a bit of time to themselves. There’s nothing worse than the feeling of tripping over each other.
</li>
</ul>
<ul>
<li>
Do you need to work from home? If you do a lot of work at home, you might like to consider a floor plan with a study nook off the main living area. A study nook can give you privacy and space without making you feel isolated. If you have a home based business with clients or customers visiting, you might need an area that you can zone-off, so other parts of the home remain private during business hours.
</li>
</ul>
<ul>
<li>
Do you need a separate space for teenagers or small children? A family room off the kitchen is a good option for homes with young children and a games area that’s removed from the “adult zone” will afford some privacy for older kids.
</li>
</ul>
<ul>
<li>
Do you need lots of storage space? Floor plans with lots of closets and walk-in robes will make your life a lot easier, and storage in the roof will help as well.
</li>
</ul>
<ul>
<li>
Do you want a home with indoor-outdoor living? If you love the great outdoors, choose a plan where the main living spaces are connected to the backyard or terrace. Double doors from the living room will open up the house for entertaining and make it easy to accommodate large groups of people.
</li>
</ul>
Good floor plans are also characterised by a range of general features that are nice to have in any home. These include:  
<ul>
<li>
A wide entry foyer. An entry space with lots of room for a hall table and drop zone is convenient and welcoming.
</li>
</ul>
<ul>
<li>
Natural light and ventilation. Try to look for layouts that allow for as much light and ventilation as possible. A home with natural light and airflow is generally happier and healthier.
</li>
</ul>
<ul>
<li>
An open kitchen. For almost everyone, the kitchen is the heart of the home and people naturally congregate there. Even if you don’t do lots of gourmet cooking, try to look for a kitchen that’s large enough for seating so other people can keep you company while you work.
</li>
</ul>
<ul>
<li>
Adequate room sizes. Rooms should be large enough to accommodate your preferred furniture layout, but not so large that they feel cold and uninviting.
</li>
</ul>
<ul>
<li>
Privacy for the bedrooms and bathrooms. Private spaces in the home should be screened off from public areas like the kitchen and lounge room, and there should be privacy between bedrooms as well. Look for homes with closets on either side of common walls to increase acoustic insulation.
</li>
</ul>
  Once you’ve got your individual requirements sorted out and you’ve found a floor plan that includes some of the positive general features listed above, it’s time to use a bit of intuition and make an assessment of issues like proportion and flow.  
If you’re inspecting a home, where do you instinctively want to walk when you open the front door? Does the sequence of rooms feel logical? Do you have to walk around obstacles or back-track to reach certain rooms? A good layout will optimize the circulation pattern so there are no wasted steps and the “energy” flows. Similarly, good floor plans will have rooms that are well-proportioned. There are various theories in relation to proportion, but generally speaking, try to avoid long, narrow rooms and favour compact rectangular shapes instead.  
Following these steps will help you find a good floor plan, but remember, houses, like people, aren’t always perfect. Sometimes a little compromise can lead you to a nurturing home that feels right, even if it doesn’t tick all the boxes.
 
<hr>
 Sam Crothers is the founder of <a target="_blank" href="https://www.houseplanology.com/">Houseplanology.com</a>, a home website that includes design and building resources, interviews with architects and designers, and a house plan directory.
You can contact Sam via <a target="_blank" href="mailto:%20sam@houseplanology.com">email</a> or on <a target="_blank" href="https://twitter.com/Houseplanology">Twitter</a>.
 
</body></html>

jake-cSmGT7VXVf

It's the inside that counts! What makes a good floor plan: Sam Crothers

<html><body>
The Sydney auction market started its 80% auction clearance rate some four months ago.
It's barely skipped a beat since.
Price growth has joined the party, but not every pocket of Sydney has been securing exceptionally strong gains.
Headline grabbing above-reserve auction results have been an emerging trend, but reserves can be quite subjective, and thereby aren't truly representative of the actual price movement.
But the resale of the same property provides the better indicator. Not that they are necessarily truly representative either.
One stellar resale example came in Sydney's Sandringham when a three bedroom cottage - with 2011 approved plans for a contemporary four bedroom residence - sold under the weekend auction hammer.
Set on a 520 square metre block - with polished timber floorboards and high period ceilings - the house fetched $1,411,000  through Ray Fadel of Raine &amp; Horne Sans Souci.
The auctioneer, Will Hampson of <a target="_blank" href="https://www.myauctioneer.com.au/index.php/about-us/will-hampson">My Auctioneer</a> tweeted he had secured $1,121,000 18 months ago for 15 Dickin Avenue (pictured below) when also auctioned through Ray Fadel, ie 15% annualised growth.
{yoogallery src=[images/stories/2013/10/07/sand]}
<div>
It was marketed as "perfect to live in now and re-build later, this neat and tidy sun drenched property is surrounded by quality homes which provides a great opportunity to enter the Sandringham market at an affordable price."
</div>
"Would suit down sizers, young families or owner builders."
And significantly it sold to an owner builder who after beating off rival builders will enjoy all the advantages of undertaking the work himself on his principle place of residence.
Hampson commented there had been the 10 registered bidders.
The bids came quickly, he noted, even after it was announced on the market at $1.27 million when three fought it out.
"I've been auctioneering 18 years now with 15 years of that in property and in many lately the bidding feels like I am back auctioning livestock," he tweeted.
The Sandringham property has been actively traded, selling prior to it current renovated status in October 2010 at $990,000, reflecting 9% annualised growth between 2010 and its 2012 sale. It sold at $860,000 in 2004.
It's recent rental yield was reflected after its 2012 sale when it was offered at a $700 weekly rental, a 3.2% gross yield. <a target="_blank" href="/news">RP Data</a> gives the suburb's median house price as $1,265,000 with a 3.1% gross indicative yield.
<blockquote class="twitter-tweet">
I just sold a house I auctioned 18 months ago for $1,121,000 today I got $1,411,000 that's $290,000 in 18 months now that's a hot auction !
— Will Hampson (@willhampson) <a target="_blank" href="https://www.propertyobserver.com.au/https://twitter.com/willhampson/statuses/386339261391175682">October 5, 2013</a>
</blockquote>
But the weekend auction bidding was subdued at nearby Ramsgate Beach, on Botany Bay where a triple-storey newly completed beachfront property at 6 Florence Street fell short of its $2.4 million reserve to sell for $2.3 million. It was built on its 456 square metre block that cost $890,000 in 2007.
There were seven registered bidders with four bidding. 
APM reported a five-bedroom Strathfield property was Sydney’s highest weekend auction result at $2.73 million sold through Devine Real Estate agent Roger Agha. The most affordable property reported sold at the weekend was a two bedroom unit at 20/1 Tuggerah Parade The Entrance which sold for $235,000 through Ray White Budgewoi.
There were fewer auctions due to the long weekend - just 259 - but the overall 81.8% continued the weekend before when there were about 600.
The upper north shore’s 94% success rate topped the inner west’s 91% from 81 auctions. The lower north shore secured 91% and the south had a 90% clearance rate from its 70 auctions.
While the onsite weekend rate sat above 80%, the addition of mid-week results produced an overall Sydney auction market of 78.6% which Dr Andrew Wilson, the APM senior economist described as the best September ever.
 
 
<div>
<div></div>
</div>
</body></html>

jchancellor-FAypfDUnLy

Same auctioned Sandringham house shows 15% annualised price growth

<html><body>
The Reserve Bank kept official rates on hold this week, which means we have another month at the historically low rate of 2.50%.
However, commentary from economists suggests an imminent rise in official rates. So how do you take advantage of interest rates on home loans, while they’re still low? Think about some of these steps:
Know where you are: don’t get in a panic about interest rates without accurate information. Develop a picture of exactly how much your debt is costing you – if you can’t readily find the information, get it in writing from your lender. If you’re going to reduce your costs you have to know your starting point.
Know the market: how does your current loan compare to your neighbours’? Start on the comparison sites and see the state of the market.
Here’s a tip: when it comes to variable rate mortgages only use sites that allow you to rank the ‘comparison rate’, because this is the rate formulated by law with all the variables included and amortised. Many borrowers take mortgages that start at a low rate designed to catch their attention, only to find that the loan reverts to a higher rate after a year. Start with accurate market knowledge.
Know what works for you: getting your home loan costs down can include basic things like paying fortnightly rather than monthly, or paying extra amounts into the account. These methods typically accelerate paying-out the loan which means you pay less in the long run. But you’ll only do this if you have the right account – so find out.
Know your limitations: if you don’t have a well-informed view on where the economy and interest rates are going, you could look at fixed rate mortgages which allow you to lock-in the low rates for a period of time.
There are many lenders with three-year fixed home loans well below 5% which represents low-cost certainty for many Australians. Fixed rate mortgages can also be a good way for property investors to plan their costs. Be aware that banks rarely have fixed rates that allow borrowers to ‘beat’ the market, but don’t forget that you can also split a mortgage – half fixed, half variable – if you’re still unsure. 
Action: if you’re going to take advantage of the current low rates, you’ll need to take some action. You either get a better deal from your current lender or you go to a lender who has a better offer. And people do, over one million customers have left their financial institutions in the last year.
Either way, you’ll have to do something. In my experience, most lenders are prepared to find a better deal for the customers who are informed and business-like in their approach. If you can’t get a better deal from them, then you must be prepared to switch and when you this, you must have accurate information and realistic expectations.
Finally, the cost of money fluctuates in our economic system. Your job is simple: to reduce your costs by never paying too much.
Good luck.

<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>.
</body></html>

Latest Expert Insights

Buying off-the-plan in Melbourne? How independent iCIRT ratings are set to change Victorian property

Guides

Editor's Picks

Guides

Developments

New apartments

New townhouses

News

Latest Expert Insights

Buying off-the-plan in Melbourne? How independent iCIRT ratings are set to change Victorian property

Guides

Editor's Picks

Receive the latest news stories to your inbox

Guides

Developments

New apartments

New townhouses

News