Sydney developer <a href="https://www.apartments.com.au/developers/odus">ODUS Property Group</a> is continuing to expand its local Gold Coast development pipeline, filing plans for a new 40-storey tower in the Southport CBD.

Odus, which bought two luxury Main Beach projects, now La Mer and Le Reve, to make its move into the booming Gold Coast apartment market, has secured its third site. But it is tweaking the plans for a previously proposed 50-storey skyscraper, now seeking to deliver 40 storeys.

The project, dubbed <a href="https://www.apartments.com.au/new-apartments/80-marine-parade-74-80-marine-parade-southport-qld-4215">80 Marine Parade</a>, sits on a prime&nbsp;2,032 sqm amalgamated corner site at 74–80 Marine Parade and 4 Welch Street, across the road from the Gold Coast Aquatic Centre. It will have unobstructed, never-to-be-built-out views to the east given its position opposite the Broadbwater Parklands.&nbsp;

The plans are for 316 apartments, ground-floor retail, and resort-style resident amenities. The project sits within Precinct 1 (Central Business District) of the Southport Priority Development Area, where high-density residential and commercial development is actively encouraged.

BGD, ran by Bayden Goddard and the architecture firm behind Le Reve, has revised the original concept plans, substantially reworking the built form. Basement parking has been replaced by an expanded podium designed to improve functionality while reducing the tower's overall visual impact.&nbsp;&nbsp;

<img alt="First look: Odus Property Group plots landmark 40-storey tower for Southport's Broadwater gateway" data-entity-type="file" data-entity-uuid="0f13d065-2cf5-45ec-aa17-1a03754d93d8" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Southport%20da%202.png?VersionId=.9QS2n7kBc_U3PyaI247uOyNSXIqnXSE" />

The tower rises above the eight-storey landscaped podium with a distinctive architectural language defined by sweeping arches, integrated greenery, bronze-toned glazing, and a sculptural rooftop crown.

The development will comprise 104 one-bedroom apartments, 208 two-bedroom apartments, and four four-bedroom penthouses across levels 9 to 36. Apartments are designed to accommodate both permanent residents and short-term accommodation within the same building.

A double-height lobby and reception will anchor the ground floor alongside a 23 sqm food and drink outlet, activating the Marine Parade frontage.

Parking will be accommodated within the podium, providing 288 vehicle spaces and 74 bicycle spaces, accessed from Welch Street.

<img alt="First look: Odus Property Group plots landmark 40-storey tower for Southport's Broadwater gateway" data-entity-type="file" data-entity-uuid="d7528b91-2c47-4094-98b3-5eecbacc0041" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Southport%20da%20podium.png?VersionId=efF5oWs4T9PDvxJwJEDHu5kSQ5eE3IBy" />

Residents will have access to an extensive suite of amenities spread across multiple levels. A podium recreation deck will include a swimming pool, spas, sauna, steam room, cinema, residents' lounge and children's games room, while a second wellness level near the top of the building will feature a gym, co-working spaces, reading room, dining areas and communal kitchen. Extensive podium landscaping wraps the building to soften the built form and strengthen its interface with the surrounding streetscape.

The planning report notes the project responds directly to Southport's ongoing urban transformation.

"Consistent with much of Southport, the surrounding area is undergoing significant transition, with many older low-rise developments progressively being redeveloped for higher-intensity urban outcomes, as envisaged within Precinct 1."

It also states that the proposal "will contribute to a defined and legible eastern gateway to the Southport CBD, reinforcing the area's high-density urban character while maintaining a strong visual connection to the adjoining public open space network."

<img alt="First look: Odus Property Group plots landmark 40-storey tower for Southport's Broadwater gateway" data-entity-type="file" data-entity-uuid="0b9fdebd-4b35-400b-a287-6bd1cdbcdb1b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Southport%20da.png?VersionId=4LG35XR5mfir7jvG2TShtQx.utMLYBxu" />

Located opposite the Broadwater Parklands, the site enjoys immediate access to the Gold Coast Aquatic Centre, Australia Fair Shopping Centre, TAFE Queensland Southport campus, the G:link light rail corridor and Southport's established commercial precinct. The location places future residents within one of the Gold Coast's fastest-evolving mixed-use centres, where numerous high-rise residential projects are reshaping the CBD skyline.

Odus is headed by development professionals Byron Sakha, Jarrod Younan and Sebastian Younan. The Younans also head family-owned builder Nazero Constructions, established in the 1960s.

They are currently delivering La Mer, 24 luxury apartments on Main Beach Parade, and Le&nbsp;Rêve, on the same street but on the prized beachfront side of the sought-after strip.

Joel Robinson

ODUS plans landmark 40-storey tower for Southport's Broadwater gateway

A boutique collection of just 10 residences could become the catalyst for the next phase of renewal along the southern end of Surfers Paradise Boulevard, with new plans laid for a mixed-use tower designed to transform a long-vacant site.

The proposal for <a href="https://www.apartments.com.au/new-apartments/3098-surfers-paradise-boulevard-surfers-paradise-qld-4217">3098 Surfers Paradise Boulevard</a> has been conceived as more than a standalone residential project. Designed by <a href="https://www.apartments.com.au/architects/bda-architecture">BDA Architecture</a>, the development aims to spark the revitalisation of what the design team describes as the "South Boulevard" precinct, creating an active streetscape with retail uses at ground level beneath a collection of full-floor luxury residences.

The application, by PR Property Holdings, an entity directed by the Brisbane-based Ryan and Petrovic families, seeks approval for a 17-storey, 62.2-metre mixed-use development on a compact 427 sqm site between Surfers Paradise Boulevard and Appel Street.

The project will comprise just 10 apartments, including eight full-floor residences and two duplex apartments, positioned above a two-level retail podium. Three podium parking levels will accommodate 26 vehicle spaces, while a recreation deck is proposed on Level 4.

<img alt="First look: PR Property Holdings plans boutique apartment tower to kickstart Surfers Paradise's 'South Boulevard' revival" data-entity-type="file" data-entity-uuid="46cfa37d-5051-4449-8d8e-6724f8ca0d59" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Article%20Feature%20Image%20%28Grid%29_8.png?VersionId=e7UkeV1eTZAC2lXhdq72E3jpUbwiFD2t" />

Rather than pursuing apartment volume, the proposal focuses on large-format homes with a slender tower form intended to maximise outlooks while limiting visual bulk.

BDA Architecture said the proposal has been designed to become an urban renewal catalyst for the precinct.

"The ambition of 3098 Surfer's Paradise is that it provides the catalyst for incremental infill redevelopment and upgrade of what is coined the 'South Boulevarde' of Surfers Paradise which connects to the beating heart of Cavill Avenue."

The architects added: "An incremental approach to development that provides quality ground plane interface, human scale design, integrated subtropical landscape and semipublic permeable frontage can over time entirely upgrade a precinct."

The architecture adopts soft curves, articulated balconies and a slender tower profile rising from a human-scaled podium. The design report describes the project as delivering "bespoke residences of enduring distinction, sculpted with precision and quiet sophistication," with a focus on timeless coastal architecture.

The application also includes retail tenancies addressing Surfers Paradise Boulevard, reinforcing the site's role as an active mixed-use destination rather than a purely residential address. The planning report states the combination of the podium, landscaping and active frontage is intended to strengthen the pedestrian experience while contributing to the evolving character of the boulevard.

The site occupies a prominent position in the southern section of Surfers Paradise, directly opposite the G:link light rail corridor and within walking distance of Surfers Paradise Beach, Cavill Avenue, the Nerang River and Bruce Bishop Car Park. It is currently vacant, having previously accommodated a single-storey commercial building that was demolished in 2022. The planning report notes the surrounding area is characterised by a mix of commercial buildings and residential towers, with unlimited building height provisions applying under the Centre Zone.

The proposal also replaces an earlier 2022 approval for a restaurant and bar on the site, instead introducing a permanent mixed-use development that combines retail activation with boutique residential living.

Boutique apartment tower to "kickstart" Surfers Paradise's 'South Boulevard' revival

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.

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

Sydney’s property market is known for high prices, competitive bidding, and mounting pressure on first home buyers. But change is on the horizon.

From late 2025, eligible first home buyers in New South Wales will have access to a new federal government initiative aimed at addressing affordability: the Help to Buy Scheme.&nbsp;

<h2>What is the Help to Buy Scheme?</h2>

The program introduces a shared equity model intended to reduce the upfront cost of entering the property market, particularly in high-demand urban areas such as Sydney.

The scheme operates under a shared ownership structure in which the federal government takes an equity stake of up to 40 per cent for new homes, or 30 per cent for existing dwellings. This arrangement allows eligible buyers to significantly reduce their loan size and avoid the added cost of Lenders Mortgage Insurance (LMI).

Under this model, purchasers can enter the property market with as little as a two per cent deposit, well below the traditional 10 to 20 per cent usually required. The government’s contribution is not a loan but a co-ownership stake in the property. As such, there is no interest or rent charged on its portion.

Because the government’s equity combined with the buyer’s deposit typically meets or exceeds the 20 per cent threshold, LMI does not apply. The remaining balance, generally between 60 and 70 per cent of the property’s value, is financed through a standard home loan with a participating lender.

The government's equity in the property remains in place until the buyer chooses to repay it voluntarily or until the property is sold. Buyers can buy back the government’s share over time, in increments of at least five per cent, depending on their financial situation.

There is no fixed repayment timeline, but the amount to be repaid will be based on the property's market value at the time of repayment, not the original purchase price.

<h2>How do you qualify for the&nbsp;Help to Buy Scheme?</h2>

To qualify for the Help to Buy Scheme, applicants must meet the following conditions:

<ul>
	<li>Be an Australian citizen at least 18 years of age.</li>
	<li>Be a first-home buyer who does not currently own property.</li>
	<li>Intend to live in the property as their primary residence.</li>
	<li>Earn less than $100,000 per year for individuals, or $160,000 for couples.</li>
	<li>Purchase a property within the regional price caps, currently $950,000 in Sydney, though this is expected to rise to approximately $1.3 million ahead of the program’s launch.</li>
</ul>

While the Help to Buy Scheme does not solve affordability challenges across the board, it does offer a more accessible pathway for a defined segment of the market, particularly younger buyers with moderate incomes who have been priced out of traditional lending routes.

The scheme is expected to commence in NSW in late 2025, as part of a national rollout.

Under the new model, purchasers can enter the property market with as little as a two per cent deposit, well below the traditional 10 to 20 per cent usually required

Help to Buy Scheme: What first home buyers in NSW need to know

The First Home Owners Grant (FHOG) is a government initiative designed to help eligible first-time home buyers by offering financial assistance towards the purchase or construction of a new home.

While the FHOG is a nationwide program, it is administered separately by each state and territory, meaning the eligibility criteria, grant amounts, and property requirements can vary depending on your location. This means that the amount available and the conditions attached to the grant will differ, so it is important to check the specific guidelines for your state or territory.

It’s important to note that the FHOG is just one of several incentives available to first home buyers. In most states and territories, the grant is not linked to stamp duty exemptions or concessions, with the exception of the Australian Capital Territory (ACT). The FHOG is typically a one-off payment, reducing the overall cost of purchasing or building a new home before any stamp duty concessions are applied.

Below, we provide a breakdown of the First Home Owner Grants available across Australia, outlining the specific details for each state and territory.

<h2>New South Wales First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $600,000. For land purchases and owner-builders, the threshold extends to $750,000.

Stamp Duty Benefits: Provides full stamp duty exemption for homes valued up to $800,000, with concessions available for properties up to $1 million.

<h2>Victoria South Wales First Home Owner Grant</h2>

First Home Owner Grant: Provides a $10,000 grant for first-home buyers purchasing or building new homes valued up to $750,000.

Stamp Duty Benefits: Offers full stamp duty exemption for properties up to $600,000, with concessions available up to $750,000.

<h2>Queensland First Home Owner Grant</h2>

First Home Owner Grant: Offers $30,000 for contracts signed between 20 November 2023 and 30 June 2025. The FHOG applies to new homes valued up to $750,000.

Stamp Duty Concessions: Provides additional concessions for properties valued up to $800,000.

<h2>Western Australia First Home Owner Grant</h2>

&nbsp;

First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $750,000 in the southern regions and up to $1 million in the northern regions.

Stamp Duty Concessions: Available for homes valued up to $600,000 for transactions entered into on or after 9 May 2024.

<h2>Australian Capital Territory First Home Owner Grant</h2>

First Home Owner Grant: Replaced by the Home Buyer Concession Scheme, offering full stamp duty concessions for eligible buyers.

<h2>South Australia First Home Owner Grant</h2>

First Home Owner Grant: Provides up to $15,000 for new homes, including houses, apartments, and townhouses. As of 6 June 2024, there is no property value cap for eligibility.

Stamp Duty Relief: Available for new homes and vacant land purchases.

<h2>Tasmania First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes and off the plan purchases.

Stamp Duty Exemption: Between 18 February 2024 and 30 June 2026, first home buyers of established homes valued up to $750,000 receive a full exemption on property transfer duty.

<h2>Northern Territory First Home Owner Grant</h2>

First Home Owner Grant: The Northern Territory provides a $10,000 grant for new homes only. Additional government grants and concessions are available for first home buyers.

Stamp Duty Exemption: The only stamp duty exemption available to property buyers is the House and Land Package Exemption (HLPE).

Eligibility criteria and application processes differ across states. Prospective buyers should refer to their respective state revenue offices for full details on grant availability, conditions, and additional concessions.

Every First Home Owner Grant for new property by state

In the ever-evolving landscape of sustainable architecture and environmentally conscious design, systems and ratings in place can help determine the energy efficiency of residential buildings in Australia.

Australia has multiple building rating systems that evaluate energy efficiency and sustainability in existing and new building designs.

Some systems assess individual building components, while others provide an overall rating for the entire structure.

A rating system ensures that homes are comfortable and energy-efficient, whether you are buying, renovating, or building.

NatHERS (Nationwide House Energy Rating Scheme) is a common way for new homes to meet energy efficiency requirements.

As new developments continue to shape the urban environment, understanding NatHERS ratings becomes essential for developers and homeowners. This article delves into the concept of NatHERS ratings, their significance, and how they contribute to creating energy-efficient homes.

<h2>What is NatHERS?</h2>

NatHERS is a national initiative implemented by the Australian government to promote energy efficiency in residential buildings. The scheme aims to provide a standardised method for assessing the thermal performance of homes, considering factors such as insulation, orientation, ventilation, and building materials.&nbsp;

NatHERS ratings are the most common way new homes meet the National Construction Code's (NCC's) minimum energy efficiency requirements.&nbsp;

NatHERS assessments provide thermal and whole-home ratings for new homes, townhouses, and apartments.

The rating helps evaluate the energy performance of buildings, guides homeowners and developers to make informed decisions about the energy efficiency of their properties, and encourages the construction of more sustainable, comfortable, and cost-effective homes.

<h2>How NatHERS Ratings Work</h2>

NatHERS ratings are determined through four accredited software tools (AccuRate, BERS Pro, FirstRate5, HERO) using a calculation engine CSIRO developed to predict building temperature based on various factors.

The tools can model complex effects of building mass, insulation, window size, and other elements.

The outcome is a star rating that reflects the building's overall thermal efficiency, indicating how well it can maintain a comfortable indoor temperature without excessive reliance on heating or cooling systems.

The star rating scale ranges from 0 to 10, with a 6-star rating being the minimum requirement for compliance with the National Construction Code (NCC).&nbsp;

Achieving a higher star rating demonstrates a commitment to energy efficiency and sustainability, as the building is better equipped to minimise its environmental impact and reduce long-term energy costs.

Anyone can use NatHERS tools, but accredited assessors can provide certified ratings and professional advice.

<h2>Benefits of Higher NatHERS Ratings</h2>

Energy Efficiency: Buildings with higher NatHERS ratings are more energy-efficient, requiring less heating and cooling energy. This reduces the structure's carbon footprint and lowers occupants' energy bills.

Cost Savings: Homes with higher NatHERS ratings are generally more energy-efficient, resulting in reduced energy consumption for heating and cooling. This translates to lower energy bills for homeowners, making sustainable living environmentally friendly and economically viable in the long run.

Environmental Impact: Lower energy consumption directly translates to a reduced environmental impact. Buildings with higher NatHERS ratings contribute to the overall goal of mitigating climate change by lowering greenhouse gas emissions associated with heating and cooling systems.

Improved Comfort: Buildings with high NatHERS ratings offer better thermal comfort to occupants. Proper insulation, well-designed ventilation, and optimal orientation maintain a consistent and comfortable indoor temperature, providing occupants with a more enjoyable and healthier space.

Market Value and Desirability: Higher NatHERS ratings can enhance the market value of a property. As energy efficiency becomes a more significant consideration for homebuyers, a well-rated building may attract a premium price and stand out in the real estate market.

Compliance with Building Codes: NatHERS ratings are a vital component of the National Construction Code (NCC), and compliance with these ratings is often a mandatory requirement for new developments. Local councils and planning authorities may set minimum energy efficiency standards that must be met to obtain development approval.

The Nationwide House Energy Rating Scheme (NatHERS) is a crucial initiative shaping the future of energy-efficient, resilient, and cost-effective homes. With its recent upgrades, NatHERS has evolved into a world-leading tool for the building sector, supporting the global commitment to achieving net-zero emissions by 2050.

Staff Writer

What is a NatHERS rating in new off the plan apartment developments?

Mixed-use developments have gained significant popularity across Australia in recent years due to their unique blend of residential, commercial, and recreational spaces.

Unlike traditional single-purpose developments, mixed-use projects offer a harmonious integration of various functions within a single locale.

Residential units seamlessly coexist with commercial establishments, retail outlets, dining venues, entertainment hubs, and recreational facilities, with the combination not only enhances convenience but also fosters a vibrant lifestyle and a sense of community.

<h3>Convenience and accessibility</h3>

Mixed-use developments are designed with convenience in mind. They often integrate residential units with commercial spaces, retail outlets, restaurants, and recreational facilities, creating a self-contained community.

[smartcode_project:default project_id=114215 project_image_fid=204874]

The proximity allows residents to enjoy the convenience of having essential amenities and services within walking distance. Whether it's grabbing a cup of coffee, going grocery shopping, or accessing healthcare services, everything is conveniently located, saving residents time and effort.

<h3>Vibrant lifestyle and community</h3>

One of the major advantages of mixed-use developments is the vibrant lifestyle they offer. With a diverse range of amenities and communal spaces, residents have ample opportunities to interact, socialise, and build a sense of community.

[smartcode_project:default project_id=107714 project_image_fid=214122]

The presence of parks, community centres, and shared spaces fosters a lively atmosphere, encouraging residents to engage in various activities and events. The vibrant lifestyle within these developments creates a unique sense of belonging and camaraderie among the residents.

<h3>Potential for higher rental yields and property value appreciation</h3>

Mixed-use developments tend to attract a broad range of tenants and buyers due to their versatile nature. This high demand can result in higher rental yields for investors and potentially lead to property value appreciation over time.

[smartcode_project:default project_id=139989 project_image_fid=212887]

The integration of commercial and retail spaces attracts businesses, which can provide a stable rental income stream. Additionally, the popularity of mixed-use developments often drives up property values, making them a potentially lucrative investment in the long term.

<h3>Enhanced security and maintenance</h3>

Mixed-use developments typically have comprehensive security measures in place. With controlled access points, CCTV surveillance, and professional security staff, residents can enjoy enhanced safety and peace of mind.

[smartcode_project:default project_id=108019 project_image_fid=212658]

Additionally, these developments often have dedicated maintenance teams responsible for the upkeep of common areas, landscaping, and infrastructure. This ensures that the overall appearance and functionality of the development are well-maintained, creating a pleasant living environment for residents.

<h3>Live-work-play balance</h3>

One of the key attractions of mixed-use developments is the ability to achieve a desirable live-work-play balance. The integration of residential and commercial spaces allows residents to live closer to their workplaces, reducing commuting time and improving work-life balance.

The proximity to various amenities and recreational facilities encourages an active and healthy lifestyle. Residents can easily access fitness centres, parks, restaurants, and entertainment options, all within the same development, leading to a more fulfilling and convenient way of life.

alisonwarters@gmail.com

The top five reasons to buy in a mixed-use development

When buying a property, everyone needs to be aware of the additional costs that come as part of the buying process.

Often the largest outlay, after the deposit which goes to the bank, is stamp duty.

<h2 style="line-height: 1.38;">What is Stamp Duty?</h2>

Stamp duty is an extra tax to pay the government when you buy land, a property, and other certain assets.

It happens when the legal ownership is transferred. It can also be known as property transfer duty or transfer duty.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture" allowfullscreen="" frameborder="0" height="415" src="https://www.youtube.com/embed/C32BWkB5--c" title="YouTube video player" width="660"></iframe>

<h2>Who pays Stamp Duty?</h2>

In some circumstances, you may get an exemption. For some states, you won’t have to pay for stamp duty if you are a first home buyer or a pensioner for houses under a particular price. There are also stamp duty concessions, where you may be entitled to a discount.

<h2>How much does Stamp Duty cost?</h2>

Each state has different rules which affect how much you need to pay. These rules can affect the rate you pay, and the timeframe you will need to pay in. Before you buy land or a property, make sure you check the up-to-date information for your state’s stamp duty.

You can use a free stamp duty calculator online to see approximately how much you’ll need to pay. Find out if you’re eligible for an exemption by enquiring on a project via Urban!

Overall, the stamp duty you need to pay will depend on:

<ul>
	<li aria-level="1">How much your land/property is worth</li>
	<li aria-level="1">Where your land/property is located</li>
	<li aria-level="1">What type of land/property it is</li>
</ul>

Want to find out more? <a href="https://www.youtube.com/@UrbanAustralia?utm_source=YouTube&amp;utm_medium=Video&amp;utm_campaign=Subscribe&amp;utm_id=Subscribe">Subscribe to our YouTube channel</a> for more property videos.

Ellen Walker

Off-the-plan property explained: What is stamp duty?

For most Australians, buying an apartment is one of the biggest financial decisions they'll ever make

The location, floorplan and price are often the first considerations, but in recent years another question has become increasingly important: who is actually delivering the project?

A series of high-profile builder collapses, construction delays and defect concerns have fundamentally changed how many Victorians approach buying off the plan. The collapse of Porter Davis in 2023, which reportedly left around 1,700 homes unfinished, became one of the most visible examples of the risks that can emerge when a construction company fails. <a href="https://www.equifax.com.au/sites/default/files/lpassets/pdf/Final-Business-Market-Pulse-June-Sector-Deep-Dive-Report-2.pdf">Similar challenges across the broader construction sector</a> have left buyers asking more questions before signing a contract.

As Victoria continues encouraging higher-density housing to address supply shortages, transparency is becoming just as important as location or price.

One tool increasingly entering the conversation is the <a href="https://icirt.com/">Independent Construction Industry Rating Tool (iCIRT)</a>, an independent assessment framework designed to help buyers better understand the developer or builder behind a project. Originally developed by Equifax in consultation with government and industry as part of NSW's Construct NSW reforms, the system has since expanded nationally.

<h2 data-end="1519" data-section-id="7nmx3" data-start="1492">What is an iCIRT rating?</h2>

Most Australians are familiar with independent ratings in everyday life.

We compare ANCAP safety ratings before buying a car. We look at Health Star Ratings in supermarkets. Banks rely on credit assessments when lending money.

Until recently, however, there has been very little independent information available to help apartment buyers assess the business responsible for delivering a residential project.

That gap is what iCIRT was designed to address.

Builders, developers and other construction professionals with an iCIRT rating have demonstrated high-trust characteristics through an independent, evidence-based assessment across six criteria: Character, Capability, Conduct, Capacity, Capital and Counterparties. This involves a rigorous review of financial health, past project track record, and ethical conduct. Crucially, an iCIRT rating could help provide property buyers with confidence that they are working with a professional who has demonstrated the capability, capacity, and willingness to return and rectify issues.

Importantly, iCIRT is not a recommendation to purchase a particular property, nor is it a traditional credit rating. It is an independent assessment framework designed to provide objective information about a construction business using a <a href="https://icirt.com/sites/default/files/2025-08/iCIRT-Methodology-Issue1-May-2021.pdf">published methodology</a>.

The system has been widely adopted in New South Wales, where more than one-third of medium and large residential builders and developers now hold an iCIRT rating, representing over two-thirds of the state's residential building market by value as of 2025/26.

<h2 data-end="3126" data-section-id="h6ohtj" data-start="3084">Why buyers are doing more due diligence</h2>

For many buyers, particularly those purchasing off the plan, the biggest risk isn't whether they'll like the kitchen finishes.

It's whether the project will be delivered on time, to the expected quality, and by a company capable of completing the development.

<a href="https://icirt.com/sites/default/files/2026-07/iCIRT%202025%20Consumer%20Survey%20Report%20v05.pdf">Consumer research commissioned by iCIRT</a> found more than half of respondents believed current protections do not adequately safeguard buyers from builder insolvencies or defective projects. Other research found 88 per cent of prospective buyers would seek independent ratings or due diligence before purchasing, while 90 per cent said trust in construction professionals is essential.

That doesn't mean buyers should rely on a single rating alone.

Independent legal advice, understanding the contract, and seeking financial advice all remain important parts of the due diligence process.

However, an independent assessment can provide another source of information alongside those traditional checks.

<h2 data-end="4138" data-section-id="pquzxc" data-start="4094">Trust is becoming a competitive advantage</h2>

The conversation isn't only changing for buyers.

Developers are also recognising that trust has become an increasingly important part of the sales process.

Five years ago, purchasers typically asked about floorplans, finishes and settlement dates.

Today, sales teams are increasingly being asked about the developer's experience, financial stability, previous projects and construction partners.

For companies with strong governance and established delivery records, an independent iCIRT rating provides another way to demonstrate those credentials before buyers even visit a display suite.

According to Equifax, the assessment can also help businesses drive sales and <a href="https://icirt.com/resources-for-business/icirt-rating-helps-scion-secure-high-value-projects">secure high-value projects</a>, as well as identify operational improvements and <a href="https://icirt.com/resources-for-business/mirvac-reinforces-brand-trust-and-quality-independent-icirt-rating">attract top talent</a>.

<h2 data-end="4962" data-section-id="1j54ng5" data-start="4912">Beyond buyers: lenders are paying attention too</h2>

The influence of independent construction ratings is also extending beyond consumers.

According to Stamford Capital's Real Estate Debt Capital Markets Survey, an increasing number of lenders now incorporate iCIRT ratings into their due diligence processes when assessing residential development finance applications.

The survey found lender adoption has continued to rise, with many respondents saying independent assessments provide additional insight into governance, counterparties and delivery capability beyond traditional financial analysis. Some lenders also reported declining funding applications where businesses had poor or no ratings.

As construction costs remain elevated and access to development finance becomes more selective, demonstrating credibility is becoming increasingly valuable.

<h2 data-end="5801" data-section-id="1qazuxs" data-start="5772">What it means for Victoria</h2>

Victoria's apartment market is entering a new phase.

The state is seeking to accelerate higher-density housing while simultaneously introducing reforms aimed at improving confidence in residential construction.

For buyers, that means there are more tools available than ever before to research the businesses behind a project.

For developers, it signals that transparency is becoming another point of differentiation in an increasingly competitive market.

Buyers are asking more questions than ever before and increasingly expecting independent information, not just marketing material, before making one of the biggest financial commitments of their lives.

Find out how to get iCIRT rated <a href="https://www.icirt.com/sites/default/files/2025-08/iCIRT-Infographic-Assessment-Process-Final.pdf">here</a>.

<hr data-end="6469" data-start="6466" />
The information contained in this article is general in nature and does not constitute personal, financial, legal or tax advice. It does not take into account your personal objectives, financial situation or needs. Therefore, you should consider whether the information is appropriate to your circumstances before acting on it and, where appropriate, seek independent professional advice.

This article contains links to third-party websites. These links are provided for convenience only. Equifax Australia does not control and is not responsible for the content, accuracy or privacy practices of external sites.

Copyright © 2026 Equifax Australia Information Services and Solutions Pty Ltd. All rights reserved.

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

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The Reserve Bank’s decision yesterday to keep the official cash rate on hold at 2.5% has been greeted as largely unsurprising, but the bigger question remains – have the rate cuts reached their end?
Rates have now been on hold for two consecutive months at the <a href="https://www.smartcompany.com.au/economy/057785-breaking-news-rba-keeps-interest-rate-unchanged-at-2-5">record-low level of 2.5%.</a>
The announcement came yesterday as positive economic news was also received in the form of retail sales numbers, manufacturing data and property prices.
For the first time since June 2011, the Australian Industry Group’s Performance of Manufacturing Index rose above the contraction marker of 50 points to 51.7, indicating growth in the sector.
Retail sales rose 0.4% during August, new home sales rose by 3.4%, and home prices also increased by 1.6% across the country.
These economic indicators are positive, but JP Morgan chief economist Stephen Walters says it’s not time to celebrate yet.
“The latest run of data has been good, but let’s see what the employment figures are,” he says.
“If unemployment increases as expected, this could temper the confidence of business and consumers a bit.”
Walters says the chances of the RBA cutting rates are reduced; however his original forecast of another cut before the end of the year remains the same.
“The recovery from the end of the mining boom is still not going well and you’re going to get a low inflation number on the 23rd of this month,” he says.
“If we get into next year and there are signs of house prices and construction still going up, then they may not move at all. So if there’s a cut, it will be near term rather than next year.”
HIA chief economist Harley Dale also said not to rule out the possibility of another cut.
“We’ve been in this situation before, where it looks as though the Reserve Bank has finished cutting, but that hasn’t turned out to be the case,” he says.
“It’s always been economic outcomes which drive the situation and we’re still looking at a domestic economy where we may not see the necessary rebalancing in the fallout from the mining boom.”
Dale says regardless of whether or not rates are cut, a rise in the interest rate is unlikely until 2015.
“There is some chatter starting to build in some quarters about the rate being on hold for the next six to nine months, but on the balance of what we know at the moment, there is sub-trend economic growth, residential recovery is still well short of where it needs to be and commercial construction won’t fill the void of resources-related projects,” he says.
“It’s hard to see what would warrant a return to higher interest rates next year and I think this would be a dangerous outcome.”
Reserve Bank governor Glenn Stevens said yesterday in a statement global financial conditions remain accommodative.
“The easing in monetary policy since late 2011 has supported interest-sensitive spending and asset values. The effects of these decisions are still coming through and will be for a while yet,” he says.
“The pace of borrowing has remained relatively subdued to date, though recently there have been signs of increased demand for finance by households.”

<hr>
This article first appeared on <a target="_blank" href="https://www.smartcompany.com.au">SmartCompany</a>.
 
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yredrup-o4Anfe78KF

Has the Reserve Bank reached the end of the rate-cut road?

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A friend shared with me an interesting story about <a href="https://www.propertyobserver.com.au/news/packer-plunges-%24330-million-into-american-real-estate-portal-zillow-has-he-found-the-next-rea/2013090564809" target="_blank">James Packer’s recent purchase</a> of a stake in the U.S. site <a href="https://www.zillow.com/" target="_blank">Zillow</a>.
Most Australians would not be familiar with this site unless they had experience buying property in the US. The site effectively enables home buyers and investment property buyers to see recent sales prices of every property in the same street and suburb. It does this by overlaying price data from their own third party data collection source with Google Earth-like maps of the neighbourhood where the property is located.
The key success of the site in recent years has been mostly attributable to the fact that top-line pricing information and comparison is readily available for free when using the service. The paid subscription version then enables for much more granular data about the property you are interested in buying, as well as neighbouring properties. Prices are updated via database inputs in almost real time, meaning that market values ebbs and flows per suburb, and per city, really can be recorded and monitored as they occur.
With Packer’s purchase of a substantial portion of the Zillow enterprise (about 9.4%) it will be interesting to see how this company progresses. Could there be opportunity for Packer to extend Zillow’s offering to markets beyond the domestic US? If an offering such as Zillow were to be made available in the Australian market, this would change the dynamic of how people purchase residential property here.
There are tools available to would-be home buyers and investors to allow them to access pricing and sales data about residential properties in Australia. The biggest of these is RP Data. RP Data plugs in to many of the ‘free’ data sources that property seekers already use in their searches – for example, median sales trend data per-suburb, as supplied on sites such as Realestate.com.au and Domain.com.au.
However, the ‘free kicks’ that RP Data gives away to such resource sites are really just snippets of the true value that the data can show. Of course, more granular detail on specific properties is made available by RP Data’s paid services. Paid RP Data reports can offer the following intel and detail on properties:
Property ownership history:
Red flags can be raised if a property has consistently been bought and re-sold every six to 12 months, for a long period of time. It could mean there are structural problems; potentially unresolved strata legal issues with property developers, or upcoming approved expenditure in strata complexes that will require huge ‘special levy’ increases to fund them.
Property detail:
This will give the true dimensions of the land plot a property is situated on; which may not always correlate with the dimensions contained in the contract of sale. This is important particularly in high-land-value areas where every single square meter of land ‘lost’ (based on assuming the block is bigger than it actually is) could result in thousands of dollars of lost value for that property.
Valuation:
Though bank and independent valuers are called in to assess value of a property (and often they themselves will use RP Data tools to corroborate their inspection findings); RP Data does offer a true market valuation of a chosen property.
Comparable properties:
Some paid reports allow property buyers to see similar properties in the area and the prices these properties have recently sold for. This helps provide peace of mind to the buyer of the true value of their chosen property in comparison to similar ones, in that same market (suburb, or sometimes street).
There are <a href="https://www.rpdata.com/residential_property_information/residential_property_information" target="_blank">additional services</a> that RP Data reports can provide. Unfortunately, many property buyers are not purchasing the RP Data sales history reports for their shortlisted property, prior to negotiating the final sales price. This means buyers could be overpaying for a property, thinking that their negotiated price was a good deal and in line with true market value, when in reality, the price they paid was still substantially higher than the true value.
Regardless though, my view is that Zillow is a far better model. RP Data, under its paid model, can give some idea of comparable property prices in just that street or in some similar properties in that suburb; to have access to an entire city’s pricing data – so, dozens and dozens of suburbs worth of individual properties – would cost a fortune. Zillow offers top-line, real-time, pricing data for entire cities and towns, not just a few ‘similar’ properties in one suburb, and this data is very valuable.
Why?
Because although it is all good and well to make sure you are not overpaying for your chosen suburb, what if the suburb choice itself in the first place is wrong? This would be similar to saying ‘I want to pick the best seat positions in a cinema’ when you want the best movie experience, when in reality the more important choice is not always just about the seat position, but the cinema type itself (Gold Class/IMAX/VMAX v a standard cinema).
Zillow also plugs in and amalgamates many other useful data sources that local services such as RP Data, do not. This makes your due diligence work time spent more efficient and productive. Included features such as mortgage rate comparison from different lenders, real estate sales and rentals listings from almost every local real estate who is affiliated, as well as the major search sites out there (this would be the equivolent locally of having Domain and RealEstate.com.au plugged in, as well as every local agent operating in every suburb with their own sales listings) provide added value to Zillow’s service.
Additional due diligence data such as local demographic and infrastructure data (so, how many schools, hospitals, and so on, a suburb has; in comparison to neighbouring areas) are also useful to have in one place. In Australia, this due diligence intelligence must be sourced from other sites.
So, whilst Packer no doubt has his own commercial success objectives to meet in acquiring his stake in Zillow, it will be interesting to see where the future of such a service could go, if introduced locally. Providing that Zillow would have the means and investment needed to acquire and fuse the data streams locally to provide such an end-to-end research service, it would most certainly be of benefit to home buyers and investors alike.

<hr>
Cameron McEvoy is a NSW-based property investor and maintains a blog, <a target="_blank" rel="nofollow" href="https://www.propertycorrespondent.com.au/">Property Correspondent.</a>
 
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cmcevoy-Go82SmsJA9

With James Packer onboard, can Zillow break RP Data's stranglehold on Australian property data? Cameron McEvoy

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Swimming pools are a point of contention for many property buyers. While in some neighbourhoods they are almost expected, and buyers may pay a premium for them, in others they are an unnecessary electricity and maintenance drain.  
Investors in particular are often warned to steer clear, frequently due to the safety warnings and concerns around tenants with younger children.  
This observer column by David Airey debated the common question <a href="https://www.propertyobserver.com.au/residential/does-a-swimming-pool-increase-a-property-s-value-david-airey/2012121258438">'Does a swimming pool increase a property's value</a>?' still left it open to debate.  
In saying that, swimming pools are frequently advertised by real estate agents as a selling point for a property. These three current listings below, for instance, clearly position it as a positive.  
The infinity pool and stone outdoor terrace in this <a target="_blank" href="https://www.realestate.com.au/property-house-nsw-palm+beach-106268790">Palm Beach residence</a> is advertised as “evoking the immediate feel of an endless summer”.
<img alt="whale_oct_2_one" height="353" width="470" src="/images/stories/2013/10/02/whale_oct_2_one.jpg">
This <a target="_blank" href="https://www.realestate.com.au/property-house-qld-twin+waters-114136587">Twin Water’s residence</a> is listed as being an entertainer’s delight with its infinity pool with wet edge, timber deck and built in bar and BBQ, “send out the invitations now, you will want to host lots of parties in this house.”
 
<img alt="twin_waters_oct_2_one" height="353" width="470" src="/images/stories/2013/10/02/twin_waters_oct_2_one.jpg">
 
Lastly, this <a href="https://www.realestate.com.au/property-house-qld-jollys+lookout-114196659">Jolly’s Lookout</a> residence, which has previously been <a target="_blank" href="https://www.propertyobserver.com.au/queensland/jollys-lookout-trophy-home-with-infinity-pool-stunner/2013082964640">featured</a> on Property Observer, is listed as having an “award winning infinity edge pool”and offers “maxiumum wow and maximum lifestyle.”
<img alt="jollys_lookout_oct_2_onbe" height="353" width="470" src="/images/stories/2013/10/02/jollys_lookout_oct_2_onbe.jpg">
 
{module Would you invest in a property with a swimming pool? }
 
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ntrotman-Et3xWpamVh

Would you invest in a property with a swimming pool?

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Yesterday’s RBA decision to leave the cash rate on hold has received positive market responses.
A range of financial groups believe current positive economic data correctly encouraged the bank to hold its ground at 2.5%, with no rush for further cuts until possibly early in the new year.
Mortgage Choice spokesperson Jessica Darnbrough said rising consumer sentiment, improving business confidence and climbing dwelling values, showed there was no urgent need to cut rates this month.
“Consumer sentiment and business confidence have both seen a dramatic improvement over the past month, hitting levels not seen in recent times. According to the Westpac-Melbourne Institute Index of Consumer Sentiment, confidence rose 4.7% in September to be 13.8% higher than when the Reserve Bank first cut the cash rate in November 2011.
“Similarly, the NAB Monthly Business Survey found business confidence strengthened considerably in August, rising to its highest level since May 2011.
“In addition, capital city dwelling values recorded a modest 0.5% increase in August, taking the cumulative recovery in residential values to 7.0% since the market bottomed out in May last year.”
The ANZ Bank says the RBA’s ‘steady as she goes’ approach remains appropriate. ‘’Their text was almost identical to that released after the August and September board meetings,’’ chief economist Ivan Colhoun said.
‘’Importantly, there was no upgrade to the bank’s easing bias, which suggests a reduced likelihood of any further reduction in interest rates before Christmas.’’
The ANZ has pushed its forecast for the final cut in this interest rate easing cycle out to February 2014, but assesses that we are close to the bottom of this cycle.
‘’A number of elements in the RBA’s statement suggest it remains comfortably on hold in the near-term:
* There has been an improvement in indicators of household and business sentiment recently, though it is too soon to judge how persistent this will be (the implication: wait and see);
* The easing in monetary policy since late 2011 has supported interest-sensitive spending and asset values. The full effects of these decisions are still coming through and will be for a while yet.
* There is continuing evidence of a shift in savers’ behaviour in response to declining returns on low-risk assets. The implication here is that monetary policy is working. The growth outlook would need to change substantially to require a further move in rates in the near-term.
Mr Colhoun said after easing in August, the RBA reverted to standard phrases “the setting of monetary policy remained appropriate” and “the Board will continue to assess the outlook and adjust policy as needed to foster sustainable growth in demand and inflation outcomes consistent with the target”.
He said these phrases have often been used when policy is seen to be correct and no near-term adjustment is considered likely. These statements were repeated this month.
The minutes to these board meetings provided some further information: “Given the substantial degree of policy stimulus in place, the Board judged that it was appropriate to retain the current setting of interest rates. Members agreed that the Bank should again neither close off the possibility of reducing rates further nor signal an imminent intention to reduce them. The board would continue to examine the data over the months ahead to assess whether monetary policy is appropriately configured.” This paragraph indicates a mild but relatively inactive easing bias in the near-term.
Mr Colhoun said phrases that have typically been used to suggest the possibility of a near-term move in rates in recent times have included reference to “scope to ease” and “policy remains appropriate for the time being”. The absence of these phrases today suggests the minutes to this meeting will again report no move on rates is likely in November.
‘’By inference, given the November meeting contains additional information on the CPI and the Bank’s new GDP forecasts, there’s a reduced likelihood for a cut at the December meeting. This suggests no further cut in interest rates is likely before the February board meeting, at the earliest, and an increased likelihood that we may already be at the low in the cycle.’’
The ANZ continues to keep a February interest rate cut in its profile, believing that a higher jobless rate and weaker mining investment keep open the option that the RBA takes out some further insurance, although Mr Colhoun says it’s preferable the AUD falls further instead.
‘’The bank believes we are close to the low in the cash rate cycle, given the improving housing sector, better global growth news and accommodative monetary policy. The wind back in mining investment, however, is expected to see interest rates remain at a relatively low level throughout 2014.’’
The CEO of the Real Estate Institute of Australia, Amanda Lynch, has welcomed retention of the low cash rate. “The board has made a considered and accurate assessment of the property market, and we are pleased media speculation about a housing bubble has been dampened.”
Ms Lynch said official rates had been slashed by a total of 2.25 percentage points since this cutting cycle began in November 2011. “As a result of the easing monetary policy, housing affordability is now at its lowest level in a decade. Nationally, it now takes 28.7% of the median family income to meet average loan repayments.”
In its September 2013 Financial Stability Review, the Reserve Bank warned home buyers to maintain realistic expectations of future dwelling price growth, Ms Lynch said. The bank associated an increase in property market activity over the past year, particularly in NSW and from investors, with the recent increases in housing prices.
“Some markets are performing well but this growth is not, by any means, Australia-wide,” she said.
“We believe that maintaining the banks’ high lending standards is crucial to continued sustainable growth in the Australian housing market.
“Rates, however, need to stay low to provide much needed confidence to first home buyers and increase building activity.”
Leading financial comparison website RateCity says the current low interest rates are likely to remain.
CEO Alex Parsons said variable rate borrowers with a typical $300,000 home loan would be around $600 better off by the end of the year, based on the previous two rate cuts in May and August 2013.
“Since January we’ve seen the cash rate slashed by 0.50 percentage points, with the mid-year cuts representing big savings for some variable borrowers,” he said.
“Compared with this time last year, variable rate borrowers are paying $171 less per month on average to service the same $300,000 home loan.”
But Mr Parsons said the RBA’s decision to keep rates on hold would continue poor returns for savers. He urged them to ‘’shop around’’ and compare rates.
“While many savings accounts offer rates around the 3% mark, it is possible to find higher interest savers paying a maximum rate of up to 4.77%, so it’s vital they shop around to ensure they are maximising their profit margin.”
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staylor-63KgDrKwoY

How the industry reacted to the RBA decision

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Observer Catherine Cashmore's <a target="_blank" href="/news">article on Property Observer on Monday</a> about the unpleasant consequences to expect from the housing boom was tweeted out on our official @propertyobs account.
After this, both Cashmore and Brad Caldwell-Eyles, a real estate agent and principal of 1st City-Hasemer+Caldwell, had a twitter discussion about negative gearing.
<img alt="tweet-pof-the-day-oct-2-two" height="505" width="470" src="/images/stories/2013/10/02/tweet-pof-the-day-oct-2-two.jpg">
<blockquote class="twitter-tweet">
<a target="_blank" href="https://twitter.com/bradceyles">@bradceyles</a> A failed policy if ever there was one-ties up existing housing-tightens vacancy rates-pushes up house prices-stagnates supply
— C Cashmore (@CCASHMORE_BUYER) <a target="_blank" href="https://www.propertyobserver.com.au/https://twitter.com/CCASHMORE_BUYER/statuses/384888111689244672">October 1, 2013</a>
</blockquote>
An interesting discussion that calls to attention the divide in opinion about housing affordability, the social role of property, and the wants and requirements of investors. 
You can also read Brad Caldwell-Eyles' article on the <a href="https://www.propertyobserver.com.au/residential/truth-v-myth-the-must-know-facts-about-buying-company-title-brad-caldwell-eyles/2013100165310?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=ourobservers:adviceandanalysisforreaders" target="_blank">must know facts about buying company title</a>.
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po-LsXgBTHBmX

The negative gearing argument

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With the final approval received on Balé Vue Residences in Manly West, construction on the first of stage is more than 90% complete, however investors who purchase within Stage One may need to provide tenants a temporary rental reduction as construction occurs.
Stage one will be settled and ready to move in by December 2013, while stage three currently has 15 units remaining and will be completed by 2015.
<img alt="maley-west-oct-2-one" height="208" width="470" src="/images/stories/2013/10/02/maley-west-oct-2-one.jpg">
Angela Olsen, director of Real Property Management Australia, was approached for <a href="https://docs.google.com/a/smsf.me/viewer?a=v&amp;pid=sites&amp;srcid=c21zZi5tZXxtYW5seXJkX2ludmVzdHxneDoyYjg2Njk2OTBkNDY2NjI" target="_blank">an appraisal in September 2012</a>.  She put the rent at between $370 and $415 per week.
"As lots one to six will be the first constructed it is anticipated that prospective tenants may suffer some noise/disruption from the ongoing construction. With this in mind, it is suggested that a rent free period be offered or that rent be advertised on the lower end of the appraisal in the first instance. These rents will likely increase as the development completes," Olsen's appraisal notes.
A more recent appraisal, from Ray White Manly department manager rentals, Kathie Scott, put the rent at between $480 to $520.
"We feel that you could advertise the units for $520 per week to see what response there is," Scott noted in the appraisal dated 24th May 2013.
This change may be reflective of the market in Queensland and changes made to the project post-2012 appraisal, including the addition of a pool and onsite manager.
Development updates and construction images <a href="https://sites.google.com/a/smsf.me/manlyrd_invest/home/development_updates" target="_blank">are available online</a>.
Within the first two stages, there are two townhouses unsold. There are 35 properties over the three stages, with stage one containing six units, stage two containing seven, and stage three containing 22.
Price ranges and details include:
Stage one – $399,000 - $430,000 (248 – 315 square metres)
Stage Two – $399,000 - $430,000 (174 – 314 square metres)
Stage Three - $429,000 - $465,000 (193 – 287 square metres)
Type A – Used in all Stage one, slightly larger than Type B but mainly just the internal orientation. Three-bedroom, 2.5 bathroom and one lock up garage. Kitchen overlooks living space/lounge and only one upstairs balcony.
 Type B – three-bedroom, 2.5 bathroom and one lock up garage. Upstairs has two balconies.
Type C - Lowset (on one level) – three-bedrooms plus study. Only three of this kind in the complex
The development is surrounded by detached houses, and the quick sales are a sign of growing competition among tenants and buyers for affordable, low maintenance properties in an upscale area, said Acuity Invest managing director, Michael Wilkins. However, the majority of buyers are owner occupiers looking to move east and downsize.
“Balé Vue Residences will deliver high quality, low maintenance homes to a market that is crying out for this type of property,” Wilkins said.
“The Balinese-inspired design really complements the surrounding bayside lifestyle, which is popular among couples who want the lifestyle without having to sacrifice Brisbane CBD proximity.”
The development is located near Port Connect, a $385 million upgrade to the Port of Brisbane Motorway and prestigious schools, and is 20 minutes from Brisbane CBD.
Construction on stage two will be completed by September 2014.
For <a target="_blank" href="https://sites.google.com/a/smsf.me/manlyrd_invest/sales/bale-vue---manly-west">more information on the properties, including site plans, see here</a>.
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Investors in first stage of Manly West development may take rent hit

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As expected interest rates were left on hold yesterday at 2.50% as announced by the Reserve Bank <a href="https://www.propertyobserver.com.au/finance/glenn-stevens-october-statement/2013100165408?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=newsplus" target="_blank">here</a>. The wording of the release seems fairly clear - accommodative interest rates are doing their job and there probably won't be any further cuts to come unless the outlook shifts for the worse.

"The easing in monetary policy since late 2011 has supported interest-sensitive spending and asset values. The full effects of these decisions are still coming through, and will be for a while yet. The pace of borrowing has remained relatively subdued to date, though recently there have been signs of increased demand for finance by households. There is also continuing evidence of a shift in savers' behaviour in response to declining returns on low-risk assets."
In other words, people are pulling money out of savings and into other asset classes.
The easing cycle, which has been running for nearly a couple of years, has pumped up asset values, increasing our net worth substantially.
While the cuts took some time to gain traction, the 2 year XJO (ASX 200) chart shows the index sitting ~20% higher, while shareholders have continued to derive benefit from dividend streams. Good news for most superannuation balances.
<img height="323" src="https://hfgapps.hubb.com/asxtools/imageChart.axd?s=xjo&amp;pi=Index&amp;ct=3&amp;tf=M2&amp;ovs=&amp;si=Code%20not%20supplied&amp;tima1=0&amp;tima2=0&amp;bi=2&amp;bima=0&amp;comt=index&amp;ds=xjo&amp;dovs=0&amp;ex=ASX&amp;ex2=ASX&amp;val=1&amp;stmp=20131002050717747" width="470" 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;">
Source: ASX
With extra cash at their disposal, Aussies have also plunged back into housing. Sydney prices up by 10% in 2013, while Melbourne and Perth have also seen decent growth. Hobart and Adelaide not so much.
Whatever people try to argue, the demand for housing is sensitive to interest rates and the RBA can see that its cuts have really started to bite in the major capital cities.
<img border="0" height="241" src="https://2.bp.blogspot.com/-zGKmjOJAAfU/UksgmBqkVHI/AAAAAAAAKYw/GXNQSS8yfJo/s400/RPD2.jpg" width="400" 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;">
Source; RP Data
Peter Martin, who has a long and established track record as one of Australia's best economic journalists,  <a href="https://www.petermartin.com.au/2013/10/there-wont-be-any-more-rate-cuts-this" target="_blank">notes</a>:
"By themselves the higher prices don’t worry the Bank. If they were associated with lower lending standards or a rush to greater leverage it would be concerned. But there’s little evidence they are just yet, and there’s unlikely to be evidence for some time. If there are such signs, further down the track, the Bank might might have to push up interest rates, but it’s a problem for the future. (And as far as the Bank is concerned, it’s a an easier to manage problem than the stagnation it had thought it was facing.)"
Elsewhere, retail sales finally showed some signs of life yesterday recording a 0.4% bounce for the month (it's odd being a Sydneysider who lives near Pitt Street Mall - cos there ain't no spending recession happening here, I can tell you). Must have been that election result.
Even the recession/housing crash cheerleaders seem to be losing a bit of heart of late after half a decade of predicting the end of the world.
The missing piece in the puzzle could be how the labour market fares as mining investment drops off. The unemployment rate has continued to sneak up to 5.8% last month and all Australians should want that troublesome trend to level off next year.
<img alt="Graph: Unemployment Rate" src="https://www.abs.gov.au/ausstats/abs@.nsf/a866861f12e106e0ca256a38002791fa/f756c48f25016833ca25753e00135fd9/Body/0.2DD6!OpenElement&amp;FieldElemFormat=gif" 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;">
Source: ABS
In any case, the RBA's wording in its release yesterday is clear:
"The easing in monetary policy since late 2011 has supported interest-sensitive spending and asset values. The full effects of these decisions are still coming through, and will be for a while yet."
The easing bias is no longer there. Futures markets read the release the same way that I do: that could be that for the interest rate cuts.
While cash rate futures retain around a one in four chance of a rate cut on November 5, the implied yield curve suggests that the next move will likely be up, although not for a long time time to come yet.
Sounds about right.
<img border="0" height="260" src="https://1.bp.blogspot.com/-7z4RnMslRps/UkshFTXHdDI/AAAAAAAAKY4/ZNzGdXE0NHo/s400/ASX.jpg" width="400" 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;">
Source: ASX
 
<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.
 
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Interest rate cuts - that's all there is folks: Pete Wargent

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The property market is changing all the time. New selling conditions confront – and confuse – buyers on a daily basis. To be successful, purchasers must overcome all kinds of strategic challenges, with those best able to read the tea leaves well placed to win the deal.
Buyers’ agents go all over their stomping grounds, so they have a wider view of the market, without preconceptions or emotional attachment to any particular property. Ideally, they never sell property – only help buy it - so they are independent. And, not being paid by selling agents or developers, they have no conflict of interest.
Property Observer asked a few for tips on buying in a ‘hot’ market.
"In a hot or cold market the key is to be prepared, but in a hot market you don’t have the luxury of time,’’ said Rich Harvey, managing director of Sydney buyers’ advocate Propertybuyer, which he founded in 2001.
"For example, in a hot market you might not have time for multiple inspections, or even to call your wife to arrange to get her over for a quick inspection.
"To buy successfully it’s important to have all your ducks all in a row. You have to know the current condition of the market and do your research extremely well.
"This includes having a solicitor or conveyancer ready to act promptly, with documents prepared, and you have to have had the property thoroughly inspected by various trades experts – such as for plumbing and electrical faults, termites and building permits.
"But the most important thing is to have clear finances in place so you can make an unconditional offer to the vendor. This will greatly improve your chances on the day.’’
In Melbourne, Frank Valentic, managing director of Advantage Property Consulting, based in the Elwood, St Kilda  and Ormond areas, said buyers should stick to a budget but be prepared to push themselves an extra $10,000-$20,000 to ‘’beat the competition’’.
"Buyers should avoid the trap of getting over-emotional in negotiating or bidding by having a family member or professional assist them. They should also make offers prior to auction to get around any emotional issues.
‘’An important tip is to have finance pre-approved in writing and a full 10% deposit ready so as to be able to make unconditional offers.’’
Mr Valentic said buyers’ agents had access to off-market opportunities and ‘distress’ sales creating more opportunities.
"Hopeful buyers should do their due diligence by attending auctions to get a good feel for the market and a feel for what a property is worth. They should stay in touch with local agents in their preferred areas so they are the first to learn of new listings.’’
Over in Perth, Gavin Hegney, executive chairman and founder of the Hegney Property Group, can draw on 30 years’ experience in Western Australia’s property industry. He’s seen three booms, three busts and three market cycles, so he knows his onions.
"My first thought is that buyers shouldn’t be aiming to buy in a ‘hot’ market. However, if they must, it would be best to look for the reasons behind the spike in prices in one sector and try to anticipate where prices will rise nearby - then take advantage.
"For example, why pay more for one type of product in a ‘hot’ suburb when, with a realignment of their thinking, they could buy a different type of property nearby, and reap the rewards later.’’
Mr Hegney said buyers should try to quantify what a property is really worth – not what they are being asked to pay for it. ‘’If people know what a property is worth they should have the confidence to buy in a ‘hot’ market.’’
He said buyers should also be able to anticipate rising prices near pending developments, such as around the Barangaroo South precinct on Sydney harbour. They would then benefit from any ‘hot’ market the big development later generates.
Ben Reid, of Vendor Advocacy Australia, said too many prospective buyers went in ‘green’ and did not have a clear understanding of what they were buying and where to get it.
"You’ve got to do your research,’’ he said. ‘’Too many go into a suburb with no idea of values. It really takes two or three months of actively looking and searching in an area to be educated enough and to get a good idea of market conditions.
"My overall No. 1 tip is to look for the best location, location, location. Also, look for property in consistently performing suburbs, or those close by which will benefit from that proximity, such as Thornbury near Clifton Hill or Bentleigh near Brighton in Melbourne.
"Stay away from property on main roads, near power generation sources or tunnelling, such as around the new East-West Link."
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Tips for buying in a hot market

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Property prices are on the move with RP Data reporting the Melbourne and Sydney house prices moving by around 5% in the September quarter. This movement will bread more activity and many new buyers will begin to enter the market.  
One of the major entrants will be home buyers who are looking to upgrade their family home and they will begin to grapple with a major dilemma, should they keep their old home and rent it out or sell it?  
Many people believe that, because residential property can provide solid capital growth over the long term, you should never sell it under any circumstances.  
It’s true that residential property should be held for as long as possible to maximise compound capital growth and minimise the effect of transaction costs like stamp duty and agents’ fees.  
However, a property portfolio (whether it’s your home, a rental property or both) is only effective if it genuinely serves your lifestyle and financial requirements.  
Major life events can alter these requirements, justifying a change in your property portfolio.  
This is no more evident than in the common practice of upgrading to a larger and more expensive family home, whilst holding onto the previous home and renting it out.  
At face value, this seems like a valid decision. Renting out your old home is logistically easier than selling, and you can put the rental income towards the loan repayments.  
But let’s be honest — there’s probably a bit of sentimentality involved. By holding on to your former home, you’re keeping a foothold in a familiar environment. It’s not goodbye; just au revoir.  
Sentimental attachment is fine, but only if the numbers stack up. After all, the property isn’t your home anymore; it’s an investment.  
When you borrow money to buy a property, the Tax Office recognises two kinds of debt. The first kind is debt you take on to purchase a property that produces income in the form of rent. This debt is known as ‘deductible’ because the Tax Office allows you to claim it as a deduction against your taxable income.  
The second kind is debt you take on to purchase a property that doesn’t produce income, i.e. the family home. This debt is known as ‘non-deductible’ because you can’t claim it against your income.  
If you have debt on an investment property and debt on a family home, it makes sense to minimise the proportion of debt that lies with your home, because it’s non-deductible.  
Let’s do a few sums. Say you want to upgrade from your current family home, which is worth $500,000. You’ve worked hard to pay off your loan and the property is debt-free. You don’t know whether to keep it and rent it out, or sell it and put the proceeds towards your new home.  
Option A: rent, then buy. The rental return on a $500,000 property is around 4%, or $20,000 per year. This income will be included in your taxable income and at a 40% tax rate you will loose $8,000 in tax. If you upgrade to a family home worth $700,000, you’ll have to borrow the whole purchase price. At a 5% interest rate, you’ll pay $35,000 in interest each year — none of it tax deductible.  
Option B: sell, then buy. Since you have no debt on your old home, selling it will give you $500,000 cash in hand to put towards your next home. You only need to borrow $200,000. At a rate of 5%, you’ll pay $10,000 per year in non-deductible interest.  
If you then borrow $500,000 at 5% to buy an investment property, you’ll pay $25,000 per year in deductible interest. Take away the $20,000 in rental income and you’re effectively paying $5,000 in interest. Because it’s deductible, you can claim it against your taxable income. At a marginal tax rate of 40 cents in the dollar, you’ll pay interest of $3,000.  
Option A leaves you $23,000 out of pocket while Option B sets you back $13,000. In short, holding your old home will cost you $10,000 per year.  
It’s hard to argue that this makes good investment sense and if interest rate move north it will tighten the noose around your neck.  
Yes, with Option B you’ll pay an additional $30,000 in agent’s fees and stamp duty. But as you’re saving $10,000 per year in interest, it will take around three years before you recoup this cost.  
The prospect of leaving your old home for good may be hard to face. But if you’re getting a case of the wobbles, doing the maths is the only way to make a decision that’s genuinely in your best interests.  

<hr>
Mark Armstrong is a director of <a href="https://www.ipropertyplan.com.au/">iProperty Plan</a>, which provides independent analysis and tailored advice to investors and home buyers.
 
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Investment or attachment? Why renting out your former home doesn’t always make sense: Mark Armstrong

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With the end of the government's Major Cities Unit, the Planning Institute of Australia (PIA) warns that the long term strategic planning for Australia's largest cities may no longer be in place.
PIA CEO, Kirsty Kelly, said that the Major Cities Unit was integral for informing planning policy in the light of current unprecendented growth and change across the 18 biggest cities in the country. 
“The Major Cities Unit has been monitoring established and emerging trends and collaboratingwith stakeholders to develop a national urban policy,” Kelly said.“This approach to a cohesive long term planning strategy for Australia has been seen byplanners as an indispensable tool in preparing cities for the future."
Kelly asked for clarification as to which part of the government would be undertaking the role of the unit.
“In the past couple of years the Australian Government’s interest in the role of cities hasn’tjust ended with steps towards better metropolitan planning,” she said.
The focus had also previously been on understanding the role of the individual cities in areas including workforce participation, productivity, innovation and climate change adaption.
“The Major Cities Unit has also been responsible for producing the State of Australian Citiesreports which are a pulse check on the trends and growth patterns in our major cities," she said.
“State of Australian Cities 2013 found that overseas migration accounts for half of thepopulation growth rate in Australia with population expansion in our major cities outstrippingthe national average."
Kelly noted that most of the challenges that will be seen in the future will be within the cities, particularly as they become more urbanised and require more infrastructure.
The <a href="https://www.infrastructure.gov.au/infrastructure/mcu/soac/files/2013_00_INFRA1782_MCU_SOAC_FULL_WEB_FA.pdf" target="_blank">'State of Australian Cities 2013' report can be seen here in its entirety</a>.
The report has several sections dedicated to housing, an issue it gives prominence.
"Increasing housing prices generate greater wealth for city homeowners and landlords. But they also exacerbate inequities within cities," the report stated.
"Moretti (2012) notes that homeowners in areas with strengthening labour markets, such as the inner suburbs of Australia’s capital cities, gain  from not only access to jobs with higher wages but also increases in property prices."
The report also covers liveability, transport and employment opportunities.
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