<a href="https://www.apartments.com.au/developers/jl-place">JL PLACE</a>'s Veil Brighton is approaching its final months of construction, with the nine-townhouse development at 17 Rooding Street expected to complete in December 2026.

The milestone is bringing the boutique project closer to becoming a finished part of the <a href="https://www.apartments.com.au/developments/brighton-vic-3186">Brighton</a> streetscape, with much of Brighton's everyday amenity within a short walk.

Palace Cinema, Coles Supermarket and North Brighton Station are all around five minutes on foot from <a href="https://www.apartments.com.au/new-townhouses/veil-brighton-17-rooding-street-brighton-vic-3186">Veil</a>, alongside numerous cafés, restaurants and bars. The station provides a direct rail connection toward Melbourne's CBD, while Bay Street and the wider Brighton retail and dining network add to the range of services accessible without relying on a car for every trip.

"The location was fundamental to the project. Brighton is an established suburb where many buyers already have strong connections to the area and want to remain close to the people, places and amenities that form part of their everyday life," the developer said.

"Veil sits in a highly walkable part of Brighton, with a Walk Score of 90/100."

For buyers looking to right-size within Bayside, that level of walkability adds to the appeal of a more manageable way of living. Everyday shopping, dining, entertainment and public transport can be accessed without relying on the car for every trip, while residents remain connected to the places and routines that make Brighton familiar. It allows buyers to simplify day-to-day life without giving up the convenience, amenity and connections they already value.

[smartcode_project:default project_id=7877 project_image_fid=355754]

As completion approaches, the architecture, landscaping and material palette are progressively becoming visible on site, giving prospective purchasers a clearer view of the finished development beyond its plans and renders.

Veil comprises nine townhouses, predominantly three-bedroom homes with between 2.5 and 3.5 bathrooms, two car spaces and, depending on the residence, study areas and private outdoor space. Selected homes include a bedroom on the ground floor.

Veil occupies a middle ground between detached housing and apartment living, retaining private gardens, storage and secure parking within a more manageable residential format.

<a href="https://www.apartments.com.au/architects/schmidt-pang-architects">Schmidt &amp; Pang</a> designed the architecture around natural light, ventilation, privacy and practical use of space. From Rooding Street, the façade has been composed to read as a cohesive residential building rather than nine individual townhouses, with landscaping by <a href="https://www.apartments.com.au/landscape-architect/john-patrick-landscape-architects">John Patrick Landscape Architects</a> integrated throughout the site.

Inside, natural stone, oak flooring, integrated joinery and brushed nickel finishes establish a restrained material palette, while kitchens include Miele appliances and substantial storage such as pantries. Walk-in robes and dedicated study spaces have also been incorporated across the collection.

[smartcode_project:default project_id=7877 project_image_fid=355852]

The project team said the planning of the homes has been informed by how the spaces function for both daily routines and larger gatherings.

"Our new homes owners at Veil have enjoyed the attention to detail in creating efficient layouts that use every space well. Hosting Christmas lunch and large family gatherings is an ease when care is taken to consider how people really live and entertain."

Private landscaped gardens extend the living spaces outdoors, while secure basement parking and bicycle parking are provided below. The homes have also been designed to achieve a 7-star energy rating, supported by double glazing, high-quality insulation, natural ventilation, LED lighting, water tanks and water-efficient fittings. Each residence is backed by a 10-year building guarantee.

Veil is being built by <a href="https://www.apartments.com.au/builders/jeniton">Jeniton</a>.&nbsp;Limited-time stamp duty savings are also currently available on selected purchases at Veil, adding another consideration as the project moves toward completion.

[smartcode_project_cta:default project_id=7877]

Joel Robinson

Veil Brighton nears completion in one of the suburb's most walkable pockets

<a href="https://www.apartments.com.au/developers/mosaic-property-group">Mosaic Property Group</a> has recorded 134 sales worth just over $400 million in two months of pre-release activity at The Riversdale, as the developer brings its $750 million South Brisbane riverfront project to the broader market.

The sales represent more than 60 per cent of the project's 213 apartments, with Mosaic reporting the majority of purchasers have been local owner-occupiers and downsizers.

<a href="https://www.apartments.com.au/new-apartments/the-riversdale-by-mosaic-south-brisbane-91-montague-road-south-brisbane-qld-4101">The Riversdale</a> will rise 39 storeys from its north-facing site at 91 Montague Road, delivering a mix of two, three and four-bedroom apartments alongside a collection of Mosaic's premium Masterpiece Series Sky Homes.

[smartcode_project:default project_id=151614 project_image_fid=371872]

The early buyer response comes ahead of the wider evolution of the northern end of Montague Road, where The Riversdale will be one of the first major residential projects delivered within an emerging riverfront precinct.

Directly adjoining the development is a planned 7.1-hectare mixed-use precinct, set to introduce new residences, parkland and public realm along the river's edge. The Riversdale's position directly on the Brisbane River gives it a relationship with the waterfront that Mosaic says cannot be replicated by future buildings within the precinct.

The site is also the result of a years-long pursuit by Mosaic. The developer first earmarked the <a href="https://www.apartments.com.au/developments/south-brisbane-qld-4101">South Brisbane</a> property in 2018, reflecting what Founder and Managing Director Brook Monahan has described as a deliberately patient approach to acquiring development sites.

[smartcode_project:default project_id=151614 project_image_fid=372083]

"We aren't opportunistic," Monahan previously told Apartments.com.au.

"Every site purchase is carefully considered. As seen with Kangaroo Point and South Brisbane, it can take years to eventuate. There are sites we're looking at now that we may not secure for several years."

Designed in collaboration with <a href="https://www.apartments.com.au/architects/bureauproberts">Bureau Proberts</a>, The Riversdale has been shaped around the qualities of the riverfront site, with apartments oriented to capture northern light and uninterrupted Brisbane River views.

Generous floorplans and expansive balconies extend the living spaces towards the river, while natural materials and a restrained interior palette have been selected with longevity in mind.

[smartcode_project:default project_id=151614 project_image_fid=371890]

Residents will have access to a level of amenity more commonly associated with world-class hotels and private members' clubs, with almost 3,000 sqm dedicated to wellness, connection, recreation and everyday convenience.

At ground level is a business lounge, private meeting rooms and dedicated workspaces. Mid-tower is a wellness sanctuary featuring magnesium hot and cold plunge pools, sauna, steam room, infrared therapy facilities, a Pilates and yoga studio, and a commercial-grade gymnasium.

Crowning The Riversdale is a rooftop featuring a 35-metre swimming pool with lap lane and spa, outdoor dining and seating terraces, firepit lounges and views of the city, river and Mount Coot-tha.

A private members' club-inspired retreat offers private dining rooms, a whisky lounge, media rooms and immersive entertainment experiences. Completing the amenity offering are two hotel-style guest suites and a resident-exclusive electric vehicle fleet and car-share program.

[smartcode_project:default project_id=151614 project_image_fid=371877]

The Riversdale sits at the northern end of Montague Road between South Bank and West End, around 1.3 kilometres from the Brisbane CBD, providing access to the city's major cultural, dining and recreation precincts.

It becomes Mosaic's largest Brisbane project to date and adds to a pipeline already under construction across the city.

In Brisbane, the developer is currently delivering The Bedford and The Carter at Kangaroo Point, both of which are approaching sell-out, with a further four projects being delivered on the Gold Coast. Mosaic has completed more than $2 billion in projects since 2012 and has a further development pipeline exceeding $2 billion across South East Queensland.

Early works are underway at The Riversdale, which will be delivered by Mosaic's in-house construction division. Completion is anticipated in late 2029, with remaining apartments priced from $1.98 million.

[smartcode_project_cta:default project_id=151614]

Mosaic records more than $400m in two months at South Brisbane's The Riversdale

Lender, fund manager and apartment developer Princeton has completed <a href="https://www.apartments.com.au/buildings/marque-rockdale-602-608-princes-highway-rockdale-nsw-2216">Marque Rockdale</a>, the first new apartment development in South Sydney to provide its owners with a 10-year Latent Defects Insurance policy, the most comprehensive insurance available for a new apartment building.

The policy has been a key consideration for prospective purchasers of the 58 one-, two-, and three-bedroom apartments, strategically located between&nbsp;Rockdale Plaza and Rockdale Station.&nbsp;

Buyers have also been drawn to the fact that it is one of few new apartment developments delivered in the suburb in the last 10 years, and the only one located on Princes Highway to be set well back from the street to reduce noise. There's also a communal rooftop, a rarity in the suburb, complete barbecue facilities, landscaped seating areas, a children's play zone and herb gardens.

[smartcode_project:default project_id=136442 project_image_fid=374084]

Ray White Projects’ Matt Otway said buyer enquiry reflected the increasingly diverse and cosmopolitan population that has made Rockdale home.

“We’re seeing strong interest from a broad mix of buyers, including young professionals and people who have rented in Rockdale and the surrounding suburbs and now see Marque as an opportunity to buy a brand-new apartment in an area they already know,” Otway said.

“Proximity to the CBD and Sydney Airport is another key advantage particularly for buyers working in these locations who want the added convenience of living close by.”

Investors have also been attracted to the project, with rental yields of more than five per cent, which is considered a strong result for the Sydney market.

[smartcode_project:default project_id=136442 project_image_fid=374090]

Adding another layer to the buyer proposition is Marque's 10-year Latent Defects Insurance policy from Resilience Insurance, making it the only new apartment development in Rockdale to offer the cover.

The policy protects apartment owners against major structural and waterproofing defects for 10 years following completion, giving Marque purchasers cover until early 2036 at no additional cost.

The likelihood of defects emerging has also been mitigated through the Technical Inspection Service (TIS), which saw independent experts inspect the building at various stages throughout construction to identify potential issues during the build, rather than after the fact.

SDSS, which provided the TIS, consistently ranked the construction quality at Marque, undertaken by iCIRT-rated builder Coplex, among the best across its extensive portfolio of projects.

[smartcode_project:default project_id=136442 project_image_fid=374088]

Otway said the LDI had become a major drawcard for buyers, particularly given Rockdale has seen relatively little new apartment development over the past decade.

"Rockdale hasn't had a lot of new apartment buildings in the last decade, and has never had a project with 10-year defect insurance," Otway said.

"Marque presents a truly rare opportunity at an affordable price point, so well connected to the Sydney CBD."

One-bedroom apartments at Marque start from $735,000.

[smartcode_project_cta:default project_id=136442]

Marque Rockdale completes as South Sydney’s first apartments backed by 10-year defect insurance

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.

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

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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Last Thursday, an article by Mercedes Rueh highlighted the emerging trend of hubs and co-working spaces in Melbourne and other Australian capital cities.
What you need to take away from the article is that the nature of work is changing. And therefore, creating new opportunities for you and other commercial property investors, who are flexible and forward thinking.
What are co-working hubs?
Co-working spaces are shared offices with most of the facilities that you would find in a normal office — such as wi-fi access, audio visual equipment, coffee machines.
They can be large open working spaces with tables, or split into larger and smaller rooms. It just depends on the style and preference of the users for the space.
Individual and groups workers are able to rent space for hourly, daily, weekly or monthly fees or set monthly fees.
You are starting to find these hub facilities popping up in most Australian capital cities.
Who actually uses shared work-spaces?
Co-working spaces are the first choice for many 'bootstrapping' start-ups because they offer the features of a normal offices space with lower costs. But it is not just small start-ups using this hub format.
Deloitte, AMP Capital, the NSW government, the GPT Group and CBRE are just a few of the companies experimenting with dynamic work spaces.
These spaces are becoming more popular because they foster creativity, collaboration and community which benefit employees and managers.
The demand for co-working spaces is only increasing — as office workers, specifically Gen Y, demand work that is more flexible and engaging.
What does this mean for landlords?
The uses of commercial property are changing in many ways. And the emerging co-working trend offers you the opportunity to add value to your properties.
At the end of an existing lease, or when a tenant vacates — you could clear out an older office building floor. Then refurbish the office with as a modern co-working space.
The secret then lies in securing one of the emerging, more-progressive corporates. Or a single "entrepreneurial" head tenant, who will then assume responsibility for arranging and coordinating all the smaller users.
Bottom line is if you simply allow yourself think outside the box and recognise emerging trends in the commercial property market you'll always be able to find opportunities to significantly add value to your older portfolio.
 
<hr>
 Chris Lang is an advisor to commercial property investors, sell-out author and regular speaker on how to invest in commercial property. 
 
You can visit his website <a target="_blank" rel="nofollow" href="https://property-edge.com.au/">Property Edge Australia</a> to help you get the most out of your commercial property investing.
 
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chrislang-EQKojcgJPV

Breathing life back into your old office: Chris Lang

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A property expert has said that despite NRAS gaining traction in Mackay, many remain confused about what the incentive actually is.
Xcel Properties managing director, and developer of Plantation Palms in Mackay, Kim Clarke said that the National Rental Affordability Scheme is a minimum risk approach that attracts first time investors.
“Affordable rental properties in Mackay have been scarce for the past 10 years, which guarantees demand for these properties,” said Clarke.
“We’ve recently received an influx of potential investors enquiring about further education, especially around topics such as who will be living in their home, and who will be controlling their investment," said Clarke.
"As a major developer of affordable housing in the Northern Beaches area we have a responsibility to provide these potential investors with sound advice that helps support their decision.”
The top five NRAS misconceptions
1. NRAS properties are used for social housing These affordable rental dwellings are private property and the investor/owner has complete control over who occupies their property. A couple with three children can earn $109,264 pa (rising to $136,580) and still qualify to rent.
2. NRAS investors are large business groups only Potential participants in NRAS include everyone from ‘mum and dad’ investors, financial institutions, non-profit organisations, private developers, and community housing providers. 
3.	NRAS property schemes are operated by government Although the NRAS is an initiative funded by the Australian Government, it is an approved scheme operator that puts the operating agreement in place between them and individual investors. This can vary widely and investors are encouraged to thoroughly review the provisions contained in their agreement and seek help from a professional before finalising an investment.
4.	Tenancy conditions change when it comes to NRAS renters NRAS homes may be funded by the incentive for up to a period of 10 years and tenants are entitled to the same rights given as tenants of relevant residential tenancy law in their respective State or Territory.
5.	Grant payments remain unchanged despite increased rental value The NRAS incentive is paid per dwelling, and is indexed each year (Dec – Dec) in line with movements of the Rents component of the Consumer Price Index. This is calculated using the weighted average rate of the eight capital cities housing component, and is effective from 1 May 2013.
(Source: Xcel Property)
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jduke-EHk3XBmHkn

NRAS misconceptions explained: Kim Clarke

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A two-bedroom, one-bathroom townhouse in Sydney’s Surry Hills has sold for more than $200,000 over reserve, and it may be partially due to the number.
Having been tightly held for more than 50 years, 88 Campbell Street, <a href="/news">Surry Hills</a>, has sold for $840,000 after being listed with a $640,000 reserve.
For Jonathan Chancellor's insights about the sale, read his perspective on <a target="_blank" href="https://www.propertyobserver.com.au/news/surry-hills-auction-price-silliness-won-t-necessarily-be-contagious/2013092365215?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=jonathanchancellor'spropertyinsights">Surry Hills auction price silliness here</a>.
The approximately 51sqm rundown townhouse, with no yard or car space, was said to have gone for the price for a number of reasons, one of which may have been the house price number.
Eight is an auspicious number in Chinese culture, and Ray White Surry Hills/Alexandria agent, Jack McGhee, who sold the property said it was a busy auction with a number of Chinese buyers. The 'double luck' number of 88 might have made a difference, he said.
The mixed commercial/residential zoned property was advertised as a ‘renovator’s delight’ and attracted a number of people to the 9am Saturday auction.
There were 24 registered bidders on the day, with eight actively bidding and two at the end “going for it” McGhee told Property Observer.
Interestingly, the property was on a T-intersection, which he said may be seen in a bad light by many Chinese buyers.
The final buyer, an investor, will be required to spend $250,000 to $300,000 on the property to get it back to a livable condition.
“It has been empty for ten years, it’s derelict [and] unlivable,” he said. As a previous family home, the owner then moved on to a nursing home, holding the property for several years before putting it onto the market.
A property with similar specs, at 172 Campbell Street, Surry Hills, currently has an <a href="https://www.onthehouse.com.au/reports/property_profile/12189017/172_Campbell_Street_SURRY_HILLS_NSW_2010/" target="_blank">online valuation ‘guesstimate’</a> of $678,100 to $764,100.
Meanwhile, McGhee pointed to a townhouse nearby that sold last year for $765,000 but was fully renovated.
Throughout the 28-day auction campaign the property achieved a lot of interest, with offers from $440,000 to $640,000 prior.
“Everything is going pretty strong, but there's not many of these left around in Surry Hills anymore, there aren't that many derelict properties in Surry Hills,” he said.
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Chinese bidders push townhouse ‘88’ over reserve

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These days what attracts buyers and renters to a property can largely be to do with storage.
In smaller units and townhouses, property owners need to work even harder to squeeze every dollar's-worth out of their space.
Last week, observer Cameron McEvoy wrote on <a target="_blank" href="/news">eight design trends catching the eye of urban renters</a>, and innovative storage space was a key component.
Here, Houzz has tweeted out a good idea for storage in the kitchen. What storage solutions have you had?
<blockquote class="twitter-tweet">
We'd love to know: What storage idea has been a lifesaver in your kitchen? See the full ... <a href="https://t.co/HVJPsOS1J6" target="_blank">https://t.co/HVJPsOS1J6</a> <a href="https://t.co/udoCHm9XIR" target="_blank">pic.twitter.com/udoCHm9XIR</a>
— Houzz (@houzz) <a href="https://www.propertyobserver.com.au/https://twitter.com/houzz/statuses/382264427761774593" target="_blank">September 23, 2013</a>
</blockquote>
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po-LsXgBTHBmX

Innovative storage solutions

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Sydney’s off-the-plan apartment market is in a property ‘bubble’ and is an inflated market that valuers are seeing through, according to Just Think Real Estate’s Edwin Almeida.
Pointing to the Sydney suburbs around Parramatta, including Westmead and Granville, Almeida told Property Observer that overseas buyers are falsely inflating property values by trying to ‘save face’ when valuations come in short.
“In a lot of these markets the marketing companies that are selling these units are selling to Asian markets and Asian investors. When it comes to settlement obviously the valuations are ordered,” Almeida said.
He explained that, knowing many valuers and mortgage brokers, current conversations he is having are that the apartments’ valuations are often coming in 15% below what they’re purchased for three months prior.
“You don't hear of this because the Asian community doesn’t like to lose face, so they settle and get the money from overseas. If they did get angry they don't like to go through the litigation process of taking the agent to tribunal for deceptive misconduct,” he said.
He also explained that as losing a 10% deposit is a big incentive, and the purchaser believes the market is ‘running hot’, many buyers still go through with the purchase.
In some instances, properties that sold for $560,000 are coming back with valuations of $440,000 to $450,000.
He said that while he believes this is causing a bubble in new stock, the secondary stock is not experiencing this.
“These three-bedroom apartments were selling in the $520,000 mark, miles from Parramatta CBD,” Almeida said.
“I thought they would be worth around $420,000, and the valuer confirmed that they were around $425,000.”
This gives a false impression the market is growing.
Within the next 18 months, as some of these properties start to sell, he said we’ll see the ‘real value’ of the properties emerge, and likely the market will soften as a result.
Have you heard of this happening? Contact jduke@propertyobserver.com.au 
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Off-the-plan values coming back at 15% below purchase price

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A hotspot report can be a good way to start thinking about locations where property prices are likely to rise over the coming years.
They will also provide information about demographics, infrastructure, amenities and the type of properties to consider within a “hotspot”location to help guide your thinking.
But you should not rely on hotspot reports alone and certainly not assume that capital growth is guaranteed.
As highlighted by hotspotting.com.au’s Terry Ryder, there i sno such thing as a “bulletproof” suburb.
To make sure your decisions are based on solid facts the key is research, research, research.
Read absolutely anything and everything about the property market in your chosen area.
Extract information from friends and family who have residential holdings. Track sale prices against original asking prices using local papers and residential listings websites.
What is the sales history of the property and its neighbours?
The internet has enabled buyers to be better informed than everbefore, and for free.
You may also consider purchasing an independent report on a suburb or street from the likes of RP Data, Residex or Australian Property Monitors.
 
<hr>
This article is from Property Observer's free ebook <a href="/guides/free-ebook-top-10-property-investment-tips">Top 10 Property Investment Tips</a>
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Get tips from hotspot reports, but do your own due diligence and research

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Inner city Sydney shows every sign of following the bad example of Melbourne down a slippery slope to oversupply. 
   Indeed, over-building of apartments in and around capital city CBDs is a major danger for consumers all around Australia.   Melbourne’s serious inner city oversupply is well documented. Canberra also has an apartment surplus, though not of Melbourne proportions. Darwin is shaping up for another unit surplus, with 500 new units entering the market in the next year or so and 2,000 more approved (remembering that this is a city of only 120,000 people).   Sydney’s situation may end up as crazy as Melbourne’s – and for similar reasons. Developers continue to bring on new projects around inner Melbourne despite big vacancies, because they’re able to flog their apartments to ill-informed offshore investors at high prices.   Sydney developers clearly want a piece of that action.   And, in keeping the careless manner in which they report real estate issues, newspapers are characterizing the looming construction frenzy as a renaissance in city living leading to an exciting boom time.   What I wouldn’t give for some reasoned, balanced analysis of a situation by media.   This is a clear and present danger for Australian buyers. Developers don’t care who buys their units as long as someone does, nor are they concerned if their buyers later find themselves unable to tenant their units or sell without taking a capital loss.   But it is a concern for the market and for real estate consumers.   So I urge investors to stay away from the inner city Sydney apartment market. There are many other, better places to buy around Australia.   The trap for investors is that the current statistics suggest this is a healthy market. The vacancy rates are acceptable and the research suggests solid increases in median apartment prices. And if supply remained at current levels, this might well be a good place to invest.   But the danger lies in what’s coming up. According to a weekend report, the City of Sydney says the number of residential towers completed or proposed since 2010 is more than the total for the preceding decade.   We’re meant to be impressed, but we should be alarmed. The report characterised this as developers responding to pressing demand for “people who want to be urban dwellers”.   But high-rise apartment developers don’t respond to demand – they attempt to lead it. That is what’s happening in the Sydney inner-city.   And it extends beyond the CBD. Reports suggest there are 25,000 units planned in the inner south, with predictions Sydney is moving into the biggest apartment building cycle since the 1970s.   We’ve recently seen investors clamouring to buy in the early apartment stages of Barangaroo, with the first 159 apartments reportedly sold within four hours of release.   We can expect to see more stories like that, as real estate consumers indulge that overpowering impulse to follow the herd, which these days is described as the FOMO syndrome – fear of missing out.   Real estate consumers should indeed be fearful – but not of missing out. The ones who miss out may well be the lucky ones.
 
<hr>
 Terry Ryder is the founder of <a target="_blank" href="https://www.hotspotting.com.au/" rel="nofollow">hotspotting.com.au</a> and you can contact Terry via <a href="https://mailto:%20ryder@hotspotting.com.au" target="_blank">email</a> or on <a href="https://twitter.com/hotspotting" target="_blank">Twitter</a>.
 
 
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terryryder-YECXbqmri2

Sydney risking the slippery slope into oversupply: Terry Ryder

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By the close of business today, thousands of people will have queued around 20 big, flashy Apple shops across the country and smaller telco outlets like Telstra’s shops to look at and then buy a new Apple iPhone 5.
The hundreds of thousands of dollars they will spend today and into the following weeks will be money that won’t be spent in other retail outlets or activities.
And earlier this week, as many of us with teenagers will know, Grand Theft Auto V came out. It sold a record $US800 million worth in the first 24 hours in the US and Europe. Yes, $800 million! That’s more than all but the biggest Hollywood blockbuster movies make. Oh and by the way, new gaming consoles are coming from Microsoft and Sony later in the year. They’ll be accompanied by a new Call of Duty title. Expect similar numbers to GTA V —?except the main interest in CoD titles is online multiplayer gaming, for which you need not only a quality broadband connection but also an Xbox or PlayStation subscription. In the June quarter, Microsoft earned US$1.7 billion from Xbox Live points.
And by the close of business today, millions of dollars will have flown into the bank accounts of Westpac, CBA and their peers from millions of mortgage owners who are repaying their home loans faster than they have to. That’s part of the continuing deleveraging trend as bank deposits soar while consumers and especially home owners save, save, save, instead of spend, spend, spend, which in turn has confused retailers and others in government.
These are all reasons why big retailers?—?Solly Lew and the hands-on Mark McInnes at Premier Investment, Bernie Brookes at Myer, Gerry Harvey and so on?—?will continue to whinge about how tough they’re doing it. Retail in Australia is changing, and the change is clobbering their business models. And the change isn’t just the switch to online purchasing, GST-exempt services and food, as we’ve so often explained.
The spending on smartphones, not to mention the apps that you can buy for them (worth <a href="https://techcrunch.com/2013/09/19/gartner-102b-app-store-downloads-globally-in-2013-26b-in-sales-17-from-in-app-purchases/" target="_blank" rel="nofollow">US$26.7 billion in revenue this year</a>), diverts revenue from existing shops and services into fast-growing areas of consumption dominated not by traditional retailers but by emerging retailers like Apple and telcos. Although iPods and mobile phones have been around for a decade or more, it’s only with the advent of the iPhone (and smartphones generally) and tablets that the sector has grown enormously. Moreover, it’s telcos that manage the accounts of smartphone owners, which sucks  billions of dollars more out of the domestic economy that a decade ago would have been available to be spent on consumable items and services.
Solomon Lew has locked himself out of this trend completely, preferring to concentrate on stay in clothing and apparel. That has hurt his group’s sales and profits, but Lew refuses to acknowledge that, preferring to blame online GST-free purchases from offshore, or bad management by the former ALP federal government.
Meantime, other new product categories have emerged that also have a significant diversionary effect. Gaming has long been dismissed as trivial and juvenile, but the numbers show it is a major entertainment product with, as the Xbox Live revenue shows, an ongoing revenue stream even between major event titles like GTA and CoD.Those titles do need to be physically purchased at an outlet, whether it’s a games store (a retail form that is going the way of the video store) or more likely an outlet like JB Hi-Fi. A rapidly growing segment of gaming is entirely online, purchased via outlets like Steam, despite the blatant gouging of Australians customers that game manufacturers engage in.
A key feature of these new categories is that they are based offshore. We don’t make or design smartphones here, and we don’t produce blockbuster video games, or game consoles. In fact, we don’t produce many entrepreneurs who have the smarts to develop new product categories at all. That means that the stronger the currency, the bigger the impact on traditional retail of these new categories. And right now, with the dollar regaining some of the recent and welcome fall in value, that means things will continue to worsen for retailers.
At least buying a game or an iPhone in Australia will generate GST revenue, if not enough for WA Premier Colin Barnett’s liking (Prime Minister Tony Abbott this morningagain ruled out altering the GST despite Barnett’s plea yesterday). But mortgage prepayments and rising bank deposits (up $125 billion in the year to June) means more diversion: money is being saved and not spent on products and services that attract GST. Some of us remember the 1980s when Australians were continually lectured to save more, or even the early part of last decade when our very low savings rate was said to be a cause of concern. Now the government hopes to knock our prudence and caution out of us so we spend more.
According to APRA figures there are about 4.8 million mortgages on issue in Australia, with around a third of those (1.6 million) held by investors who have a vested interest in not repaying their loans faster than they should because their investment is tax driven. The remaining mortgages are held by owner-occupiers, and upwards of 60% of these are repaying their mortgages faster than they should.
Yesterday, the RBA provided more evidence of the impact of this faster pace of repayments, with <a href="https://www.rba.gov.au/publications/bulletin/2013/sep/pdf/bu-0913-4.pdf" target="_blank" rel="nofollow">a research paper</a> revealing that between 50 and 90% of the 2.25 percentage points of rate cuts since late 2011 have been used for faster than normal mortgage payments. The RBA says this has cut credit growth for home lending by around 0.8% (which is equal to two months of nominal growth at the moment.
Credit growth in the year to July was 4.6%, up from 4.4% a couple of months ago. The 0.8% impact from the prepayments would have pushed growth to around 5.5%. The RBA researchers say that assuming no more changes interest rates, the impact of the high level of prepayments on credit growth will peak at 1% in 2014.
Traditional retailers might be better off thinking about why they’ve been left behind by consumption and savings trends, rather than begging for assistance. There’s?—?for once?—?<a href="https://www.afr.com/p/opinion/us_federal_reserve_to_test_tony_SM5erLtkJQzvBPZivtyu8M" target="_blank" rel="nofollow">a very good editorial </a>in the Australian Financial Review today suggesting that the best response to a strong currency isn’t to try to prop up industries like car manufacturing. “Australian business cannot depend on the Reserve Bank to dull the pain of a high dollar by cutting interest rates lower and lower,” the Fin concluded. Absolutely. And that applies as much to retailers as to manufacturers?—?or state governments such as Western Australia, which wants the rest of Australia to bail it out via a higher GST.

<hr>
This article first appeared on <a href="https://www.crikey.com.au/" rel="nofollow">Crikey</a>.
 
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Grand Theft Retail: Why traditional retailers will continue doing it tough

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Spring shone on the property market over the weekend, with auction clearance rates up in both Melbourne and Sydney.
Results from Australian Property Monitors (APM) showed Melbourne auction clearance rates at 80.1% (up from 72.6% last week) and for Sydney at 86.3% (up from 79.2% last week).
The results were up dramatically on the same weekend last year, which saw auction clearances at 62.6% for Sydney and 61.2% for Melbourne.
The Real Estate Institute of Victoria (REIV) recorded a clearance rate of 78% across the state, up from 74% last week and 59% compared to the same weekend last year.
Markets were still slower in Brisbane with clearance at 31.3%, down from 43.2% last week. The result for Adelaide was not yet recorded.
APM senior economist Andrew Wilson said this morning that the results for Sydney and Melbourne show the markets are on the rise, particularly Melbourne which he says has “shifted up two gears”.
The first rise was to clearance rates in the 70% range, now it is sitting in the 80% range.
“It is moving into strong territory,” Wilson says. “It shows the enthusiasm in the market, and the impact of the low interest rates.”
Wilson says there were higher property listings in Melbourne, which also demonstrates enthusiasm from sellers and more confidence. However, he says it is still not at the same level as peaks of 2009, 2007 and 2001.
The REIV reported that 837 houses were up for auction across the state on the weekend. Wilson says this is in high contrast to next Saturday, September 28, which will see the property market “pause and reflect” due to the Australian Football League grand final. There will only be around 50 to 60 auctions listed.
For Sydney, Wilson says the weekend results were “almost at record levels”.
“Sydney is on track for its strongest spring ever. It is averaging over the 85% clearance mark.”

<hr>
This article originally appeared on <a target="_blank" href="https://www.smartcompany.com.au">SmartCompany</a>.
 
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Property sales buoyant ahead of a pause for footy fever

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Location, location, location. The age old real estate mantra should not just apply to where you live. Choosing the right location should be a key element of any good business strategy.
The location you choose for your business is critical in positioning your brand, while a good choice in location will be vital in attracting and retaining the best staff.
But don't be enticed to a premium location if it doesn't match your brand. Alternatively, don’t be put off by the cost of a premium location until you’ve done your due diligence and understood the benefits it can bring to your business.  A premium location may retain good staff, so ultimately cut down on your recruiting and training budgets.
Having a clear understanding of your business strategy and how your organisation sits in its market environment are the first steps to choosing your location.  Here are a few tips to consider when that all important choice has to be made:
Position it right and talent will follow
 In order to attract a steady supply of the right people to your business, you need to consider the type of person you wish to attract, their ages, qualifications, salary expectations and where they live.  Once you have a clear understanding of their profile, choose a location which will appeal to them. 
Keep competition close
 In most countries and cities there are clear geographic clusters for certain types of organisations. Employees move between these organisations and become accustomed to the geography.
 
What location tells your clients
 Where do your potential clients expect you to be? A company's physical address sends market signals that should be in tune with your branding and convey the appropriate stature and size to your target market.
 
Be easy to work with
Look at the type of business you are in and where work is carried out. Some businesses need their sales or support personnel to be based according to their clients' geographies. Major call centres are often located in proximity to major telecommunications hubs.
 
Catch talent with an easy commute
Consider where your preferred talent are likely to reside, then ensure that you choose a location that is as easy commute.
Don’t expect staff to walk for a sandwich
Amenity covers a wide range of considerations, from convenient and affordable parking, to cafes and bars, retail, banking and other services.
 
There's safety in numbers
With longer working hours the norm for many organisations, the relative risks involved in making it safely into one's car, bus or train when leaving the workplace after dark do impact on people's employment decisions.
 
Pay only for what you need
Do you actually need a physical office presence? Some organisations may be able to operate successfully on a largely virtual basis, with team members working from their homes, co working sites or clients' sites. Where previously staff needed to work in a central office to be able to access records and equipment, this is no longer the case. However, for many organisations a central office fulfils important collaborative, social, cultural/brand and other requirements.
<hr>
David McEwen is a workplace strategy consultant with <a href="https://www.colliers.com.au/?" target="_parent">Colliers International</a>.
 
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