<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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A lot of commentators said that lower interest rates would not be capable of reviving the housing market last year. OK, they might have been right about South Australia and Tasmania, where the labour market and population growth remains weak. But on a national basis, they were wrong.
<a style="text-decoration: none; color: #7f7f7f; margin-left: 1em; margin-right: 1em;" imageanchor="1" href="https://3.bp.blogspot.com/-ImHvZqZQEew/UjbWxgYhO4I/AAAAAAAAKQ4/vLu_mc2dAtM/s1600/RPD.jpg"><img style="border: 1px solid #ebebeb; position: relative; padding: 5px; box-shadow: rgba(0, 0, 0, 0.0980392) 1px 1px 5px; display: block; margin-left: auto; margin-right: auto;" width="400" src="https://3.bp.blogspot.com/-ImHvZqZQEew/UjbWxgYhO4I/AAAAAAAAKQ4/vLu_mc2dAtM/s400/RPD.jpg" height="232" border="0"></a>
Source: RP Data
 
In fact, in the true spirit of a cycle, we have come a full circle. First, there was supposed to be a crash, then it was going to be a steady decline in prices...and now they're saying that prices could rise too strongly and therefore there might be a crash again.
It doesn't look like it. Rather the market gains will continue until rising interest rates eventually slow them down again. This is broadly what the RBA was hoping to achieve, moderate price increases in a bid to stimulate confidence, construction and the wider economy. To coin the phrase we heard for years in Britain, there are some "green shoots" of recovery in the wider economy, but the response has been rather measured to date.
GDP recovery
GDP growth in Australia has  been slowing and currently sits at 2.6% for the past year, which is some way below the long-term trend.
<img style="padding: 5px; border: 1px solid #ebebeb; box-shadow: rgba(0, 0, 0, 0.0980392) 1px 1px 5px; display: block; margin-left: auto; margin-right: auto;" width="320" src="https://www.rba.gov.au/publications/smp/2013/aug/images/graph-3.1.gif" height="256" alt="Graph 3.1: GDP Growth">
The RBA believes that GDP growth will steadily recover. If you consider the constituent parts of what makes up a country's GDP, however, there's a fair argument to say that the government is going to have to play its part in keeping GDP growth robust in Australia.
 
GDP = private consumption (C) + gross investment (I) + government spending (G) + (exports ? imports) (X-M) 
Or, simply expressed as: 
GDP = C + I + G +  (X - M)
We know that consumption (C) has been soft. Retail sales have not picked up to date as had been hoped.
<img style="padding: 5px; border: 1px solid #ebebeb; box-shadow: rgba(0, 0, 0, 0.0980392) 1px 1px 5px; display: block; margin-left: auto; margin-right: auto;" src="https://www.abs.gov.au/ausstats/abs@.nsf/a866861f12e106e0ca256a38002791fa/3dda13ecdc094b1cca257734002042f2/Body/0.F34!OpenElement&amp;FieldElemFormat=gif" alt="Graph: Monthly Turnover, Current Prices, Trend Estimate">
Source: ABS
Investment (I) has held up reasonably well so far, but we can be sure that total capital expenditure will fall in the coming years as the mining construction boom passes its peak. The latest estimate for total capital expenditure for 2013-14 was ~$159,200 million which is 11% lower than the corresponding estimate last year - the main driver being a 14% fall in mining capital expenditure. This will represent a non-trivial drag on GDP growth.
<img style="padding: 5px; border: 1px solid #ebebeb; box-shadow: rgba(0, 0, 0, 0.0980392) 1px 1px 5px; display: block; margin-left: auto; margin-right: auto;" width="400" src="https://www.abs.gov.au/ausstats/abs@.nsf/be4aa82cd8cf7f07ca2570d60018da27/1ecf42b5ec12e8bcca2573460014f2df/Body/0.1300!OpenElement&amp;FieldElemFormat=gif" height="152" alt="Chart: Financial year actual and expected expenditure- Total Capital Expenditure">
Source: ABS
There has been a moderate upturn in the construction of dwellings, but there is much improvement still hoped for.
The fall in mining construction will also impact imports (I) as we need less construction equipment.
Of course, the whole point of construction of the resources mega-projects is to ramp up exports (E), and a huge volume of minerals is going to be exported from Australia over the coming decade. The risk is that although mining companies attempt to lock in robust cashflows by maintaining forward hedge books, ultimately the dollar value of exports will be closely tied to the strength of commodity prices. The forthcoming deluge of ore will naturally increase supply dramatically, so it is vital for Australia that demand remains high, particularly from China.
<img style="padding: 5px; border: 1px solid #ebebeb; box-shadow: rgba(0, 0, 0, 0.0980392) 1px 1px 5px; display: block; margin-left: auto; margin-right: auto;" width="320" src="https://www.rba.gov.au/publications/smp/2013/aug/images/graph-1.3.gif" height="268" alt="Graph 1.3: China – GDP Growth">
Outlook?
Given all of the above and the likely drags on economic growth, we can expect two things.
Firstly, interest rates will remain low through 2014 until there are concrete signs of stronger growth returning and the unemployment rate stabilising.
The other likely outcome is government (G) expenditure being expected to be do some of the heavy lifting for the economy, particularly the government's share of investment (I). There are likely to be calls for a major increase in government infrastructure investment in Australia during this political term to help plug the hole as the mining construction boom eventually unwinds.
To date, there has been much talk of new road projects, which is a great start. With luck, there will also be an increased focus on rail infrastructure - from an environmental perspective it surely makes sense to promote a more widespread use of public transport. However, rail projects are expensive and can be very costly to implement.
Whichever course of action is taken, increased government expenditure and its related multiplier effect should provide a welcome boost to the economy. The corresponding offset is that it there may be some  further blowouts to Australia's current account deficit. Are low interest rates working? Pete Wargent
Futures markets are taking a reasonably positive view of the economy, and suggest that interest rates may not fall any further. However, at this stage they are not anticipating higher rates until February 2015, by which stage it is hoped that the labour market will have strengthened.

<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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pwargent-M4siyDbqQY

Are low interest rates working? Pete Wargent

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If you are renting a residential property the landowner will require the tenants on the lease to pay a security bond which is usually the equivalent of four weeks’ rent.
The purpose behind the bond is to provide the land owner with the means to cover any losses that might be caused by the tenants, including damage to the premises or a failure to pay the rent.
The bond must be paid by the tenant to the property manager or landlord, who in turn is required to promptly lodge it with the bond administrator, which is a specific government-managed trust account. There are severe penalties for landlords or agencies which fail to comply with this.
When your tenancy comes to an end or is terminated, then the owner or their property manager will inspect the property to ensure it has been left in the same state and condition it was at the commencement of the lease.
Naturally, they must take reasonable wear and tear into consideration.
Sometimes there might be a disagreement between the departing tenant and the owner in terms of what exactly constitutes ‘fair wear and tear’, and where this happens may result in a disagreement as to how the bond money is disbursed.
If, after a final bond inspection it is revealed, for example, that the tenant has damaged a bench top or failed to properly clean the carpets, then the tenant may be given the opportunity to address this but the owner is under no obligation to grant further access to the property.
Alternatively, the tenant may acknowledge those issues and simply leave them to the owner to address and is happy to have the costs of making those things made good deducted from their bond.
Occasionally however, agreement cannot be reached over the manner in which the bond is disbursed and this results in a dispute.
In these situations the property condition report (PCR), which had its contents agreed to by both the owner and the tenant at the start of the lease, is relied upon to determine whether any damage was caused during the tenancy.
It’s possible that some damage may have occurred prior to the tenancy, but if this is not correctly noted in the PCR, then it’s impossible for the tenant to disprove responsibility.
In the end, the Magistrate’s Court will decide on the allocation of bond monies where there is unresolved dispute.
To avoid this situation, it’s always best for tenants to ensure the PCR is accurate at the commencement of their lease and return the property to the owner in the best possible condition at the end of the tenancy. This should ensure a full refund of the bond.

<hr>
David Airey is president of the <a href="https://reiwa.com.au/home/default.aspx" target="_blank" rel="nofollow">Real Estate Institute of Western Australia.</a> This article was originally published on <a href="https://reiwa.com.au/Faq/Pages/Feature.aspx" rel="nofollow" target="_blank">reiwa.com</a>.
 
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dairey-MVZf5ZguQC

How to get your bond money back: David Airey

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The delay in changes to the first-home owners grant (FHOG) is good news for many buyers.
Legislative changes to the distribution of the FHOG were anticipated to take effect last Sunday, however, the Western Australian parliament has not yet passed the necessary bill.
The state government announced changes to the FHOG in the August budget and was aiming for 15 September as the change-over date, but parliament has not yet fully processed this legislation so the change now looks like happening in October.
This is good news for the 70% of first-home buyers who preferred to purchase existing, older homes rather than building new.
Currently first-home buyers are eligible for a grant of $7,000 whether they buy an established home or build a new one. However, once the FHOG change takes effect the grant will drop to $3,000 for established homes and lift to $10,000 for new-builds.
The current delay in the change means that first-home buyers looking for an established property have a few more weeks to access the higher grant and, conversely, those who want to buy a block and build will be likely tohold back until the grant lifts to $10,000.

<hr>
David Airey is president of the <a href="https://reiwa.com.au/home/default.aspx" target="_blank" rel="nofollow">Real Estate Institute of Western Australia.</a> This article was originally published on <a href="https://reiwa.com.au/Faq/Pages/Feature.aspx" rel="nofollow" target="_blank">reiwa.com</a>.
 
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Good news comes in the shape of delays to FHOG changes: David Airey

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Property investors often rent out properties as a means of earning passive income. However, there may come a time when your property has not been tenanted for awhile.
Property Observer speaks to property management specialists, and property analysts to help determine why your property has not been taken up, and how you can change that.
The first thing a landlord should look at is how the property has been priced. Property management specialist Fiona Blayney and SQM Research director Louis Christopher both emphasise the importance of pricing a property appropriate to current market conditions.
“What’s important is no matter what type of market, the landlords meet the market. Don’t try to overprice the rental property. If they do, no matter what the market is, they won’t find a tenant,” Christopher said.
Blayney agreed with this view.
“Normally if a property hasn’t got a tenant in it, it comes down to the price,” she said.
“A big part of the pricing is the landlord not listening to the agent. A lot of landlords think the agent can’t be bothered getting a higher price – but an agent’s income is reflective of the value they want to achieve,” she added.
Blayney notes that renters have a dollar value in mind.
“If I am looking for a property and I want to spend between $500-$520, I'm just looking for properties in that bracket. A good agent considers what bracket it goes onto on the websites. If you put it at $510, it'll go to the $500-$550 instead of $450-$500 bracket,” she said.
To get the right price, Christopher recommends checking the vacancy rates in the area. SQM Research provides this data for free, right down to the suburb level.
In addition to that, he advises landlords to do their own assessment, watch the market closely and look at rental listings to get a realistic idea of the property market.
Consistent with every other market, the rental market is driven by supply and demand. An increase in demand will generally lead to an increase in rental prices as properties compete with each other. Conversely, an increase in supply or a reduction in demand will lead to a rise in vacancy rates and put pressure on market rents.
Christopher told Property Observer that the Australian housing market has been a “fairly tight” rental market in recent years.
“Vacancy rates for August are at around 2.1%, which is still reasonably tight. Anything under 3% is in the landlord’s favour,” he said.
He revealed that vacancy rates have been slowly inching upwards since 2010, when the vacancy rate stood at about 1.7%. Other factors that affect vacancy rates include seasons. He notes that rates are usually high around Christmastime, and drops back down after.
Vacancy rates also vary greatly depending on city and region.
“In Melbourne we are generally recording higher vacancy rates of around 2.7%. This is due to the increase of accommodation in the last three years – an increase in house and land packages and multi-storey buildings in Southbank and Docklands,” he said.
He added that planning laws and restrictions in Victoria are more flexible than New South Wales, which could have contributed to the recent influx of accommodation.
“To be fair too, we’ve noted that the vacancy rate in Melbourne has remained largely unchanged for the last 12 months, outside of seasonality. In 2011 there was a rising trend; I find it interesting that it hasn’t further increased, and the rate’s stable now. It implies that demand is meeting supply in this particular instance – the situation hasn’t worsened for landlords,” he said.
The Sydney rental market is “relatively tight”, with a vacancy of 1.8%.
“It is slowly trending up. Back in early 2011 it was around 1.5%. There’s been a slow rise, and the market’s definitely favouring landlords at this point,” Christopher revealed.
Away from capital cities, there are areas around Australia where the rental market is greatly affected by seasonality. Coastal regions like the Gold Coast often see higher vacancy rates during the winter months, while rates tighten during summer months.
Besides pricing your rental property correctly and putting it on the market during the right season, Christopher advises landlords to be particular about the tenant. 
“I would rather have stable rent if I’ve got a good tenant in place looking after the property. It’ll mean a lot less maintenance and stress. Having a good tenant is worth their weight in gold – I would talk to the tenant a lot before lifting the rent,” he said.
Property management specialist firm Let’s Rent’s director Lisa Indge seconds this view.
“When you’ve got a tenant in a property that’s presenting it very badly – things everywhere, unmade beds, do you want to show it in this condition? I would wait for the tenant to move out before making sure it’s clean, neat, and tidy before presenting it to the rental market,” she said.
She also mentioned it should only take three weeks to lease most properties. During those three weeks, agents and landlords need to take note of what kind of queries you’re receiving, and what are the competing properties in the area.
Indge notes that many tenants choose not to rent a property because it is dirty and hasn’t been well maintained.
“A lot of agents out there don’t communicate with their landlord about the condition of the property. If it’s not renting, they say the market’s dropped when really, people are walking in and going, ‘It’s disgusting,’” she said.
She added that owners really need to repaint their properties every five years or so.
“When a property looks tired, appeal drops dramatically,” she said.
Other factors that deter tenants from renting a property include dirty carpets, a lack of light, and coloured walls.
“No feature walls unless it’s in a neutral tone,” Indge emphasised. “You can put mirrors to try and maximize the light in the property.”
“You also need to be aware of how long your kitchen and bathroom are going to last. The more neutral the colours, the better. Doesn’t matter if it’s built 20 years ago, so long as it’s neutral and not offensive, it’s not going to be a major turnoff as long as the condition is good,” she said.
Blayney also notes that little repairs sends a message to prospective tenants about the landlord’s “care factor”.
“If there are scuff marks and such, get a handy man in there and get him to go over the superficial elements to make it shine,” she said.
Lastly, Blayney recommends doing your research as if you were a tenant. Ask the questions you would ask if you were renting the property. Don’t reuse old photos as things may have changed. For instance, old photos may show a freshly planted garden, whereas a few years down the track there are now trees. All these could be introduced into the campaign.
“Photos tell a thousand words. Professional photos or choosing an agent that knows how to take photos using their SLR is a highly undervalued concept. Nowadays you can get five professional shots taken for $150 and that’s definitely worth the investment,” she said.
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Reasons why your property isn’t tenanted 

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Last weekend 832 properties were due to go under the hammer in Melbourne but 120 of them never made it to the line and were sold prior. In Sydney around 30% of advertised auctions were sold before the auctioneer did any work.  
In a strong market many buyers fear the auction process because competition drives prices out of their reach. Auction clearance rates are high so there is no doubt we will continue to see a large number of buyers try and avoid the auction.  
So what happens when you’ve been through a property a few times and you love it? You’re partway through arranging finance, and you’re getting psyched up to bid at the auction in a week or so.  
Then the agent calls. “The vendor has received an acceptable offer. The property will be sold unless we receive a higher offer by five o’clock tomorrow.”  
Your heart sinks. The buyer has probably put in the offer because they don’t want the stress of competing at an auction and they’re worried about being bid out of contention. But if the property doesn’t go to auction, how are you supposed to know who you’re bidding against, and how much they’re prepared to pay?  
When you’re competing with another buyer in this way, you’re forced to make an offer that reflects your spending limit, without the opportunity of testing the market and perhaps buying the property for less.  
It may be frustrating, but inviting buyers to exceed a pre-auction offer is perfectly legitimate. Pre-auction offers are unconditional, so it’s important to approach the situation from a position of strength. If you get the dreaded phone call, here’s how to play your cards:  
<ol start="1">
<li>
Fast track your preparation. Tell your lender about the situation and see if they can rush your pre-approval. Organise the building inspection if relevant, and ask a solicitor or conveyancer to inspect the contract and vendor statement. Many purchasers neglect these steps, only to find after they purchase that the property is structurally unsound, the body corporate has struck a levy for major repair works they didn’t know about — or worse still, that they couldn’t afford to buy the property in the first place.
</li>
</ol>
<ol start="2">
<li>
Determine your spending limit, based on your pre-approved amount. Bear in mind that your spending limit may be different from the property’s market value, which is determined by the level of demand relative to supply. If the market value is more than you can afford, and you can’t find an additional source of finance, you may have to bow out.
</li>
</ol>
<ol start="3">
<li>
Call the agent. Ask for an indication of the other buyer’s offer. The agent can’t disclose the exact amount but may be able to give an idea of the bar you have to clear, e.g. “more than $350,000”. Ask the agent how many other offers are coming in, so you know how much competition there is. The more competition, the higher the likely selling price.
</li>
</ol>
<ol start="4">
<li>
Price isn’t everything. Ask the agent what settlement terms the vendor wants. If they’ve already purchased another property, they may want a quicker settlement than the standard 60 days. If you can meet their preferred settlement terms, and your offer is close or identical to the highest offer, the vendor may accept yours instead.
</li>
</ol>
<ol start="5">
<li>
Submit your offer to the agent. Do this in writing by the required deadline; preferably earlier. Don’t try to be clever by submitting a bid lower than you know the vendor will accept. At this stage in the game, you’re not negotiating with the vendor; you’re simply competing with other purchasers, so you won’t get another chance. Make an offer that you believe is genuinely competitive.
</li>
</ol>
<ol start="6">
<li>
Sit back, bite your nails and wait! It may be nerve wracking, but once the deadline has passed, it won’t be long until you have your answer. If you miss out, at least you’ll know the property’s market value. The more knowledge you have, the stronger your position next time around.
</li>
</ol>
<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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Time waits for no one; six tips for making a pre-auction offer: Mark Armstrong

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Having built million dollar rent rolls during my career in real estate, I have learned not to underestimate the importance of what is truly the most central asset of any real estate agency.
Historically, our industry has tended to undervalue property management teams, while sales agents have attained all the glory and remuneration.
Over time this dynamic has started to change as more and more principals focus on building their rent roll income. Revenue generated from a rent roll is reoccurring and secure; sales income can be variable and volatile.
A rent roll is a real estate agency’s property management portfolio. It should be well managed and retention should always be a priority as it generates guaranteed income on a monthly basis. If you are lucky enough to have built a decent sized portfolio, you could have a very valuable asset.
The rent roll is also a source of sales listings for the sales team so the overall income regenerated from property management is priceless to a real estate agency.
It is also the only part of the business that a bank will recognise and lend money against as an asset.
When a real estate agency is valued, regardless of how large your sales team is, or how many sales you are turning over each year; the value of your rent roll is between 80–90% of your entire business value.
A rent roll is normally valued between $2.50–$3.50 for every dollar generated in management fees per annum. This value depends on many things including (but not limited to) the condition of the rent roll, location and geographic spread of the properties, average rental value, management fee per annum and vacancy rates.
Managing and retaining a rent roll is a very challenging role; you have to meet the demands of your tenants, landlords, internal stakeholders and other external third parties. It is your responsibility to ensure the properties are maintained beautifully, your tenants are living happily and that your landlords’ income is being paid on time and maximised with minimal vacancy.
Only time will tell what impact the new Liberal government will have on consumer confidence and on property sale prices. Currently, the rental market is going from strength to strength – another key reason why the rent roll should be a key area of focus for an agency.

<hr>
Carlie Ziri is the director of <a rel="nofollow" href="https://www.lifestylepropertyagency.com/" target="_blank">Lifestyle Property Agency.</a>
 
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Don't underestimate the importance of rent rolls: Carlie Ziri

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When 650-odd property types were asked “If you were considering a new property purchase, what three sources of property information would you go to first?” 
What do you think they said?  
Here are the actual results:  
<ul>
<li>
Realestate.com.au                        84%
</li>
<li>
Trusted website/blogs                75%
</li>
<li>
Domain.com.au                             40%
</li>
<li>
Google                                               39%
</li>
<li>
Agent website                                31%
</li>
<li>
Property signage                          25%
</li>
<li>
Printed material                           23%
</li>
<li>
Friend or colleague                     20%
</li>
</ul>
Property purchasing used to be largely a private affair.  Many would have asked their parents, friends or relatives for their opinion.  This might have been the only advice they got or needed to make a buying decision.  This was the norm not that long ago.  
Today it seems that buyers need much more certainty.  Seeking the views of others – even from those we really don’t know, but trust – seems to be the norm.  
Several ‘trusted’ blog sites were mentioned in our survey.  Our <a style="font-size: 14px;" href="https://www.matusik.com.au/" target="_blank" rel="nofollow">Matusik Property Insights</a> site were among them.  Thank you.  And we would have scored more highly in the rankings if we allowed comments and replies on the blog.  It seems that forums are more trusted than not. I have a different view.  So let’s say I agree to disagree.  
Moreover, our survey shows, to me, that property promotion these days needs to be much more ‘communal’ rather than direct &amp; monopolistic.  The monologue tone of too many property marketing campaigns is obviously not working as well as the spin doctors would have us (or their clients) believe.  
Trusted third party professional support is needed.  
To find out how we can help go <a href="https://matusik.com.au/best-use/" target="_blank">here</a>.  
As Bob Dylan croaks – “I got eight carburettors, boys I’m using ’em all” – so too should vendors &amp; developers when it comes to promoting property.  A multi-faceted marketing campaign is needed &amp; one that includes – no, it need to be front &amp; centre – social media.  
There are many barriers delaying property’s move to a more social, communal promotional platform.  The biggest is the current way property sales are renumerated.  
How does one determine the true source of a lead in such a melting pot?  How can a property buyer continue to be ‘owned’ by a marketing group or agency?  
She’s my client!  I have known them for years!  If I don’t get the full wack I’m taking my client elsewhere!  My database is bigger than theirs, so I am the best agent for the job.  
If this sounds all too familiar, then maybe it is time to think about change.  
My father told me years ago that you will go broke trying to change the market.  It is best to find out what the market wants and how it behaves and adjust accordingly.    
 
<hr>
 Michael Matusik is the founder of <a rel="nofollow" target="_blank" href="https://www.matusik.com.au/">Matusik Property Insights</a>, which has helped over 550 new residential projects come to fruition.
 Read <a style="font-size: 14px;" rel="nofollow" target="_blank" href="https://www.matusikmissive.com.au/">Michael’s Blog</a> or follow him on <a style="font-size: 14px;" rel="nofollow" target="_blank" href="https://www.facebook.com/ThinkMatusik?fref=ts">Facebook</a> and <a style="font-size: 14px;" rel="nofollow" target="_blank" href="https://www.twitter.com/michaelmatusik">Twitter</a> or connect via <a style="font-size: 14px;" rel="nofollow" href="https://www.linkedin.com/in/michaelmatusik">LinkedIn</a>.
 
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Who do you trust to get your property information from? Michael Matusik 

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The Reserve Bank of Australia has indicated it may still lower interest rates though likely not in the short term.
It was enthusiastic about the response to previous rate cuts, according to RBA minutes published today.
“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 was appropriately configured,” the minutes said.
It said building activity had increased, dwelling prices increased to 7% above previous troughs, clearance rates are noticeably higher than a year ago and housing turnover has increased.
“Overall, recent data and information from liaison were consistent with further recovery in the established housing market and moderate growth in dwelling investment.”
It said previous cuts worked well to provide policy stimulus, particularly in housing.
“Lending rates had declined to historically low levels as a result, which, together with the lower – though still high – exchange rate, were continuing to provide a substantial degree of policy stimulus to the economy.”
“This was most evident in the housing market, with the lags in the effect of policy meaning that earlier actions were still likely to take some time to have their full effect on demand more generally.”
But it warned banks to remain vigilant in their lending policies.
“Members observed that banks' asset performance and funding structures continued to improve, and their profitability remained strong compared with that seen in most other advanced economies. In the current environment of low interest rates and slow credit growth, members agreed that it was especially important that banks maintained prudent lending standards.”
It warned it could start looking closely at property gearing in self-managed super funds.
“Property gearing in self-managed superannuation funds was one area identified where households could be starting to take some risk with their finances; members noted that this development would be closely monitored by Bank staff in the period ahead.”
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RBA says it could still lower rates

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When it comes to renovating and doing so to make a profit, it's not just about taste and making the property look good. It's also about strategy and how you handle the final stages to ensure the valuation stacks up.
Investors Choice Mortgages director, and author of Your Property Success With Renovation, Jane Slack-Smith came into the Property Observer offices to provide our readers with her exclusive tips around these two areas of renovating.
You can see her thoughts in the video below.
{qtube vid:=6T4tG1v3S8o&amp;feature=youtu.be}
Transcript:
When I'm looking for a property to renovate and doing a walk-through and an initial assessment there's a couple of things I look for because I really want to use the minimum amount of money to add the maximum perceived value. I think that's the secret to renovation. What I'm going to look for are twists that I can make. So maybe add an extra bedroom in the current floorplan without doing a structural renovation and within an area where I don't need to go to council to actually have that approved. I love it when I walk into a property and I hear people as they're walking out going 'Oh my gosh that's terrible, did you see that? Oh the smell or that colour'. There are a lot of things that scare people off and they don't actually have the imagination to think a bit of elbow grease or a little bit of paint can actually fix this up.
So I'm looking for those properties that the market has actually written off as well. I think there's also a lot of opportunity when you're looking at cosmetic renovations to actually just look beyond the grime, look beyond the floorplan and look at the actual structure. The importance to me is making every single dollar count in the eye of the valuer, because the valuer is the person who's going to come through and validate what the end value of the property is, which is going to allow me to pull out equity. So if I have to put money into fixing up the gutters, or fixing up pest and building issues then that money isn't going to be seen. So that's what I'm really looking for - problems. I've done most of my research before I even hit the property, so I'm just validating that there's no unseen, or unsightly, or big problems that I could be missing out on.
It's really important, if you've done all the preparation in finding the suburb, the property and then putting your blood, sweat and tears into renovating the property, that you don't just stop there. It's really important that you then continue in the process and release the equity or have the valuer value the property at what you want it to be valued at. So it's really important that you don't just relinquish the responsibility of the assessment of the valuation to the valuer. As a mortgage broker I know that there's a lot of systemisation in the banks these days with valuation, so a lot of valuations are done as kerb-side valuations, which essentially means the valuer doesn't walk through.
It's really important that if you've done a renovation that the valuer walks through because all they have to assess what the property is worth is what you bought the property at and what the comparable sales have been recently. So you really need to work with your mortgage broker and maybe you have to indicate that the loan to value ratio is higher to actually put it into the system to actually allow it to have a full valuation, but you need to have them walking through there. I always make sure that I'm the contact for the valuer, not the real estate agent, not the tenant, because I want to speak to the valuer even if I'm not there on in that state, and I want to coordinate that meeting and give them some extra information.
Honestly, if you employ your valuer yourself in the beginning you're probably looking at them walking through and validating their own research and spending 12 minutes in the property. If it's a bank valuation it's probably more like seven minutes. So you need to make sure that everything just looks right. All they're doing as a valuer is confirming their thoughts on what that property is worth. Most valuers work within two or three suburbs, they've seen so many properties within that area they've done the research before they turn up.
I also have a template that I give to my students that they fill in which pretty much summarizes all the information about that property, the improvements that have been made. I usually a rental assessment by a number of real estate agents, grab a magazine and go to the databank at the back which will tell you what the rental yield is so you can estimate what the value of the property is, and I also give them some comparables. So I physically go out there with my tape measure and measure the front measurement of the property and the side measurement and give them some indications of what a property's measurements are. Are they superior or inferior and give some commentary around recent sales as well.
Valuers often only have the sales that are available to them through RP Data or real estate agents. They're not always up to date with the most recent sales and in a rising market you don't want them to use three month old data, so if you do know of recent sales in the area make sure you do let the valuer know. Let them know the price, the settlement date, the real estate agent and make it easier for them - give them the real estate agents phone number so they can ring them and actually validate that sale because you've done so much work and there's no point in you dropping the ball at the end because this is really what you're doing everything for.
Is there anything in particular you would like to see a video on? Suggestions are always welcome at <a href="mailto:jduke@propertyobserver.com.au">jduke@propertyobserver.com.au</a>
 
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Successfully renovating, an exclusive interview with Jane Slack-Smith

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LEO, a six level boutique apartment complex by Kokoda Property in Hawthorn East is now 75% sold.
Located on Camberwell Road, the development features 89 one- and two-bedroom apartments with interiors by Belle Magazine’s Interior Designers of the Year, Hecker Guthrie.
“We have been overwhelmed with purchasers who are eager to be one of the first to secure an apartment in this blue chip location,” says Kokoda Property sales and marketing manager Sam Tucker.
“LEO delivers a designer lifestyle at an affordable price so we have no doubt this project will sell out in record time.
“Our business model at Kokoda Property is simple: deliver beautiful apartment projects in blue-chip locations surrounded by existing amenity and transport options,” says Tucker.
Apartments feature Scandinavian styling and boast bespoke timber cabinetry, Miele appliances, timber flooring and marble bench tops, as well as 2.7-metre high ceilings.
One-bedroom apartments range in size from 41 square metres to 70 square metres, with remaining apartments priced from $379,000.
Two-bedroom apartments range in size from 62 square metres to 124 square metres, with remaining apartments priced from $569,000.
Buyers will also have the choice of powder-coated black, gold or stainless steel tapware.
Designed by Artisan Architects, the lobby features exposed concrete flooring, timber wall panelling, pendant lighting features and a private gymnasium.
“LEO is the epitome of style and elegance in a highly desirable pocket of Melbourne so we are confident it will appeal to a broad range of buyers,” says Tucker.
The development has attracted a mix of buyers, from local first home owners to downsizers and local investors. 
LEO has a scheduled completion date of mid-2015.
The median apartment price in <a href="/news">Hawthorn East</a> is $499,000, a 6.7% change in the past five years, according to RP Data.
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