<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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The second and final release of the Green Quarter in Australand’s $500 million Hamilton Reach project has sold out, with the last residence snapped up last month for $995,000.
The final release of the <a target="_blank" href="https://www.propertyobserver.com.au/land/australand-secures-%24115-million-in-sales-in-green-quarter-precinct-at-hamilton-reach/2013013058995">Green Quarter was launched in October</a> last year and offered 10 environmentally stable terrace homes priced from $980,000 to $1.45 million.
Stage two of the Green Quarter totalled $10 million in sales, with the Green Quarter totalling $21.4 million overall.
Designed by Rothelowman White, the terraces are designed to reduce energy and water consumption.
“We combined a unique and eco-smart product to a prized riverfront location and it proved a very potent mix for buyers,” says Australand general manager Queensland residential division Cameron Leggatt.
“It is an unmatched product so far in the Northshore Hamilton area, and the robust pace of sales that we’ve experienced here reflects that,” says Leggatt. 
Leggatt says the final releases of terraces were aimed at owner-occupiers, empty nesters and older families with teenagers.
The first stage of the Green Quarter includes 12 homes, all of which have been snapped up.
Construction on the second release has commenced, with a scheduled completion date of December.
The Hamilton Reach development is located six kilometres from the Brisbane CBD in north shore <a target="_blank" href="/news">Hamilton </a>and is bordered by 530 metres of river frontage and 2.5 hectares of Northshore Riverside Park.
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Australand's Green Quarter a sell out totalling $21.4 million 

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The federal election has be run and won and with the Liberals getting a clear majority the uncertain political outlook has been put to bed. Property investors are timid beasts by nature and they want to know everything is safe before they make a move and a stable government will help with this psychology.  
Also helping investors feel comfortable is the fact ME Bank announced yesterday their three year fixed rate has been cut to 4.69%, the lowest level for 23 years.  
Property investors have already begun to re-enter the property market but these two events are only going to add to the momentum. They will begin to change their thinking from ‘if’ they should buy property to ‘what’ they should buy and will be torn between the logic of two radically different investment strategies.  
One says it’s always best to buy property that’s positively geared. This means that holding costs like council rates, insurance, maintenance and interest on the loan are less than the rental income received.  
The second argument says it’s better to buy property that’s negatively geared, meaning that holding costs are greater than the rental income received. You fund the shortfall from your own pocket, giving you a negative income which you then claim as a tax deduction.  
In reality, these arguments are doomed to go around in circles. There’s no one right or wrong answer that applies to every investor. Each purchasing strategy has its upside and downside; both of which should be considered before making a decision.  
Let’s start by looking at positively geared property. Generally speaking, the high-buy in price of most properties in capital cities means that to buy a positively geared asset, you must purchase in a regional or rural area where prices are lower. This may leave you with a relatively modest mortgage, making it easier to enter the property market, and easier to fund the holding costs from rental income alone.  
The downside, however, is that positively geared property may have a lower capital growth rate. Every property’s value is determined by the ratio of two components: the land and the building. Land appreciates, or grows in value, whilst buildings depreciate or fall in value.  
In regional and rural areas, land values per square metre tend to be low because there’s plenty of land available compared with the level of buyer demand. This means the building accounts for most of the asset’s value. The building may lose value faster than the land can gain value—hampering long-term capital growth.  
Let’s compare this with buying negatively geared property. When the buy in price is high, the land value probably is. This is the upside of negative gearing; you’re more likely to have purchased in an area with a limited supply of land relative to buyer demand. The land component makes up a higher proportion of the property’s overall value, giving the asset strong capital growth potential.  
On the downside, buying a negatively geared asset means that whilst your long-term risk may be lower, your short-term risk may be higher because you have to find a way to fund the difference between holding costs and rental income from your own pocket. This can create cash flow pressure, particularly if you incur an unexpected expense such as an interest rate rise or urgent repair.  
In short, it’s a case of short-term gain and possible long-term pain (positively geared property) versus short-term pain for possible long-term gain (negatively geared property). To decide which is right for you, it’s important to assess your financial circumstances.  
First, consider your level of disposable income. If you have spare cash to cover the difference between your holding costs and rental income, buying a negatively geared property may be appropriate. On the other hand, if your budget is tight, negative gearing may be too hard an ask and a positively geared property may be a better way to go. The capital growth won’t be as strong, but at least you’ll be in the market.  
Second, consider how long you’ll be earning a good income. To ride out market fluctuations and recoup purchasing costs, property should be viewed as a long-term investment; at least seven to 10 years. If you’re close to retirement and a substantial drop in income isn’t far away, adopting a negatively geared strategy may not be viable. In this case, you should consider investment options that don’t require you to contribute funds from your own pocket. By contrast, if you’re many years away from retirement, you may have enough income over the long-term to fund the shortfall from your wage or salary.  
Whichever gearing strategy you choose, go into it with your eyes open.  
 
<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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What’s the best investment strategy: positively or negatively geared property? Mark Armstrong

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In recent weeks we have received several replies about how unaffordable housing is in Australia.
Lots of ‘facts’ were dished up.  More like urban myths, if you ask me.  These included house prices being seven-plus times average earnings; the drop in net household wealth and overstretched borrowers.
Bollocks.  
By many measures, we are a very wealthy nation.  This has recently been confirmed by two studies –  Credit Suisse's "<a href="https://economics.uwo.ca/news/Davies_CreditSuisse_Oct12.pdf" target="_blank">Global wealth report</a>" and the ABS's "<a href="https://www.abs.gov.au/AUSSTATS/abs@.nsf/ProductsbyReleaseDate/ABDECB2B70579A67CA25715C001A3C71?OpenDocument" target="_blank">Household wealth and wealth distributi</a><a href="https://www.abs.gov.au/AUSSTATS/abs@.nsf/ProductsbyReleaseDate/ABDECB2B70579A67CA25715C001A3C71?OpenDocument" target="_blank">on</a>".
In short – as these hyper-linked reports are long ones – Australians are now comfortably the richest population in the world, with a median wealth of US$194,000 per adult.
Every 14th person you run into in Australia – that’s about 1.6 million of us – falls within the richest 1% of the planet’s wealthiest people.
The Australia Bureau of Statistics has found that one in five Australian households are now ‘millionaire’ families.  This is up from 15% eight years ago.
Wealth (assets less liabilities) of the ‘average’ Australian household stood at $728,000 in fiscal 2012 (the latest figures available).  While down about $30,000 on the previous peak two years earlier, wealth has likely rebounded to record highs over the past 12 months due to rising share and house prices.
Average Australian household assets totalled $858,000 last year, whilst total liabilities averaged just $130,000.
The value of the family home accounts for around 40% of net worth.  Superannuation and investment property tie for second place with 15% each.  The average outstanding home loan was $74,700 in 2011/12, with investment property loans averaging just $42,100.
So we are very well off.  There are differences in the degree of wealth between capital cities and regional areas, but just because consumers are not actively spending at present doesn’t mean that they are unable to spend.
Way too much attention is paid to household debt (most of the time incorrectly so), yet our household assets continue to grow at a much faster rate.  Australian household wealth is at a record high.
Income ratios
The perception that median property prices are 6 to 7 times earnings is way, way off.  At present, when using ABS figures, it is well under 5x.  The 25 year average is just above 4.5x.  So we are close to the long term average.
Also, if you use the ATO figures for income and not the census – as it is much harder to lie to the ATO than the government statistician (and one in eight households didn’t fill in the income question on the 2011 census form) – you will find household wages are actually 14 times higher than the ABS reports.  Better still, use the ATO income figures for couples aged in their late 20s to mid-30s, and you find even higher wage levels.
So on this measure, housing isn’t unaffordable.  It, at worst, has gone back to the long-term average.
Mortgage size
For mine, it is the size of the mortgage versus asking dwelling prices which is much more telling.
Today, this ratio is at a 10 year low (lower now than in late 2002).
We use household equity to purchase things.  Housing in Australia isn’t just shelter; it is a means of leveraging.  Right now, there is an enormous amount of leverage to be had.
Just because households are not leveraging at present, doesn’t mean they can’t or won’t.
Overstretched borrowers
Who, indeed, are these overstretched borrowers?
Today, according to new figures released by the ABS late last month, just 14% of Australians’ household income is spent on housing costs.  This has changed little in the last 15 or so years. 10 years ago the average cost of housing was 12% of income.
Little change has been seen regarding tenure over the past decade – owners with a mortgage still pay about 18% of their income on housing costs; whist renters pay about 20% on average.
There has been little variation over time, too, when it comes to dwelling type, with detached house owners forking out 13%; town house owners paying 17% and those paying off an apartment shelling out 20%.
First-home buyers 
Most importantly, there has been a change in housing costs for the 25 to 34 year group.  This, typically, first home buyer segment is currently paying 21% of its household income on housing costs.  In 2005/06 this group paid, on average, a quarter of its income (25% to make it very clear) on housing.
When looking at the renters in this 25 to 34 segment, today the ABS tells us that they, on average, pay 19% of their household income on housing costs.  Whilst in 2005/06 – the last time this official housing cost study was done – this rental group was paying 17%.
Single households
In contrast, there has been an increase – although slight – when it comes to single person households.  Today, lone person households spend 19% of their income on housing, compared to 16% 10 years ago.  Yet in the mid-1990s, when housing across much of the county was perceived to be very affordable, this demographic sector was paying 18% of their income on shelter.
End notes
Today, four out of five households (82%) pay less than 30% of the income on housing.  One in eight households pays between 30 and 50%.  Just 6% pays more than 50%.  Again, this has changed little in recent years.
On these measures Australian housing isn’t unaffordable at all.   Importantly, first-home buyers are now paying much less now for housing (i.e. owner occupation) than they were seven or so years ago.
As we noted a few weeks back – see <a href="https://www.propertyobserver.com.au/renovating/renovations-are-more-popular-than-off-the-plane-beacause-peoplehave-more-control-over-their-home/2013081263672" target="_blank">here</a> and <a href="https://www.propertyobserver.com.au/economy/depsite-positive-property-outlook-there-are-still-breaks-on-the-economy-michael-matusik/2013082164429" target="_blank">here</a> – there is more going on with housing demand than meets the eye.
Maybe housing – and in particular, new housing – isn’t perceived to offer ‘value’ for money.  That is quite different from being unaffordable.  Maybe potential first-home buyers can, statistically speaking, afford to buy a home, but the banking process – deposits saved by the borrower and full-time work/long contract employment – prevents them from doing so.  Maybe this needs to change.  Or – heaven forbid – Gen Y, to label them some way, might need to take fewer options if they really want to buy a home.
Yet for mine, when it comes to first-home buyers (and housing affordability in general) buyers have now become way too choosey.  
Michael Matusik is the founder of <a style="font-size: 14px;" href="https://www.matusik.com.au/" target="_blank" rel="nofollow">Matusik Property Insights</a>, which has helped over 550 new residential projects come to fruition.  
Read <a style="font-size: 14px;" href="https://www.matusikmissive.com.au/" target="_blank" rel="nofollow">Michael’s Blog</a> or follow him on <a style="font-size: 14px;" href="https://www.facebook.com/ThinkMatusik?fref=ts" target="_blank" rel="nofollow">Facebook</a> and <a style="font-size: 14px;" href="https://www.twitter.com/michaelmatusik" target="_blank" rel="nofollow">Twitter</a> or connect via <a style="font-size: 14px;" href="https://www.linkedin.com/in/michaelmatusik" rel="nofollow">LinkedIn</a>.
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Housing isn't 'unaffordable', it's just not value for money: Michael Matusik

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A wave of cashed up international investors are on their way to Australia, with an estimated war chest of about $18.5 billion ready to be invested in commercial property assets around the country.
A new report from Cushman and Wakefield - titled “Capital Flows: How heavy is the weight of money?” - showed that more than 50 offshore firms are scouting the Australian commercial property market for assets, with an estimated war chest of US$16.5 (AU$18.5bn) billion in offshore money.
Office transactions
<img style="display: block; margin-left: auto; margin-right: auto;" alt="office_transactions" height="189" width="342" src="/images/stories/2013/09/10/office_transactions.png">
Source: Cushman &amp; Wakefield
And leading that overseas charge, the report said were the Singaporean firms, with an investment allocation totalling an estimated US$4.1 billion, followed the US, Malaysia and China.????
Cushman &amp; Wakefield Associate Director of Research and consultancy, Peter Ainge, said that up until now the major international investors had merely “dipped their toes in the water” when it came to Australian acquisitions.
"A more direct and aggressive move is on the short term cards," said Mr Ainge.
Investment managers, equity funds and open ended funds, the report said, were expected to have the largest allocation for Australian property investments, totalling about US$3.8 billion.
<img style="font-size: 0.8em; display: block; margin-left: auto; margin-right: auto;" alt="capital-inflows-chart-of-the-week-sept-10" height="427" width="477" src="/images/stories/2013/09/10/capital-inflows-chart-of-the-week-sept-10.jpg">
Source: Real Capital Analytics
"The next biggest category was the pension funds, with an estimated US$3.6 billion slated for investment. Among the pension funds identified were the Teachers Insurance and Annuity Association; College Retirement Equities Fund (TIAA-CREF) from America and the National Pension Service from Korea.
“Existing asset owners are approaching a critical stage, as the intense weight of international money coupled with the growing investment capacity of domestic superannuation firms creates a scenario in which it may be attractive not to take their assets to market,” said Cushman &amp; Wakefield director of investment sales, Mr Tony Dixon.
<img style="display: block; margin-left: auto; margin-right: auto;" alt="yield_spread" height="222" width="334" src="/images/stories/2013/09/10/yield_spread.png">
Source: Cushman &amp; Wakefield
The report also highlighted that while offshore investors have been focused on core assets, with many adopting a “trophy hunter” approach, "the lack of investment opportunities is expected to see these investors move up the risk curve towards core plus and value add opportunities."
“Some offshore investors with firm ambitions to invest in Australia may find they need to broaden their investment mandates beyond the prime assets and core markets,” said Mr Ainge.
“While this is yet to materialise into actual purchases at this stage, Cushman &amp; Wakefield can confirm that enquiry levels for secondary assets have increased.
"Hence any cap rate compression in the secondary asset market is likely to be driven by an increased weight of money rather than underlying property fundamentals."
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Cashed up foreign investors scouting Australian commercial property market: Cushman & Wakefield

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<img style="display: block; margin-left: auto; margin-right: auto;" alt="knightfranklogojuly17" height="73" width="200" src="/images/stories/2013/09/10/knightfranklogojuly17.jpg">
Agent: Brooke Railton<img style="float: right;" alt="brooke-railton-profile" height="225" width="150" src="/images/stories/2013/09/10/brooke-railton-profile.jpg">
Position: Manager, industrial
Company: Knight Frank
Office Location: South Sydney
1. How long have you been in the industry?
I’ve been in the industry for about eight years, as I started working in agency throughout university. I spent two years working in London and I’ve been working in the agency in South Sydney for about six years.
 
2. What’s happening in the area you specialise in?
South Sydney continues to go through incredible change which is really exciting to be a part of. Traditional industrial areas are being rezoned to allow for residential and commercial developments. This makes my role more geographical than sector specific having worked on business/office space, warehousing, residential site sales and adaptive reuse.
There are some great character buildings in the Alexandria/Rosebery area ripe for adaptive re-use and the demand from the end user is very strong as tenants move from city fringe locations. Concepts such as Kitchen by Mike, The Grounds of Alexandria and the new Fratelli Fresh in Alexandria bring a fresh dynamic and amenity to the area.
 
3. Describe the most interesting property you have sold
We have recently been marketing an industrial property in the south Sydney suburb of St Peters which has 13 older style buildings and is about 95% leased to a range of creative users. It was really interesting looking at the number of ways the property could be adapted or redeveloped and discussing the different viewpoints with purchasers.
 
4. What are the ingredients to being successful in your job? 
Having a thick skin! Perseverance and attention to detail are key as well as building trusting relationships with clients.
 
5. What aspects of your role do you enjoy the most?
No two properties are the same and I like that each one presents a new challenge and requires a considered strategy. Seeing the potential in a property and working with clients to achieve this is also very rewarding as is finding the right property for a tenant.
I also don’t mind inspecting the fashion headquarters that are in Alexandria!
 
6. Where would you invest a spare $750,000?
I’d buy a residential property.
 
7. Which football team do you support?
I grew up in Brisbane so I’m torn between the Lions and Swannies. 
 
8. What’s your favourite app or techno gadget?
The Knight Frank app is great for ogling the amazing properties for sale around the world - you can search by your interests such as skiing, golfing or vineyards! And the Run Keeper app keeps me motivated.
9. How do you use social media?
Keeping up to date with colleagues, friends and family - I also like to follow a range of blogs from architecture design, health and business leaders.</body></html>

In profile: Knight Frank's manager, industrial South Sydney, Brooke Railton

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The past three years have seen solid 9-10% per annum returns from unlisted commercial property. This has been driven by a recovery from the GFC related slump of 2008 and 2009, moderate economic growth and more recently as the desire for decent income bearing investments from investors has pushed down investment yields pretty much across the board, but in particular, for retail property.
Reflecting the search for yield listed property, or Australian Real Estate Investment Trusts (AREITS), have been even stronger with gains of around 17% over the last year.
Going forward returns are likely slow, but still remain solid reflecting a range of contradictory influences.
The biggest drag in the short term will be the soft economy. While recession is likely to be avoided in the year ahead, growth is likely to be sub-par and unemployment will likely rise. This will mean subdued space demand and softish retail sales growth for a while yet although some improvement should start to become evident in 2014-15 as the benefit of lower interest rates and the fall in the Australian dollar flow through.
Increasing supply, particularly in office space in the major capital cities, will likely combine with subdued space demand to ensure weak rental growth. Average office vacancy rates are already 10% and are likely to remain around this level for the next few years.
Finally, investor demand for decent yield bearing investments will continue to benefit commercial property, particularly with average commercial property yields of just below 7% continuing to offer a decent yield pick up over Australian ten year bond yields of around 4%. However, yield related investor demand may slow a bit as improving global growth combined with a move by the US Federal Reserve to slow its buying of US Treasury Bonds puts upward pressure on government bond yields globally and in Australia.
The end result is that investment returns for unlisted commercial property are likely to slow to around 8% over the year ahead on the back of constrained space demand, increasing supply and solid but slowing investor demand. Within unlisted commercial property the main opportunities are likely to be in industrial property reflecting its relatively attractive yield levels and quality retail property in strong population corridors.
Retail property in low growth areas remains particularly vulnerable and office property is likely to underperform thanks to increasing levels of supply and subdued space demand.
AREITS having outperformed over the last few years are likely to perform in line or even lag unlisted going forward. Distribution yields have fallen to 5.5% as they have benefitted the most from falling bond yields. This leaves them vulnerable as bond yields move higher over time.

<hr>
Shane Oliver is capital head of investment strategy for <a href="https://www.amp.com.au/wps/portal/au" target="_blank">AMP</a>.
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Commercial property returns likely to slow, but will still remain solid: Shane Oliver

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1. Retail lease or general commercial lease?
Every Australian state and territory has specific legislation relating to retail leases. This legislation is designed to provide additional protections to retail tenants, and impose a range of obligations on commercial landlords, when compared to non-retail commercial leases.
As soon as you’ve decided to enter into a commercial lease you should check whether the relevant retail leasing legislation applies.
Your commercial leasing lawyer will of course be able to assist, but this is something you should keep an eye out for yourself.
2. Term of the lease and options
One of the most important clauses to keep an eye out for when entering into a commercial lease is the term of the lease, and any options to renew the lease. It’s generally in the landlord’s best interests to ask for a longer initial lease term (for example five or 10 years), whilst the tenant is likely to be keener on a shorter period (three years is a good standard).
A start-up tenant is likely either to go out of business, or expand rapidly and need to move to larger premises, so is further incentivised to agree to only a short lease period. Obviously the type of property being leased, as well as the location, will have an effect on the term of the lease each party would like best.
Make sure you also take a good look at the options clause. An option allows the tenant to continue leasing the property at the term of the lease for a predetermined amount. It’s generally in both the tenant and the landlord’s interest to include an option clause, giving the landlord potential greater security of income, and the tenant the ability to make longer term plans for their business.
3. Rent and security
 
Obviously the rent clause is one of the most important clauses in a commercial lease agreement. Rent represents the landlord’s return from its ownership of the property and is a significant expense for the tenant in operating its business.
The rent for the initial term is specified in the lease. Any rent review (i.e. change in the rent) will also be specified in the lease.
The three most common review methods are <a target="_blank" rel="nofollow" href="https://www.propertyobserver.com.au/https://www.abs.gov.au/ausstats/abs@.nsf/mf/6401.0">CPI</a>, fixed and market. The relevant review method is generally applied annually throughout the term of the lease. It is common for CPI or fixed reviews during the term of a lease and for a market review to occur at the expiry of the initial term and each option period.
In addition to rent, the landlord may seek security from the tenant to protect the landlord against default of the tenant (e.g. not paying rent). It is common for security to be for an amount equal to three to six months’ rent and to be by way of bank guarantee (if the tenant is an individual) or personal guarantee (if the tenant is a company, in which case the company’s directors provide personal guarantees). Obviously, as a tenant, you will want to avoid giving any form of guarantee.
4. Termination
 
Finally, make sure you review the termination clause in the lease. You need to be clear on what circumstances will lead to the termination of the lease. If you’re worried that the termination clause is overly onerous, take action.
To conclude
 
There are obviously a number of clauses you need to review in detail before signing a commercial lease. It’s critical that you have a <a target="_blank" rel="nofollow" href="https://legalvision.com.au/need-a-commercial-leasing-lawyer/">commercial leasing lawyer</a> review the lease before you sign it.
 
<hr>
 Lachlan McKnight is the CEO and Co-Founder of <a target="_blank" href="https://www.legalvision.com.au/">LegalVision</a>, which provides online legal services to the SME market.
This article first appeared on <a target="_blank" rel="nofollow" href="https://www.startupsmart.com.au/">StartupSmart</a>.
 
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Four things to look out for with commercial lease agreements: Lachlan McKnight

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The promised housing correction has totally gone up in smoke in Sydney with prices moving well above previous peaks.
There have been a raft of articles discussing the auction frenzy at the weekend in Sydney, with <a href="https://www.news.com.au/realestate/a-plain-house-in-an-average-suburb-has-sold-for-2385-million-as-desperate-buyers-keep-blowing-their-budgets/story-fncq3era-1226714027139" target="_blank">some examples</a> of crazy bidding occurring and the usual generic comments blaming Asian buyers for spiralling prices.
Historically, auction clearance rates (although auctions only represent a fraction of the total market) have been seen as a <a href="https://blog.rpdata.com/2010/07/auction-clearance-rates-are-an-important-lead-indicator/" target="_blank">leading indicator</a> of property price action in the two major capital cities Sydney and Melbourne.
Elsewhere in Australia, there are so few auctions held that the trend is of far less significance.
This may go some way to explaining why only four months ago there were all kinds of hare-brained theories being bandied around to explain why Sydney prices were 'falling' in spite of auction clearance rates and activity which were clearly booming.
Some suggested that more properties were being sold into a falling market, which seemed incredibly unlikely given the sales figures that were being reported.
There were other theories as recently as the first week of June this year that a few weeks worth of soft price action was a result of an instant consumer backlash against the federal budget (it is highly unlikely that property prices could respond immediately to a budget given the settlement periods involved).
Of course, since that time prices have reportedly boomed in Sydney and Melbourne.
In truth though, this just goes to show that the shorter the timeframe for considering property price movements, the greater the margin of error for misreading the trend.
All that we can really say is that (a) historically auction clearance rates have been a leading indicator of property price movements, (b) auction clearance rates are close to record heights in Sydney at an outlandish 88%, and (c) therefore, it is likely that property price gains will continue at the least through the remainder of 2013.
I note that the sector of the market I called as being the outperformer (the inner west - and in particular the suburb of Erskineville) is still recording incredible clearance rates with 90% at the weekend.
It was <a href="https://smh.domain.com.au/real-estate-news/a-vote-for-real-estate-20130907-2tc02" target="_blank">reported</a> that that one buyer paid $890,000 for a crumbling hovel in 'Erko', a sure sign of a market entering a period of temporary insanity and sky-high prices.
Prices in Erskineville in the inner west are going berserk as I specifically predicted on this blog.
For this reason, I would suggest that buyers today begin to consider other sectors of the harbour city - in particular a few of those beautifully located suburbs on the dark side (i.e. to the north of the coat-hanger).

<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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Promised Sydney housing correction up in smoke as market remains hot: Pete Wargent

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Property investment and real estate expert, John McGrath, sat down with Property Observer to discuss how the markets are currently performing, where he considers the hotspots to be, and how to get the most from a suburb.
{qtube vid:=pw5iS6-gEx4&amp;feature=youtu.be}
Transcript:
0.03
I often say to people "which market?" because there are multiple markets within Australia, there are multiple markets within each capital city. I'll talk and drill down into the different price ranges, the different geographic locations, the different style of property. But generally speaking, Australia is in a pretty good state. We've been through a few tough years like the rest of the world, property has been knocked around a little bit, but not as much as perhaps some other asset classes. I think we're at the beginning of the next cycle; recovery with growth for three to five years. I think we're at the beginning of that. 
Sydney is probably leading the way slightly for the rest of the country. Sydney is a little bit further progressed with regard to the demand out there, but there are cities like Melbourne where the market is very, very strong. Cities like Brisbane and the Gold Coast I think actually offer outstanding value for people, they have been hit pretty hard and I think are going to bounce back very strongly over the next 12 to 18 months.
0.59
I think there are some basic things there nowadays via the internet; there's really no excuse for not doing all your due diligence and research. As a buyer you should be turning up with better information, perhaps better educated than the agent, because you're focused on a specific type of property, price range and area, while agents often have to handle multiple price ranges and property. You really should be researching very hard to make sure you know what good value looks like.
I also try to give some practical tips. I suggest people don't look for bargains, because bargains are rarely great properties for the future. They're normally things that are cheap because no one wants to buy them. So I think as the market improves, I say to people just look for a fair market value property that has capital growth opportunities written all over it.
I'm a great believer in capital growth as opposed to yield. Yield is relevant and important but at the end of the day whether your investment is yielding you 4% or 5%, it is not going to change your world. If you pick the next growth suburb or one of the next sweet spots around the country, then you can find that your wealth can increase almost over night. Over the next few years you can have a dramatic uplift in your wealth.
2.08
Be prepared to take some calculated risks. We know the obvious ones, it's not hard to know that <a href="/news">Albert Park</a> is a great area to buy in, or in Sydney, Paddington. But what's the next Albert Park for Melbourne? Have a look around at what areas are on the fringe geographically, where are the trendy new cafes, retail outlets, strip shopping starting to move in? What has the feeling, the earmarks of a great capital growth area?
What areas are going to benefit from infrastructure that's about to be put into the city? So have a look at is there going to be a new light rail? Is there a new rail system being put in? Is there a new roadway that's going to make an area better or make an area that's going to be more accessible to the CBD?
Have a look at all of those sorts of things and then be prepared to take a couple of calculated risks as to where you're prepared to invest your money.
2.54
Especially cities like Sydney, Melbourne and Brisbane, as they become bigger, harder to access, to get in and out of. A lot of people want to have themselves right there on the doorstep of the city, and of course that's where a lot of the cultural pursuits, a lot of the activities and the best restaurants are going to be within that 10 kilometre radius. So I always say to people draw a circle around the CBD that you choose, and all those cities are great investments, and have a look for where are the areas that are less fashionable at this point. And what's happening in those areas? Are they industrial but becoming more residential? Or are they heavy industrial and going to remain that way? Is something going to happen that sparks off interest in a suburb that adjoins a really popular trendy area?
Have a look around, get out on the street, drive around, walk around, go to cafes. Speak to different agents, really research the market until you know more than the agent.  
3.48
A lot of people call them 'grungy suburbs'. They're often trendy for renters and they're often near universities and educational pursuits and they sort of haven't quite had the polish put on them yet. But they have got really strong growth opportunities. 
In Sydney it's areas like <a href="/news">Dulwich Hill</a>, <a href="/news">St Peters</a> and <a href="/news">Tempe</a> that are not the <a href="/news">Paddingtons</a> and the <a href="/news">Surry Hills</a>, but they're only about four or five kilometres away and they're about 40% less expensive to buy into those areas. So that's what I'm looking for.
Note: John McGrath was interviewed at the Property Millionaires Tour, held at the Sofitel in Melbourne.
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Exclusive interview with property investment and real estate expert, John McGrath

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A three-bedroom unit in Wiley Park was the weekend’s most affordable auction sale in New South Wales, according to Australian Property Monitors.
Located at <a href="https://www.realestate.com.au/property-unit-nsw-wiley+park-114542143">7/5 Defoe Street</a>, the unit sold for $362,000 through Knapton &amp; Co Pty Ltd Lakemba.
Listing agent Luke Knapton told Property Observer that the auction went “very very well”. About 30 people attended, with 9 registered bidders.
The successful bidder was an investor.
The reserve price was set at $370,000, but the vendors were happy with the outcome.
“It was a fair bit more than we originally appraised it at,” Knapton said.
Knapton added that demand in Wiley Park's property market is “very strong” at the moment.
“Three-bedrooms are the rarest entity, with one every few months popping up,” he said.
The property market in Wiley Park has been seeing a mixture of buyers, with local and interstate investors as well as owner occupiers showing interest, according to Knapton.
The estimated asking rent for this unit is $450 per week, reflecting a rental yield of 6.46%.
The same unit was last listed for rent in 2010 at an asking price of $270 per week, according to RP Data records. Knapton cites population growth in the area, as well as strong demand and limited supply, for the sharp increase in asking rent.
Prior to this sale, the unit last sold in 2011 for $301,000, according to RP Data records.
According to the <a target="_blank" href="/news">latest RP Data report</a>, the median price for units in Wiley Park is $275,000, up by 5.8% on last year. The average discount required to sell a unit is 6.8%, while private treaty sales average 62 days on market.
The median asking rent for units in Wiley Park is $340 per week, while gross rental yield currently stands at 6.4%.
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