<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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Yesterday, we ran a story that <a target="_blank" href="https://www.propertyobserver.com.au/news/housing-market-downturn-next-year-george-fokas/2013090864866">one investment mentor is expecting there to be a downturn</a> in property prices. It received some heated commentry from readers in response.
Today, we ask whether you think there will be a downturn or an upturn, and by how much?
 
<img alt="poll-results-sept-11" height="357" width="470" src="/images/stories/2013/09/11/poll-results-sept-11.jpg">
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po-LsXgBTHBmX

What do you think will happen to property prices across the country over 2014?

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Rising unemployment and the unwinding of the mining investment boom could contribute to one more cut for the RBA cash rate, according to the latest report by ANZ.
ANZ forecasts the rate to be cut further by 25 basis points to 2.25% in the last quarter of this year, and expects the rate to hold steady for 2014.
The report also notes that Australia is nearing the end of the easing cycle with policy rates already at very accommodative levels.
A further rate correction could present a medium-term opportunity for borrowers to lock in lower-term rates.
With the expectation that the US 10-year bond yield to end the year at around 3%, ANZ also forecasts that yields will be pushed above 3.5% by the end of 2014. ANZ also forecasts US economic growth to be around 3.1% for next year.
With a recovering global market, local market rates can expect to be driven higher. As such, ANZ expects the cash rate to rise in 2015.
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dleow-BGaNPbHWyK

One more cut expected for RBA cash rate: ANZ

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Teams and leveraging off of the expertise of professionals is absolutely crucial, particularly when it comes to the complexities of property investing.
Having a team with a number of professionals, such as a mortgage broker and investment adviser, ultimately helps investors head for success. While we've previously discussed <a href="https://www.propertyobserver.com.au/residential/how-to-build-a-successful-property-investment-team-melissa-opie/2012071054297" target="_blank">how to put a team together</a>, it seems finding the best experts is still difficult for many.
Property Observer's most recent poll has found that the majority of respondents use recommendations and referrals to determine whether or not to trust an expert with 50% selecting this option.
References and testimonials came in second, with 17.2% selecting this item - closely followed by 12.1% who use forums and 10.3% who mainly rely on a general Google search. Just 6.9% pointed to ASIC/Fair Trading/other government site with 3.4% selecting news websites.
<img alt="poll-results-sept-10" height="325" width="470" src="/images/stories/2013/09/10/poll-results-sept-10.jpg">
The Property Investment Professionals of Australia (PIPA) chair, Ben Kingsley, provided Property Observer with their top three guidelines to ensure you are speaking to the most reputable expert for your team.
Their three guidelines:
1) Are they ‘formally Qualified’ to property investment advice?
2) Ask how are they being paid?  If it’s a fee for service the consumer know upfront, if they are being paid by the developer, builder or marketing company, then they must fully disclose all their fees, including any hidden fees, commission or kick backs between businesses.  Consumer must be fully informed before making their judgement as to whether they are working in their (the consumers) best interests or their own.
3) Are they promoting one set strategy or way to build so called wealth.  If so, the consumer must ask themselves is this best suited to my personal needs, meaning is it a tailored solution to their needs or are they being ‘sold’ a so called ‘only way to wealth’ set model.
Which experts are most crucial to you in your investing team?
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jduke-EHk3XBmHkn

Creating your investment team

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Property is a national pastime and so often we see investors, buyers and property enthusiasts out on the road at open homes and auctions.
We also find that even on holiday or generally out and about there's a lot of property observing happening.
For this reason, Property Observer has brought in our very own <a target="_blank" href="https://twitter.com/search?src=typd&amp;q=%23propertyobserving">#propertyobserving hashtag</a>, which you are welcome to tweet yourself when you see or hear something interesting about property.
Or you can use it to see what our journalists and readers are up to themselves.You can follow our <a target="_blank" href="https://twitter.com/search?q=%23propertyobserving&amp;src=hash">tweets from our journalists here</a>.
You can also follow us on Twitter via <a target="_blank" href="https://twitter.com/propertyobs">@propertyobs</a> for the quickest and most regular updates of our news, as well as retweets of interest property tidbits that we find.
<a href="https://twitter.com/search?src=typd&amp;q=%23propertyobserving" target="_blank"><img src="/images/stories/2013/09/10/hashag-sept-10.jpg" width="470" height="325" alt="hashag-sept-10"></a>
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Hashtag of the day: #PropertyObserving

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A five-bedroom Edwardian style family home in Canterbury is reportedly this week's most expensive sale, selling prior to auction for $3.4 million, according to RP Data.
Located at 51 Wattle Valley Road, the circa-1900 property has been recently renovated but retains period features including high ceilings and a leadlight.
The home was scheduled to go under the hammer on September 21 with a quoted priced of $3.25 million to $3.5 million.
After spending on a week on the market, the home was snapped up.
“It’s a fabulously presented home in a fabulous location,” says listing agent Stan Katz of <a href="https://www.bekdonrichards.com.au/listings/sold" target="_blank">Bekdon Richards Hawthorn</a>.
Situated on 1,075 square metres, the property’s kitchen features a caesarstone benchtop and stainless steel miele appliances and overlooks the timber deck and inground pool.
The home was previously listed in September 2005 for $1.55 million through Cantwells Property Group.
The median house price in <a href="/news">Canterbury</a> is $1.7 million, a 5.1% change in the past five years, according to RP Data.
Victoria dominated the most expensive list this week, taking out nine out of the 10 spots.
Most expensive sales:
<a href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/51_wattle_valley_road_canterbury_vic_3126/10259460" target="_blank">51 Wattle Valley Road, Canterbury, VIC, 3126,</a> five-bedroom house, sold prior to auction on September 2 by Bekdon Richards Hawthorn for $3.4 million
<a href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/32_murray_street_elsternwick_vic_3185/10896414" target="_blank">32 Murray Street, Elsternwick, VIC, 3185,</a> four-bedroom house, sold at auction on September 8 by Biggin &amp; Scott Elsternwick for $3.195 million
<a href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/22_seaforth_crescent_seaforth_nsw_2092/6144051" target="_blank">22 Seaforth Crescent, Seaforth, NSW, 2092,</a> four-bedroom house, sold on September 4 by Lionel Busquets Prestige - Seaforth for $2.825 million
<a href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/19_crest_avenue_balwyn_vic_3103/9556633" target="_blank">19 Crest Avenue, Balwyn, VIC, 3103,</a> five-bedroom house, sold at auction on September 7 by Marshall White Real Estate Hawthorn for $2.825 million
<a href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/88_manning_road_malvern_east_vic_3145/11594237" target="_blank">88 Manning Road, Malvern East, VIC, 3145,</a> five-bedroom house, sold prior to auction on September 7 by Marshall White Real Estate Albert Park for $2.53 million
<a href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/18_woodside_crescent_toorak_vic_3142/13593843" target="_blank">18 Woodside Crescent, Toorak, VIC, 3142,</a> four-bedroom house, sold prior to auction on September 7 by Kay &amp; Burton Real Estate for $2.36 million
<a href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/7_chelsea_street_brighton_vic_3186/10007010" target="_blank">7 Chelsea Street, Brighton, VIC, 3186,</a> three-bedroom house, sold at auction on September 8 by Biggin &amp; Scott Brighton for $2.285 million
<a href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/1_landale_road_toorak_vic_3142/13584027" target="_blank">1 Landale Road, Toorak, VIC, 3142,</a> three-bedroom house, sold at auction on September 7 by Marshall White Real Estate Armadale for $2.215 million
<a href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/25_service_street_hampton_vic_3188/11165742" target="_blank">25 Service Street, Hampton, VIC, 3188,</a> five-bedroom house, sold prior to auction on September 7 by Buxton Sandringham for $2.1 million
<a href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/5_kilrush_street_brighton_vic_3186/10014002" target="_blank">5 Kilrush Street, Brighton, VIC, 3186,</a> four-bedroom house, sold at auction on September 7 by Nick Johnstone Real Estate Brighton for $2.09 million
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Renovated Edwardian-style Canterbury home most expensive sale: RP Data

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A one-bedroom unit in Dallas was the weekend’s most affordable auction sale in Victoria, according to Australian Property Monitors.
Located at <a href="https://www.realestate.com.au/property-unit-vic-dallas-114523003" target="_blank">5/18 King Street</a>, the unit sold for $140,500 through Barry Plant Glenroy.
Listing agent Chris Vallis told Property Observer that about 20 people attended the auction, with three registered bidders but “two genuine bidders”.
Vallis added that the market in Dallas has picked up over the last six to eight weeks due to the lower interest rates. 
“About 90% of the market has realised that the prices of the homes are steady for awhile. If you don't get in while interest rates are low, you’re looking at quite a different price,” he said.
He also noted that both first-home buyers and investors are purchasing properties in Dallas at the moment.
According to the <a href="/news">latest RP Data report</a>, the median asking rent for units in <a target="_blank" href="/news">Dallas </a>is $293 per week.
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Dallas cheapie sells for $140,500

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Orchard Piper’s $23 million Davis Avenue development in South Yarra has secured two significant sales, totaling $7.2 million. 
A three-bedroom half floor penthouse sold for $3.8 million and a four-bedroom apartment sold for $3.4 million through Richard Mackinnon and Marcus Chiminello of Marshall and White.
Located at 55 Davis Avenue, the Jolson designed complex with Eckersley-designed gardens features eight apartments and two half-floor penthouses.
Mackinnon says Davis Avenue has attracted downsizers that are young at heart and want to be in a vibrant location.
Three apartments remain, including a two-bedroom, three-bedroom and a half floor penthouse.
Remaining apartments range in size from 120 square metres to 234 square metres internally and are priced from $1.49 million to $3.995 million.
The 533-square-metre site previously housed a double-fronted Victorian house owned by psychiatrist Tony Miach.
The unrenovated brick home sold under the hammer for $1.5 million in August 2004.
Davis Avenue has an expected completion date of mid-2014.
The median apartment price in <a target="_blank" href="/news">South Yarra</a> is $541,000, a 14.1% change in the past five years, according to RP Data.
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Downsizers splash $7.2 million for two luxury Davis Avenue, South Yarra apartments

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If the recent federal election is anything to go by – a pivotal role that has emerged has been the aggression expressed on social media – yes, our new digital economy. This in turn has led to the most combative and often under handed strategies ever seen before on the political arena. If this is what is now to be the new norm the next three years will be very interesting.
In the run-up to Saturday’s election the economy was rightfully front and centre, where it should be noted that the Australian economy is performing very well when compared to other western economies.
The <a href="/news">RBA has left interest rates on hold</a> which opens the question – has the cash rate bottomed? Certainly the job would be easier to scrutinise if economic and financial forecasting could suddenly turn out to be more accurate for Australia’s $1.6 trillion economy. One thing you can be assured of is that now the LNP have won the election, they won’t be sucker–punched into providing a date when the budget is likely to return to surplus.
A recent report noted that <a href="https://www.theage.com.au/business/the-economy/manufacturing-declines-for-26th-month-20130902-2szkd" target="_blank" title="Manufacturing declines for 26th month">manufacturing has declined for a 26th month</a> and one can only expect to see a slight improvement with this sector given the Australian dollar has depreciated around 15% from earlier this year.
The Australian economy continues to grow at a sluggish pace with the Bureau of Statistics revealing this week the economy grew 0.6% in the June quarter. The annual growth rate is now 2.6% with the trend growth sitting at 3% so we are growing at below trend growth. Whilst we remain at below trend one can rest assured that governments won’t be in a hurry to return the budget to surplus. Of particular interest when the GDP figures were announced was the household savings rate continues to remain high – economists predicted a savings ratio of 10.7% to see it come in at an increased 10.8%.
<img class="aligncenter size-full wp-image-8177" src="https://www.rwm.com.au/files/2013/09/31-08-2013-10-42-35-AM.jpg" alt="31-08-2013 10-42-35 AM" width="470" height="304" style="margin: 0px auto; padding: 0px; outline-width: 0px; font-style: inherit; font-family: inherit; display: block; max-width: 100%;">
I am not of the school of thought that <a href="https://www.businessspectator.com.au/article/2013/9/2/election/abbott-will-trigger-housing-boom" target="_blank" title="Abbott will trigger a housing boom ">Abbott will trigger a housing boom; </a>“the looming Coalition landslide win on Saturday is now virtually certain to trigger a series of housing booms in Australia. In some areas the boom is not waiting for September 7.”
I agree that some areas are certainly experiencing a mini–boom which we have seen plenty of times before. Presently within a 10 kilometre radius of the CBD we are seeing apartment markets posting very strong sales data although the same can’t be said for housing which remains slow and steady.
One of the problems is that Fairfax Media and News Limited online platforms and newspapers are talking it up in an attempt to get those advertising revenues up in their respective newspapers. Once again easily one of the biggest problems our real estate markets face is <a href="https://www.propertyobserver.com.au/news/australian-stamp-duties-the-fourth-highest-in-world-for-luxury-home-purchases/2013080563842" target="_blank" title="Australian stamp duties the fourth highest in the world for luxury purchases.">Australian stamp duties are the fourth highest in the world for luxury purchases.</a>
I read a report in this month’s REINSW Journal that “stamp duty costs Australian property market 40,000 sales”. Just goes to show how state governments are so economically illiterate when a new study, "<a href="https://www.google.com.au/url?sa=t&amp;rct=j&amp;q=&amp;esrc=s&amp;source=web&amp;cd=1&amp;cad=rja&amp;ved=0CDEQFjAA&amp;url=http%3A%2F%2Fpeople.anu.edu.au%2Fandrew.leigh%2Fpdf%2FStampDuty.pdf&amp;ei=81otUv_gIYG4iQf4x4CYDQ&amp;usg=AFQjCNFrpFyDhTdWJgdyFtF9dy_k4oDT-g&amp;sig2=Uabno-1c72YyW-292Au5wQ&amp;bvm=bv.51773540,d.aGc" target="_blank">How do stamp duties affect the ousing market?</a>", authored by Ian Davidoff and Andrew Leigh – has found a correlation between stamp duty and the stagnation of housing sales in Australia.
According to the study’s findings, an increase in stamp duty rates from 1993 to 2005 led to approximately 39,000 forgone sales in Australia. The study revealed that the short – term impact of a 10% increase in stamp duty is to the lower house prices by 3%.
If the property market is supposed to be booming this theory is certainly not reflective in the property volumes we are currently seeing in Mosman, Cremorne and Neutral Bay, which where yet again down this week. All three demographic markets are significantly down on the same time last year. To put this into perspective the Mosman housing market peaked at 168 last spring/summer yet this week it hovered around the high 70’s to finish at 80. Mosman apartments peaked at 112 this time last year and this week they sit at 61.
I would offer this interesting observation; buyers aren’t seasonal – vendors are!
 
<hr>
 Robert Simeon is a director of<a href="https://www.rwm.com.au/" target="_blank" title="RWM" rel="nofollow" style="font-size: 14px;">Richardson  Wrench Mosman and Neutral Bay</a>and has been selling residential real estate in Sydney since 1985.  He has also been writing real estate blog<a href="https://www.rwm.com.au/news/" target="_blank" title="Virtual Realty News" rel="nofollow" style="font-size: 14px;">Virtual Realty News</a>since 2000.  The RWM real estate model has sold in excess of $1 billion in database sales globally.
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Buyers aren't seasonal, but vendors sure are: Robert Simeon

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Canberra house prices have hit an all-time high according to Australian Property Monitors.

I'd be very wary about buying property there, however, because as has been flagged for the last couple of months the public sector is likely to shed a significant number of jobs in the city and thus demand must surely fall.
There has also been talk of a glut of apartments coming online in the city, which, if true (I haven't visited since 2011 myself - I've done the tower thingo and cycled round Lake Burley Griffin) may kill growth in that sector.
Canberra is only Australia's eighth largest city by population at around 370,000, so if thousand of jobs do unfortunately go, then the housing market will doubtless be impacted.
Nevertheless, Canberra's recovery to all-time high prices is another kick in the teeth for the property "bull trap" theory, which suggested in 2012 that those buying property on the back of dwelling price rises over the past 18 months would not see them recover previous highs.
The bull trap is traditionally a term used in the equities markets and is defined as a false signal which indicates that a declining trend has reversed and is heading upwards when, in fact, the security is set to continue its previous decline.
The bull trap causes some investors to buy into the stock which then resumes its previous decline, thus "trapping" the investor who has been suckered.
We saw two classic bull traps in the Aussie share markets through 2008:
<img height="277" width="400" src="https://1.bp.blogspot.com/-DSrjLufhZSU/UT097IOW60I/AAAAAAAAIyU/1H32lc1_1ps/s400/Bull+Traps.png" style="padding: 5px; border: 1px solid #ebebeb; box-shadow: rgba(0, 0, 0, 0.0980392) 1px 1px 5px; display: block; margin-left: auto; margin-right: auto;">
Source: ASX
Prices in Sydney's broad middle market, particularly in the apartment market, are already miles above previous peaks and have been for many months.
The wider city market in Sydney has increased in median dwelling price by more than 10% since its trough in H2, 2012.
I've continued to be bullish on Sydney dwelling prices since around 2007, and given the current low interest rate environment, it's no surprise at all to see prices up by more than 6% quarter on quarter, and Sydney's incredibly strong uptrend looks likely to continue.
<a imageanchor="1" href="https://4.bp.blogspot.com/-CM_dltWRBm8/UijGMSlERcI/AAAAAAAAKKw/dDlv7fjfAYc/s1600/RPD.jpg" style="text-decoration: none; color: #7f7f7f; margin-left: 1em; margin-right: 1em;"><img height="182" width="400" src="https://4.bp.blogspot.com/-CM_dltWRBm8/UijGMSlERcI/AAAAAAAAKKw/dDlv7fjfAYc/s400/RPD.jpg" border="0" 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;"></a>
Source: RP Data
There was no bull trap in Sydney, because prices have vaulted way past previous peaks.
In Perth, prices have also increased by more than 10% since their trough and have recaptured all-time highs there too, albeit only just at this point in time.
Prices are up by close to 3% in Perth in the last quarter but there has been some talk of those pesky ubiquitous headwinds and gains slowing as the mining sector rebalances from construction to production.
Watch this space.
Melbourne continues to confound the sceptics (including myself) with dwelling prices up an astounding 6%+ quarter on quarter there too.
The RBA will find it very hard to cut rates if this rate of appreciation continues in the two major capitals.
With luck it won't happen, for such rapid gains are neither sustainable nor desirable.
Melbourne still has a little way to go if it is to recapture its previous peaks. Mind you, if its current outrageous rate of progress continues, it will be there or thereabouts in just over a month.
The Brisbane recovery has been slow to date, with prices up a little over 3% since their trough, and prices still a long way below their previous peak, around 9% or so down.
Brisbane's recovery has had a few false starts, although there has been talk on the ground of some response to stimulatory monetary policy. Strong price gains have yet to be seen, though.
Therefore, Brisbane is also one for the not sure yet basket.
In Adelaide, prices have barely moved a muscle in 12 months despite record low interest rates, and prices are still around 5% below previous peaks.
Adelaide: bull trap alert.
If interest rates really are close to the bottom of the cycle (which is how the futures markets have interpreted the RBA's amended wording in its Statement of Monetary Policy and its dropping of the specific reference to easing bias - for mine, I remain far from convinced) then Adelaide prices could get clobbered as the cost of capital reverts upwards.
There have been a few lame and half-hearted attempts to talk up the Hobart housing market, but with the population growth of Tasmania considerably flatter than the Bass Strait, there may be yet further choppy waters ahead for the housing market.
<hr>
Pete Wargent is the co-founder of <a href="https://allenwargent.com/" target="_blank" rel="nofollow">AllenWargent</a> property buyers (London, Sydney) and a best-selling author and <a href="https://petewargent.blogspot.com/" target="_blank" rel="nofollow">blogger</a>.
His new book '<a href="https://www.bigskypublishing.com.au/Books/General-Interest/Four-Green-Houses--and-a-Red-Hotel/1015/productview.aspx" target="_blank" rel="nofollow">Four Green Houses and a Red Hotel</a>' was released on 1 September 2013.
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pwargent-M4siyDbqQY

Sydney all-clear for "bull traps", but Adelaide investors should be wary: Pete Wargent

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The cool climate Lerida Estate winery overlooking Lake George near Canberra, with Glenn Murcutt-designed buildings, has been listed by Colliers International agent  Tim Altschwager.
<a target="_blank" href="https://rca.colliers.com.au/property-commercial+farming-nsw-lake+george-500860655">The expression of interest campaign closes October 10 </a>with strong interest expected from Chinese interests.
The Lerida brand and business operations are part of the sale. 
Renowned for its pinot noir and shiraz viognier wines, the 16 hectare winery is off the Federal Highway on the Cullerin Escarpment in the Canberra District wine region.
<a href="https://www.leridaestate.com.au" target="_blank">The escarpment estate</a> has eight hectares planted by vendors, Jim Lumbers and Anne Caine in the years since 1997.
Their inspiration was Dr Edgar Riek’s work over 20 years at Lake George Winery, the adjacent vineyard.
The name, Lerida was first given to the Lake George region by the Scottish-born explorer and surveyor of South East Australia, Major Thomas Mitchell. Mitchell served in Portugal, and during this period travelled in Spain, including around the area of Lerida.
In 1827, Mitchell took up the position of Surveyor-General of NSW, and in this position, he travelled to the Lake George region and named a creek a few miles north-west of Lake George Lerida Creek because it reminded him of Lerida in Spain.
Subsequently, Hamilton Hume called his property on the creek Lerida. Jim and Anne picked up this name for their vineyard.
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