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

Joel Robinson

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

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

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

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

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

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

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

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

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

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

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

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

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

Every First Home Owner Grant for new property by state

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

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

Staff Writer

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

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

alisonwarters@gmail.com

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

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

Ellen Walker

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

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

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

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A heritage listed retail property in Melbourne's Camberwell Junction has sold under the hammer for 30% above the reserve price.
The retail property, on the corner of Burke and Riversdale Road, was sold to local private investor for $3.6 million, on a tight yield of 4.56%.
The hotly contested auction drew more than 70 bids, with several serious bidders, said Savills selling agents Nick Peden and Clinton Baxter.
The 250 square metre property is leased to restaurant Meat &amp; Wine Co and is subject to a 10 year lease at a current net rental of $164,117 per annum. The lease has fixed annual increases of 4%.
Mr Peden said the sale price was a signal that the market was very strong, buoyed by the low interest rate environment.
While Mr Baxter added that both the record low yield of 4.5% and the building rate of $14,400 a square metre were signs that good quality retail investments were in high demand and buyers were confident of the market outlook.
The 1885-built church-like structure is the former English, Scottish and Australian Bank. <a target="_blank" href="https://www.realcommercial.com.au/property-retail-vic-camberwell-500820651">The brick building</a> is somewhat awkwardly wedged in to the<a target="_blank" href="https://www.propertyobserver.com.au/victoria/fkp-completes-construction-of-delayed-aerial-apartment-project-in-camberwell/2012110757688"> newly built Aerial residential development</a>, retained as a concession to the rich heritage of the area.
It was the subject of a $500,000 renewal in 2009 during the construction of Aerial.
In 2007 planning minister Justin Madden intervened in the VCAT case surrounding the $150 million development to push it through following strong community opposition <a target="_blank" href="https://www.propertyobserver.com.au/developments/completion-of-fkps-apartment-project-aerial-in-camberwell-junction-delayed/2012062255229">though it still suffered from construction delays</a>.
It was designed in the picturesque Gothic style by architects William Wardell and W L Vernon. Wardell was responsible for a number of buildings around Melbourne.
According to Heritage Victoria the branch was responsible for facilitating much of the suburban building boom in the area after the extension of the railway line from Hawthorn in 1882.
The sale includes nine secure car parks.
The Aerial development, by Queensland developer FKP, has 144 apartments and nine shops.
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Heritage listed Camberwell Junction retail site sold for $3.6 million

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In one of the clearest signs that a CBD office market recovery could be underway, Colliers International has produced new research which revealed a 33% surge in enquiry levels in the first half of 2013.
Its figures showed 310 more enquiries were registered for an additional 273,989 square metres of office space in the 12 months to June, while deal volumes remained steady.
Despite industry concerns around business sentiment, Colliers said that then higher enquiry figures showed activity in Australia's office markets was "strong" and supported its own prediction of a "market recovery by H2 2014".
"We have heard a lot of doom and gloom about the office leasing market this year, but the facts are that there is activity in the market," said Colliers office leasing managing director, Simon Hunt.
In the Sydney CBD, more than 215,000 square metres of enquiry was recorded during the first half, while in the Melbourne CBD, enquiries hit 158 for more than 132,000 square metres of space. That compared to 140 enquiries for just over 81,000 square metres over the same period in 2012.
"Small and medium sized tenants are in the market looking to secure a good deal, and are helping to drive current levels of activity," added Mr Hunt.
The largest proportion of deals occured in the 1-999 square metre range, with 279 leases equating to 82,810 square metres taking place in the first half of 2013, the Colliers research showed.
Data from the research also showed professional services were responsible for a large proportion of the activity, driven by new leases to businesses such as AGL, BHP, Corrs Chambers, Pacific Brands, Virgin Active and IBM. There was also strong spike in the number of Information Technology and Communication companies looking to relocate, with this sector making up 20% of the enquiries.
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Office market recovery underway, with 33% surge in enquirers: Colliers International

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Engineering company WorleyParsons is believed to have a leasing mandate out in the Perth CBD market for a requirement for up to 20,000 square metres of office space.
Industry sources told Property Observer that they believe the company had narrowed its leasing options to two sites - the Kings Square precinct, which is part of the $5.2 billion Perth City Link project initiated by the State Government. The other location is the nearby $130 million 396 Murray St site.
WorsleyParsons currently has its staff spread throughout several building in the Perth CBD, including the QV1 tower, 600 Murray,  Adelaide Terrace and 235 St Georges Terrace. 
WorleyParsons today released a statment saying that "it is a matter of public record that WorleyParsons  is seeking to consolidate its office space in Perth. A range of options are being considered and the company has not yet settled on a preferred option".
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WorleyParsons on the lookout for Perth office space

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The federal election campaign is in fulll swing but one issue that has not featured prominently is housing affordability.
The focus may be on budgetary holes, asylum seeker policy and parental leave yet several writers on Property Observer have argued it should be on the national agenda.
Ernest Healy and Bob Birrell wrote today that housing affordability is an important election issue and that "the high cost of housing in Australia’s cities is denying most aspiring first-home buyers the opportunity to purchase a home."
While last week, regular observer Peter Chittenden wrote that <a href="/news">housing policy is the elephant in the room this election period</a>.
And just as the election campaign was kicking off, another regular observer Catherine Cashmore wrote about <a href="https://www.propertyobserver.com.au/economy/the-failed-politics-of-housing-affordability-catherine-cashmore/2013072163429">the failed politics of housing affordability</a>.
<img alt="poll-results-aug-30" height="80" width="470" src="/images/stories/2013/08/poll-results-aug-30.jpg">
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Do you think housing affordability should be an important issue in the federal election?

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Many Australian families have built wealth and secured their futures on the back of property investing using negative gearing to help them get ahead.
However, at every election, negative gearing property is raised in the media as the speculators posture over whether or not a future government should tinker with the current system. Can you imagine what would happen to our property market if the rules changed?
The real point of contention is that the Australian taxpayer is forking out billions every year to support a system that was designed to encourage the construction of new property dwellings to add to supply.
However, the statistics presented by Property Australia suggest that only around 8% of the money funding the scheme is for new dwellings, the rest is for established property. So have governments, past and present, allowed a loophole to exist that taxpayers are having to fork out for?
Data suggests that negative gearing, stamp duty and government grants contribute to housing price inflation and make it more difficult for first home buyers to enter the market. Now, I’m not suggesting negative gearing be abolished, however, I am in favour of closing a loophole.
Saul Eslake, former chief economist of ANZ, recently said, "An investor-driven recovery is much more likely to put upward pressure on prices and is less likely to induce new dwelling supply, which is the opposite of what the Reserve Bank wants and what the country needs."
So what do we expect in the market?
Last week, our market moved higher, to 5151 points, before pulling back slightly to complete the trading session at 5100 points. This was seemingly a turnaround for the all ordinaries, following the previous weeks more subdued close at 5038 points, which formed below the open of the week.
Interestingly, over the last four weeks our market has struggled to break clear of the 5100 points barrier, which suggests traders and investors alike are not yet confident in taking the market to the next level. As I reported last week, this lack of confidence is likely to be due, in part, to the unfolding federal election and company reporting season.
Whilst the indecision continues, it is an opportune time for investors to get organised and update their stock watch lists so as to be prepared for trading opportunities likely to unfold over coming weeks.
<hr>
Dale Gilham is the director and founder of <a target="_blank" href="https://www.wealthwithin.com.au/">Wealth Within</a>, an Australian-based company specialising in sharemarket education and independent investment advice.
This article originally appeared on <a href="https://www.smartcompany.com.au" target="_blank">SmartCompany</a>.
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Loopholes in negative gearing laws allow new dwelling constructions to slip through the cracks: Dale Gillham

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Australians with home loans will most likely have to wait until Melbourne Cup day for the next interest rate cut.
Scott Haslem, the UBS Australia chief economist, recently told APP that the Reserve Bank of Australia was unlikely to move until after the September quarter inflation figures were released on October 23.
He suggests the RBA was unlikely to adjust rates at their September and October meetings, making "November the next live meeting."
The 2.5% cash rate is a new record low for borrowers.
Property Observer gleans the market's lowest variable rate is the Smart Finance Horizons Loan home loan at 4.44% variable (4.77% comparison) and the lowest one year fixed rate is 4.39% from Newcastle Permanent.
The lowest three year fixed rate is 4.69% (5.01% comparison) from HomeLoanHQ.
These are the lowest advertised variable and fixed mortgage rates based on listings on mortgage comparison websites <a target="_blank" rel="nofollow" href="https://www.ratecity.com.au/" style="font-size: 14px;">ratecity.com.au</a>, <a target="_blank" rel="nofollow" href="https://mozo.com.au/" style="font-size: 14px;">Mozo.com.au</a>,  <a target="_blank" rel="nofollow" href="https://www.infochoice.com.au/" style="font-size: 14px;">infochoice.com.au</a> and <a target="_blank" rel="nofollow" href="https://www.homeloanfinder.com.au/" style="font-size: 14px;">finder.com.au</a> as of August 27:
Where the headline rate is the same, the lender with the lowest comparison rate gets preference.
Lowest variable rate offerings:
<table width="469" cellpadding="0" cellspacing="0" border="1"><tbody>
<tr>
<td width="134" valign="top">
Provider
</td>
<td width="125" valign="top">
Loan name
</td>
<td width="93" valign="top">
Rate
</td>
<td width="117" valign="top">
Comparison rate*
</td>
</tr>
<tr>
<td width="134" valign="top">
Smart Finance
</td>
<td width="125" valign="top">
Horizon Loan (Refinance Only)
</td>
<td width="93" valign="top">
4.44%
</td>
<td width="117" valign="top">
4.77%
</td>
</tr>
<tr>
<td width="134" valign="top">
Loans.com.au
</td>
<td width="125" valign="top">
Blackboard special (Purchases only)
</td>
<td width="93" valign="top">
4.49%
</td>
<td width="117" valign="top">
4.51%
</td>
</tr>
<tr>
<td width="134" valign="top">
UBank
</td>
<td width="125" valign="top">
UHomeLoan
</td>
<td width="93" valign="top">
4.62%
</td>
<td width="117" valign="top">
4.62%
</td>
</tr>
</tbody></table>
Lowest one-year fixed-rate offerings:
<table width="469" cellpadding="0" cellspacing="0" border="1"><tbody>
<tr>
<td width="125" valign="top">
Provider
</td>
<td width="113" valign="top">
Loan name
</td>
<td width="84" valign="top">
Rate
</td>
<td width="106" valign="top">
Comparison rate*
</td>
</tr>
<tr>
<td width="125" valign="top">
Newcastle Permanent
</td>
<td width="113" valign="top">
One year fixed rate
</td>
<td width="84" valign="top">
4.39%
</td>
<td width="106" valign="top">
5.38%
</td>
</tr>
<tr>
<td width="125" valign="top">
UBank
</td>
<td width="113" valign="top">
UHomeLoan 1 year fixed rate
</td>
<td width="84" valign="top">
4.48%
</td>
<td width="106" valign="top">
4.86%
</td>
</tr>
<tr>
<td width="125" valign="top">
IMB
</td>
<td width="113" valign="top">
Fixed Home Loan ($250k - $500k)
</td>
<td width="84" valign="top">
4.59%
</td>
<td width="106" valign="top">
5.52%
</td>
</tr>
</tbody></table>
Lowest three-year fixed-rate offerings:
<table width="473" cellpadding="0" cellspacing="0" border="1"><tbody>
<tr>
<td width="133" valign="top">
Provider
</td>
<td width="130" valign="top">
Loan name
</td>
<td width="95" valign="top">
Rate
</td>
<td width="115" valign="top">
Comparison rate*
</td>
</tr>
<tr>
<td width="133" valign="top">
HomeloanHQ
</td>
<td width="130" valign="top">
3 Year Fixed Rate Special
</td>
<td width="95" valign="top">
4.69%
</td>
<td width="115" valign="top">
5.01%
</td>
</tr>
<tr>
<td width="133" valign="top">
AMP
</td>
<td width="130" valign="top">
Fixed Rate Loan (over $250k) (Professional Package)
</td>
<td width="95" valign="top">
4.69%
</td>
<td width="115" valign="top">
5.56%
</td>
</tr>
<tr>
<td width="133" valign="top">
UBank
</td>
<td width="130" valign="top">
UHomeLoan 3 year fixed rate
</td>
<td width="95" valign="top">
4.73%
</td>
<td width="115" valign="top">
4.79%
</td>
</tr>
</tbody></table>
 
<hr>
Picture courtesy of <a id="yui_3_7_3_3_1377649112978_1036" href="https://www.flickr.com/photos/silverstack/">SilverStack</a>/ flickr.
 
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The cheapest rates ahead of the next likely RBA rate cut on Melbourne Cup day

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Collingwood’s Smith Street is soon to be a bustling community, with two new residential developments, You and I and Haus, to be completed by late next year.
You and I will reflect the diverse culture of the area through five larger-than-life artworks some 10 metres in the sky on the building’s façade, while Haus is inspired by the Bauhaus twentieth century design movement.
Located at 450 Smith Street, You and I (pictured below) will reach seven storeys high and include 28 one-bedroom apartments and 35 two-bedroom apartments.
<img style="font-size: 0.8em;" src="/images/stories/2013/08/you-and-i-aug-28.jpg" width="470" height="371" alt="you-and-i-aug-28">
The development is just under 80% sold, with a selection of two-bedroom apartments remaining from $580,000 to $680,000 and ranging in size from 70 square metres to 80 square metres.
Andrew Leoncelli of CBRE says majority of sales have been to owner occupiers.
Developed by ICD Property, You and I is architecturally designed by Orbit Architecture and features five artworks from Melbourne artist Steve Rosendale (pictured below).
<img alt="you-and-i-rosendale-aug-28-two-2" height="414" width="470" src="/images/stories/2013/08/you-and-i-rosendale-aug-28-two-2.jpg">
“To actually replicate and construct Steve’s artworks we will integrate an unusual technique of curing graphic concrete to create an impression on at least one of the walls, and then express the detail of the other designs via perforated metal screens,” says Chris Goss, creative director of Orbit.
Artwork templates will be layered over slabs of graphic concrete and once the templates have been removed, the slabs will be water-blasted to remove unset residue and pieced together to create the artwork.
“In the final product, the graduation of perforate gaps in the metal screen will coalesce to create textured pieces that are lit by ambient light,” says Goss.
“The evolution of the precinct over time has helped shape You and I; for example, there’s a strong urban subculture that appreciates street-art and so Steve Rosendale’s artworks elevate what is normally considered street graffiti and stencil work into high-end artistry on an unseen scale
With interiors by Carr Design Group, apartments will feature large windows, neutral colour palettes and Miele appliances in the kitchens.
Construction on You and I has already commenced, with an expected completion date of late 2014.
Further down the street at 416 Smith Street, Haus (pictured below) will feature 80 apartments over eight levels.
<img src="/images/stories/2013/08/collingwood-aug-28-two-pic.jpg" width="470" height="291" alt="collingwood-aug-28-two-pic">
Developed by Angelo Property Group, Haus will blend culture with contemporary living.
“Our mantra is to create living spaces that invite the outdoors in and Haus is no exception, as each apartment will have access to its own garden terrace,” says Ange Angelo director of Angelo Property Group.
Designed by architect Kennedy Nolan, Haus apartments will feature hexagonal wall tiles, Smeg coloured ovens, stone floors and stainless steel bench tops.
Each apartment will feature a garden terrace with landscape designs by Jack Merlo.
One-bedroom apartments range in price from $435,000 to $485,000 and two-bedroom apartments range in price from $530,000 to $650,000.
Apartments range in size from 51 square metres to 96 square metres.
“My family has been developing in the inner-city for 40 years and we’ve seen suburbs such as Richmond and Fitzroy evolve into the thriving communities they are today,” says Angelo.
“We’re now noticing the same transformation really start to take off in Collingwood with new cafes, bars and shop opening every week,” says Angelo.
Haus will also include retail tenants, a café and office spaces for lease.
Haus is currently 70% sold.
Construction is set to commence in October, with an expected completion date of October 2014.
Collingwood also has <a href="https://www.propertyobserver.com.au/developments/elenberg-fraser-designed-collingwood-oxley-development-sells-190-pre-marketing/2013072963583" target="_blank">Oxley</a> in the pipeline, an Elenberg Fraser-designed residential development.
The median apartment price in <a href="/news">Collingwood</a> is $520,001, a 10.6% change in the past five years, according to RP Data.
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Collingwood ripe with pipeline developments, You and I and Haus released on Smith St

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‘Industrial is the new black’ has been bandied around the property sector over the past 12 months, but the catch-phrase itself and the notion that all industrial assets will outperform over coming years may prove overly simplistic.  
The drivers behind the renewed push of the industry toward industrial assets are clearly apparent; with the near record spread between industrial yields and debt costs and returns on fixed interest assets, such as term deposits, making returns highly attractive. 
Add to this a market where investment demand is above trend and supply levels below long-run averages, and industrial is a standout in the current environment.  
Certainly, this is an opinion shared by Charter Hall, and our overall weighting to the sector has been actively increased over recent years with the launch of our $500m Core Logistics Partnership (CLP) and Core Plus Industrial Fund (CPIF) having capacity to grow to $900m when fully invested. 
On the direct side, we closed the $208m Direct Industrial Fund (DIF1) portfolio oversubscribed and are now well advanced on raising $120m of equity required for the Direct Industrial Fund No. 2 (DIF2).  
But despite these broad positives, the need to remain selective on asset purchases is paramount, with tenant quality, building design, and lease covenant the absolute priority. We are mandated to only acquire exceptionally secure assets with lease terms in excess of 10 years to investment-rated tenants.
 Secondary assets may provide yields that look compelling, but with shorter lease terms or inferior covenants, we must strongly consider the downside and be priced accordingly.  
Do we pay more for prime assets? Absolutely. But with debt costs now under 5% for such assets, the accretion on a yield of circa 7.5%-8% is extremely compelling, when returns on 3 year term deposits have fallen 220 basis points in the past three years and now yield approximately 4.3%.  
While initial yields for secondary stock are very attractive at upward of 8.5%, this often comes with substantially higher risk. A recent survey by Knight Frank of the east coast industrial market showed there is over 971,000 square metres of secondary industrial space vacant.
 This is around 37% more than the prime stock for lease.  When considering that the vast majority of major leasing activity is occurring in the prime grades, the challenging secondary market becomes evident.  
Development in the industrial sector is relatively low by historic standards. That said, we have seen a rise of 8.9% over the past year as tenants look to upgrade space and developers and financiers become increasingly confident in speculative development.  
Uncommitted new supply is particularly apparent in Sydney and Melbourne, with just under 250,000 square metres of stock being under construction without a precommitted tenant.  This may see secondary assets face increasing competition in years to come, and investors should make adequate assumptions for any potential periods without income – and how this may impact capital values.  
The latest IPD results showed the industrial sector provided a healthy unlevered total return of 9.3% over the year to June 30, but unlisted industrial syndicates (where Charter Hall’s DIF fund represents 54% of the index) outperformed all other classes returning a substantially stronger 12.5% as high occupancy and fixed income growth lead to strong performance.  
Overall in the current low interest rate / lower growth environment, the new black for property is secure assets with fixed growth, low capital expenditure requirements and strong covenants that carry minimal income risk.  While this style of asset may be more prevalent in industrial due to the leasing structures, investors should look beyond a simple allocation to the sector.
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Richard Stacker is head of <a target="_blank" href="https://www.charterhall.com.au/Charter-Hall-Direct-Property-Fund-CHDPF">Charter Hall Direct Property</a>.
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Industrial the new black, but be mindful of the grey: Richard Stacker

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If only we had the proverbial dollar for every time someone has asked us ‘which property should I buy?’  
The mistake most buyers make is that they ask this question first, when it should be the last in a long line of others. They choose a property and build their purchasing strategy around it, rather than developing a strategy and then finding a property to suit it.  
In doing so, they run a higher risk of choosing a property that won’t deliver the lifestyle or financial benefits they need. It may even put them behind the eight-ball, making it much harder to play catch-up down the track.  
To choose the property that really is right for you, you need to start with the most basic question first: Do you want a property to live in as your family home, or purely as an investment to rent out?  
If a home to live in is what you’re after, it’s important to choose one that will cater for the way you live—not just now, but for the medium to long term. Property is expensive to buy and expensive to sell, so why spend thousands on stamp duty and agents’ fees until you absolutely have to? By holding the property for seven to 10 years, you’ll also give capital growth a chance to do its work; an important consideration even when you’re buying primarily for lifestyle purposes.  
Take a close look at your lifestyle. How many people will be living in the property? Are you intending to start a family during the time you live in the property? Do you already have children? How old are they now, and how old will they be in seven to 10 years’ time? Will they need a lot of outdoor space to run around, or is their indoor space more important? If you buy a smaller property now, will you need to extend it as your family’s needs change?  
Do you want to live in a certain area to access your preferred schools or tertiary institutions? What about your working life? If you work in an office, can you commute by public transport, or do you prefer to drive? If you’re planning to work at home, what kind of floorplan might you need to separate your working life from your home environment?  
If you want to buy a property purely as an investment, your lifestyle requirements and personal preferences must take a back seat. Too many investors evaluate properties based on what they would like to live in. It doesn’t matter if you don’t like the property and wouldn’t live in it yourself. The important factor is whether it will deliver the right financial outcomes.  
This is where the next question comes in. What’s more important to you—capital growth or income flow?  
If you’re in your working years it’s generally best to focus on capital growth, because that’s what will build your equity, or wealth base. You can use your working salary to fund the purchase and pay the mortgage. As time goes by and your equity increases, you can borrow against the equity to buy further wealth building assets.  
As you approach retirement, however, and the prospect of 20 or 30 years without a salary looms large, it’s more important to focus on property that will deliver enough rental income for you to live on.  
As a rule, residential property is best for capital growth because its chief value lies in the land it sits on, not in the building. Look in areas with a limited supply of properties but considerable demand from buyers. This will drive land values and maximise capital growth.  
By contrast, commercial property is your best bet for income replacement, because the main value of the property lies in the building and the rental income commercial tenants can generate. Focus on fast growing population corridors with increasing demand for services like petrol stations and convenience stores. The more people who spend money on these services, the higher your tenant’s turnover and the more rent you can charge.  
Can’t afford to buy commercial property or want to diversify and spread risk? Consider a commercial property trust instead.  
By asking the right questions from the start, you’ll boost your chances of choosing the most appropriate property—maximising your financial position and lifestyle choices in the years ahead.  
 
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 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 homebuyers.
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Before asking which property to buy, ask yourself what kind of property is right for you: Mark Armstrong

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Many start-ups launch out of a garage or a living room before moving to a co-working space or sub-letting a desk or two from a more established business (usually under a license agreement).  
If your business is successful and grows, there will come a time when you’ve got to look for a business space from which to run your start-up. This article sets out a number of key points to consider in the process.  
1. Leverage  
The first issue to wrap your head around concerns leverage. First time tenants are often under the misapprehension that they have little leverage when negotiating a lease with a landlord.  
You need to get out of this mindset before you even start looking for a commercial property to lease.  
Over the last couple of years, a significant amount of commercial space has opened up in all of Australia’s major cities. Landlords are competing for good tenants. Use this to your advantage.  
2. Representation  
It’s important that you obtain representation, especially when renting your first commercial property. Many entrepreneurs will work with a real estate agent to secure appropriate premises.  
When you’ve found the premises you want to lease, you should engage a commercial lawyer to review the lease documentation and enter any lease negotiations with the landlord and/or their representative on your behalf.  
If possible, try and find a commercial leasing lawyer; a specialist in the leasing sector. A specialist will have a detailed knowledge of all the legislative requirements of a lease and will be able to quickly identify any onerous or unfair provisions in it.  
3. What to expect from your lawyer  
Make sure you get value for money from your lawyer. During the lease review process, a good commercial lawyer should give you guidance and advice in relation to what your rent covers (i.e. whether outgoings (utilities), cleaning services and parking are included as part of the lease arrangement).  
Many leases hide this sort of information in the fine print, which is where your lawyer can assist. Your lawyer will also be able to advise as to what property taxes you may be liable for, what insurances need be obtained and how to structure the provision of security (if any) to the landlord.  
 
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4. Landlord concessions  
During the negotiation process, your lawyer should be pushing for landlord concessions. Obviously negotiating the rent down will be the first priority, but there are other areas your lawyer can focus on.  
With increasing commercial space opening up, landlords have become more amenable to providing new tenants with incentives to lease their premises. During the negotiation process, a lawyer can “feel out” the lessor in relation to what they may be willing to concede.
These concessions can include a free rent period at the beginning of the term (which can be really valuable if you need to conduct a fit out of the premises – and can enable you to only pay rent when your business is up and running after any such necessary works at the premises).  
5. Duration of lease and rent amount  
If you’re happy with your chosen premises it’s important to ensure that you have the option to stay there longer term if you so choose. Your lawyer should negotiation option periods that allow you to choose whether to keep renting the premises after the term of the initial lease is up.  
Typically, a landlord providing an initial three-year term may be amenable to providing a further two to three-year option period. When negotiating this aspect of the lease it’s important to be familiar with how any increases in rent may be assessed. It is fairly typical that during an initial term annual increases in rent correlate with an annual calculation of any increase or decrease in the CPI.  
It is also fairly typical for the amount of rent to be paid to be reviewed on a market basis at the beginning of any option period. These are important aspects to consider and matters a commercial lawyer should provide advice on.  
6. Termination and assignment  
Another important issue to consider is ensuring that there is a termination agreement stipulated in the body of the lease. This gives you as a tenant the option to exit the arrangement, for instance if your business outgrows the premises or if you decide the location is not ideal for your business needs.  
Again, these are issues which a commercial lawyer can provide guidance and advice in relation to.  
The capacity to assign the lease agreement to a third party is also important. It is preferable that the landlord’s requirements of the tenant are not too overbearing. This ensures it is not difficult for the tenant to transfer the lease to a third party in circumstances where they want to sell their business or move on from the premises.  
To conclude  
If you’re considering moving premises it’s important to factor in ample time for search and negotiation process. Make sure you work with a specialist commercial leasing lawyer if possible. <a href="https://legalvision.com.au/need-a-commercial-leasing-lawyer/" rel="nofollow">Get in touch with LegalVision with any leasing questions</a>!
 
<hr>
 Tom O’Brien is the principal lawyer at O’Brien Leasing (part of the<a href="https://legalvision.com.au/" rel="nofollow">LegalVision Network</a>).
The specialist online lawyers in the <a href="https://www.legalvision.com.au/" rel="nofollow">LegalVision network</a> provide businesses with access to high quality and speedy legal services.
This article originally appeared on <a target="_blank" href="https://www.startupsmart.com.au/">StartUpSmart</a>.
 
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