<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 new office, retail and entertainment complex known as The Ribbon could grace Darling Harbour if Grocon and Markham Corporation’s development application is approved.
The industry giants lodged a development application with the NSW Planning and Infrastructure for the redevelopment of the Sydney IMAX retail and entertainment complex.
The Ribbon, with a Darling Harbour frontage, will include 41,470 square metres of net lettable area of office space with large floor plates up to 3,500 square metres.
The Ribbon will also boast 7,300 square metres of retail, function and entertainment areas over 20 floors featuring an IMAX cinema, restaurants, cafes, a gym and a function centre.
Architecturally designed by Hassell Architects, the building is named The Ribbon due to its form and the way the building is wrapped from the east to the west like a ribbon.
“Sydney deserves a distinctive design like this,” says Chris Carolan, NSW general manager of the Grocon Group.
“The Ribbon personifies the liveliness and sophistication of modern Sydney in a way that speaks directly to contemporary landmarks like Marina Bay Sands in Singapore and The Shard in London,” says Carolan.
“We wanted a building that would transform this unique gateway site,” says James Markham, managing director of Markham Corporation.
“This is a challenging but important site in Darling Harbour and it demanded a brave and inspiring design,” says Markham.
After a successful year, the current owners of the IMAX cinema have bought two new state-of-the-art digital projectors to be included in the new IMAX cinema at The Ribbon.
Property Observer first <a target="_blank" href="https://www.propertyobserver.com.au/news/the-ribbon-in-darling-harbour-set-to-replace-sydney-s-imax/2012072455717">reported</a> on the redevelopment plans in July last year.</body></html>

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Grocon and Markham Corporation lodge development application for Darling Harbour's The Ribbon

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The high cost of housing in Australia’s cities is denying most aspiring first-home buyers the opportunity to purchase a home. The current high dwelling prices reflect the long boom of the 2000s, when across all Australian metropolitan centres dwelling prices doubled or tripled, with the sharpest escalation being for dwellings close to inner city amenities and high paying jobs.
One consequence is the extraordinarily high level of household debt in Australia. It rose sharply from 100% of annual household income in 2000 to 150% in 2009. It remains at this level – exceeded only by the Netherlands amongst developed countries. Most of this debt is mortgage-related.
Similar dwelling price escalation occurred in Britain and the United States, among other developed nations. What is distinctive about the Australian experience is that there was no contraction in dwelling prices at the time of the global financial crisis.
To the contrary, dwelling prices surged in 2010 when the Reserve Bank sharply reduced interest rates and the Australian government lured first-home buyers into the market via additional grants. Since 2010, after a brief and minor price contraction, prices have moved up again, especially in inner-city areas.
Notwithstanding this situation, the housing affordability issue has barely rated a mention during the election campaign. The reasons are not difficult to discern. There are far more voters happy to see dwelling prices increasing than there are disappointed first-home buyers or their sympathisers.
They include those owning or purchasing a home and the army of investors who hold property. Nearly 20% of individuals in Australia aged 45-64 receive income from a rental property. Their ranks are surging with growth in the Self-Managed Superannuation Funds (SMSF) industry. The rules governing these funds were changed in 2007 so that investors can now borrow to finance a property investment with the accompanying tax advantages, including negative gearing.
What if anything can be done about the situation? Even well-informed economists such as <a href="https://www.themonthly.com.au/video/2013/03/24/1364105156/great-crash-2008-featuring-ross-garnaut-p1" target="_blank">Ross Garnaut predicted</a> that Australian dwelling prices would implode, as elsewhere. Among the factors preventing this outcome has been the continued growth in household numbers flowing from historically-high levels of population growth.
This factor has been strong in Sydney and Melbourne because these two cities are the main destinations of overseas migrants. It is not likely that either of the major political parties will address this issue, because both see population growth as a crucial driver of aggregate economic growth, particularly now that the mining investment boom has abated.
Also crucial (until recently) has been the growth in household income in Australia, due to the strong employment situation and the income boost attributable to the decline in import prices resulting from Australia’s favourable terms of trade and the high Australian dollar. This boost is now going into <a href="https://www.ace2012.org.au/ACE2012/documents/Gruen_D_Productivity_and_Structural_Change_Presentation.pdf" target="_blank">reverse.</a>
While household income was increasing and young people were confident that jobs were plentiful and house prices would keep rising, they were prepared to take the risk of very high mortgage indebtedness.
However, we are in a new phase of the housing market. The middle-income blue and lower white collar demographic that bought house and land packages on the fringes of our major cities during the boom years is less willing or able to do so.
 
<hr class="system-pagebreak">
The risk of taking on the typical first-home buyer mortgage of $300,000 (more in Sydney) in the current weakening labour market is considered too great by many. The labour market is most precarious for people from this background. This is the major reason why developers are having fewer problems selling apartments off the plan than they are house and land packages on the fringe. The apartment purchases are by local and Asian investors; the fringe purchasers are locals.
First-home buyer demand would be greater if house and land packages were cheaper. This has been a central theme of developers. If only the planning rules were less cumbersome and more land was released for subdivision, this would solve the price problem in their view. This proposition has some merit in Sydney, where it has long been state government policy to limit fringe expansion.
This, plus the fragmentation of broadacre land holding, has meant that very few blocks are available for less than $250,000. In Melbourne, by contrast, there is no longer a land shortage. Developer display signs and sales offices are everywhere. They simply cannot sell what they have to offer. Nor can they discount too heavily because the costs of developing land on the fringe have increased, partly because of Government levies designed to deal with <a href="https://artsonline.monash.edu.au/cpur/" target="_blank">infrastructure deficiencies</a>.
One of the most disturbing issues now emerging is the extent to which those attracted into the housing market during the boom, and especially during 2010, have a heavy legacy of mortgage debt.
Click to enlarge
<a rel="shadowbox" href="/images/stories/2013/08/heals-aug-28-chart-big.gif" title="Click to enlarge"><img src="/images/stories/2013/08/heals-aug-28-chart-small.gif"></a>
These households are vulnerable at a time when jobs are insecure. As is evident from the table, the potential problem is acute for younger households because over a third of these households are paying more than 30% of their household income in mortgage payments. We have included several of the major fringe LGAs in Melbourne because it is where recent new home buyers have been locating.
As awareness of this predicament grows, is it any wonder potential new entrants to the housing market are holding back?
 
<hr>
 Ernest Healy<a href="https://theconversation.com/profiles/ernest-healy-3629"></a> is senior research fellow in the Centre for Population and Urban Research at <a href="https://www.monash.edu.au/" target="_blank">Monash University</a>.
Bob Birrell  ia a researcher at <a href="https://www.monash.edu.au/" target="_blank">Monash University</a>.
The authors do not work for, consult to, own shares in or receive funding from any company or organisation that would benefit from this article. They also have no relevant affiliations.
This article was originally published at <a href="https://theconversation.com" target="_blank">The Conversation</a>. 
 
 
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Why housing affordability should be on the election radar: Bob Birrell and Ernest Healy

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Unprecedented institutional investor demand has seen retail investment in Australia hit an all-time record high, according to new research from Colliers International.
In it latest Australian Retail Investment Review report, Colliers found that 142 major retail transactions took place in the 2013 financial year with a combined value of $7.62 billions.
<table cellpadding="0" cellspacing="0" border="0" style="width: 470px;"><tbody>
<tr>
<td nowrap width="192">
Retail Transactions
</td>
<td nowrap width="145">
2011/12
</td>
<td nowrap width="145">
2012/13
</td>
<td nowrap width="145">
% Change
</td>
</tr>
<tr>
<td nowrap width="192">
Number
</td>
<td nowrap width="145">
83
</td>
<td nowrap width="145">
142
</td>
<td nowrap width="145">
+71%
</td>
</tr>
<tr>
<td nowrap width="192">
Total Value
</td>
<td nowrap width="145">
$4.244 billion
</td>
<td nowrap width="145">
$7.627 billion
</td>
<td nowrap width="145">
+80%
</td>
</tr>
<tr>
<td nowrap width="192">
Average Value
</td>
<td nowrap width="145">
$51.1 million
</td>
<td nowrap width="145">
$53.7 million
</td>
<td nowrap width="145">
+5%
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="192">
Source: Colliers International
</td>
<td valign="bottom" nowrap width="145">
 
</td>
<td valign="bottom" nowrap width="145">
 
</td>
<td valign="bottom" nowrap width="145">
 
</td>
</tr>
</tbody></table>
The total value of transactions soared by 80% on the $4.244 billion recorded in 2011/12, while the volume of transactions jumped just as strongly, up by 71 per cent compared to the 83 recorded in the previous financial year.
Colliers research director Nora Farren told Property Observer driving that high transaction activity was offshore investors entering the Australian market either directly or through partnering arrangements.
Among some of those marquee offshore investments were US private equity group Blackstone buying a 50% of the Erina Shopping Centre for $397 million in May, along with Challenger, acting on behalf of a middle-east investor, which acquired a portfolio of six centres from Federation Centre for $602 million.
The lion's share of transactions occured in the regional and sub-regional markets.
<img src="/images/stories/2013/08/chart_of_the_week_aug_27_one.png" width="470" height="295" alt="chart_of_the_week_aug_27_one">
“In the regional space we had seven years’ worth of supply come to the market, with 14 interests in regional centres transacting worth in excess of $4 billion, which is significantly greater than the average of two centres per year over the past three years, and was more than half the total investment in retail assets over the 2012/13 financial year",  said Colliers national director of retail investment services, Lachlan MacGillivray.
“Meanwhile there were 20 sales of sub-regional centres worth more than $1 billion, which was a 25 per cent increase on the previous financial year".
Equally strong was the demand for neighbourhood shopping centres, with 60 sales worth a total of $1.287 billion recorded. The bulky good sector registered 30 transactions - double the previous year.
Mr MacGillivary said regional shopping centre activity should return to more normalised historical levels over the coming 12 months, but that sub-regional centres were expected to "continue to trade strongly and surpass this year’s total.”
Going forward, he said, a number of institutional and listed investors had a strategy to acquire non-discretionary anchored neighbourhood and sub-regional centres, but while demand for regional centres was likely to continue to be robust, supply of investment product would be limited, hence there would be fewer transactions going forward.
He pointed to competitive interest in assets with strong lease profiles displaying robust income growth or expansion or development potential.
<img src="/images/stories/2013/08/chart_of_the_week_aug_27_two.png" width="470" height="291" alt="chart_of_the_week_aug_27_two">
Institutional  investors, superannuation funds and offshore investors are expected to be the most active over the remainder of 2013.
The Colliers International Australian Retail Investment Review 2013, which covers transaction activity of greater than $10 million across Australia, found that NSW had the largest share of retail investment activity over the past year, with 35 sales, including half of all regional centre transactions. But the largest increase in activity was in Victoria, which saw investment in the state nearly double to 27 sales,” said Ms Farren.
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Retail investment in Australia at an all-time high: Colliers International

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Building activity in the apartment market is up on the back of what was, until recently, a healthy set of numbers, according to Herron Todd White.
And the feeling is good.
‘’More tradesmen released from fly-in fly-out duties returning to work in the Perth market has helped pull down construction prices and make some projects viable,’’ the valuer says.
‘’Developers are rushing to meet the demand for apartments, especially in the sub-$750,000 space, and developments from central Perth to far flung southern suburbs are on the market.’’
The valuer says that, when comparing apples with apples, valuers often can’t see what all the fuss is about with apartments.
‘’We see far more value in something with some physical land attached to it, rather than something that is all about air rights. In fact, we see it day in day out and it doesn’t make sense.
‘’Take, for instance, a new three-bedroom, two-bathroom detached brick and tile house on a cottage lot of circa 350 metres squared selling for the same price as a two-bedroom, two-bathroom unit in the same outer suburban area ...
‘’Unless, of course, the apartment is on top of vibrant retail shopping, bars, restaurants and a train station - which, more often than not, it isn’t.’’
The valuer says that, with more developer activity comes more stock – an increase in supply - right about the time when everyone is beginning to react to a cyclical fall in demand.
‘’So, expect to see some pain in the residential apartment market in about 12 to 18 months time.’’
Is it all bad? ‘’No’’, says the valuer. ‘’Western Australia is still the best state in Australia in which to live and, because we haven’t gone too hell for leather with development projects, we should fare better than most. Again.’’
There will always be pockets and properties which outperform market expectations - whether in a flat market or a good one. So, keep an eye on suburbs such as Bibra Lake, Kardinya, Willetton, Padbury, Duncraig, Woodlands and Fremantle, the report said.
Herron Todd White says buyers should focus on lot sizes, proximity to schools, transport linkages to the CBD or other places of work and recreation.
‘’If the house is a mess, buy a paint brush and invest some time and effort. Turn that little ugly duckling into a swan. Who knows, one day you might make some money on your property. Sometime... Down the track...
‘’Just relax Australia. Western Australia has got your back. We may be a bit tired, but we’ll take a short break and be back on top again soon,’’ the HTW reported concluded.
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Bibra Lake, Kardinya, Willetton, Padbury, Duncraig, Woodlands and Fremantle apartments ought outperform the Perth market: HTW

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Six to nine months of upside in the Perth residential property market has seen multiple offers on homes, properties staying on the market for only two or three days, and a low number of listings.
Well, that can’t - and it shouldn’t - last forever, according to Herron Todd White's latest residential update.
‘’That’s because property isn’t a frequently traded commodity. It’s not a share. It’s a place where families are sheltered and business is conducted and things are produced.
‘’Yet some people treat property with the same expectation as a Wesfarmers or Telstra share. They expect it to always go up and to provide a dividend along the way.
‘’They get very disappointed if there is talk that it will lose value. Some people get panicky about property and try to grab it and take control. Not letting reality sink in. These people are called investors.
‘’Others just see property for what it is, accept it and are not too worried or fussed about talk of market slowdowns or dips. They are called owner-occupiers or tenants.
‘’At the end of the day, property is not a share. It’s not an aeroplane either. It’s a thing that sits on a piece of dirt and has walls and a roof on it. As long as the piece of dirt is relatively clean and the roof doesn’t leak, all sorts of magic can happen from property.
‘’Sometimes babies are produced in them; at other times nice widgets are made in them and sold to other people.
‘’The residential sector in Western Australia is seeing a rate of take up unprecedented for many years which is now beginning to show signs of hitting turbulent air.’’
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Perth residential hitting turbulent air: HTW

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A three-bedroom house in Hoppers Crossing was the weekend’s cheapest auction sale in Victoria, according to Australian Property Monitors.
Located at <a target="_blank" href="https://www.realestate.com.au/property-house-vic-hoppers+crossing-114392127">34 Baden Drive</a>, the house sold for $285,000 through PRDnationwide Werribee.
Listing agent Greg O'Meara told Property Observer that the auction “went well”, with over 60 attendees, and five registered bidders.
The successful bidder was an investor.
O'Meara added that the house was in an excellent location. The listing states that it is about 600 metres from the train station and about 400 metres to shops.
“It’s about location, location, location – as an investment property you wouldn’t have any problems renting it out,” he said.
According to PRDnationwide’s estimated asking rent of $275 a week, the price reflects a 5.02% rental yield.
Prior to this sale, the house was last listed for sale in 2008 at an initial asking price of $245,000 before it was adjusted to $265,000, according to RP Data records. It spent 280 days on market.
According to the <a href="/news">latest RP Data report</a>, the median sale price for houses in Hoppers Crossing is $310,000, down 3.4% on last year. The average discount required to sell a house is 7.4%, while private treaty sales average 80 days on market.
The median asking rent for houses in Hoppers Crossing is $280 per week, while gross rental yield currently stands at 4.7%.
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Investor snaps up Hoppers Crossing cheapie at $285,000 reflecting 5% rental yield

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There’s no shortage of advice on property investment. What’s in short supply is advice you can trust. 
   That was the main message for me after three days at the Home Buyer and Property Investor Show in Melbourne last weekend.    It was a good event for Hotspotting, providing the opportunity to inform people about what we do and to speak to audiences on the fundamentals of hotspotting.    But it was a dangerous place for consumers. Real estate attracts so many businesses which see people not as customers to serve but as victims to exploit. Many of them had stands at the home show.   There were organisations with large teams of uniformed operatives prowling the perimeter of their space, ready to pounce on anyone who wandered innocently by.   Some companies, obviously not confident about the quality of their message, employed models with inadequate clothing to entice the unwary.   There were spruikers promising 20% rental returns on the property they were flogging. There were organisations that get paid outrageous fees by developers (and, therefore, are marketers working for vendors) representing themselves as buyers agents or as clubs representing buyers.   One organisation that has been shutting down offices, putting staff out on the street and leaving fee-paying clients without services was there, presenting themselves as a champion of ethics and customer service.   It often surprises me how easily people are ripped off by the spruikers in real estate. Most dodgy operators are exactly what they appear to be: crooks. They reek dishonesty. My antennas start vibrating when I get within 20 metres of them. Within 10 metres, my skin starts crawling.   The spruikers at the home show were easy to pick. The way they dressed, their body language, the way they approached people, the manner in which they expressed themselves and the content of their message were all warning signals for consumers.   Here’s a clue for future reference: if anyone presents themselves as a holder of “secrets” in real estate, run away. Don’t look back. Anyone promising to reveal secrets in the property business is, by definition, a spruiker.   There are no secrets in real estate investment. There’s nobody out there doing anything in real estate investment that hasn’t been done before by others. It’s all available in books, at seminars and on websites.   And here’s one means of protection. Ask people for their credentials before accepting their message. Ask them where they learnt their trade.   One prominent predator at last weekend’s home show learnt all he knows from one of the industry’s most notorious spruikers, who runs what I term the industry’s most vertically-integrated rip-off – charging a huge fee for their advice, before recommending that clients buy product developed by the spruiker, get their finance from a related company and then pay maintenance and management fees from another related business.   There were, of course, plenty of reputable businesses at the Melbourne Home Show, including financiers, mortgage brokers, development companies, financial advisers and media organisations.   The problem for consumers was sorting the good from the bad and the downright ugly.
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Terry Ryder is the founder of <a rel="nofollow" href="https://www.hotspotting.com.au/" target="_blank">hotspotting.com.au</a> and you can contact him at <a href="https://mailto:ryder@hotspotting.com.au">ryder@hotspotting.com.au</a> or <a href="https://twitter.com/hotspotting" target="_blank">twitter.com/hotspotting</a>.
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Sorting out the good, the bad and the downright ugly of investment property advice: Terry Ryder

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Starting out with your first investment property always has been, and probably always will be, a daunting process for most people.
No matter what the economic, political, and housing industry climate is at the time, there will always be multiple challenges that new investors face.
So what trends are emerging in the current Australian market, and what are the things to be cautious of?
I have compiled a list of six things I’d argue should be major considerations for any investor who is freshly starting out on the property ladder.
1) From a mortgage-repayment perspective, I would treat the next two years of your first investment ownership as a honeymoon and be ready for a sobering awakening in the years that follow. Interest rates are indeed near-bottom of market and though there are market slow-downs occurring and rising unemployment, interest rates will trend up in the coming years. 
Like most would-be problems for property investors, the safest way to avoid finding yourself in a stress-laiden situation in two-three years’ time is to do you due diligence. In this case, due diligence comes in the form of forecasting. Either your mortgage broker, lender, or yourself (with a little bit of Mircosoft Excel elbow grease) can create forecasted repayment scenarios, charting a variety of interest-rate increase situations.
My recommendation is run a modest increase, and another one that is more extreme (for example, what if interest rates hit 10% in three years time?) and assess your serviceability in line with these increases.
Remember also to forecast rental income increases annually that would be consummate with the average rental increases year-on-year, in the target suburb you are buying in. Doing this assessment will tell you in advance how easily you could (or couldn’t) hold the property during tougher times.
2) If your strategy is to purchase off-the-plan or purchase newly constructed stock, you’ll most likely be playing in the unit market. With units, one of the many golden rules is location and proximity to services, infrastructure, transport, and lifestyle.
Oftentimes the highest demand markets are inner to middle ring suburbs of major cities. One of the current trends in new developments going up in several cities, including Brisbane, Melbourne, and Perth, are <a target="_blank" href="https://www.propertyobserver.com.au/developments/six-star-vertical-village-apartments-come-to-brighton-genevieve-brannigan/2013082064213?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=ourobservers:adviceandanalysisforreaders">‘vertical villages’</a>. 
Vertical villages are worth considering in light of many councils around Australia recently introducing development restrictions that prevent medium to high rise apartment blocks being built in highly-sought-after suburbs. This type of living combines many desirable features that renters would seek out in such suburbs: location, mod cons, services, and most critically, the rising trend of avoiding living in high-rise hell.
3) Consider your gearing comfortability in light of recent instability in the Australian economic climate. What is trending upward in the last year or two is investor strategies migrating more towards neutrally or slightly positively geared investment properties, versus heavily negatively geared properties.
You need to ask yourself how comfortable you would be in feeding money into a ‘loss-making investment’, moving forward. This is somewhat tied to the first trend of avoiding the romance of honeymoon interest rate lows, because hikes in interest rates will usually find some otherwise netural or buoyant investors struggling to stay afloat.
Whether it is your first investment property or an addition to a growing portfolio; you need to assesss how comfortable you are with debt, in relation to your goals. If solid capital growth is your objective, you may find yourself holding negatively geared property. But what happens when rates go up, and your slightly negatively geared asset becomes hugely negatively geared?  
Negative gearing is a strategy that, in my experience, really only works over a prolonged or sustained period, for the very high-income earners (say the $250+ earning households). It can be effective for those of us earning more modest or national-average salaries, but really only in the initial growth phase of your property investing career.
It is wise to be cautious on this front; after all, there is good reason why investors are trending away from negative gearing strategies at the moment.
 
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4) The impact that foreign investor-driven buyouts is having on some locations. In some desired suburbs of capital cities and regional/rural towns, foreign investors make up a significant portion of the overall buying group. Recently it was reported that the <a target="_blank" href="https://www.propertyobserver.com.au/https://www.abc.net.au/news/2013-06-07/chinese-market-develops-growing-appetite-for-sydney-real-estate/4739992">growth of the Chinese middle-class in China is resulting in increased Chinese buyers in the Australian property market.</a>
I have also recently investigated the nature and culture of the Chinese investor in the Australian property market. The biggest concern for local investors, when foreign investors play heavily in a market or suburb, is that prices can sometimes be artificially inflated beyond the true value of a property.
To document and follow this trend precisely is a challenge, as there is no finite way of knowing the nature of every investment property purchase in relation to country-origin of the investor making the purchase. By that I mean that some foreign investors may potentially invest via an Australian-citizen relative, which would skew any data that just singles out foreign-born/based investors.
What can be more ascertainable though, is data obtained from sources such as RP Data, which does record the proportion of foreign-investment within a suburb. When considering a suburb for investment, it is worth seeking an assessment of the levels of foreign investment in that suburb.
5) The other trend emerging is relating to schools and education facilities. Though Australia is famously an ageing population, there is a demographic trend highlighting a mini baby-boom occurring in many pockets of Australia.
This means that the demand for quality schools will be on the rise, as these babies grow up to school-entry age groups. So, it makes sense to consider investment locales that have highly desirable and reputable schools in them, or locations where the construction of quality schools is in the process. 
The problem is that this trend is nothing new. The desire of many parents to send their children to quality schools is so fierce that some families are willing to move entire suburbs, and pay a higher premium to live in that suburb, if it means being within the catchment zone of a well-regarded school.
Areas such as Sydney’s Burwood for instance, are by no means glamorous or luxurious locations by their own right, but these kinds of suburbs do come within catchment zones of excellent schooling. This in turn bumps up not only capital growth prices, but also rental return too (particularly for family style houses versus 1 or 2 bedroom units).
It would be smart for any would-be investor to seek out locations where quality new schooling is emerging.
6) Just as some foreign investors are investing in Australian property, so too are Australians investing overseas. The United States was arguably the most popular and well-reported Australian foreign investment property hotspot trending for Australian investors.
Due to mostly the US economic recovery, also in part to the weakening AU dollar and a variety of other contributing factors, Aussies have moved away from US property markets significantly.
So what markets are emerging overseas, for the more high-risk-profile investors out there?
Well, accoring to a Price Waterhouse Coopers ‘<a target="_blank" href="https://www.pwc.com.au/industry/real-estate/publications/real-estate-asia-pacific.htm">Emerging Trends in Asia Pacific 2013</a>’ report, Indonesia, specifically Jakarta, ranks highest as the city recommended for investors to buy, hold, and sell in, within the region. Sydney comes in at position #4, beaten by Tokyo and secondary Chinese markets.
Yet it is Indonesia where many Aussies are finding opportunity. Like the US was a few years ago, Indonesia offers buy-in rates that are a fraction of those found in Australia (and for this reason Aussies will likely avoid Tokyo due to the enormous buy-in costs).
Well-positioned property in developing neighbourhoods of the urban sprawl city that is Jakarta, is certainly trending up for Australians. Rental returns are typicall almost always in the double digits.
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Cameron McEvoy is a NSW-based property investor and maintains a blog, <a href="https://propertyspectator.blogspot.com.au/" rel="nofollow" target="_blank">Property Correspondent.</a>
 
 
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Six emerging trends for new property investors: Cameron McEvoy

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1. Offering vendor financing
It is possible to sell to buyers with poor credit ratings by selling the property under contract to settle at a higher price at a predetermined future time. In the meantime the buyer lives and pays a sort of rent which works out to the loan repayment plus a bit more. Then when they settle the buyer purchases it at a price which is hopefully below the market value ensuring it’s easier to get a loan. Be careful with this though, people interested in buying this way have been determined by banks as being a liability for a reason, there are few reasons to ignore that assessment.
2. Running a self managed super fund
Running a self-managed super fund is a great idea if you’re absolutely ready to commit a lot of time and research into investment. A lot of people have lost their valuable nest egg through poor strategies and poorly executed ideas. Plus you can't live in a property owned by your super fund and you can't rent one from it either.
3. Taking bridging loans
It might seem like a no-brainer, taking a temporary interest-only loan on a new property before you’ve sold your old one but you risk defaulting on your loan if you can’t sell your old property.
4. Being a guarantor for a family member
Agreeing to guarantee a loan for a family member could mean the bank chasing you if they default. This might mean losing your house. It’s hard to say no, but a better option might be to pony up some cash so they can afford a bigger deposit or buying the property yourself and transferring it when the payments are more manageable.
5. Cross collateralising
Using multiple properties as collateral for one loan might be tempting but lenders can then reduce your borrowing capacity if they apply their own credit criteria to your income position to assess serviceability.  They could force you to sell your properties to reduce your debts if your property falls in value. You might be better off buying in a joint venture.
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Five investment finance strategies fraught with risk

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While the government has banned lenders from charging exit fees on customers switching out of variable-rate loans, this only applies for loans dating from July 1, 2011.
If you refinance out of a variable-rate mortgage dating from before July 1, 2011 or a fixed-rate mortgage before the fixed rate period ends, you will still have to pay penalty fees for breaking the contract with your lender.
Even if your variable-rate loan was originated after July 1, 2011, you will most likely have to pay a mortgage discharge fee of about $350 and legal fees of between $250 and $500.
There are also intangible costs such as ending a long-term relationship with your bank or lender, which might have included favourable terms and conditions – in the event that you are refinancing purely for a better rate.


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This article was taken from Property Observer's <a target="_blank" href="http://propertyobserver.com.au/ebooks/free-ebook-12-tips-for-refinancing-your-mortgage" style="font-size: 14px;">free eBook: 12 tips for refinancing your mortgage</a>.</body></html>

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