Melbourne developer <a href="https://www.apartments.com.au/developers/pdg-corporation">PDG</a> has unveiled its vision for the former Water Tank Site in Ivanhoe, which would see it transformed into a thriving residential neighbourhood, complete with a 2000 sqm public park.&nbsp;

Delivered in partnership with <a href="https://www.apartments.com.au/developers/development-victoria">Development Victoria</a>, the proposal would transform the prominent corner of Bell Street and Upper Heidelberg Road into a connected community comprising two residential buildings, generous public open space and shared amenities.&nbsp;

The vision includes 287 one, two and three-bedroom apartments, with a minimum of 10 per cent allocated to affordable housing, alongside a 2,000-square-metre publicly accessible park featuring a children's playground, activity lawn, indigenous planting, timber climbing logs, seating areas and a rock gathering circle.&nbsp;

Designed by <a href="https://www.apartments.com.au/architects/dko-architecture">DKO Architecture</a>, the proposal draws on the site's industrial heritage, using a robust architectural language that references the former water tank through expressive structural elements and durable, self-finished materials.&nbsp;

Extensive landscaping has been woven throughout the development, creating a living landscape that strengthens connections to nature while responding sensitively to the surrounding neighbourhood. Two residential buildings ranging from three to 12 storeys are linked by a landscaped forecourt, creating a welcoming arrival experience and improving pedestrian connections through the site.&nbsp;

Residents would also enjoy more than 1,000 square metres of communal open space, including barbecue and dining facilities, vegetable gardens, landscaped seating pavilions and a dedicated coworking space.&nbsp;

PDG Founder and Managing Director Vince Giuliano said the vision reflected an opportunity to transform one of Ivanhoe's most recognisable sites into a place that balanced housing, community and landscape.&nbsp;

"This is an opportunity to reimagine an important site and create a neighbourhood that delivers lasting benefits for Ivanhoe," Giuliano said.&nbsp;

"We're creating much more than new homes. The vision brings together affordable housing, quality architecture, meaningful public open space and shared places that encourage people to connect, while respecting the site's history and its place within the local community."&nbsp;

Development Victoria’s Executive General Manager Precincts, Niall Cunningham, said the application is an important step for the government-owned site.&nbsp;

“This is about delivering more homes in a well-connected location, along with public open space that the Ivanhoe community will benefit from for years to come,” Cunningham said.&nbsp;

PDG was selected as development partner in late 2025 following a competitive tender process.&nbsp;

A planning submission for the project is currently being progressed through the Victorian Government's Development Facilitation Program, with positive early engagement from both Banyule Council and the Department of Transport and Planning.

Joel Robinson

PDG unveils plans to transform landmark Ivanhoe Water Tank Site

Shane Wilkinson's <a href="https://www.apartments.com.au/developers/pace-development-group">Pace Development Group</a> has lodged plans for a major residential precinct on the former Presentation College site in Windsor, with an eight-building masterplan ultimately rising to 10 storeys.

The proposal at <a href="https://www.apartments.com.au/new-apartments/167-dandenong-road-windsor-vic-3181">167–187 Dandenong Road</a> spans a substantial 19,027 sqm site and is being progressed across six stages, with the first residential stages comprising 170 homes across four buildings designed by <a href="https://www.apartments.com.au/architects/cera-stribley-architects">Cera Stribley</a>.

Stage Two will deliver the bulk of the initial housing, with Building A comprising 81 apartments and Building B 49 apartments, both rising to six storeys.

Stage Three will deliver a further 40 homes. The heritage Nagel Building, identified as Building C, will be converted to 12 dwellings, while a new five-storey Building D will comprise 28 apartments at the Hornby Street and Dandenong Road corner.

The 170 homes across Stages Two and Three will include a mix of one, two and three-bedroom apartments, including townhouse-style dwellings.<img alt="First look: Pace plans landscaped housing precinct on former Windsor school site" data-entity-type="file" data-entity-uuid="83c56e3e-dfb9-4e12-b172-c3f18513ec32" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Article%20Feature%20Image%20%28Grid%29_9.png?VersionId=xRcRpSZsxX.UX_NDDGcRZktw7HVrzx7u" />

&nbsp;

The longer-term masterplan points to considerably greater density across the site.

Indicative plans show Building E accommodating around 80 dwellings across up to 10 storeys, while Building F is earmarked for around 120 dwellings and also up to 10 storeys. Building G is planned to range between four and 10 storeys, however its apartment yield is yet to be determined. That means the masterplan currently identifies at least 370 dwellings across Buildings A to F before any apartments within Building G are counted.

Across the 1.9-hectare site, that represents an indicative density of at least 194 dwellings per hectare, with the final figure to increase once the yield of Building G is established.

Pace is pursuing the project through the Victorian Government's Development Facilitation Program, with Urbis lodging a combined Section 96A planning scheme amendment and planning application on behalf of the developer, which secured the site earlier this year.

The application seeks detailed approval for Stages One, Two and Three, alongside approval of the broader masterplan framework that will guide the later residential stages. Stage One will see an existing heritage building adaptively reused for a wellness and fitness-related facility, while the broader precinct will retain several significant heritage buildings and established trees as part of the redevelopment.

A minimum 10 per cent affordable housing contribution is proposed across both the initial residential stages and the later masterplan stages, delivered through a discounted rental model.

The project comes immediately after a major change to the site's planning controls.

The site was rezoned to the Housing Choice and Transport Zone through Planning Scheme Amendment GC285, gazetted on July 22, 2026, and now sits within the inner catchment of the Windsor Station precinct under the State Government's Train and Tram Zone Activity Centres Program.

While the new controls identify large sites within the inner catchment for buildings of up to six storeys, Pace's masterplan pushes height to 10 storeys in parts of the site, with the taller buildings concentrated toward the centre and along the Sandringham railway corridor.

Lower-scale built form is proposed toward the site's more sensitive residential and heritage edges, with Buildings A and B generally stepping from three storeys at their interfaces to six storeys at upper levels.

Cera Stribley's masterplan breaks the development into a collection of separate buildings rather than a continuous built form, with landscaped spaces, new pedestrian links and a new publicly accessible road forming part of the precinct.

The planning report says the development will create new pedestrian connections to Elm Place and along the railway corridor, as well as a new publicly accessible road linking Elm Place with Dandenong Road. The proposed buildings will occupy around 54 per cent of the site, leaving a substantial portion available for landscaping, communal areas and permeable surfaces.

Urbis said the scale of the project reflected the site's strategic location close to Windsor Station, tram services and the Chapel Street Activity Centre, with the former school campus identified as a significant opportunity to increase housing supply on an underutilised inner-Melbourne site.

&nbsp;

First look: Pace plans landscaped housing precinct on former Windsor school site

<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.

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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.

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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.

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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.

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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.

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"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.

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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.

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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.

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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.

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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.

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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’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.

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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.

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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.

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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.

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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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Sydney achieved a near record 83.8% weekend auction success rate.
Property Observer notes listing volumes were up to their highest winter level, though still slim compared to the typical spring selling season.
 
The 12 top performing auction suburbs were:
1) Surry Hills      6 sold   6 notified results
2) Leichhardt      4 sold  5 notified
3) Balmain          4 sold  4 notified  3 yet to be advised
4) Epping             4 sold 4 notified
5 Croydon Park  4 sold 4 notified
5 Marrickville   3 sold 4 notified  1ytba
6 Croydon          3 sold 3 notified
7 Manly             3 sold 3 notified
8 Ashfield          3 sold 3 notified
9 Hunters Hill  3 sold 3 notified
10 Burwood      3 sold 3 notified
11 Blacktown   3 sold 3 notified  3ytba
12 Belmore      3 sold 3 notified
<a target="_blank" href="https://www.propertyobserver.com.au/residential/sydney-auctions-in-80-plus-overdrive-for-fifth-consecutive-weekend/2013081164077?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=news">According to Australian Property Monitors (APM), it was the fifth consecutive weekend with a preliminary 80% plus outcome.</a>
<a target="_blank" href="https://www.propertyobserver.com.au/residential/sydney-auctions-in-80-plus-overdrive-for-fifth-consecutive-weekend/2013081164077?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=news"> </a>
Source: Australian Property Monitors
 
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jchancellor-FAypfDUnLy

Surry Hills tops the 12 Sydney weekend auction hotspot suburbs

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Melbourne vendors notched up a clearance rate of 76% compared to 72% last weekend and 56% on the same weekend last year.
Houses outperformed apartments with a 78% success rate for houses - at an $795,000 median - compared with the 71% clearance rate for units that had a $542,500 median price.
The Jellis Craig eastern suburbs group recorded its best auction results in several years selling 38 from 42 properties, noting pent-up demand and buyer confidence.
Their sales included the weekend's top seller, the 1887 John Beswicke-designed mansion, <a target="_blank" href="https://www.jelliscraig.com.au/property/CAMBERWELL-3-Fermanagh-Road/5810341/">Langi</a> (pictured below).
{yoogallery src=[images/stories/2013/08/aug12cam]}
The Italianate Victorian mansion had been extensively renovated and restored by the vendors, former SANFL premiership player Rob Tardif and his wife, Julie Russell, who have retired from senior management positions at Origin Energy.
Property Observer recalls it sold for $805,000 in 1997. The grand home was as a girls' music school in the late 1800s, and later used as a base for the Australian Army during the Second World War.
The TOP 5 HOUSE SALES 1. 3 Fermanagh Road, Camberwell $4,700,000 post-auction 2. 3 Monash Avenue, Balwyn $3,160,000 3. 9 Lindsay Street, Brighton $2,725,000 4. 66 Wilson Street, Yarraville $2,616,000 5. 13 Bethune Street, Hawthorn East $2,560,000
The TOP 5 APARTMENT SALES 1. 701/3-7 Alma Road, St Kilda $1,410,000 2. 62 Hunter Street, Richmond $1,296,000 3. 306/65 Beach Street, Port Melbourne $1,210,000 4. 401/88 Beach Street, Port Melbourne $1,100,000 5. 4/3 St Georges Road, Toorak $1,080,000
The 5 CHEAPEST HOUSES 1. 52 Riggall Street, Broadmeadows $266,000 2. 7 Howitt Crescent, Sunshine West $310,000 3. 1 Begg Avenue, Truganina $327,500 4. 14 Getaway Drive, Doreen $342,500 5. 120 Community Hub, Hillside $360,000
The 5 CHEAPEST APARTMENTS 1. 8/20 Strathearn Avenue, Murrumbeena $244,500 2. 14/171 Kent Street, Ascot Vale $250,000 3. 5/50 Carlisle Street, St Kilda $254,000 4. 7/21 Cohuna Street, Brunswick West $260,000 5. 1/37 Nepean Highway, Elsternwick $268,000
Source: REIV 
Dr Andrew Wilson, senior economist at Fairfax-owned Australian Property Monitors, said the Melbourne market was in a ''catch-up scenario rather than moving ahead''.
He said Melbourne's top-end market was about 10% its previous price peaks.
<div class="ad adCentred" id="adspot-300x250-pos-3">''If the top of the market is further behind its previous peaks than the middle market, it makes sense to upgrade,'' he told Fairfax Media.</div>
The $1 million plus house market had possibly stopped its very strong march northwards, according to Melbourne buyers agent, Mal James.
His buyers agency James Buyer Advocates sensed bidder numbers at $1 million plus auctions in inner Melbourne and the bayside suburbs took a bit of a dip on the weekend.
They noted the average number of bidders per auction sat at 1.7, down from more than two typically seen since June. 


"We don't think it's so much because buyers are nervous, but because they have twigged that vendors are holding back their listings until after the election," buyers agent Mal James saud.
"They're saying 'I'll take my chances to wait and see what stock shows up in late September and early October'.


"Right now it is proving a little hard to work through exactly where individual properties are going to end up.
He suggested the fever pitch activity of June and before had waned.
"However there is nothing consistent," he said.
James pinpointed the sale of 49 Holyrood Street, Hampton, a family home on a 920 square metre block of land, as a strong price with six bidders taking the price to $1,795,000.


"But there have also been some surprise disappointments, such as the pass in result for 155  Clarke Street Northcote, a picture postcard Victorian home with a great city view on Ruckers Hill  that was passed in following the sole vendor bid of $1,850,000."
'The market has very much turned into a steady-as-she-goes one.
"We think that for now prices have stopped the very strong march northwards we were seeing just two months ago.
"Not that there has been a big shift in the market, but the market has moved from dynamic to steady. 


"Given that three out of the next four weeks will have less than 100 $1 million plus auctions in Bayside and Inner East, it really won’t be until the end of September before we will be able to say with certainty whether this year’s Spring market is noticeably different from what was a very strong Melbourne Autumn market," he said.
There were 548 auctions reported to the REIV this weekend, with 414 selling and 134 being passed in, 71 of those on a vendor bid.
Next weekend the REIV expects around 620 auctions.
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Melbourne's weekend $1 million plus market steadies as upgrader buyers await a plentiful spring

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At near peak levels, Sydney managed an 83.8% weekend auction clearance rate, according to Australian Property Monitors (APM), the fifth consecutive weekend with a preliminary 80% plus outcome.
The result came from bumper stock levels of around 399 offerings, which was well up on the lowest winter weekend this year of 280 auctions on a Saturday in early July.
It's still early days on the full tally as the initial APM advisory tallied 277 results, with another 122 auction outcomes yet to be advised by the listing agents. Leading Sydney auctioneers, Cooley Auctions reported a clearance rate of 71% with the sale of 40 of their 56 auctions, suggesting a revision might be in the offing. <a data-query-source="hashtag_click" href="https://www.propertyobserver.com.au/search?q=%23auctions&amp;src=hash" class="twitter-hashtag pretty-link js-nav" dir="ltr"></a>
<a target="_blank" href="https://www.propertyobserver.com.au/https://www.raineandhorne.com.au/sanssouci/properties/290658">Sabiha, a Sandringham stunner</a> (pictured below), with lighthouse-like tower with a 360 glass-encased view of Botany Bay, was the weekend's top reported seller at $3.2 million. Designed by architect Renaldo Gaiety, the five bedroom home sold through Raine &amp; Horne Sans Souci.
{yoogallery src=[images/stories/2013/08/aug12sand]}
Blacktown in Sydney's west, the inner city Surry Hills and Balmain in the inner west all had six auctions followed by Ryde, Leichhardt, Marrickville and Bella Vista all with five offerings. APM noted three Blacktown sales, with three results unadvised.
<a target="_blank" href="https://www.propertyobserver.com.au/hotspots/surry-hills-tops-the-12-sydney-weekend-auction-hotspot-suburbs/2013081164080?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=newsplus">All six Surry Hills offerings were sold </a>with prices ranging between $525,000 for a two bedroom Goodlet Street unit to $1,525,000 for a three bedroom terrace at 42 Ridge Street which sold pre-auction. More than $450,000, then upwards to $475,000 plus was being sought for the 20/2 Goodlet Street unit in the block where the last two bedder offered sold earlier this year at $522,000. More than $1.35 million was being tipped initially for <a target="_blank" href="https://www.propertyobserver.com.au/residential/london-expat-milliner-sells-in-surry-hills/2013081163352">the Ridge Street offering</a>.
All five Leichhardt results were advised with four sales priced between $770,000 for 2 Bungay Street to $850,000 for 30 Allen Street. 
There were four sales among the four notified Balmain sales including 100 Curtis Road which fetched $1,435,000, up on its $1.3 million Cobden &amp; Hayson reserve price. 
"Sydney records an astonishing 83.6% (sic) clearance rate this weekend nearing all time record. How hot can this market get?," APM's senior economist Dr Andrew Wilson tweeted.
The upper north real estate market topped the weekend listings at 73 listings, according to Australian Property Monitors. Its sales included two in Cheltenham at $1.16 million and $1.17 million. 
The normal Saturday hive of activity, the inner west had 66 auctions followed by Sydney’s south with 36, the west with 34 and the city and east with 33 auctions.
There was an $896,000 median house price and a $640,000 median unit price from the weekend sales.
Pre-auction sales were at very high levels including landscaper William Dangar's house at Bondi Beach which sold through the GoodyerDonnelley estate agency.
<a target="_blank" href="https://www.propertyobserver.com.au/residential/landscaper-will-dangar-secures-strong-bondi-beach-price-well-ahead-of-the-spring-season/2013080163821">William Dangar, one of Australia’s leading landscape designers, and his wife Julia</a>, were expecting to sell for $1.6 million plus and secured $1.7 million.
Some 49 of the notified sales - around 20% - were sold pre-auction suggesting vendors were comfortable with the offers. Over expectation prices aren't necessarily the rationale behind pre-auction results as witnessed when $630,000 was accepted pre-auction for a three bedroom Castle Hill townhouse which had been listed with $650,000 plus hopes.
Seller activity Sydney rose sharply this July compared to July last year as vendors unsurprisingly decided to take advantage of the strongest winter housing market experienced on record.
Australian Property Monitors data showed a 75.9% July success rate - the highest July ever – and the second-highest ever recorded for any month, apart from April 2002 which was 78.3%, APM senior economist Andrew Wilson noted.
Including mid-week auctions the most popular region for auction listings in Sydney over July was the city and east with 315 followed by the inner west with 270 and the upper north shore with 206, according to APM's Dr Andrew Wilson.
He noted seller activity Sydney rose sharply this July compared to July last year as vendors "unsurprisingly" decided to take advantage of the strongest winter housing market experienced on record.
Sydney July auction listings were up 16.5% over the year to 1577 compared to last July’s 1344 listings.
The biggest rise in listings came from the south, the lower north, the inner west and the northern beaches suburban regions.
The south had an increase over July of last year of 48%, with the lower north up 34%, the inner west 30% and the northern beaches up 25%.
Dr Wilson noted seller activity continues to increase with auction listings up by 32% over the first two weeks of August compared to the same period last year.
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Sydney auctions in 80% plus overdrive for fifth consecutive weekend

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Melbourne based Evolve Development today celebrated their 10th anniversary by officially opening their latest development The Guilfoyle on Coventry Street, Southbank.
Planning minister Matthew Guy officially launched the $190 million development, which is completely sold out.
Located at 39 Coventry Street, The Guilfoyle was built on the former site of Channel 7 and features 355 apartments over 20 levels.
One-bedroom apartments were priced from $327,000 and two-bedroom apartments were priced from $560,000.
It was named after William Guilfoyle, the botanist and landscape gardener behind the Royal Botanic Gardens.
Designed by SJB Architects, the building features sculptured interlocking forms and textured lattice along the western façade to capture sunlight and create changing colours and patterns.
<img src="/images/stories/2013/08/southbank-aug-14-one.jpg" width="470" height="495" alt="southbank-aug-14-one">
Residents will have access to a residents lounge with a kitchen and big screen, as well as a 20-metre indoor pool, gymnasium and a landscaped indoor/outdoor area.
“Evolve has a deep commitment to high quality developments such as The Guilfoyle that creates architecturally significant and enjoyable living spaces,” says Evolve Development managing director Ashley Williams.
“The Evolve team has a deep passion for creating unique developments in Melbourne, and for The Guilfoyle we focused our skill and insights, with our development partner ISPT Super Property, to provide high quality inner city living to enrich the Melbourne experience, benefit our residents and support investors,” says Williams.
This year marks 10 years since Ashley Williams approached chairman Ronald Walker to start Evolve.
Their first development was Mulgrave Business Park.
“We began with a rundown business park and transformed it into a modern office and warehouse complex, moving into boutique residential apartments and estates in key growth corridors,” says Williams.
The event was also attended by Jim Guilfoyle, the great-great-great grandson of William Guilfoyle.
The median apartment price in <a href="/news">Southbank</a> is $535,000, an 11.9% change in the past five years, according to RP Data.
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ntrotman-Et3xWpamVh

The sold out Guilfoyle tower in Southbank blooms at launch 

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The US-based Reading Cinema chain is yet to sell the former 1.34 hectare Moonee Ponds market site which has been a car park since bought 15 years ago.
It was bought with the hope of becoming a landmark entertainment complex. Reading has concept plans, but no permit, for a $250 million mixed-use development with three apartment towers, the tallest at 26 levels.
With six street frontages the site is tipped to sell for about $20 million plus through <a href="https://rca.colliers.com.au/property-land+development-vic-moonee+ponds-500716083" target="_blank">Colliers International</a>'s<a href="https://rca.colliers.com.au/property-land+development-vic-moonee+ponds-500716083" target="_blank"> </a>Peter Bremner and Jeremy Gruzewski inconjunction with CBRE's Justin Clarkson, Scott Orchard and Ari Petrovs.
Expressions of interest closed July 11, with interest coming from Moonee Valley Council among other parties who are still undertaking their due diligence.
The land was permitted in 1997 to become a 12-screen cinema complex which rival Hoyts went to VCAT to prevent being built.
Last August, after not receiving any formal building application, the Moonee Valley Council demanded Reading sell the site.
The suburb ranks in the former state government's Melbourne 2030 planning policy as an activity centre.
Reading bought the market from Adamco, a developer since rebranded Hallmarc.
At the time the New York-based Reading was planning to build 50 screens in centres that include the Gold Coast and Dubbo. Reading was then a niche player in the US, with 50 screens in Puerto Rico, 20 in New York and eight in Houston.
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Reading Cinemas yet to sell Moonee Ponds market site for reputed $20 million plus

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The fledgling recovery in the Gold Coast industrial market is at risk as Gold Coast City Council prepares to end its Construction Kickstart program.
That is the conclusion of a new CBRE ViewPoint, which shows that industrial land sales and new construction projects are already in decline as they anticipate the program ending.
<img src="/images/stories/2013/09/04/yatala_sept_5.png" width="470" height="307" alt="yatala_sept_5">
CBRE Associate Director David Corke describes the report’s findings as ‘’extremely worrying’’ and he urges the council to extend the stimulus program to further bolster the industrial market and encourage new investment.
“While the program has been a great success, we are already seeing a decrease in land sales and design and construct projects across all Gold Coast industrial precincts as the program draws to a close,” Corke says.
“The past five years have been an extremely difficult period for the industrial market and there are tough times ahead.
‘’It would be great to see the Kickstart initiative continuing to maintain the momentum generated and to give Gold Coast businesses the confidence to expand while encouraging interstate businesses to locate in South East Queensland.”
The Kickstart initiative introduced last September aimed to boost industrial development which had been in the doldrums since the onset of the global financial crisis.
Two short term stimulus measures aimed to foster development:
<ul>
<li>
A 100% discount for transport, recreation facilities and storm water infrastructure projects with substantial commencement between October 2012 and the end of April 2013, to be finished by the end of March 2015.
</li>
</ul>
<ul>
<li>
A 50% discount for projects with substantial commencement between March and the end of September this year with completion by the end of March 2015.
</li>
</ul>
The timeframe of the 100% discount was extended by a month after poor weather at the start of this year.
Figures from Gold Coast City Council highlight a significant boost in activity during stage one of the program with 248 development applications approved and 170 projects starting by the deadline.
However, with phase 2 about to end, Corke says there are signs activity is declining, particularly in the Yatala Enterprise Area – the biggest industrial precinct on the Gold Coast.
“While receivers moved in on numerous large Yatala land holdings in the aftermath of the GFC, this market has now turned the corner,” Corke says.
“National and international companies are now moving into the area on a large scale, perceiving real benefit in locating midway between the Brisbane and Surfers Paradise/ Broadbeach CBD’s on the M1 Pacific Highway. However, this pick-up in activity could come under threat at the conclusion of the stimulus program.”
CBRE’s ViewPoint shows that 119 serviced industrial lots were sold in the Yatala Enterprise Area between 2007-2012.
<img height="307" width="470" src="/images/stories/2013/08/yatala_aug_26.png" alt="yatala_aug_26">
More than 50 sales were transacted in 2007, over about 25 hectares, with the average sale price $310 per square metre.
However, activity dropped to just five sales in 2010 and seven sales in 2011 – equating to just 4.2 hectares in total. The average value dropped to a low of $202 per square metres – about 35% below the 2007 peak.
The Construction Kickstart initiative helped drive 11 sales of serviced industrial land in 2012. While this is still modest, Corke says the area of land sold - 9.3 hectares - was the most since 2008. The average price recovered to $260 per square metres – the highest level since 2007.
That momentum continued into this year and CBRE has identified almost 80,000 square metres of likely development completions, including Caterpillar’s 59,000 square metre distribution centre almost ready after receiving a $500,000 fee discount under the Kickstart initiative.
Other projects to benefit include:
<ul>
<li>
Geofrabics completed 8500 square metre facility at 69 Motorway Circuit
</li>
<li>
Tradetools 4000 square metre development under way at 77 Motorway Circuit
</li>
<li>
Marbletrend’s 3700 square metre facility in the Access Business Park, and
</li>
<li>
Uni-Quip Australia with a 1200 square metre facility at 4 Binary Street,
</li>
</ul>
A further 60,000 square metres of new supply has been DA approved for mooted completion by the end of next year.
“The savings generated by Construction Kickstart have proved to be a key factor in the financial viability of many recent projects,” Corke says.
“This has encouraged new businesses into the Gold Coast market and given existing operations the confidence to expand. There would be clear benefits if the program was to be extended and we would urge the Council to reconsider the end-date of phase 2 to help further stimulate the Gold Coast market and encourage new investment into South East Queensland.”
Yatala precinct serviced industrial land sales: 2007-2012
Source: CBRE
The fledgling recovery in the Gold Coast industrial market is at risk as Gold Coast City Council prepares to end its Construction Kickstart program.
That is the conclusion of a new CBRE ViewPoint, which shows that industrial land sales and new construction projects are already in decline as they anticipate the program ending.
CBRE Associate Director David Corke describes the report’s findings as ‘’extremely worrying’’ and he urges the council to extend the stimulus program to further bolster the industrial market and encourage new investment.
“While the program has been a great success, we are already seeing a decrease in land sales and design and construct projects across all Gold Coast industrial precincts as the program draws to a close,” Corke says.
“The past five years have been an extremely difficult period for the industrial market and there are tough times ahead.
‘’It would be great to see the Kickstart initiative continuing to maintain the momentum generated and to give Gold Coast businesses the confidence to expand while encouraging interstate businesses to locate in South East Queensland.”
The Kickstart initiative introduced last September aimed to boost industrial development which had been in the doldrums since the onset of the Global Financial Crisis.
Two short term stimulus measures aimed to foster development:
<ul>
<li>
A 100% discount for transport, recreation facilities and storm water infrastructure projects with substantial commencement between October 2012 and the end of April 2013, to be finished by the end of March 2015.
</li>
</ul>
<ul>
<li>
A 50% discount for projects with substantial commencement between March and the end of September this year with completion by the end of March 2015.
</li>
</ul>
The timeframe of the 100% discount was extended by a month after poor weather at the start of this year.
Figures from Gold Coast City Council highlight a significant boost in activity during stage one of the program with 248 development applications approved and 170 projects starting by the deadline.
However, with phase 2 about to end, Corke says there are signs activity is declining, particularly in the Yatala Enterprise Area – the biggest industrial precinct on the Gold Coast.
“While receivers moved in on numerous large Yatala land holdings in the aftermath of the GFC, this market has now turned the corner,” Corke says.
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staylor-63KgDrKwoY

Gold Coast Council’s Construction Kickstart program recovery is at risk 

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The Sydney weekend auction market has 404 offerings this weekend - well up on last weekend’s 331 and the 308 auctioned on the same weekend last year.
Excepting holiday weekends, the lowest winter weekend this year was 280 auctions on a Saturday in early July.
The upper north real estate market tops the regions at 73 listings, according to Australian Property Monitors.
The normal Saturday hive of activity, the inner west has 66 auctions followed by Sydney’s south with 36, the west with 34 and the city and east with 33 auctions.
Blacktown in Sydney's west and Balmain in the inner west both have six auctions followed by Ryde, Leichhardt, Marrickville and Bella Vista all with five offerings.
Pre-auction sales continue including landscaper William Dangar's house at Bondi Beach which sold through the GoodyerDonnelley estate agency.
<a target="_blank" href="https://www.propertyobserver.com.au/residential/landscaper-will-dangar-secures-strong-bondi-beach-price-well-ahead-of-the-spring-season/2013080163821">William Dangar, one of Australia’s leading landscape designers, and his wife Julia</a>, were expecting to sell for $1.6 million plus and secured $1.7 million.
Seller activity Sydney rose sharply this July compared to July last year as vendors unsurprisingly decided to take advantage of the strongest winter housing market experienced on record.
Australian Property Monitors data showed a 75.9% July success rate - the highest July ever – and the second-highest ever recorded for any month, apart from April 2002 which was 78.3%, APM senior economist Andrew Wilson noted.
Including mid-week auctions the most popular region for auction listings in Sydney over July was the city and east with 315 followed by the inner west with 270 and the upper north shore with 206, according to APM's Dr Andrew Wilson.
He noted seller activity Sydney rose sharply this July compared to July last year as vendors "unsurprisingly" decided to take advantage of the strongest winter housing market experienced on record.
Sydney July auction listings were up 16.5% over the year to 1577 compared to last July’s 1344 listings.
The biggest rise in listings came from the south, the lower north, the inner west and the northern beaches suburban regions.
The south had an increase over July of last year of 48%, with the lower north up 34%, the inner west 30% and the northern beaches up 25%.
Dr Wilson noted seller activity continues to increase with auction listings up by 32% over the first two weeks of August compared to the same period last year.
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Spring in the step as Sydney winter weekend auction numbers move above 400 offerings

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<div>
	At present the Australian GST is levied at 10% on the majority of goods and services produced in Australia which are then on sold to Australian individuals and businesses.  The money raised by the GST is then put through a process called <a href="http://www.gstdistributionreview.gov.au/content/Content.aspx?doc=reports/interimmarch2012/Chapter1.htm" target="_blank">Horizontal Fiscal Equilisation</a> where the Federal government then allocates each state and territory an amount based on the HFE formula.  </div>
<div>
	 </div>
<div>
	Given the primary income for State/Territory Governments is GST and the basic consumer and business processes already exist, adapting the GST could be argued as one of the most prudent ways for Governments to raise more revenue to pay for transport infrastructure expansion or interest bills on debt used to build new infrastructure.  As GST is linked to consumption, the more money spent in the economy, the more money raised.</div>
<div>
	 </div>
<div>
	Cities are the engine rooms of any economy - it's where the overwhelming majority of us choose to live and work.  Living near to centres of employment, social and retail hubs offers up choice - and the great enabler of this choice is transport.  Without efficient transport modes providing greater capacity we're unable to get to where we need to go in order to work, go shopping or conduct our lifestyles how we see fit.  </div>
<div>
	 </div>
<div>
	Sourcing capital to build new or expand existing infrastructure has become an interesting exercise to watch over the past 1-2 decades with a multitude of Public Private Partnerships having built differing pieces of city transport infrastructure all around the country.  Governments of both persuasions have increasingly looked to the private sector to fund projects like Citylink and Eastlink as ideology from both sides has incrementally shifted Governments away from directly raising revenue in order to fund expansion or use as capital for the respective State/Territory's needs.  </div>
<div>
	 </div>
<div>
	This PPP trend has produced a dubious outcome where public secrecy of big ticket infrastructure projects like the East-West link in inner Melbourne becomes commonplace and the taxpayer - the ultimate user - does not have a clear picture of the true benefits due to the Government's fear of compromising Private Sector investment.  </div>
<div>
	 </div>
<div>
	Yes - I'm advocating a tax increase and one which isn't offset by other sectors of our entire taxation regime.  </div>
<div>
	 </div>
<div>
	We require a two-pronged approach to provide greater transport capacity and alternatives to the existing private transport regime: secure a reliable funding source (this article) and expand Infrastructure project assessment capabilities downstream of Canberra (future article).</div>
<div>
	 </div>
<div>
	The reliable fund source
</div>
<div>
	 </div>
<ul>
<li>
		Raise the GST rate by 2.5% to 12.5%</li>
	<li>
		State and Territory Governments are required to create Infrastructure funds to be managed by their respective Funds Management agencies, for instance <a href="http://www.vfmc.vic.gov.au/" target="_blank">Victoria's Funds Management Corporation</a>
</li>
	<li>
		The extra revenue raised above the existing 10% of GST should bypass the HFE process and be directly returned to the State or Territory the good or service was bought from and paid directly into the Infrastructure funds.</li>
	<li>
		The Infrastructure funds should have an enshrined purpose to purely fund transport infrastructure investment - public transport, roads and ports.</li>
</ul>
<div>
	 </div>
<div>
	Key to all of this is communicating the increase in the GST is for a specific purpose: Infrastructure investment.  Without this critical point, what I outline below is pointless and similarly having infrastructure spending decisions distanced, in part, from the political process as much as possible should be the secondary goal. This could be achieved via State-based Infrastructure agencies like the Federal <a href="http://www.infrastructureaustralia.gov.au/" target="_blank">Infrastructure Australia</a> or by setting up joint State-Federal branches of Infrastructure Australia in each state capital ensuring public sector manpower is better deployed working with the largest service provider - the States and Territories - and the largest purse - the Federal Government.  </div>
<div>
	 </div>
<div>
	I'd like to see a distinction made between the current level of GST and any future increases - such as the current Horizontal Fiscal Equilisation regime remains as is on the 10% portion of the GST - I think most people would understand the need for wealthier states to in part help out other states and territories in providing services there.  However the wealth-generating states also need to fund their own infrastructure pipelines to ensure they can achieve consistent growth and keep on supporting the "have-not" States/Territories.  To cut out the inevitable quarrel amongst State Premiers / Territory Chief Ministers which revolve around "we're not getting our fair share" then let's keep it simple: the 2.5% increase above the existing 10% would go back to the State/Territory where the GST is levied. </div>
<div>
	 </div>
<div>
	How it could work and impacts on entities paying GST
</div>
<div>
	 </div>
<div>
	Small, medium and large businesses are the entities, generally, which pay the GST to the ATO.  This is captured through a BAS Statement where the business tallies the amount of GST it has received from its goods and services sales, offsets the GST it has paid itself and produces a total figure which is the $ amount the ATO receives with each quarterly BAS lodgement.</div>
<div>
	 </div>
<div>
	In order to capture the amount of GST a business or organisation levies on customers in each state, every entity collecting GST would need to know their customers, more specifically they would need to know where they are located.  </div>
<div>
	 </div>
<div>
	This is simple for a small retail outlet/corner shop: all their sales are in the one state therefore the added paperwork would be minimal.  It would be relatively simple to ascertain for an online business - billing addresses which accompany credit card or paypal transactions (which already must be captured) can be used to capture the jurisdictional data.  For large multi-state businesses (think Woolworths, Coles, Telstra, Origin Energy) POS terminals and internal accounting systems would need to be altered to produce sales figures per jurisdiction breaking down their state-by-state sales &amp; associated GST component (if they don't already).</div>
<div>
	 </div>
<div>
	Essentially 8 new boxes would appear on the BAS Statement - one for each state and territory plus the existing total figure businesses currently used to inform the ATO of their GST obligations.  Small, medium and large, online or bricks and mortar business would then simply provide their state-by-state breakdown - providing the grand total and then the GST paying entity would provide a figure for GST levied in Victoria, New South Wales, Queensland, South Australia and so on.  </div>
<div>
	 </div>
<div>
	The business/organisation would pay the GST in one single payment to the ATO, as is the case now, but the extra information would then be used by the ATO to strip out the extra 2.5% and redirect the cash straight to State/Territory Government funds on a quarterly basis with the existing 10% component running through the existing HFE process.</div>
<div>
	 </div>
<div>
	Key to aiding the transition to the new GST regime will be the ATO/Federal Government devising and publishing the guidelines for accounting system integration touchpoints in order for software packages provided by MYOB, Xero, Oracle and SAP to automatically generate GST breakdowns based on customer and sales ledger data. </div>
<div>
	 </div>
<div>
	Show us the money
</div>
<div>
	 </div>
<div>
	What does the extra 2.5% look like in real numbers?  According to the <a href="http://www.cgc.gov.au/attachments/article/43/2012_Update_report.pdf" target="_blank">Commonwealth Grants Commission's</a> State Relatives 2012 Update report, Victoria was forecast to receive $11,782,000,000 in GST revenue for the 2012-2013 financial year.  HFE/relative changes aside (in case you were wondering Victoria was forecast to receive $0.92 for every $1 paid in GST in 2012-2013) let's assume the $11.7billion figure is a straight 10% and if a model such as the one I've outlined were to be implemented, Victoria's new Infrastructure Fund would have been filled with $2.5-$3billion in 2012-2013.</div>
<div>
	 </div>
<div>
	<img alt="" class="image-article_full_width_702px" height="661" src="/sites/urbanmelbourne.info/files/styles/article_full_width_702px/public/pictures/article-images/gst_breakdown.jpg?itok=j25ic6qV" title="Commonwealth GRants Commission State Relatives report 2013" width="702">
</div>
<div>
	 </div>
<div>
	Let your mind run wild, $2.5 to $3billion a year, could:</div>
<ul>
<li>
		Remove 25 level crossing removals a year, assuming an average cost of $100 million per crossing (we have well over 100 to remove in Melbourne alone).</li>
	<li>
		Commence major bus lane construction right across the metro and regional cities coupled with countless bus route improvements state-wide.</li>
	<li>
		Assuming an 8-10 year construction timeframe, Melbourne Metro Tunnel could be paid for directly with this fund and thereafter all the other subsequent heavy rail links as outlined by the PTV plan.</li>
	<li>
		Build the missing link in the ring road from Metropolitan Ring Road at Greensborough bypass to the Eastern Freeway at Thompson's road - offering an alternative to the Monash-West Gate corridor.</li>
	<li>
		Increase the amount of regional highway duplication projects: Princes HWY West from Winchlesea to Colac and beyond, Western Highway from Ararat to Horsham, accelerate plans to remove the last remaining at-grade intersections on the Hume and Princes "Freeways" between Craigieburn &amp; Wodonga and Pakenham &amp; Traralgon.</li>
</ul>
<div>
	 </div>
<div>
	Let's not kid ourselves - this is not about creating a new tax to only have it funded by a "saving" elsewhere - this is about reversing the trend of the past couple of decades and flushing cash into an area that business, unions and community all agree needs a lot more attention.  Regardless of your socio-economic profile, we must all contribute and doing it through adapting existing system and increasing the rate by an amount inside the Reserve Bank's inflation range will hit everyone's hip pocket, but it has a very specific and important purpose.</div>
<div>
	 </div>
<div>
	Big or small ticket transport infrastructure projects have flow-on productivity, social and environmental benefits for everyone and key to the success is rational discussion around tying the tax increase it to specific outcomes - projects and programmes selected on merit with greater community engagement outside the electoral cycle.</div>
<div>
	 </div>
<div>
	Would you accept a 2.5% increase in the GST if you knew every dollar raised was for the sole purpose of expanding transport infrastructure in our cities and regional areas? </div>
<div>
	 </div>
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Alastair Taylor

Here's why a GST rate increase should be on the table

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Underutilised Commonwealth government land could make way for thousands of new homes, increasing property supply levels and improving housing affordability, according to a report by urban development peak body Urban Development Institute of Australia.
The report suggests that the Commonwealth government should undertake thorough regular audits of its land assets in order to effectively identify and determine surplus land spaces available for housing development.
“There are numerous examples of redundant or underutilised commonwealth land such as defence sites occupying prime city locations,” said UDIA national president Julie Katz.
“They’re often in older, established areas, and already have good access to transport, employment and community infrastructure such as schools and shops, making them perfect for infill development.
“Development of surplus sites could provide a rapid and cost effective way of bringing much needed new housing to market, improving affordability and supporting jobs in the process,” Katz said.
Currently, there are 16 properties listed on the <a href="https://www.finance.gov.au/property/lands-acquisition/register-surplus-commonwealth-land">Register of Surplus Commonwealth Land</a>. The Department of Finance and Deregulation advises that the register “is not a full list of surplus Commonwealth land holdings”. 
The UDIA has highlighted two sites that could potentially provide an additional 1000 homes in Queensland and 750 homes in South Australia.
The Bulimba Army Barracks at 167 Apollo Road measures around 23 hectares.
The UDIA’s policy officer Liam Foley told Property Observer the site has “the potential for a mixed use retail/residential precinct, which could yield over 1000 dwellings at 50+ dwellings per hectare.”
In addition, the Keswick Army Barracks in Unley measures around 12.5 hectares, with the potential to house 60 dwellings per hectare.
“The city of Unley have done considerable work on this site by preparing a mixed use scheme. They have discussed it with the Commonwealth and it was mooted for release at one stage, but there has been little recent activity,” Foley said.
According to the <a target="_blank" href="/news">latest RP Data report</a>, the median sale price for houses in Bulimba is $880,000, up 3.5% on last year. The average discount required to sell a house is 11%, while private treaty sales average 99 days on market. 
The median asking rent for Bulimba houses is $585 per week, while gross rental yield currently stands at 3.5%. 
The median sale price for units in Bulimba is $565,000, up 4% on last year. The average discount required to sell a unit is 6.7%, while private treaty sales average 122 days on market. 
The median asking rent for Bulimba units is $500 per week, while gross rental yield currently stands at 4.6%. 
According to the <a target="_blank" href="/news">latest RP Data report</a>, the median sale price for units in Keswick is $295,000, up 24.9% on last year. The average discount required to sell a unit is 6.5%, while private treaty sales average 93 days on market. 
The median asking rent for Keswick units is $245 per week, while gross rental yield currently stands at 4.3%.
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dleow-BGaNPbHWyK

Surplus Commonwealth Government land should be used for housing: UDIA

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Before considering a new loan and/or a new lender you need to know where you currently stand.
Make sure you are aware of all the costs and fees associated with your current mortgage, the interest rate you are paying and the features and benefits you receive.
If you have a second mortgage secured against the primary mortgage, you need to be aware of all the terms, conditions and restrictions attached to that loan.
It may be a worthwhile exercise to assess the equity you have built up in your home by comparing the amount still owing on your mortgage versus the value of you rhome – you can either get a rough idea by examining recent sales prices for similar homes in your area or by paying for a professional valuation or property report.
You should also make sure you are up to date with your repayments not just on your mortgage but also on other loans and credit cards.
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