Family-owned builder and developer <a href="https://www.apartments.com.au/developers/omaya">Omaya</a> is bringing its 27-storey The Maybelle development to market, with the 229-apartment tower rising alongside Ismay Reserve near North Strathfield.

<a href="https://www.apartments.com.au/new-apartments/the-maybelle-21-parramatta-road-homebush-nsw-2140">The Maybelle</a> will comprise one, two and three-bedroom apartments, with its height providing elevated outlooks towards the Sydney skyline and Harbour Bridge, while other residences will look across neighbouring Ismay Reserve.

Designed by <a href="https://www.apartments.com.au/architects/squillace-architects">Squillace Architects</a>, the tower combines its parkside setting with proximity to the established retail, dining and transport amenity around North Strathfield.

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Residences will feature open-plan living spaces and a choice of two interior schemes, while communal amenity is spread across two elevated levels of the building.

Level 8 will be home to the Garden Pavilion, a full-floor resident space incorporating communal entertaining and breakout areas, seating and recreation spaces. Further up the tower, a landscaped Sky Terrace on Level 14 will provide another communal area with panoramic views towards the Harbour Bridge and Sydney skyline.

At ground level, the development sits directly alongside Ismay Reserve, where lawns, walking paths, children's play areas, picnic spaces and recreational facilities extend the green space available immediately around the project.

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The Maybelle is also within walking distance of North Strathfield and the Bakehouse Quarter, which provides a mix of cafés, restaurants, shops and everyday services.

Existing rail and bus services provide connections across Sydney, while the future North Strathfield Metro and access to the M4 will add to the transport options available around the precinct. Walking and cycling routes also extend via Powells Creek towards Sydney Olympic Park and its sporting, entertainment and parkland precincts.

Families are also well positioned for access to a broad selection of established schools and education options across Strathfield and the surrounding Inner West.

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Omaya has operated in Sydney for more than 35 years, managing projects from acquisition and design through to construction and delivery. The family-owned company is both developer and builder of The Maybelle.

Apartments start from $560,000, with the development protected by 10-year Latent Defects Insurance.

Construction is well underway, with completion expected by the end of 2026 and move-in anticipated from Q1 2027.

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Joel Robinson

The Maybelle brings 27-storey parkside tower to market near North Strathfield

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.

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

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.

[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.

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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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ANZ has shifted its expectations of an RBA rate cut from November to August following yesterday's speech by RBA governor Glenn Stevens.
It brings it into line with the views of most economists as well as the three other major banks.
"[Yesterday's] speech...provided a relatively downbeat view on the Australian economy, and more so than recent communications from the Bank," says Ivan Colhoun, chief economist for Australia at ANZ.
"We now expect the Bank to lower the cash rate by 25 basis points next Tuesday and for the bias to remain for lower rates.
"We had held the view that the August cash rate decision would be a close one but upon reflection and following <a target="_blank" href="https://www.propertyobserver.com.au/residential/rba-boss-glenn-stevens-dampens-expectations-for-strong-house-price-growth/2013073063674?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=news">yesterday's dovish speech by Governor Stevens</a> we have brought forward the cut we had pencilled in for November.
"While we will weigh up the medium-term monetary policy outlook in due course, absent a solid pick-up in business and consumer confidence and non-mining-related spending our view is that the bias remains for a lower cash rate from here, although a lower Australian dollar would also be helpful.
Yesterday the Australian dollar fell almost 1 cent to US$0.9070 and is currently trading at US$0.9030.
Colhoun notes that the implied probability of a rate cut in August increased to around 90% following the Governor’s comments from roughly 75% beforehand.
<a href="https://homeloans.propertyobserver.com.au/home-loans/?utm_source=Property+Observer+List&amp;utm_campaign=76e226e607-June_21_1_29_2013&amp;utm_medium=email&amp;utm_term=0_a523fbfccb-76e226e607-245347537" target="_blank"><img src="/images/stories/2013/08/homeloancomparison.jpg" width="399" height="110" alt="homeloancomparison"></a>
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ANZ revises RBA interest rate cut forecast from November to August 

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The former Macquarie banker Andrew Hooper-Nguyen and business partner Chris Ellis have just bought the picturesque Spinnaker Sound marina near Bribie Island in Queensland.
Together they look over the 138-berth marina (pictured below), established in 1982, with its flotilla of luxury craft up to 18 metres and think how lucky they are.
<img alt="marinajuly31one" height="223" width="470" src="/images/stories/2013/07/marinajuly31one.jpg">
‘’It’s taken us a long time to get here from Sydney,’’ Hooper-Nguyen told Property Observer on achieving his dream.
‘’Queensland is a lovely place and ideal for boating. It’s where all the major activity is.’
‘’Boaties can sail the open waters of the Pumicestone Passage or go north to many safe harbours and islands.
"Pelican Waters and Caloundra are ideal for sailing with Bribie Island forming a breakwater to the ocean swells. Moreton Island and Tangalooma Resort are a 30-minute cruise away.
‘’No matter how rough it gets on Moreton Bay it’s calm here.’’
Hooper-Nguyen and Ellis, the founder of ASX-listed Excel Coal, bought the marina at Sandstone Point, from AMP Capital Select Property Portfolio 2 for less than $10 million, the Australian Financial Review reports.
Hooper-Nguyen would not confirm the price but did not refute it.
Along with the marina comes 8500 square metres of land on which AMP had planning approval for up to 40 units. The men have no development aspirations at this stage, but hope to turn the marina into a community hub where boaties can eat and drink before setting sail.
Hooper-Nguyen described marinas and other related leisure assets as ‘’ideal counter-cyclical investment opportunities’’ benefitting from the potential increased tourism caused by the falling Aussie dollar. ‘’Queensland has been hit badly by falling tourism numbers and the end of the mining boom, so we are in a ‘perfect storm’,’’ he said.
Knight Frank’s Andrew Burke and Jason Degn negotiated the deal which is one of a number of recent marina transactions. These include the $27 million sale of the Abel Point marina at Airlie Beach in far North Queensland, and the currently listing of the 85-berth Marina Oceanus marina at Marina Mirage on the Gold Coast. It reportedly cost $14 million during the boom but may resell for $7 million now.
Receivers for the Meridien Marinas Horizon Shores have reportedly placed the 488-berth Horizon Shores marina on the market. It’s billed as the largest freehold marina asset in Australia.
Hooper-Nguyen suggests many marinas had been purchased pre-GFC and then valued based on their redevelopment potential – not their core earnings potential.
He said they were often highly leveraged and, as a result, many for sale are now in the hands of receivers.
But things have gone well for this keen boatie. ‘’For years I’ve spent money on boats and now I’m hoping to make money from them,’’ he says.
The pair may also target other marinas in good locations with turnaround potential.
The marina first sold in 1996 when purchased by Ted and Lyn Godden who operated the marina until August 2006.
It was then bought by Spinnaker Sound Joint Venture Pty Ltd, a consortium comprising a development company, in partnership with APM whom paid $8.9 million in 2006.
 
<hr class="system-pagebreak">
The 2006 sale was followed by a <a href="https://www.omegapartners.com.au/2011/10/what-is-the-market-value-for-cgt-small-business-concessions/" target="_blank">capital gains tax dispute </a>during which Syttadel Holdings noted it had acquired the asset, comprising land, buildings, marina berths, goodwill and plant and equipment for $1.675 million in 1996.
The venture was not initially profitable but by 2006 its net profit was $280,306, noted the tax dispute summary by Omega Partners, who provide resources to accountants and financial planners on.
It was noted the majority of the marina revenue was earned from the hiring of wet berths and dry storage and some income was received from the lease of commercial premises within the marina and the sale of fuel.
Mr Godden, a director and member of Syttadel gave evidence about several enquiries and offers to purchase the marina over time.
One at $2.5 million was made in 2004 – it was rejected because the proposed purchaser wanted vendor finance.
The first serious offer was made in mid-2005 was for $3.7 million.
A written offer of $4 million was made by the same prospective purchaser in early 2006. It was not accepted as Mr Godden was hoping for a price closer to $4.5 million.
Whilst these dealings were taking place a consortium led by a local real estate agent enquired at what price Mr Godden would be prepared to sell. He replied $9 million, which response he said was made tongue in cheek with the figure of $9 million being completely over the top.
The consortium negotiated with Mr Godden and a written contract for the sale and purchase of the marina at $8.7 million was executed in early December 2005. The purchaser, World Housing Corporation Pty Ltd, ultimately failed to complete the transaction and forfeited its deposit.
After that Mr Godden had further dealings with the local real estate agent which led to the execution of a new contract, dated 4 July 2006, by which Spinnaker Sound Joint Venture Pty Ltd agreed to purchase the marina as a going concern for $8.9 million. The contract was completed on 14 August 2006.
Syttadel submitted a private ruling request to the tax commissioner in November 2008 requesting that the commissioner rule that, despite the sale at $8.9 million, the market value of the marina was in the range of $4 million to $4.5 million so that Syttadel would be eligible for the small business CGT concessions.
The commissioner ruled on 25 November 2008 that the value of the asset was its sale price and that Syttadel did not qualify for concessional capital gains tax treatment.
Syttadel objected to the ruling, but by then an assessment had issued, and the commissioner treated the objection as being one against the assessment. The Commissioner disallowed the objection.
The tribunal mentioned that both parties made reference to the passages from Spencer v The Commonwealth (1907) 5 CLR 418 where Griffith CJ said,
"In my judgment the test of value of land is to be determined, not by inquiring what price a man desiring to sell could actually have obtained for it on a given day, i.e., whether there was in fact on that day a willing buyer, but by inquiring ‘What would a man desiring to buy the land have had to pay for it on that day to a vendor will to sell it for a fair price but not desirous to sell?’
and where Isaacs J said
"To arrive at the value of the land at that date, we have, as I conceive, to suppose it sold then, not by means of a forced sale, but by voluntary bargaining between the plaintiff and a purchaser, willing to trade, but neither of them so anxious to do so that he would overlook any ordinary business consideration. We must further suppose both to be perfectly acquainted with the land, and cognizant of all circumstances which might affect its value, either advantageously or prejudicially, including its situation, character, quality, proximity to conveniences or inconveniences, its surrounding features, the then present demand for land, and the likelihood, as then appearing to persons best capable of forming an opinion, of a rise or fall for what reason soever in the amount which one would otherwise be willing to fix as the value of the property.
The tribunal also noted that the parties agreed that the market value of the land had to take into account the highest and best use of the land.
The tribunal had been provided with two valuations, one for the company where the value was set at $4.5 million, and one for the ATO where the valuer had originally set a value of $6.3 million but revised that down to $5.3 million.
The tribunal were unprepared to accept the $4.5 million valuation figure as the Deputy President did not agree with the valuation methodology employed.
The company’s valuer had set the value as being the value at which the vendor would be prepared to sell, and justified this by valuing the component parts of the marina using capitalization rates of 9% and 12%. The ATO’s valuer by contrast had used capitalization rates of 6% which the Deputy President considered ‘appropriate rate having regard to the market evidence and the potential for future growth but taking account the generally poor condition of the marina’. The ATO’s valuer had also supported their valuation by using comparable sales data.
As the tribunal was unprepared to accept the company’s valuation it held that the small business CGT concessions were not available, the Omega report noted.
 
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Spinnaker Sound marina near Bribie Island sold 

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The transition from market observers to market participants has begun as clearance rates jump by around 10% from where there were this time last year.
The property market recovery appears to be now entering a new stronger phase but clearance rates above 70% in Melbourne and Sydney should not come as any great surprise as we first saw signs of this recovery almost 12 months ago.
The property market is cyclical and buyers will only stay out of it for so long. Many have been sitting on the sidelines watching proceedings and waiting for the right time to move.
When we look at the broader financial factors that drive consumer confidence in the property market there were clear signs that it was not a question of if the market would bounce back, but just a matter of when.
There were a number of factors that indicated a market recovery.
Affordability – a high Aussie dollar has put pressure on our manufacturing sector and this has been on the RBA’s radar. As a result the RBA has lowered the cash rate by 75 basis points in the last financial year.
Falling interest rates instantly increases affordability. Buyers rushed back to the market in 2001 and 2009 mainly due to falling interest rates. The main difference this time around is it has not come packaged up with increased first-home buyer incentives. This means that the first-home buyers markets will lag behind the broader market.
Capacity – The graph below shows many Australian households have continued to save their disposable income. Many borrowers have been using these funds to make substantial excess principal repayments and this has increased their equity and cash flow positions.
<img src="/images/stories/2013/07/armstronggraphjuly31.png" width="400" height="353" alt="armstronggraphjuly31" style="display: block; margin-left: auto; margin-right: auto;">
Many buyers are now coming to the realisation that they cannot stand around watching the market forever and they now have the financial capacity to act.
Demand – Home ownership in Australia is very high with around 70% of people living in a property with their name on the title. The needs of a homeowner change over time whether it be the need to upsize or down size. Although many owners have put these plans on hold the necessity to change is forcing them to make their move.
Further property is a great Australian past time and this continues to be the case.
Web statistics show that, although competition from buyers was relatively soft in 2012, web browsing continues to be very high.
Nielsen’s online analysis of real estate portals suggests more that 3 million Australian’s search for property every month. That means around 15% of the entire Australian population are actively looking at property at any one time.
This activity is now flowing into the physical market and is driving up clearance rates.
The gestation period from market watcher to market participant is moving into the next phase as the broader market catches on that prices have bottomed out and there is only one way they will move from here.
Mark Armstrong is a director of <a href="https://www.ipropertyplan.com.au/" target="_blank" rel="nofollow">iProperty Plan</a>, which provides independent analysis and tailored advice to investors and home buyers.
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Melbourne and Sydney clearance rates are the result of returning buyer confidence: Mark Armstrong

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The Sotheby's premium art auction-house has bought on Queen Street. Woollahra spending $2.75 million on the former shop of the interior decorator, Ros Palmer.
The purchase of the 200 square metres of retail space reverses the recent trend of Woollahra's Queen Street fast becoming fashion central as its Dickensian antique dealers departed.
Ms Palmer has relocated to Launceston where she has an antiques shop in Longford, south of Launceston, called Parkview Antiques. 
Ros Palmer, who helped furnish the Lodge in Canberra, had initial $4 million plus hopes in 2010.
The <a href="https://www.realcommercial.com.au/property-retail-nsw-woollahra-500616075" target="_blank">30 Queen Street premises </a>(pictured in gallery above) in Sydney's eastern suburbs sold through Bill Bridges and Meagan Pokorny of Ballard Property Group.
The Sotheby's syndicate bought it through Woollahra Land Investments, which is directed by the art division Sotheby's Australian chairman and vice chairman, Geoffrey Smith and Samuel Cullen.
Sotheby's has been renting elsewhere on Queen Street for decades. 
The shop was last traded at $2.2 million in 2000. 
Last year the fashion designer Lisa Ho and ragtrader Philip Smouha sold their 380-square-metre retail premises in Queen Street, Woollahra for $3.9 million to a company called Flocolo 1 Pty Ltd, whose only shareholder is Charlotte MacKenzie, the bookseller wife of Adrian MacKenzie, the private equity entreprenuer.
<img src="/images/stories/2012/10/lisaho.jpg">
The three-storey 1905 building (pictured above) with rear lane access has three separate lease spaces.
Pauline Goodyer from <a href="https://www.gdrealestate.com.au/includes/property/search.asp?f_propertyID=1861441&amp;f_ct=1&amp;f_st=1&amp;f_ps=6&amp;xsl=2421&amp;stylename=default" target="_blank">GoodyerDonnelley Real Estate </a>persisted on the listing having initially offered it in 2007 with $6 million-plus hopes.
<img src="/images/stories/2012/10/lisaho3.jpg">
The 222-square-metre holding cost $4.5 million in 2004.
Featuring a handsome façade and impressively proportioned rooms with soaring patterned ceilings and superb period details, it spans three levels as well as a basement.
<img src="/images/stories/2012/10/lisaho2.jpg">
Lisa Ho had the ground floor retail outlet and the second floor hairdressing salon had been empty since last December.
The queen of Australian fashion Collette Dinnigan has given <a href="/news">Woollahra'</a>s burgeoning fashion precinct a fillip since <a href="https://www.propertyobserver.com.au/new-south-wales/fashion-royalty-boosts-queen-street-s-leasing-pedigree/2011062250571" target="_blank">the opening of her store on the Queen Street retail strip </a>in 2011.
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Sotheby's buys on Queen Street, Woollahra from interior designer Ros Palmer

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With a 32% market share, the UK remains Europe’s largest retail investment market, according to a new report by Cushman &amp; Wakefield.
Retail property sales in the UK increased 14% in the second quarter of 2013 compared with the first quarter and are up 94% over the first six months of 2013 compared to 2012.  
<img alt="UK_retail" height="275" width="470" src="/images/stories/2013/larry_uploads/UK_retail.jpg">
Cushman &amp; Wakefield notes that overall it has been the largest markets boosting the sector’s numbers, led by the UK and Germany but with France, Sweden, Norway and Denmark all seeing a good increase on the first half of 2012.
More interestingly, notes the real estate group, "some markets which had been overlooked of late have also rallied well, with interest up in the first of the year in Greece, Ireland, Italy and Portugal for example and more deals expected in the short term here and in Spain as attractive pricing draws in investors."
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UK and German remains top European locations for retail property investment

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Victoria and Queensland led the way for new listings activity over the month to July 28, according to RP Data.
Victoria saw a seasonally adjusted increase in new listings to 10.5%, while Queensland had a 6.3% change.
<img alt="rpdatachartjuly29thirteen" height="249" width="470" src="/images/stories/2013/07/july29rpdata/rpdatachartjuly29thirteen.jpg">
<img alt="rpdatachartjuly29fourteen" height="215" width="470" src="/images/stories/2013/07/july29rpdata/rpdatachartjuly29fourteen.jpg">
The RP Data Listings Index provides a lead indicator for the number of residential dwellings that are being prepared for sale across the Australian housing market.
RP Data customers account for over 70% of all listings in the Australian property market.
The index, which tracks the flow of metadata across RP Data’s real estate data platform, shows a 75% correlation with the number of new listings about to enter the market.
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VIC and QLD lead new listings activity: RP Data

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In many cases, commercial properties are positively geared and that means their rental returns are often higher than loan repayments and outgoings for the property.
What what you may not realise is that the income received from a positively geared property can have avoidable tax implications.
Claiming depreciation on a positively geared commercial property can help you substantially reduce your overall taxable income, and further improve your after-tax cash position.
This is just one example of how claiming depreciation made a difference to one commercial property investor's after-tax cash position.
Lillian purchased a retail shop for $875,000 just over a year ago. Her property was then leased to a tenant for $1,340 per week, earning her a total rental income of $69,680 per year.
Expenses for Lillian's property including interest, rates, management fees, repairs and maintenance totalled to $62,024 per annum.
She quickly discovered she could claim $43,500 as a first year deduction
After hearing about depreciation and the deductions she could claim, Lillian enlisted BMT Tax Depreciation to prepare a tax depreciation schedule. From that depreciation schedule, she quickly discovered she could claim $43,500 as a first year deduction for her commercial property.
The tables below outline Lillian's scenario before and after she made the depreciation claim.
<img height="256" width="470" src="https://his-best.biz/assets/2013/07/Pos-Gear-Depr.png" alt="Pos-Gear-Depr">
<img height="332" width="470" src="https://his-best.biz/assets/2013/07/Pos-Gear+Depr.png" alt="Pos-Gear+Depr">
As you can see, Lillian was able to improve her after-tax cash position by an additional $16,095 per annum, simply by claiming depreciation. In other words, Lillian improved her overall cash position … from $93 to $402 per week.
The depreciation deductions in this case study have been calculated using the diminishing value method of depreciation; and are based on a tax rate of 37%, when looking at a positively-geared commercial property.
Bottom Line: The outcome of any depreciation claim calculation will depend on each individual's personal income, tax expenses and other claims they make. Therefore always seek advice from your Accountant on how claiming depreciation will affect your annual tax assessment.
If you're a commercial property investor wondering how depreciation could improve your cash position, why not <a target="_blank" href="https://www.bmtqs.com.au/webinars?utm_source=property+observer-1-Aug-13&amp;utm_medium=webinar&amp;utm_term=commercial+&amp;utm_content=webinar&amp;utm_campaign=investor">register for a free educational webinar</a> to find out more?
Alternatively, simply contact one of and our specialist staff at BMT Tax Depreciation — for a free over the phone assessment of your available deductions.
Bradley Beer is Managing Director with <a target="_blank" href="https://www.bmtqs.com.au/?name=commercial-property-made-easy">BMT Tax Depreciation</a>. 
This article originally appeared on <a target="_blank" href="https://his-best.biz/claiming-depreciation-can-transform-your-bottom-line/#more-12443">Commerical Property Made Easy</a>.
 
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Claiming depreciation on positively geared property can reduce your taxable income

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The freehold of the former L’Academie Hotel site at 247 St Pauls Terrace (pictured above), Fortitude Valley in Brisbane is being sold through the receivers with no firm price expectations.
CBRE agent Glenn Price says the only current guide to the non-trading hotel’s current worth is its unimproved land value - about $1.8 million – as there are no recent financials.
‘’We are asking what value potential buyers put on it,’’ Price says in the lead up to the expression of interest campaign in conjunction with receivers BDO.
‘’$1.8 million is the benchmark but it’s up to the potential buyers. There might be a one in front of the figure or a two - it’s up to them.’’
The sale includes the now-suspended former Commercial Hotel licence, an earlier trading name, subject to the buyer satisfying the relevant authorities and paying the requisite fees.
About 1.8km from the CBD, the property is billed by Price as a ‘’blank canvas for an incoming operator to create a new high class entertainment venue within the dynamic and eclectic Fortitude Valley’’.
Over three levels the elevated 639 square metre site is on the corner of Gipps Street. There’s a public bar, second bar, cafe with street frontage, formal restaurant with seating for 74, upper level function room for 40-60, commercial kitchen, training kitchen, six offices and a cool room.
The gross floor area is 1426 square metres and there’s parking for nine vehicles. Trading hours are Monday to Sunday 10am–midnight. The hotel’s most recent use is as a training facility.
The Valley is a nightlife hub with art galleries, pubs, clubs, cafes, a variety of retail, China Town, Brunswick Street Mall, RNA “Showground Hill” Project, and the Wickham and Ann street precincts.
The new high frequency City Glider bus service is a short walk away. Nearby arterials access the CBD, Pacific Motorway, Gateway Motorway and airport.
The Valley has undergone extensive rejuvenation over the past 20 years, led by the Brisbane City Council’s Urban Renewal Taskforce’s multi-million dollar investment in public areas and infrastructure.
Price says the hotel has potential for redevelopment also as offices, retail, accommodation and other uses (subject to council approval). Further development may be allowed under the council’s master plan for the area.
The property is zoned under City Plan MP2, Multi Purpose Centre MP2, Major Centre Plan and is subject to the Fortitude Valley Neighbourhood Plan.
Expressions of interest close on August 7.
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Former Fortitude Valley hotel for sale

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The average discount rate of properties in Canberra has dropped 1.3% to 4.6% in July, according to Australian Property Monitors.
Melbourne also dropped to an average discount of 5.9% in July from 6.5% in  June.
The Gold Coast is the only region to have recorded an increase in its average discount rate to 8.9% in July, up from 8.4% in June.
Brisbane has remained stagnant for the last three months at 7.0%.
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Vendor discounting in Canberra drops 1.3% in July: APM heat chart 

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In Australia, it is generally cheaper to rent property than it is to buy, so those who elect to sit out of the market instead of buying are not swimming against a tide of dividends.
Although renters may not be paying off a mortgage, at least their monthly cash outflows should be lower than those who have recently purchased an equivalent property (although recent interest rate cuts have delivered a welcome affordability dividend to mortgaged owners on variable rather than fixed rates).
Renters, therefore, are only swimming against the ebb of the market if nominal property prices are increasing, in regions where they are being eased higher by demand from homeowners and investors outstripping supply.
Investors too, generally experience cash outflows in the early days of property ownership in Australia, so they only move ahead if prices are increasing.
The tides which can push prices higher in a region include: a booming population and therefore a demand which the supply of dwellings is not meeting, a real and sustained increase in household incomes (in particular, where significant jobs growth is being experienced) and an in-flux of speculative investment capital.
Where these factors are not in evidence, renters may gently swim across any real or perceived rip, and drift gently back to shore: there is no tide for them to swim against.
Property market cycles do not move in lockstep in Australia; some cities experience rising prices while in others they are falling.
Certain experts have been saying for around half a decade now that prices in Adelaide will boom. When I started writing my first book back in 2010, I detailed the reasons why I disagreed (and still do) with this viewpoint.
Although Adelaide has a gentle drift of population growth, the absolute numbers are relatively small, there is plenty of scope for new development, a number of planned mining projects or extensions have been shelved, and I see no reason why the city cannot house its growing population relatively affordably.
Renters don't appear to be caught in a rip, because in real terms prices have been becoming more affordable - they are gently drifting back to within reach of some previously excluded younger buyers.
 
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 While some cities will continue to see easing prices, Sydney looks set to outperform.
Although the latest round of unemployment figures from the ABS showed that the Australian economy added a seemingly impressive 160,400 jobs over the past 12 months, it is notable that 81,900 of those were in NSW and 31,700 were in VIC. Jobs growth was weak in QLD and all but non-existent in SA and TAS. These figures help to explain why Sydney and Melbourne have thriving property markets while Adelaide has failed to deliver the long-promised price growth in spite of the lowest interest rates in a generation.
Sydney is a different kettle of fish entirely from Adelaide. Those waiting on the sidelines for a price crash in the harbour city aren't swimming against a gentle undercurrent of population growth, they are facing a full-blown demographic tsunami.
Estimated annual population growth may be a touch volatile but the population growing from around 4.1 million at the time of the 2001 Census to above 4.6 million by the time of the 2011 equivalent headcount, suggests a very strong longer-term average of around 50,000 persons per annum.
A higher population does not automatically equate to higher dwelling prices, but last time I was in my apartment on Pitt Street, I took a long, hard look at the vast semi-circular area of Sydney visible from the balcony, and as far as I could tell there were only 3 ongoing residential developments of any stature.
In truth, there are a few projects coming online such as the expensive-looking new apartments on previously unfashionable Broadway, and indeed a new suburb is being constructed at Barangaroo (not that the $2 million+ price tag for the 100 two bedroom apartments is going to solve any affordability issues). The problem is that few seem to want to venture out to the fringe suburbs, creating high land prices and affordability pressures in suburbs close to the city.
A material fall in prices might or might not be triggered at any given point in time, but with each passing year in the decade since a crash was being called after the turn of the century, the competition for prime-location real estate has been increasing, as wave after wave of immigration hits the city.
The other tide that renters are swimming against is the raging torrent of speculative capital which is flowing into Sydney.
Prices do not seem to have faded in Melbourne as had been widely predicted in part because investors have returned to the market in droves, lured in by lower interest rates. 
Plenty of commentators have also been forecasting price falls in Sydney for years, but these predictions were drowned by the appetite of investors for Sydney real estate.
According to the ABS, loans for investment purposes with investor lending in NSW increased by nearly 24% on a year ago and NSW made up some 40% of the value of all investor loans approved in Australia in the month of May.
Investors  presently account for more than 50% of total home loan activity in the state. 
With record levels of investor capital washing over the established housing stock and auction clearance rates consistently topping a boomtime 80%, dwelling prices have reached a new high tide level, and increases look likely to continue to be reported over coming months.
Pete Wargent holds a range of finance and property qualifications and is the author of <a target="_blank" rel="nofollow" href="https://petewargent.blogspot.com.au/">Get a Financial Grip – a simple plan for financial fr</a><a target="_blank" rel="nofollow" href="https://petewargent.blogspot.com.au/">eedom.</a>
Photo courtesy of Flickr.
 
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