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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According to the RP Data-Rismark Home Value Index results for June 2013, combined capital city home values increased by 3.8% over the 2012/13 financial year. 
The growth in home values has been moderate, as we have noted in recent weeks, the response to the low mortgage rate environment has not been as strong as in the past.  This begs the question: where to from here?
<img alt="cap city values" src="https://blog.rpdata.com/wp-content/uploads/2013/07/cap-city-values.jpg" width="470" height="171">
The June results of the RP Data-Rismark Home Value Index showed a variety of performances across the capital cities and as I see it, the performances of individual capital city housing markets are likely to continue to diverge based on their own unique circumstances. 
We also know that<a href="https://www.propertyobserver.com.au/economy/july-19-observer-cameron-kusher/2013071963428" target="_blank"> activity is being driven by investors</a> (who can be fickle and exit the market quickly) and upgraders whose activity is most likely linked to the recent pick-up in consumer sentiment and in some instances the recent pick-up may not continue based on the direction of the economy from here.
Broadly speaking, I can’t see anything in the current housing or broader economic conditions that will see the market’s performance return to what we saw prior to the financial crisis for a number of reasons.
Firstly, household debt to disposable income currently sits at 147.3%. 
No doubt Australian households have a large amount of debt, most of which (133.2%) is housing debt.  If you look at the chart below, you will see that the debt to disposable income ratio has been virtually unchanged since the end of 2005, which is seven and a half years ago now! 
Clearly households have reached the limits to how much debt they can take on.  Whether this limit continues into the future remains to be seen but at the moment it is clear we largely don’t want to take on more household debt and around 90% of this debt is related to housing.
<img alt="household debt to disposable income" src="https://blog.rpdata.com/wp-content/uploads/2013/07/household-debt-to-disposable-income.jpg" width="470" height="173">
Secondly, and which directly relates to the first point, households have increased their level of savings and shown less of a propensity to spend. 
The national accounts data includes an item for the household saving ratio and looking at this over time (below) provides valuable insight. 
Over the past 12 months, the household savings ratio has been recorded at 10.5% and over the past five years it has been recorded at an average of 9.8%. 
The level of household savings currently is at its highest level since late 1987 (25 years ago now) and the recent trend of higher savings has reversed a 30 year trend over which time savings by households continued to deteriorate.
<img alt="household saving ratio" src="https://blog.rpdata.com/wp-content/uploads/2013/07/household-saving-ratio.jpg" width="470" height="172">
 
<hr class="system-pagebreak">
Thirdly, consumers are changing the way they spend and doing it with their own money rather than with credit cards. 
Over the 12 months to May 2013, the number of credit card accounts increased by just 2.1%, in comparison debit card accounts increased by 6.2%. Total credit card transactions increased by 6.9% over the year but cash advances fell by -2.4%.  Total debit card transactions increased by 13.9% over the year.  Credit cards had an average outstanding balance of $3,236 and the average credit limit was $9,091. 
On an historical level both are quite high however, the average outstanding balance was down -3.5% over the year which was the biggest year-on-year fall on record and the average credit limit was -1.0% lower on  the year a near record fall.
<img alt="credit card stats" src="https://blog.rpdata.com/wp-content/uploads/2013/07/credit-card-stats.jpg" width="470" height="175">
The previous run-up in home values had been assisted by significant changes to economic conditions such as financial deregulation, significant falls in mortgage rates, a large reduction in unemployment, much lower inflation and strong growth in housing credit.
Mortgage rates are below historic levels currently however the impact of shifting from 17% at the start of the 1990’s to around 7% at the end of the decade is not as significant as a further 1% to 2% reduction.
<img alt="variable mortgage rates" src="https://blog.rpdata.com/wp-content/uploads/2013/07/variable-mortgage-rates.jpg" width="470" height="173">
It’s a similar story for unemployment which shifted from around 11% in 1992 to around 6.5% by the end of the decade.  In fact, an anticipated increase in unemployment from the current low levels is one of the major factors contributing to the changes to consumer behaviour.
<img alt="unemployment chart" src="https://blog.rpdata.com/wp-content/uploads/2013/07/unemployment-chart.jpg" width="470" height="174">
In 1990, annual inflation was running at 7%, by the end of the decade it had fallen to around 2% and today it sits at 2.5%.  The lower level of inflation since the end of the last recession has clearly contributed to the lower mortgage rates which in-turn has assisted the run-up in home values.
<img alt="inflation" src="https://blog.rpdata.com/wp-content/uploads/2013/07/inflation.jpg" width="470" height="173">
Credit growth throughout the early 2000’s was sitting at an annual rate of 16% to 20% as the housing market surged.  Ever since 2004, growth in housing credit has been slowing and over the past year credit has grown at a near record low level of 4.5%.
<img alt="housing credit growth" src="https://blog.rpdata.com/wp-content/uploads/2013/07/housing-credit-growth.jpg" width="470" height="173">
In my opinion, none of these economic measures are likely to shift as significantly as they have in the past and therefore any changes are not as likely to be as conducive to significant growth in home values as they have been in the past.
 
<hr class="system-pagebreak">
Now looking at individual capital city markets we can see my anticipated variances in performance over the coming year.
I suspect Sydney will continue to be one of the standout performers and will continue to see values grow, this is largely due to the fact that value growth has failed to beat inflation over the past decade and dwelling construction remains insufficient.
<img alt="sydney values" src="https://blog.rpdata.com/wp-content/uploads/2013/07/sydney-values.jpg" width="470" height="172">
Melbourne continues to surprise however, it has not had a significant period of value correction as what has been seen across other major capital cities such as Sydney, Brisbane and Melbourne. 
We also know that housing supply is much more sufficient across the city than it is across most other major capital cities.  Although values are currently rising on the back of low mortgage rates I do question the sustainability of the current rises, particularly once mortgage rates start to rise again
<img alt="melbourne values" src="https://blog.rpdata.com/wp-content/uploads/2013/07/melbourne-values.jpg" width="470" height="171">
Brisbane home values are currently -10.8% lower than they were at their peak and to date, values have increased by just 1.6% from their recent low point.  Brisbane has experienced a long period of correction in values, with values currently at a similar level to what they were in late 2007. 
Given this, we do anticipate a pick-up in value growth in Brisbane on the back of the recent increase in sales activity.
<img alt="brisbane values" src="https://blog.rpdata.com/wp-content/uploads/2013/07/brisbane-values.jpg" width="470" height="171">
 
<hr class="system-pagebreak">
Adelaide home values have shown only moderate levels of growth recently, increasing by 2.7 per cent since values bottomed in July of last year.  I anticipate that increases in home values across the city will remain modest over the coming year.
<img alt="adelaide values" src="https://blog.rpdata.com/wp-content/uploads/2013/07/adelaide-values.jpg" width="470" height="169">
Home values in Perth have reacted strongly to the ongoing lowering of mortgage rates. 
Home values across the city have increased by 6.0% over the past year and are now just -1.6% lower than their historic peak.  The key challenge for the Perth market will be the slowing of the mining and resources sector and what impact that has on the housing market. 
Over recent months we have seen the rate of home value growth and rental growth start to slow and I anticipate the slowdown is likely to continue over the coming months.
<img alt="perth values" src="https://blog.rpdata.com/wp-content/uploads/2013/07/perth-values.jpg" width="470" height="171">
Hobart is the only capital city housing market that has recorded a fall in values over the past year.  With a high unemployment rate and little in the way of economic or population growth it is difficult to see how the housing market in Hobart can, at this stage, build any sort of sustainable recovery.
<img alt="hobart values" src="https://blog.rpdata.com/wp-content/uploads/2013/07/hobart-values.jpg" width="470" height="172">
Darwin has been the standout housing market over the past decade and this has continued with values rising by 6.1% over the past year.  Despite the recent strength, values in Darwin remain -11.1% lower than they were at their peak.  Much like Perth, the Darwin housing market is likely to be impacted by the slowdown in the resources sector.  This is already being seen with slowing rates of rental growth and home values having fallen by -0.4% over the first six months of 2013.
<img alt="darwin values" src="https://blog.rpdata.com/wp-content/uploads/2013/07/darwin-values.jpg" width="470" height="169">
Canberra home values have not recorded the same extent of value falls as most other capital city markets. 
Over the past year, home values in the city have increased by 1.1% however, as the below graph shows there are signs of a recent slowing of market conditions. 
With a looming federal election and likely cuts to the public service we would expect this will adversely affect demand for housing in the city and subsequently may result in some value falls.
<img alt="canberra values" src="https://blog.rpdata.com/wp-content/uploads/2013/07/canberra-values.jpg" width="470" height="171">
Cameron Kusher is senior research analyst at <a href="https://www.myrp.com.au/" rel="nofollow" target="_blank">RP Data</a>.
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Melbourne property continues to surprise without a significant period of correction: RP Data's Cameron Kusher

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Construction on Botanic Lane Cove has now commenced, as apartment sales reach 75%.
Developed by Greenbush Group, <a target="_blank" href="https://botaniclanecove.com.au/">Botanic Lane Cove</a> has sold 60 of its 79 apartments after the development launched in February this year.
“We’ve been pleasantly surprised by the incredibly high level of interest,” says Peter Walsh of Greenbush Group.
“We’ve found that the majority of our buyers are owner-occupiers, but investor interest is solid too.
“While we’ve had a lot of local interest, Botanic has also captured attention from buyers in country New South Wales wanting a Sydney base, and also expats returning to Australia,” says Walsh.
Located less then 10 kilometres from the Sydney CBD, Botanic offers studio, one-, two- and three bedroom apartments as well as seven penthouses.
Two-bedroom apartments are still available starting from $831,000 and three-bedroom apartments are also available, starting from $1,107,000.
Walsh says Greenbush Group expects the remaining apartments to be snapped up quickly.
The apartments boast oak floors and Carrara marble in both the kitchen and bathrooms.
The project is designed by Mijollo International with interiors designed by SJB Interiors.
Walsh says the name Botanic was chosen due to the complex being bound by large mature trees and landscaped gardens.
“We wanted to achieve a sense of garden by tying in the name,” says Walsh.
The median apartment price in <a target="_blank" href="/news">Lane Cove</a> is $545,000, a 23.3% change in five years, according to RP Data.
The development is expected to be completed towards the end of 2014.
<a href="https://www.propertyobserver.com.au/developments/sydney-s-lane-cove-proves-an-apartment-construction-hotspot/2013040759968" target="_blank">Lane Cove is proving to be a development hotspot </a>with $388 million worth of construction underway and more than $37 million yet to come.
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ntrotman-Et3xWpamVh

Botanic Lane Cove 75% sold as construction commences

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People confused about superannuation often ask me how they can make the right decisions about their retirement savings.
As I pointed out <a href="/news">in last week’s column</a>, there are no secret formulas for having enough investments so you can fund a comfortable retirement.
What you should be aiming for is to be able to create an income in retirement that covers around 75% of your working life income.
That’s about the only universal formula for retirement savings, and even then, the mix depends on whether you retire as a couple, retire owning your own home, and how much investment risk you can bear in retirement.
Most retirement strategies are technical and financial. And so they should be.
But retirement savers also need to get their own personalities into the strategy.
For instance, you should <a href="/news">understand your risk profile </a>– preservation, moderate, balanced, growth, aggressive – which helps you decide how much weighting to give to shares, cash, property and fixed interest investments such as bonds.
Then you need to get more personal and understand the impact of your life stage on the financial picture.
With life stages comes decisions and priorities. Here is a guide, based on age, that will help you understand what you should be paying attention to:
-          Aged 25 to 35: you’re in an accumulation phase, taking advantage of higher disposable income and fewer family-related expenses. You have a long investment life ahead of you, so you can and should tend towards ‘aggressive’ asset allocations. Why? You’re young enough to weather downturns in share markets and therefore benefit from long term gains.
-          Aged 35 to 45: you should be paying down a mortgage fast, taking advantage of low interest rates to increase home equity and get ahead of the payment schedule (home owners need less cash in retirement than renters or those with a mortgage). You should be paying more attention to your superannuation and although you’re no longer in your twenties, you should keep your investments in ‘growth’ and weighted to equities.
-          Aged 45 to 55: you should be making additional contributions to your nest egg, taking advantage of tax benefits for salary sacrificing to super. Make eliminating all debt a priority, you don’t want to carry it into retirement. If you haven’t already, meet with a financial planner to begin discussing retirement options
-          Aged 55 to 65: you should shift the majority of your investment to preservation assets – cash, fixed income – and use your last working years to increase personal contributions to super. Consider a strategy for “transition to retirement” which includes a capital preservation strategy rather than chasing growth. Focus on making the right tax decisions and decide which lifetime annuity product suits you best.
Of course, life stages are not definitive on their own. But alongside your risk profile, your goals and your savings strategy, they become useful ways of ensuring your actual life is catered for and you’re always on the right track.
Include yourself in the picture, and good luck.
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mbouris-tauSvXGAM2

Choosing the right risk profile for different stages of your life: Mark Bouris

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When it comes to judging a property to get a reasonable indication of its value and probable sale price there are three options you might consider.
First, a real estate agent can give an appraisal which is largely an educated guess based on their current sales experience and local knowledge. This is informal but usually pretty helpful as an indication.
Second, an owner or buyer can hire a professional valuer to produce a more formal and authoritative report. These reports are based on sales information held at<a href="https://www.landgate.wa.gov.au/corporate.nsf" target="_blank"> Landgate </a>and from information obtained from real estate agents on recent sales not yet reflected in the government data. Usually these are the reports which banks and legal bodies will accept as valid for lending and legal purposes.
A professional valuation removes any perception that there might be a bias on the part of real estate agent appraising a property and is regarded as more independent.
Thirdly, the option to pay for a property report from one of the many private companies which are not valuers. However, people thinking of doing this should be aware there can be limitations to this.
Most of the companies which provide this service are based on the east coast of Australia and have few or no staff here.
This means that the reports are largely put together based on Landgate data showing the last sale price and then calibrated to place the property in the context of the current market.
While that might sound quite reasonable, such reports can only be based on the unimproved value of the property since its last transaction.
For example, if a property was purchased in 2005 and the owner demolished the old house and built a bigger one in its place, then this would not be known by a property group based in Sydney or Melbourne.
They would only know of the 2005 sale price, even though the site now has a completely different value. It’s a similar situation if an owner puts in a pool, adds a second story or patio, or maybe constructs a lock-up garage.
These things are not readily detectable through an arms-length report based on data rather than being produced by actually sighting the property and being familiar with its history.
If you solicit a property report from a company that deals in real estate data, make sure it can measure the current improved value of the property and not rely simply on historical sales information.
Better still, engage a local valuer if you need a formal, legal valuation or contact a REIWA agent for an appraisal if that’s all you require.
Either way, it pays to use the local services of those who know your neighbourhood.
David Airey is president of the <a href="https://reiwa.com.au/home/default.aspx" rel="nofollow" target="_blank">Real Estate Institute of Western Australia.</a> This article was originally published on <a href="https://reiwa.com.au/Faq/Pages/Feature.aspx" rel="nofollow" target="_blank">reiwa.com</a>.
 
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What is the best way to judge the value of your property?: David Airey

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Just Sydney, Adelaide and Canberra notched up a quickening  of pace sales in July, according to Australian Property Monitors.
Sydney remains the fastest selling  capital city at 73 days, with Canberra narrowing the gap at 78 days. 
Brisbane and Adelaide swapped places for the slowest selling capital city.
<img height="697" width="470" src="/images/stories/2013/07/apmheathcartjuly29one.jpg" alt="apmheathcartjuly29one">
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jchancellor-FAypfDUnLy

Sydney remains the fastest selling capital city as Canberra narrows the gap: APM heat chart

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The former Miss Universe Jennifer Hawkins and her husband Jake Wall have spent $1.66 million on their sixth investment property.
<a target="_blank" href="https://www.domain.com.au/Property/For-Sale/House/NSW/North-Curl-Curl/?adid=2010301124">Its a knock-down-rebuild in their home suburb of North Curl Curl on Sydney's Northern beaches</a>.
The keen property investors snapped up the property just before heading to Bali for their wedding.
They have reportedly lodged a development application for $900,000 of new works, including a new swimming pool.
The building site comes with views of the ocean, the lagoon and even a hint of the city skyline  from its  762 square metre parcel of land.
There is currently a three bedroom single storey beach cottage at the Pitt Street address which sold through Bernard Hachenberg and Graham Bennett at Ray White Freshwater.
Hawkins has leveraged her fashion runway success to build a reported $10 million plus business and property empire, according to weekend News Ltd paper reports.
Reporter Jessica Irvine tallied Hawkin's property holding as six.
Ms Hawkins is currently launching a new business of self tanning lotions called J Bronze.
There was another nearby cottage that sold recently at auction. Cute as a small button, but likely to be bulldozed.
<a target="_blank" href="https://www.propertyobserver.com.au/residential/classic-north-curl-curl-beach-house-sells-for-%24126-million/2013071363231?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=newsplus">It was a $1.26 million sale of a classic two bedroom, one bathroom beach cottage</a>.
The 76 square metre house that sits on a 310 square metre <a target="_blank" rel="nofollow" href="https://www.propertyobserver.com.au/https://www.raineandhorne.com.au/deewhy/properties/287055">6 Surf Road </a>block was listed by Lauren Haines at Raine &amp; Horne Dee Why.
It has more limited views - being over the adjacent Flora Reserve towards the beach and ocean.
The revamped classic beach house sits on 311 square metres of level land.
"Move straight in and plan your next home, rent it out, or just enjoy this beach house in this magical position as it is," the marketing said. There were eight registered bidders at the on-site auction.
It last sold at 385 pounds in 1954.
 
<div id="imagetrackPlayer-36776"></div>
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Jennifer Hawkins' sixth investment property - a $1.66 million North Curl Curl knockdown

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The REIV have released their June quarterly statistics which show a seasonally adjusted 2.4% rise in the median house price with the comment
“The release of the REIV's June quarter median prices should help encourage a few more sellers into the market over spring as it shows the price falls recorded in 2011 have been recovered.”
This takes Melbourne’s median house price from a ‘revised’ $549,000 in the March quarter of this year which – (as <a target="_blank" href="https://www.propertyobserver.com.au/victoria/the-reiv-s-strongest-march-quarter-in-over-a-decade-for-melbourne-never-actually-existed-terry-ryder/2013072263466">Terry Ryder also noted Tuesday last wee</a><a target="_blank" href="https://www.propertyobserver.com.au/victoria/the-reiv-s-strongest-march-quarter-in-over-a-decade-for-melbourne-never-actually-existed-terry-ryder/2013072263466">k</a> and <a target="_blank" href="https://www.streetnews.com.au/why-are-melbourne-median-prices-different-between-data-providers/">myself on Monday last week</a>) - is a ‘not so insignificant’ drop of - 2.23% decrease to the figure the REIV initially published in April of $561,500 – to the now ‘seasonally adjusted’ June median of $562,000.
In other words, had the numbers been taken on face value, without subsequent revision, Melbourne would have simply been treading water.
All of this means little to the average buyer who simply reads the headlines and has little time to dig into the detail – however at the time, the REIV heralded the first quarter of 2013 to be the ‘strongest March quarter in a decade’ which was somewhat surprising considering the ‘unadjusted’ March median actually dropped -0.9%.
Of course, the only reason it could be stated as such, was because their December 2012 median had also been ‘seasonally adjusted’ &amp; revised from $555,000 to $534,000 – a drop of -3.7%.
The REIV only started seasonally adjusting figures at the start of this year, therefore the December adjustment was made ‘post’ the initial release in which the REIV claimed a 7.8% jump in the median house price under the headline: "<a target="_blank" href="https://www.google.com.au/url?sa=t&amp;rct=j&amp;q=&amp;esrc=s&amp;source=web&amp;cd=1&amp;cad=rja&amp;ved=0CCwQFjAA&amp;url=http%3A%2F%2Fwww.reiv.com.au%2FNews_Publications%2FNews%2520Archive.aspx%3FnewsID%3D%257B7C295CB9-9FB6-42D9-83E9-7DFFA0F00AEB%257D%26title%3DGrowth%2520returns%2520to%2520Melbourne%2520housing%2520market%2520in%2520December%2520quarter&amp;ei=4gzyUeiPEai9iAfxp4HgDg&amp;usg=AFQjCNHoXM0aphL1NtAO4TG5vZqeylmJ4Q&amp;bvm=bv.49784469,d.aGc">Growth returns to Melbourne housing market</a>."
I remember this well, because it prompted a joyful remark I overheard one agent relay to his ‘investor’ client, that this would equate to more than “30% capital growth for Melbourne over the following 12 month period if it maintained pace” - thankfully a comment that will remain pure fiction.
As a general rule, seasonal adjustments are calculated by looking at the ‘average’ seasonal shift during the same quarter over a lengthy time scale.
The information is then used to calculate the amount to either add, or subtract, from the raw data.
Whilst it can be useful from a trend perspective (smoothing out the bumps), there is scant information on the REIV website to explain how a drop of -0.9% can be converted into in to a somewhat robust ‘rise’ of 5.1% in a market which, although improving, was certainly not doing as well these numbers would indicate.
 
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 The reason figures are revised, is because all data providers suffer from a lag in reported results.
These typically filter in over the 3 month period ‘post’ the quarterly release from valuer general data – the most authoritative and comprehensive source of sales information we have.
Therefore, the median price home buyers and investors are reading for this quarter, and the emphasis that is put on it as newspapers go to town with boom or bust headlines, is likely to alter significantly when the next release is due. Therefore, it is arguably a misleading ‘quarterly’ indicator of true market movements. 
In other words – any ‘newly’ released quarterly data needs to be taken with a pinch of salt.
With this in mind, it makes the daily index – which is neither seasonally adjusted and would also miss a wide proportion of lagging results - laughable.
Investors are often fixated on median prices. 
The major investment magazines have extensive tables of figures and percentages covering the back pages. Agents use them to their own ends with comments such as "prices have increased 10% year on year over the past 5/10 years for such and such a suburb."
However whilst the median figure may have increased – the ‘middle’ figure of all cited sales – individual property prices, and the changes a property may go through in terms of renovation and extension, which would therefore warrant a higher capital price outside of natural increases, is not always represented in the information provided.
It should also be noted that each provider uses a slightly different methodology when collating their statistics.
For example, the REIV record a ‘seasonally adjusted’ 8.4% rise to the median from this time last year which seems to suggest Melbourne is coming on leaps and bounds. 
However, the ABS show an increase of just 1.1% (to March 2013) - APM: 6.1% (to June 2013) and RP Data: 3.3% (to June 2013) making the REIV’s median figures higher that of every other data provider.
 
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But, the REIV are not the only culprits when it comes to publishing data misnomers.
As economist <a target="_blank" href="https://www.macrobusiness.com.au/leith-van-onselen/">Leith Van Onselen</a> pointed out to me in a conversation we had regarding APM’s results:
“In its March quarter release, APM reported that Melbourne house prices led the nation, rising by 3.6% over the quarter to $538,922. What was not mentioned in their commentary, however, was that some of Melbourne’s reported strong price growth was caused by a -1.1% downward revision to the December quarter......And in their June quarter results, APM once again reported that Melbourne led the nation, recording 5.0% growth over the quarter and 6.1% growth over the year. However, part of this strong quarterly rise was caused by a downward revision to March's median house price to $527,245, without which Melbourne would have recorded 2.7% growth."
As Leith points out, without the subsequent revisions “ Melbourne's annual price growth would have come in at a more moderate 4.2%.”
One indication towards the stark contrast in REIV statistics is because unlike the other indexes, they do not stratify their median figures to reflect different aspects of each housing type outside of the broad description of units and houses.
This creates significant problems for those using the information as a source of market analysis.
In REIV terms, a unit could be a small villa on a subdivided block of typically six to eight free standing or attached dwellings - a one or two bedroom apartment or flat, in either a low rise or high rise block , a high spec townhouse on a ‘side by side’ subdivision, or a bedsit. 
Obviously, this can create distortions when assessing the information.
The same is the case for housing, median house prices cover detached houses, terraced houses, semi-detached houses, residential warehouse conversions, holiday houses and duplexes. Because the REIV don’t distinctly classify their results, we also see big differences in individual suburb changes.
 
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For example, according to the June stats, Hawthorn’s unit median has increased 20% from the last quarter.
However, there should be no confusion here – individual unit prices in Hawthorn have not increased 20% – this is median data, and without stratified statistics, the median price can easily be boosted with different property types being lumped under the ‘unit’ banner.
To publicize these figures, with full knowledge of the reaction it will create, should be an area of concern, yet one which is ignored in the mainstream press.
Albeit, from an anecdotal perspective, property prices in Melbourne have increased throughout the course of 2013.
As an example, a unit which based on comparable data from late 2012 and early 2013, would be worth anything in the region of $420,000-$440,000 – under current competition, often ends up selling 2-3% higher.
This is an effect which is primarily noted in the inner and middle ring established suburbs of the city where auction sales predominate and an intense level of investor and speculative activity is evident.
Most results are staying broadly within these parameters; however, I’ve seen some crazy activity of late as mini bidding wars in various pockets have rippled across all price brackets
This can have quite a dramatic impact on both vendor expectation (as owners see neighbouring properties sell above their pre-estimate of value) and buyer physiology. Property shoppers realise they need to ‘up the budget’ to exceed what is perceived to be some kind of boom time terrain, producing gains that cannot be sustained over the resulting period – and in the current economic environment – will most likely eventuate to be nothing much more than a short term rally.
As most sales across Melbourne are conducted private treaty, the effects on the median data across the board would be minimal, and really only feed into inner city figures where auctions are the preferred method of sale.
In truth – from a macro perspective, as the latest RPData report highlights, “In five and a half years, growth in capital city home values has not increased at a rate higher than inflation”.
It should be noted that Australia is facing some significant headwinds which will have an impact on the property market in the months and years ahead.
Full time jobs growth is weak and both hours worked along with levels of underutilisation are deteriorating. 
As the mining construction boom unwinds, non mining industries underperform, and we pull in our belts with fiscal consolidation, it’s likely we’ll see little change over the months ahead. The short term data is volatile and somewhat unreliable albeit, the long term trend is clear.
We’re entering an era of slow growth and it’s yet to be seen if it will be stable growth.
In this respect, when you lift the blanket on unemployment data the trends are concerning and certainly not as good as the headline rate suggests.
Outside of keeping interest rates low, or offering grants for new homes to enable buyers to take on a larger proportion of capital debt, <a href="https://www.propertyobserver.com.au/economy/the-failed-politics-of-housing-affordability-catherine-cashmore/2013072163429" target="_blank">there are no long term sustainable solutions offered from either side of politics. </a>
The speculative behaviour we’re currently seeing in various pockets of capital city markets as investors lead the widely spruiked ‘housing recovery,’ neatly packaged under the words ‘typical market cycle’ as different states go through their own ‘wax and wane’ periods of supply/demand activity.
This will have far wider impacts for our younger and future population of buyers than is fully recognised across the broader population that already own a home, or are paying off a mortgage.
Catherine Cashmore is a market analyst with extensive experience in all aspects relating to property acquisition.
 
 
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catherinecashmore-6LXia3pPQj

The property industry's game of dodgy economics figures: Catherine Cashmore

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The money managers at <a href="https://www.ybr.com.au/" target="_blank">Yellow Brick Road </a>have offered their top 25 tips to assist borrowers pay off their home loan faster.
1. Look outside the top four banks – there are lenders and offers out there that can be better for you
2. Pay your loan off weekly or fortnightly rather than monthly – this will put you ahead over the course of the year, and the life of the loan
3. If interest rates drop, keep your repayments at the level they were before the fall
4. Choose a loan with offset or redraw
5. Put your salary into your home loan, and then use an interest-free period credit card to cover your day-to-day expenses. Then use your offset or redraw account to pay off your credit card debt before you incur interest costs
6. Use a credit card program that allows you? to convert points to cash, then you can use the cash to pay down card balances, keeping more cash in your home loan
7. Put your annual tax return back into your home loan
8. Don’t take interest only option, always pay principal + interest
9. If fixing your rate, make sure you can pay off additional payments on your loan, otherwise ?you will restrict your ability to accelerate the reduction of your debt
10. Know what your fees are, both for your home loan and your bank transaction account. Remember the lower the fees, the more you can pay off your loan
11. Know your home loan rate and how it compares. Over time small variances add up – but remember that you need to weigh up loan flexibility and access to expert advice as they can be just as valuable to you
12. Know the payout penalties attached to your loan and how long they apply. This is important should a better loan option become available in the market some time in the future, you don’t want to suffer large transfer costs to transfer to the new loan
13. If you have higher cost deb, credit cards, personal loans or car loans then pay them off first – get rid of this type of debt as it’s costing you the most overall
14. Pay off your non-tax deductible debt first. If you have an investment property or a loan for shares that you can claim a tax deduction for be sure to pay off your home loan first
15. Negotiate, negotiate, negotiate – fees, rates, conditions, everything is open to discussions. If you can’t do it yourself think about engaging an expert to help you
16. Beware the lure of low start or honeymoon rate offers where loans start cheap but can end up expensive when compared with general home loan rates available with comparative features after the initial honeymoon period
17. Refinancing high rate borrowings – credit cards, personal loan, and car loans into a low rate home loan can provide you with an opportunity to reduce your total interest costs. Do make sure you don’t rake up that high cost debt again
18. If you are lucky and you get a pay rise try to put as much as possible of the additional take home pay back into your home loan
19. Do the same with any bonuses or sales commissions or extra work related incentives you might receive
20. If you can, make your first payment on the settlement date of your loan rather than one month after this as the contract normally requires you will get a month ahead even before you start
21. Try to pay associated loan costs such as application fees, legal costs or home loan insurance costs from your own cash savings rather than loan adding them to your loan balance, avoiding the added interest on these costs associated with putting on the loan
22. Avoid the all too easy option of borrowing “that extra $5,000” for little extras, it ends up costing you more than double
23. Write down all your monthly expenses – it’s your budget. Then try to stick to it, cut back where you can. By putting it in writing you get a bit more accountable to the desired outcome
24. Look for a loan that is portable, that can be moved to your next home with minimal costs, as your family grows and changes the house and home loan you need also changes. Make sure you plan for it
25. Review your loan at least once a year with a qualified expert, all things change over time and it’s smart to stay on top of things
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YBR's top 25 tips for paying off your home loan faster

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The Block Sky High contestants Matt and Kim's marketing campaign kicked off with only 17 days until the auction hammer.
<img height="353" width="470" src="/images/stories/2013/07/mattandkimjuly10one.jpg" alt="mattandkimjuly10one">
While other contestants secured agents months earlier, Matt and Kim were slow to secure an agent and get the marketing campaign underway.
In the end the selling agent sign board showed the agent was Kent Morgan of the recently established Morgan Realty who was familiar with The Block as he sold the <a target="_blank" href="/news" style="outline-style: none; color: #6888b1; text-decoration: underline;">challenge house</a> for the 2012 Dorcas Street terrace series of The Block when he worked with the Frank Gordon Port Melbourne agency.
He also listed the <a target="_blank" href="/news">four unrenovated Dorcas Street terraces</a> and <a target="_blank" href="https://www.propertyobserver.com.au/auctions/rootop-study-v-bar-four-bedrooms-v-three-dorcas-street-block-floorplans-indicate-the-auction-battlelines/2012060154945">Dan and Dani's South Melbourne terrace</a> when he was at RT Edgar.
However come auction day the Morgan name and streetside sales billboard was gone.
All replaced by the Sydney auctioneer <a target="_blank" href="https://twitter.com/damiencooley">Damien Cooley </a>of <a target="_blank" href="https://twitter.com/CooleyAuctions">Cooley Auctions </a>who had been previously engaged just to fly down for the auctioneering. There was also the close attendance by McDonald Real Estate Aspendale Gardens auctioneer Michael Choi who appeared to be assisting Cooley.
<img height="629" width="470" src="/images/stories/2013/07/cooleyjuly29one.jpg" alt="cooleyjuly29one">
Mystery surrounds the departure of Morgan.
Title Tattle hasn't noticed much Twitter although there was something from <a target="_blank" href="https://twitter.com/The_Block_News">Aroundthe block</a>.
<a target="_blank" href="https://twitter.com/The_Block_News"><img height="92" width="470" src="/images/stories/2013/07/cooleyjuly29tweet.jpg" alt="cooleyjuly29tweet"></a>
 
Cooley was no stranger either to the show as last night's auction marked the fourth time Cooley Auctions has starred on Channel Nine’s TV series The Block.
The winning Adelaide twins Alisa and Lysandra secured <a target="_blank" href="/news">Anton Wongtrakun and Rochelle Wilson of Dingle Partners</a> who were then involved in the planning and design process from the earliest of weeks.
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Sydney auctioneer Damien Cooley takes star billing as last minute Block Sky High listing agent

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It appears that shadow treasurer Joe Hockey is getting under the skin of economist Stephen Koukoulas, who has tweeted to his more than 10,000 followers his annoyance at those who slam economic forecasts and projections, calling them "hypocrites" for not making their own forecasts:
<a target="_blank" href="https://twitter.com/TheKouk"><img alt="kouk_tweet1" src="/images/stories/2013/larry_uploads/kouk_tweet1.jpg" width="470" height="77"></a>
"The Kouk" followed up this tweet a short while later with the following three tweets, making no secret of who he is talking about:
<a target="_blank" href="https://twitter.com/TheKouk"><img alt="kouk_tweet2" src="/images/stories/2013/larry_uploads/kouk_tweet2.jpg" width="470" height="254"></a> 
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