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.

[smartcode_project:default project_id=134873 project_image_fid=376196]

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.

[smartcode_project:default project_id=134873 project_image_fid=376194]

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.

[smartcode_project:default project_id=134873 project_image_fid=376181]

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.

[smartcode_project_cta:default project_id=134873]

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.

[smartcode_project:default project_id=7877 project_image_fid=355754]

As completion approaches, the architecture, landscaping and material palette are progressively becoming visible on site, giving prospective purchasers a clearer view of the finished development beyond its plans and renders.

Veil comprises nine townhouses, predominantly three-bedroom homes with between 2.5 and 3.5 bathrooms, two car spaces and, depending on the residence, study areas and private outdoor space. Selected homes include a bedroom on the ground floor.

Veil occupies a middle ground between detached housing and apartment living, retaining private gardens, storage and secure parking within a more manageable residential format.

<a href="https://www.apartments.com.au/architects/schmidt-pang-architects">Schmidt &amp; Pang</a> designed the architecture around natural light, ventilation, privacy and practical use of space. From Rooding Street, the façade has been composed to read as a cohesive residential building rather than nine individual townhouses, with landscaping by <a href="https://www.apartments.com.au/landscape-architect/john-patrick-landscape-architects">John Patrick Landscape Architects</a> integrated throughout the site.

Inside, natural stone, oak flooring, integrated joinery and brushed nickel finishes establish a restrained material palette, while kitchens include Miele appliances and substantial storage such as pantries. Walk-in robes and dedicated study spaces have also been incorporated across the collection.

[smartcode_project:default project_id=7877 project_image_fid=355852]

The project team said the planning of the homes has been informed by how the spaces function for both daily routines and larger gatherings.

"Our new homes owners at Veil have enjoyed the attention to detail in creating efficient layouts that use every space well. Hosting Christmas lunch and large family gatherings is an ease when care is taken to consider how people really live and entertain."

Private landscaped gardens extend the living spaces outdoors, while secure basement parking and bicycle parking are provided below. The homes have also been designed to achieve a 7-star energy rating, supported by double glazing, high-quality insulation, natural ventilation, LED lighting, water tanks and water-efficient fittings. Each residence is backed by a 10-year building guarantee.

Veil is being built by <a href="https://www.apartments.com.au/builders/jeniton">Jeniton</a>.&nbsp;Limited-time stamp duty savings are also currently available on selected purchases at Veil, adding another consideration as the project moves toward completion.

[smartcode_project_cta:default project_id=7877]

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

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

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

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

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

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

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

Every First Home Owner Grant for new property by state

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

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

Staff Writer

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

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

alisonwarters@gmail.com

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

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

Ellen Walker

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

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

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

<html><body>
One in every 10 men living in a same-sex relationship in Australia in 2011 lived within two kilometres of Taylor Square in Sydney.
This statistic emerges from an <a href="https://www.abs.gov.au/AUSSTATS/abs@.nsf/Lookup/4102.0Main+Features10July+2013" target="_blank">Australian Bureau of Statistics study</a> which found that Darlinghurst, Potts Point and Surry Hills historically have the highest proportions of male same-sex couples.
The study also found that, generally, same sex couples earn higher incomes, have more discretionary spending power, are less religious, are better educated and are more likely to be managers or professionals than mixed gender couples.
This makes them more likely to have money to invest in property.
The study found they are very likely – 51% as opposed to 15% of opposite-sex couples – to live in a unit, apartment or terrace house.
Perhaps not surprisingly, the study found that while NSW had just under a third (32%) of Australia's total population, it had 41% of Australia's male same-sex couples, and 34% of Australia's female same-sex couples.
The study acknowledged that many Sydney suburbs with high numbers of same-sex couples have historically been the social centre of Australia's gay community – hence the strong support for the Gay Pride March along Oxford Street.
While same-sex couples are more likely to live in the inner suburbs of large cities or towns than in rural and regional areas, the top 10 suburbs for male and female same-sex couples are all in inner Sydney.
CAPITAL CITY SUBURBS (a) WITH THE HIGHEST PERCENTAGE OF SAME-SEX COUPLES (b) - 2011
<table width="100%" cellpadding="0" cellspacing="0" border="0"><tbody>
<tr>
<td valign="top" colspan="5" width="100%">
 
<hr align="left" width="100%" size="2">
 
</td>
</tr>
<tr>
<td valign="top" colspan="2" width="49%">
Male same-sex couples
</td>
<td valign="top" width="4%"></td>
<td valign="top" colspan="2" width="47%">
Female same-sex couples
</td>
</tr>
<tr>
<td valign="top" colspan="2" width="49%">
 
<hr align="left" width="100%" size="2">
 
</td>
<td valign="top" width="4%"></td>
<td valign="top" colspan="2" width="47%">
 
<hr align="left" width="100%" size="2">
 
</td>
</tr>
<tr>
<td valign="top" width="34%"></td>
<td valign="top" width="16%">
% of couples
</td>
<td valign="top" width="4%"></td>
<td valign="top" width="29%"></td>
<td valign="top" width="18%">
% of couples
</td>
</tr>
<tr>
<td valign="top" colspan="2" width="49%">
 
<hr align="left" width="100%" size="2">
 
</td>
<td valign="top" width="4%"></td>
<td valign="top" colspan="2" width="47%">
 
<hr align="left" width="100%" size="2">
 
</td>
</tr>
<tr>
<td valign="top" width="34%">
Darlinghurst, NSW
</td>
<td valign="top" width="16%">
17.9
</td>
<td valign="top" width="4%"></td>
<td valign="top" width="29%">
St Peters, NSW
</td>
<td valign="top" width="18%">
6.0
</td>
</tr>
<tr>
<td valign="top" width="34%">
Potts Point, NSW
</td>
<td valign="top" width="16%">
17.8
</td>
<td valign="top" width="4%"></td>
<td valign="top" width="29%">
Newtown, NSW
</td>
<td valign="top" width="18%">
5.7
</td>
</tr>
<tr>
<td valign="top" width="34%">
Surry Hills, NSW
</td>
<td valign="top" width="16%">
17.3
</td>
<td valign="top" width="4%"></td>
<td valign="top" width="29%">
Erskineville, NSW
</td>
<td valign="top" width="18%">
5.4
</td>
</tr>
<tr>
<td valign="top" width="34%">
Elizabeth Bay, NSW
</td>
<td valign="top" width="16%">
16.3
</td>
<td valign="top" width="4%"></td>
<td valign="top" width="29%">
Enmore, NSW
</td>
<td valign="top" width="18%">
5.3
</td>
</tr>
<tr>
<td valign="top" width="34%">
Redfern, NSW
</td>
<td valign="top" width="16%">
14.5
</td>
<td valign="top" width="4%"></td>
<td valign="top" width="29%">
Lewisham, NSW
</td>
<td valign="top" width="18%">
4.2
</td>
</tr>
<tr>
<td valign="top" width="34%">
Erskineville, NSW
</td>
<td valign="top" width="16%">
11.0
</td>
<td valign="top" width="4%"></td>
<td valign="top" width="29%">
Alexandria, NSW
</td>
<td valign="top" width="18%">
3.6
</td>
</tr>
<tr>
<td valign="top" width="34%">
Alexandria, NSW
</td>
<td valign="top" width="16%">
10.4
</td>
<td valign="top" width="4%"></td>
<td valign="top" width="29%">
Tempe, NSW
</td>
<td valign="top" width="18%">
3.5
</td>
</tr>
<tr>
<td valign="top" width="34%">
Chippendale, NSW
</td>
<td valign="top" width="16%">
10.3
</td>
<td valign="top" width="4%"></td>
<td valign="top" width="29%">
Chippendale, NSW
</td>
<td valign="top" width="18%">
3.4
</td>
</tr>
<tr>
<td valign="top" width="34%">
Darlington, NSW
</td>
<td valign="top" width="16%">
10.3
</td>
<td valign="top" width="4%"></td>
<td valign="top" width="29%">
Marrickville, NSW
</td>
<td valign="top" width="18%">
3.2
</td>
</tr>
<tr>
<td valign="top" width="34%">
Rushcutters Bay, NSW
</td>
<td valign="top" width="16%">
10.1
</td>
<td valign="top" width="4%"></td>
<td valign="top" width="29%">
Stanmore, NSW
</td>
<td valign="top" width="18%">
3.0
</td>
</tr>
</tbody></table>
While male same-sex couples make up less than 0.4% of all couples across Australia the chart shows they make up 10%-18% of all couples in the 10 suburbs with the highest proportion of people in male same-sex couples.
NSW and Victoria have high rates of male same-sex couples in their capital cities - Sydney 0.7% and Melbourne 0.5%.  
The highest proportions of female same-sex couples tend to be in the inner west of Sydney, such as St Peters, Newtown, Erskineville, and Enmore.  
Female same-sex couples tend to be more geographically dispersed than male same-sex couples. In St Peters female same-sex couples make up 6% of all couples.
 
 
<hr class="system-pagebreak">
The 2011 Census found there were around 33,700 same-sex couples in Australia, with 17,600 male and 16,100 female.  
Same-sex couples represent about 1% of all couples in Australia. The pattern of more male than female same-sex couples has been consistent since 1996, when data first became available, although the degree of difference has decreased in each Census.  
Although the overwhelming majority of same-sex couples described themselves on the Census form as de facto partners, in 1300 same-sex relationships one person was described as the husband or wife of the other.
PERCENTAGE OF ALL COUPLES THAT WERE SAME-SEX, BY POPULATION OF CITY OR TOWN - 2011
<img src="/images/stories/2013/07/samesaexjuly25graph11.gif" width="470" height="274" alt="samesaexjuly25graph11">
Source: 2011 Census of Population and Housing
Consistent with its predominant urban character and more highly educated population, the Australian Capital Territory has the highest rates of both male (0.5%) and female (0.6%) same-sex couples of any state or territory.
PERCENTAGE OF ALL COUPLES THAT WERE SAME-SEX, BY STATE OR TERRITORY - 2011
<img src="/images/stories/2013/07/samesaexjuly25graph22.gif" width="470" height="274" alt="samesaexjuly25graph22">
Source: 2011 Census of Population and Housing
While there are more male same-sex couples than female overall, there are more female same-sex couples in all states other than NSW and Victoria (which have high rates of male same-sex couples in their capital cities). In Sydney, 0.7% of all couples are male same-sex, and in Melbourne 0.5%.
MALE SAME-SEX COUPLES AS A PERCENTAGE OF ALL COUPLES, INNER SYDNEY - 2011
<img src="/images/stories/2013/07/samesaexjuly25graph3.jpg" width="470" height="369" alt="samesaexjuly25graph3">
FEMALE SAME-SEX COUPLES AS A PERCENTAGE OF ALL COUPLES, INNER SYDNEY - 2011
<img src="/images/stories/2013/07/samesaexjuly25graph4.jpg" width="470" height="368" alt="samesaexjuly25graph4">
While smaller towns and cities tended to have lower proportions of same-sex couples, certain towns have high rates, particularly of female same-sex couples. These include Daylesford-Hepburn Springs in Victoria (where female same-sex couples 4.5% of all couples), and Alice Springs in the Northern Territory (female same-sex couples 1.2% of all couples).
</body></html>

staylor-63KgDrKwoY

Inner city suburbs popular with same sex couples: ABS

<html><body>
A rate cut in August is not inevitable but underlying inflation trends mean the RBA has the justification it needs to cut the cash rate to 2.5% says the Australian Financial Review’s economics editor, Alan Mitchell.
His analysis of the inflation data and broader economic trends suggest it will be a complicated decision for the RBA.
Mitchell says the situation is complicated due to the need to rebalance the economy and for the RBA to “induce a revival of non-mining business investments”.
This is happening to a degree as the most recent NAB business survey revealed but Mitchell says the “investment outlook still looks soft”.
An issue is the Australian dollar, which stopped depreciating in the first week of July and which has since risen slightly – a fall in the dollar will help non-mining sectors of the economy such as tourism, manufacturing and retail.
Mitchell also highlights the difficulty in assessing the true impact of inflation given the different measures used to work underlying inflation – inflation with volatile components stripped out.
He says one measure of underlying inflation has it running at the bottom of the RBA’s 2% to 3% target band, while another shows it running in the top half of this target.
“The lower of the two measures of underlying inflation is more reliable and a simple average of the two readings still has inflation in the bottom half of the target range,” he says.
Fellow AFR economics writer David Bassanese says while underlying inflation could have been lower, it’s “probably good enough” for a rate cut.
</body></html>

lschlesinger-FZcF9M3vE6

A rate cut in August is “justified” but inflation and economic picture “complicated”: AFR's Alan Mitchell

<html><body>
Listed commercial property trust Dexus has acquired a 14.9% investment in the Commonwealth Office Property Fund.
The fund holds prime-grade office assets worth $3.7 billion, including a 50% share of  the premium grade 5 Martin Place office tower in Sydney, due for completion in 2015, with law firm Ashurst to occupy 44% of the 31,000 square metres of office space.
Dexus says the investment is consistent with its investment in high quality Australian office properties.
The investment comes <a target="_blank" href="/news">one day after the Commonwealth Bank</a> announced that it had submitted non-binding proposals to internalise the management rights of the Commonwealth Office Property Fund, the CFS Retail Property Trust and the Kiwi Income Property Trust.
All three are managed by the banks’ wealth management arm, Colonial First State Global Asset Management.
This is believed to be as part of plans by the bank to exit the real estate funds management business.
The Australian Financial Review reports that Dexus and GPT are mulling a possible takeover bid for the office fund. They may also bid for the management rights.
Both have strong ties to the funds management business - Dexus chief executive Darren Steinberg was previously managing director of property for Colonial First State Global Asset Management while Carmel Hourigan, head of investment management at GPT, is a former fund manager of the Commonwealth Property Office Fund.
The AFR also names Mirvac, Investa Property, Brookfield and Blackstone as possible bidders for the office fund.
</body></html>

Dexus acquires 14.9% of Commonwealth Office Property Fund as big players circle

<html><body>
The activist lawyer <a href="https://twitter.com/chrismurphys" target="_blank">Chris Murphy</a> is a big Twitter user. He has fired off 36,000 plus tweets. He follows just the five, and has 8150 followers.
Today he tweeted about Sydney eastern suburb prestige real estate.
<a href="https://twitter.com/chrismurphys" target="_blank"><img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/stories/2013/07/tweetofthedayjuly25two.jpg" alt="tweetofthedayjuly25two" width="470" height="74"></a>
Property Observer wonders which listing or sale has prompted Murphy's tweet.
 
</body></html>

po-LsXgBTHBmX

Houses of the bourgeois aren't worth that much anymore: Chris Murphy

<html><body>
Melbourne was the strongest performing capital city housing market over the June quarter with house prices rising 5% to $553,447 to sit just 1.4% below their previous peak recorded in June 2010, according to figures compiled by Australian Property Monitors (APM).
Sydney, Perth and Canberra all recorded record-high median house prices over June.
However, the results suggest a two-speed housing market. with little momentum in house prices recorded for Brisbane, Adelaide and Hobart.
The “volatile” Darwin housing market fell by 2.1% in the June quarter – the only capital city housing market to record a fall in its median house price over this period.
The overall result was a 2.8% rise in the national house price over the June quarter - the best result since March 2010.
It was also the third consecutive quarterly rise in the national house price, which at $564,325 is now at an all-time high and according to APM, and has "clearly fully recovered from the correction phase of 2011".
<img alt="APM_june_quarter" src="/images/stories/2013/APM_june_quarter.jpg" width="470" height="275">
APM has Melbourne house prices up 5% to a median of $553,447 from $527,245 in the March quarter and up 6.1% year-on-year.
This follows substantial downward revisions of the previous March quarter Melbourne median house price of $538,922.
Had the figure not been revised, Melbourne house prices would have gained around 2.6% over the quarter.
It follows the Real Estate Institute of Victoria (REIV) recording a much more modest 2.4% rise in Melbourne house over the same time frame, but also only possible due to a preliminary March median house price being revised down sharply from $561,500 to $549,000.
However, the REIV has a stronger annual gain of 8.4% for Melbourne house prices compared with 6.1% rise recorded by APM.
Perth was the next strongest performer over the quarter with its median house price rising 3.2% to $584,487 andis  also the strongest performer over the year with a 7.5% gain.
There was a small upward revision in the Perth March quarter median from $565,152 to $566,601.
APM has Sydney house prices up 2.7% over the quarter and 6.1% over the year to a median of $694,064 from $672,209 in the March quarter, slightly down on an earlier March figure of $673,681.
Canberra was the only other capital city to record a noteworthy rise in its median house price – up 1.8% from $565,969 in March to $576,248 in June. APM had advised a previous March quarter median of $567,768.
“Australian housing markets have recorded significant rises in house prices over the June quarter, propelled by the lowest interest rates in decades, rising confidence and continued generally solid economic performances,” says Andrew Wilson, senior economist at APM.
“Buyer activity in most capital city housing markets is now charging towards record levels with the fastest prices growth since the government-stimulated house price boom of 2009 and 2010.”
He notes that buyer activity in Melbourne is “consistently solid through most price brackets, buyer types and suburban regions”.
“The results in Sydney and Melbourne are not surprising and are in line with previous forecasts and analysis, particularly with reference to price growth correlation with auction clearance rate data which has proven to be an accurate guide to the general level of house and unit prices growth in those markets.
“Other indicators including ABS housing loan data also provided solid guides to the June quarter house price outcomes,” he says.
“The Brisbane market continues to consistently record quarterly house price growth albeit at a slow pace with buyer activity impeded by a still underperforming local economy.
Wilson says Perth’s housing market continues to surge on the back of “high levels of immigration and a still strong local economy”.
</body></html>

Revisions help Melbourne house prices rise 5% in June quarter as Sydney, Perth and Canberra record new peaks: APM

<html><body>
The capital city unit market rose 2% over the June quarter with the median price of an apartment rising from $419,090 in March to $427,573.
The results reveal a patchy, fragmented unit market with four cities – Melbourne, Sydney, Perth and Adelaide - recording gains over June, but three – Brisbane, Canberra and Hobart - recording falls with no change in Darwin, according to Australian Property Monitors (APM) data.
There was a small upward revision to the March quarter median from a previously reported $417,723.
A notably weak market over the quarter was Brisbane with unit prices falling 2.4% over the quarter from $355,589 to $346,964 to be down 4.4% year-on-year.
<img height="276" width="470" src="/images/stories/2013/larry_uploads/apm_units.jpg" alt="apm_units">
It is the third successive quarter that Brisbane unit prices have fallen.
APM senior economist Andrew Wilson says the “significant” fall in the June quarter in Brisbane “may indicate an emerging oversupply of new inner-city apartments”.
The weakest unit market was Hobart with prices falling 7.3% over the quarter from $271,776 in March to $252,050 in June.
Canberra unit prices fell by 1.3%.
In line with its strong detached housing market performance, Melbourne was also the strongest unit market over the quarter with APM recording Melbourne unit prices up 3.7% over the quarter to a median of $411,714 from $395,015 to be up 4.2% year-on-year.
This follows the previous March quarter median being strongly upwardly revised from $402,197.
Year-on-year, Darwin has been the strongest performer with a 10.3% rise in its median unit price to $425,949 followed by Perth (up 9.3% to $387,798) , Sydney (up 4.9% to $491,845) and Melbourne (up 4.2% to $411,714).
</body></html>

Possible oversupply of inner Brisbane units push prices down 2.4% in June quarter: APM

<html><body>
Ken Raiss of Chan &amp; Naylor says some clients tell him they do not apply to reduce their (PAYG) tax installments to reflect their expected negative-gearing deductions for fear they will simply spend the money.
However Raiss urges these clients to reduce their PAYG installments as much as possible rather than give the tax commissioner an interest-free loan until their tax refunds are eventually received.
</body></html>

mlaurence-vhAHaLZT8y

Don't give the commissioner a tax-free loan

<html><body>
My paternal grandfather fought for Britain in the War, and on his return he took up business as a shopkeeper. He always seemed like a fairly rational fellow.

And indeed, rationed! – for food and petrol rationing continued for half a decade after the War ended. The wartime generation was fairly conservative and risk averse in its attitude to private debt.
His wife (my grandmother) was a successful dentist (imagine – a dentist in a country of Brits with all those bad teeth!) and when she retired she deposited 75£ in a post office savings account for me and an equivalent amount for each of my brothers.
75£ was a heck of a lot of money back then and it seemed an unthinkably large sum for a child. My brothers and I used to calculate how many lollies we could theoretically buy with it when we were old enough (hmm, what was I saying about bad teeth?).
When we were teenagers my father allowed us to spend the money as we saw fit (libertarian), on the proviso that we bought something of lasting value and not just lollies (paternalism).
He let us do what we wanted with it but just gave us a nudge in the right direction. My older brother went inter-railing around Europe with his windfall. I bought some new cricket gear with mine.  
Economics for many years has suffered from one glaring shortcoming: its underlying assumption that we as humans act rationally.
But we don’t. We all learned at school that fatty foods are bad for us, cigarettes can cause illnesses, alcohol is bad for our livers and so on. We should all exercise daily and eat our five fruit and veg.
In a rational world, if we put on weight, you’d think that we would take immediate corrective action, but as a nation, it seems to be otherwise.
I previously blogged about Adam Smith’s 'invisible hand' theory which was based largely on the assumption that people act as rational profiteers, and neoclassical economics was founded on the principals of rational human behaviour.  
Over recent decades, these failings were gradually realised, and a new field of behavioural economics sprung up in the 1970s, which studied the relationship between mind and body and what drives us to act as we do.
The pioneers of behavioural economics understood that humans do not act rationally and instead frequently use mental shortcuts in order to make decisions, perhaps at various times based upon past experiences, a bias towards favouring the status quo, following a herd mentaility or sometimes based upon how a situation is ‘framed’. We can be influenced by many biases.  
 
<hr class="system-pagebreak">
 Anchoring is a cognitive bias which causes us to rely heavily upon the first piece of information we encounter when making decisions. The first piece of information is known as “the anchor”.  
Those with higher digits on their social security cards indicated that they would pay more, on average, for the bottle of wine. Similar tests continued to yield similar results. For example, in one test a group of people was asked to write the last two digits over their social security numbers. And then they were asked how much they would pay for a bottle of wine.  
The initial price offered for a car tends to have an unnatural bearing on the remainder of the negotiation, regardless of what the seller initially believed a fair market value for the car to be.
The most common anchor in share investment is the price which investors buy a parcel of shares at. Logically, once you own a parcel of shares intended for a long-term investment – tax issues aside – the price you paid for the shares should be irrelevant.
Instead, periodically the investor should consider the future prospects for the company and determine whether the shares held still represent good value by comparing to the market price last traded to the calculated value of the company.
Does this happen? Not often enough. Instead, most amateur investors become transfixed with the price which they paid for the shares.
If the share price has gone down since they bought in, they swear blind that they will not sell until the parcel of shares is showing an investment profit.
Unfortunately this is very often what catches amateur investors out. They allow the market value to fall and fall…and fall, until finally they can take it no more and sell out at the very bottom of the market.
By anchoring themselves to the price paid for the shares, they stop looking at the investment rationally by asking “would I buy shares in this company today?” and instead say “I’ll sell when I’ve made my money back”.
They delude themselves that a loss is not real until it is crystalised and thus jeopardise their entire investment account through this one act.
Think back to the example of the car I referred to earlier. It’s very similar when it comes to property negotiations. The first offer made for the property very often becomes the anchor for the remainder of the negotiation process.  
 
<hr class="system-pagebreak">
The realisation that people do not act rationally is vitally important. It is no good for governments and central banks to set policies which work on assumptions of rational behaviour, such as, for example, allowing individuals to take on as much debt as possible. A rational person would not take on more debt than they could afford to pay back, and yet, people are not rational.
The implication of this is that we can expect policy makers to gently nudge us in a certain direction. Free markets are a great idea in theory, but in reality, policies will be put in place to manage consumer and individual behaviour.
The posh phrase for this is ‘libertarian paternalism’, more commonly known as ‘nudge economics’.
An example? Through the 1980s it was gradually realised that Australia was undergoing a major demographic shift and that our pension system was in need of reform.
In 1992, Keating’s Labor government introduced the Superannuation Guarantee legislation, which made contributions to pensions compulsory. It was considered to be in the best interests of the population to force contributions to be made.
Nudge economics is a delicate balancing act and dangerous in the wrong hands – where should governning bodies stop? Should they tell us how to spend our income and how much to save?
Should they tell us when and where we should buy a house? Should we be allowed to decide whether to give blood or should healthy individuals be compelled to do do? Should organ donation be compulsory? What about our health? Marriage? Our education?  
Our investment markets will be heavily impacted by policy decisions in the coming decades so it will pay to understand the motivations behind and the consequences of policy-making.
Central banks overseas have been engaged in heavy ‘printing’ of money which distorts share and commodity markets.
Australia’s property markets will be manipulated by central bank policies. The RBA will use low interest rates to stimulate dwelling construction, yet the Reserve will not turn a blind eye to asset price bubbles.
Meanwhile, APRA will keep a close eye on deposit growth and bank lending practices and ensure than standards are maintained. At the state level, first home owners grants will be used to ‘help’ buyers into the market.
When markets next weaken once more, rules restricting foreign ownership may be relaxed, and so on.
All of these issues distort the markets and ‘nudge’ vested interests and individuals in the desired direction. Now, if you’ll excuse me I’m off to calculate how many lollies I could buy for $10,000…
Pete Wargent holds a range of finance and property qualifications and is the author of <a href="https://petewargent.blogspot.com.au/" rel="nofollow" target="_blank">Get a Financial Grip – a simple plan for financial fr</a><a href="https://petewargent.blogspot.com.au/" rel="nofollow" target="_blank">eedom.</a> 
 
 
</body></html>

pwargent-M4siyDbqQY

Economics has suffered from one glaring shortcoming, its assumption that we act rationally: Pete Wargent

<html><body>
A futuristic looking apartment complex in St Kilda is the latest collaboration between Pace Development Group and Jackson Clements Burrows architects.
Located on St Kilda Road, The Icon will comprise of a series of six askew cubes sitting atop of each other, housing 118 apartments across 17 levels.
“The artwork ceoncept for the façade intends to address a visual coherency by directly referencing the existing natural topography and coloration of St Kilda,” says Matthew Johnson of Jackson Clements Burrows.
“Each level is depicted in different colour hues variations from earth to sky, which cross references the nature of the geographical and environmental stratums.
“This flux of seasonal change is portrayed through subtle tonal gradation,” says Johnson.
The development is currently 60% sold.
Apartments will feature Miele appliances and Italiana stone bench tops and large balconies with views to Arthurs Seat and the Dandenong Ranges.
Residents of The Icon will have access to the guest lounge, which features a suspended fireplace, wine lockers and a Teppanyaki BBQ deck.
One-bedroom apartments range in size from 46 square metres and start from $395,000.
Two-bedroom apartments range in size from 64 square metres and start from $535,000.
Three-bedroom apartments are 94 square metres and start from $660,000.
“We believe this new residential building will set an exemplar architectural and urban design outcome for an emerging precinct that will be both an exciting and entertaining addition to St Kilda Junction,” says Tim Jackson director of Jackson Clements Burrows.
“It is our belief that The Icon will engage with the surrounding context in a new and positive way and set a pattern of expectation that is deserving of this important intersection both within the context of Melbourne’s history and future development,” says Jackson.
The proposed plans were initially rejected by the local Port Phillip Council, but the rejection was over-ridden by the Victorian Civil and Administrative tribunal.
Jackson Clements Burrows is also behind the design of Carlton's <a href="https://www.propertyobserver.com.au/developments/piccolos-upper-house-carlton-apartment-complex-secures-70-sellout-after-10-weeks/2012112158011" target="_blank">Upper House</a>.
The median unit price in <a href="/news">St Kilda</a> is $450,000, a 15.4% change in five years, according to RP Data.
</body></html>

ntrotman-Et3xWpamVh

Futuristic styled apartment complex, The Icon, set to land in St Kilda

<html><body>
Thirty-one years writing about real estate has taught me that nowhere is immune to downturns.
Nowhere.




There are certainly markets that show consistent growth year after year and I call them the "stayers". Many of the places I recommend are stayers.



But "bulletproof"? It doesn't exist.



So a magazine cover story that claimed there are 152 bulletproof places across Australia certainly got my attention. I guess that was the general idea; grab people's attention and sell lots of magazines, never mind accuracy or integrity. <img src="/images/stories/2013/07/bulletproof-i-wish-i-wasjuly25small.jpg" width="225" height="315" alt="bulletproof-i-wish-i-wasjuly25small" style="float: right;">



When I looked at the list in Australian Property Investor and saw that it included Moranbah, I knew we were dealing with the usual puffery that property magazines favour to outdo one another.
Moranbah's market is falling so fast, people's heads are spinning. Rentals and yields have halved and its median price has dropped from $750,000 to below $700,000. It has had a fantastic growth record and it will rise again, but bulletproof it ain't.



Then I noticed that the list of the indestructible included four suburbs in Gladstone, another market in serious decline.
Gladstone has an impressive past and a strong future, but it's as susceptible to market dynamics as anywhere else - in this case, an oversupply (vacancies now around 6.5%) generated by overly-zealous developers.



Gladstone had a previous decline around 2009-2010, when the GFC caused a pause in the resources revolution.
It  has shown the kind of volatility common to markets partly or largely dependent on the resources sector and is now into the second market decline in the last five years. It is Australia's No.1 industrial city but it doesn't fit any definition of bulletproof.



In many cases, the list of bulletproof suburbs at the front of the magazine is contradicted by the statistical lists at the back - and that detracts further from the credibility of the front cover flimflam and the magazine that published it.



According to API's stats, Sandhurst in Melbourne has dropped 8% in the 12 months to April. Australian Property Monitors, which provides those stats, records massive drops in the Sandhurst median price in three of the past eight years. If that's bulletproof, I'm looking for a new vest.



There are dozens of similar examples on the API list. 



I should stress that I have no criticism of Residex and the list the research company generated. The 152 locations feature many solid markets and roughly half of them have appeared in Hotspotting reports over the past seven years. They're places with good growth records, in many cases.



I also agree with many of the published comments by John Edwards of Residex. He emphasises the importance of investing in places with diversified economies. He notes the rise in prominence of unit markets, something I have been writing about a lot lately. 



He also points out, and this is extremely important, that the list includes only one million-dollar suburb and that most fall into the affordable category; "this suggests that it's the lower cost properties that are less likely to suffer correction," Edwards says in the magazine.



In addition, he observes the superior stability of markets in regional centres, compared to capital cities; "they don't have a tendency to have any pronounced growth cycle, hence they're less susceptible to value loss and generally have stable growth," he said.



Wholeheartedly agree.



So the data is not the problem - it's the spin the magazine chose to put on it. I find most people believe what media tells them and they will be entering dangerous territory if they buy in some of the places carelessly labeled as bulletproof.



Terry Ryder is the founder of <a target="_blank" href="https://www.hotspotting.com.au/" rel="nofollow">hotspotting.com.au</a> and he will be <a target="_blank" href="/news">discussing the Melbourne property market in detail at the </a><a target="_blank" href="/news">Property Observer</a><a target="_blank" href="/news"> </a><a target="_blank" href="/news">webinar</a> on 31 July.
 
 
</body></html>

Latest Expert Insights

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

Guides

Editor's Picks

Guides

Developments

New apartments

New townhouses

News

Latest Expert Insights

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

Guides

Editor's Picks

Receive the latest news stories to your inbox

Guides

Developments

New apartments

New townhouses

News