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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Singapore-based CapitaLand will retain its 59% stake in listed property group Australand after failing to secure a “sufficiently compelling” offer.
The announcement comes just a day before Australand releases its half-year results and a day after there was speculation in the Fairfax press that Stockland may make a bid for Australand.
Australand's share price had soared from around $3.20 in mid-June to close at $3.61 yesterday.
However it fell to $3.49 in early trading following the announcement.
Australand issued a statement to the ASX yesterday notifying the market that the process of seeking a buyer had concluded and that indicative proposals had been received from “various parties for all and parts of the business which commenced in early 2013”.
“However, no proposal was able to be developed that was superior to business as usual,” said Australand.
It added that CapitaLand would continue to receive a “steady stream of recurring income” from Australand’s from its commercial and industrial properties, its industrial development business and would benefit from “the improved outlook for the residential sector in key Australian cities”.
A statement submitted by CapitaLand noted that indicative proposals had been received but none were "sufficiently compelling".
Bidders for parts of Australand included GPT, which had its $2.8 billion bid to acquire Australand’s investment property portfolio and commercial and industrial businesses rejected in December.
GPT withdrew its interest at the end of May as did US private equity giant Blackstone.
Mirvac was also tipped as a possible buyer - though this was never confirmed.
A block share trade of CapitaLand holding was also mooted.
The Australian Financial Review's Street Talk column reported that Perth-based residential developer the Satterley Property Group was interested in acquiring Australand's WA and Victorian residential land assets.
Hadley Green Investment Group director Mark Wist commented to Property Observer that the combination of an investment portfolio and a residential property development business would not have appealed to a wide range of potential providers - hence interest amongst interested parties in only acquiring parts of the Australand business.
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lschlesinger-FZcF9M3vE6

CapitaLand to retain majority stake in Australand ahead of half-year results announcement

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It's interesting to note that RP Data has Sydney dwelling prices up by more than 4% in fewer than 6 weeks.
Hmm. So much for those "falling house prices" and "more properties being sold into a falling market" being reported in May (in the face of 80% auction clearance rates and 85%+ in the inner western suburbs).
Nationally, RP Data has prices up by more than 1% in July, but much of that is really only offsetting falls reported in May.
If inflation prints low next week (say, 0.6% for the quarter or less) then interest rates will likely be cut again in August and there now appears to be a genuine risk that Sydney's property markets will be sent into overdrive.
Sydney's real estate problems are multi-faceted and well documented: a booming population of 60,000 extra persons per annum, construction too slow, planning restrictions, not-in-my-back-yard-ism, a disproportionate level of investor activity and appreciating land prices, to name but a few of the issues.
Sydney stands to be a likely beneficiary of the weak response to interest rate cuts elsewhere. In cities such as Adelaide, prices have stalled over the past half decade despite the recommendations to buy property there from yield-seeking property commentators, while Brisbane, Canberra and most regional markets have not been much cop either, and show few signs of really picking up to date.
It very much looks like a long, slow, bleeding decline for many parts of the country.
Dropping interest rates fired up activity once through 2009-2010, but it doesn't look as though there will be much response a second time.
Futures markets are already pricing an August interest rate cut to 2.50% as more likely than not (a 64% chance of a cut on August 6), and indeed, they are all but pricing in two further cuts by March 2014.
It's overwhelmingly investors who are pumping up the Sydney property market, with prices soaring to new heights.
Nationally, however, prices still remain 2% below their previous 2010 peak and don't seem inclined to be heading a whole lot higher at this juncture.
Dwelling prices from the RBA chart pack (a bit of a time-lag in the data here: it will be updated again soon):
<img width="400" src="https://www.rba.gov.au/chart-pack/images/5-6-household-sector/6bl-dwelpri-small.gif?accessed=2013-07-19-11-52-51" height="319" alt="Dwelling Prices graph" style="display: block; margin-left: auto; margin-right: auto;">
And copied below is the futures implied yield curve, showing the cash rate as likely to be headed towards 2.25% by March next year.
Record low levels as the Reserve attempts to rebalance the economy away from mining construction and towards dwelling construction.
Interesting times...
<a imageanchor="1" href="https://4.bp.blogspot.com/-HE4tDjsWwzE/UekYXxQmqVI/AAAAAAAAJ3I/WB14WQx0Qy8/s1600/asx.jpg"><img width="400" src="https://4.bp.blogspot.com/-HE4tDjsWwzE/UekYXxQmqVI/AAAAAAAAJ3I/WB14WQx0Qy8/s400/asx.jpg" height="250" border="0" style="display: block; margin-left: auto; margin-right: auto;"></a>
Source: ASX
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Some parts of the country looks set for a long, slow decline, but not Sydney: Pete Wargent

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Brisbane led the way as the most invested office market over the past financial year, with almost $2.1 billion worth of sales, according to Knight Frank research.
This is a jump from 16% to 30% of all CBD office purchases, and was closely followed by Sydney (28%) and Melbourne (22%).
<table width="342" cellpadding="0" cellspacing="0" border="0">
<colgroup>
<col width="153">
<col>
<col>
<col>
<col width="133">
<col>
<col>
<col>
<col width="56">
<col>
<col>
<col>
</colgroup>
<tbody>
<tr height="17">
<td width="153" height="17">City breakdown 2013</td>
<td width="133"></td>
<td width="56"></td>
</tr>
<tr height="18">
<td height="18"> </td>
<td></td>
<td style="text-align: right;">% of total</td>
</tr>
<tr height="17">
<td height="17">Sydney CBD</td>
<td align="right">$1,930,911,271</td>
<td align="right">28%</td>
</tr>
<tr height="17">
<td height="17">Melbourne CBD</td>
<td align="right">$1,522,800,000</td>
<td align="right">22%</td>
</tr>
<tr height="17">
<td height="17">Brisbane CBD</td>
<td align="right">$2,069,220,000</td>
<td align="right">30%</td>
</tr>
<tr height="17">
<td height="17">Perth CBD</td>
<td align="right">$1,157,861,104</td>
<td align="right">16%</td>
</tr>
<tr height="17">
<td height="17">Adelaide CBD</td>
<td align="right">$261,950,000</td>
<td align="right">4%</td>
</tr>
<tr height="18">
<td height="18">Canberra CBD</td>
<td align="right">$14,750,000</td>
<td align="right">0%</td>
</tr>
<tr height="18">
<td height="18">Grand Total</td>
<td align="right">$6,957,492,375</td>
<td>
 
 
</td>
</tr>
</tbody>
</table>
Source: Knight Frank
This past twelve months “the Brisbane CBD recorded its highest volume of sales in five years” said managing director of capital markets, James Parry.  
"Interestingly, $1.61 billion occurred in the first half of 2013 - triple the activity which occurred in the first half of 2012."
He said the other resource rich centre, Perth, also experienced continued investment attributing to about a 16% share of total CBD sales. Primarily driving this was the $458 million sale of Raine Square, bought via a partnership between Charter Hall (CPOF), Telstra Super and PSP (Canada).
“These figures highlight that, although the underlying fundamentals of Brisbane and Perth are slowing relative to the past couple of years, investors continue to have confidence in acquiring modern, trophy assets, with the right investment characteristics such as WALE and rent guarantees over vacant space,’’ Parry said.
“Attracting over $4 billion in bids from nine parties, the Raine Square deal also reflects the pent up demand for these tightly held, trophy assets regardless of their location. This diverse group of investors, who were all chasing one asset, will be seeking to allocate this capital in other future like transactions.”
<div class="mcePaste" id="_mcePaste" style="position: absolute; left: -10000px; top: 1px; width: 1px; height: 1px; overflow: hidden;">
<table width="342" cellpadding="0" cellspacing="0" border="0" style="border-collapse: collapse; width: 257pt;">
<colgroup>
<col width="153" style="mso-width-source: userset; mso-width-alt: 5595; width: 115pt;">
<col>
<col>
<col>
<col width="133" style="mso-width-source: userset; mso-width-alt: 4864; width: 100pt;">
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<col>
<col>
<col width="56" style="mso-width-source: userset; mso-width-alt: 2048; width: 42pt;">
<col>
<col>
<col>
</colgroup>
<tbody>
<tr height="17" style="height: 12.75pt;">
<td width="153" height="17" style="height: 12.75pt; width: 115pt;">City breakdown FY2013</td>
<td width="133" style="width: 100pt;"></td>
<td width="56" class="xl72" style="width: 42pt;"></td>
</tr>
<tr height="18" style="height: 13.5pt;">
<td height="18" class="xl70" style="height: 13.5pt;">CBD</td>
<td></td>
<td class="xl73">% of total</td>
</tr>
<tr height="17" style="height: 12.75pt;">
<td height="17" class="xl63" style="height: 12.75pt;">Sydney CBD</td>
<td align="right" class="xl66">$1,930,911,271</td>
<td align="right" class="xl71">28%</td>
</tr>
<tr height="17" style="height: 12.75pt;">
<td height="17" class="xl64" style="height: 12.75pt;">Melbourne CBD</td>
<td align="right" class="xl67">$1,522,800,000</td>
<td align="right" class="xl71">22%</td>
</tr>
<tr height="17" style="height: 12.75pt;">
<td height="17" class="xl64" style="height: 12.75pt;">Brisbane CBD</td>
<td align="right" class="xl67">$2,069,220,000</td>
<td align="right" class="xl71">30%</td>
</tr>
<tr height="17" style="height: 12.75pt;">
<td height="17" class="xl64" style="height: 12.75pt;">Perth CBD</td>
<td align="right" class="xl67">$1,157,861,104</td>
<td align="right" class="xl71">16%</td>
</tr>
<tr height="17" style="height: 12.75pt;">
<td height="17" class="xl64" style="height: 12.75pt;">Adelaide CBD</td>
<td align="right" class="xl67">$261,950,000</td>
<td align="right" class="xl71">4%</td>
</tr>
<tr height="18" style="height: 13.5pt;">
<td height="18" class="xl65" style="height: 13.5pt;">Canberra CBD</td>
<td align="right" class="xl68">$14,750,000</td>
<td align="right" class="xl71">0%</td>
</tr>
<tr height="18" style="height: 13.5pt;">
<td height="18" class="xl69" style="height: 13.5pt;">Grand Total</td>
<td align="right" class="xl68">$6,957,492,375</td>
<td></td>
</tr>
</tbody>
</table>
</div>
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po-LsXgBTHBmX

Brisbane led CBD office sales in 2013 financial year: Knight Frank

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It is easy to lose track of how frequently infrastructure and development are linked together and how the lack of infrastructure has a negative impact on many aspects of the residential development market.
Now the context of this debate is about to dramatically change and I feel that to some extent it’s a change that has snuck up on us.
Over the next few years two light rail links in Sydney will transform parts of the south-east and inner-west.
Building and completing these projects will also reduce chronic CBD congestion and help revitalise Sydney and for the CBD in particular, adding further energy to the residential market.
<img alt="lightrailjuly23one" height="248" width="470" src="/images/stories/2013/07/lightrailjuly23one.jpg">
Both projects will have a major impact on the surrounding residential environment and will boost investment and site demand. The inner west light rail extension will connect to the existing light rail service,which operates from Central to Lilyfield, through the inner west to the Dulwich Hill Interchange.
This extended service will begin operating in early 2014 with nine new stations and an investment of $176 million. Popular residential areas like Leichhardt, Dulwich Hill and Marrickville are set to benefit.
The much talked about south-east light rail to be built through the Sydney CBD to Randwick and Kingsford is also on its way.
A heads of agreement is now in place with Randwick City Council, The Centennial Parklands Trust and The University of NSW, along with the already committed City of Sydney Council, who have joined with the state government to assure the project.
The obvious support of the Sydney City Council for the project has been shown through a contribution of $220 million.
With an estimated total price tag of $1.6 billion the 12 kilometre project will link Circular Quay and Central via George Street, the Moore Park precinct (including the Sydney Cricket Ground and Allianz Stadium), Randwick Racecourse, the University of NSW and Prince of Wales Hospital at Randwick.
Significantly the light rail will also reduce the number of buses now increasingly clogging the CBD during the peak with lines of buses at stand still a sore point.
<img alt="lightrailjuly23two" height="248" width="470" src="/images/stories/2013/07/lightrailjuly23two.jpg">
The reduction in congestion combined with a brand new public transport option to key locations will greatly increase the demand for new residential development.
In recent months we have already seen parts of Kensington transform with new projects as this potential becomes a reality and the trend will continue across the entire area.
The light rail will deliver an integrated, modern and new transport solution making suburbs like Randwick, Kensington and Kingsford even more attractive places to live and this will further reinforce the demand for apartment projects in these areas.
In the Sydney CBD and surrounding areas, residential projects will have access to the light rail and this will boost the appeal of the projects around the billion-dollar redevelopment of the Sydney Entertainment and convention centre.
<img alt="lightrailjuly23three" height="248" width="470" src="/images/stories/2013/07/lightrailjuly23three.jpg">
In the south-east, major employers like the Prince of Wales Hospital and The University of NSW will also benefit from the new light rail and this will fuel the demand for housing in the area already influenced by the student population.
When looking at the appeal of these areas in terms of new developments other key benefits of the new light rail will include the reduced journey times into the CBD and this will in-turn boost retail activity and reduce travel time for those working in the city.
Moving people efficiently into and out of special events at Moore Park is also a very positive feature that will potentially boost economic activity as the area competes to attract new events.
All eyes are now on the final timetable for construction of this very welcome infrastructure in the South East, which it is expected to take five or six years. Construction work is planned to begin in 2014.
From the many comments discussed here in Project Agenda, investing in quality infrastructure for Sydney is a vital step in cementing our reputation as a world class city.
In the past we have been marked down in some international rankings because of the lack of a reliable and modern public transport systems.
The inner-west and south-east light rail links are very welcome and they are set the change the local dynamics of housing and future residential development markets.
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pchittenden-eLqUUC8TWW

Light rail will transform Sydney's residential development market: Peter Chittenden

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Property investing is set to become more male-dominated over the coming years, according to a new survey by mortgage comparison website RateCity.com.au.
It found that of those people who plan to invest over the next 12 months, 63% are men compared with 37% who are women.
Two years ago, the results were a lot closer with 58% prospective investors being men compared with 42% being women.
The results are compiled from RateCity database and the Nielsen CMV National Online Survey comprising responses from 69,592 Australians in 2013 and 32,924 in 2011.
Property investing is also growing  more appealing for younger Australians with the survey finding that those aged between 25 and 34 are the biggest age group intending to invest in property in the next 12 months.
This has changed from the end of 2011 when the biggest age group planning to invest in property was 35-44.
Overall, there was a slight increase of Australians planning to invest in property, with about 3% of the 69,592 people surveyed by Nielson planning to do so over the next 12 months - this excludes people who already own property.
Out of these people, 56% agree that it’s a good time to invest more, which shows that investors are more positive about the property investment market.
“It’s easy to see why property investment is an attractive option for many young Australians because of their risk profile,” says Alex Parsons, CEO of RateCity.
“They have more time to invest in property as property investment is generally a long-term strategy. It’s probably the first time for many young people to invest and property is a lower risk investment than other investment types.”
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Gender divide widens as men show greater affinity for property investing: RateCity survey

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In 2011, there were nearly 13,900 self-identified real estate agents in Victoria of which approximately 80 % lived in Melbourne. It should be noted that these are based on self-identified real estate agents as per the 2011 Census and do not necessarily imply that they are appropriately qualified.
There were over 11,100 real estate agents living in Melbourne with approximately 40 % residing in outer Melbourne. The remaining 60 % were relatively evenly distributed between inner and middle Melbourne suburbs.
But who is the typical Melbourne real estate agent?The research shows that it isn’t exactly like Phil Dunphy from the comedy series “Modern Family”.
The typical real estate agent is a 42 year old male, born in Australia. He is married with children and lives in ahouse – a rather large one. The typical real estate agent’s home has three bedrooms with 40 % having four or more bedrooms, which is almost double the Melbourne average of 28 %.
A large home is unsurprising given his household is larger than the Melburnian average – 3 compared to 2.6 people. But he can afford to have a large home given he earns roughly 80 % more tha nthe average Melbourne household, withan annual pay packet of $125,600.
However, earning a higher income comes at a cost as he works nearl yeight hours more per week than the average Melburnian, approximately42 hours. While that is his average, one in five real estate agents workover 55 hours per week, including weekends due to auctions.
Given our agent works pretty long hours, it is unsurprising that he has less time to contribute to domestic work. Approximately 58% of real estate agents in Melbourne do less than five hours per week of house work.
Working in real estate has led him to own real estate, at least partially. He knows that “rent money is dead money” and is happier paying off a mortgage than renting. More than half (52%) of Melbourne’s real estate agents are paying off a mortgage compared to 38% of Melbourne households.
Though he doesn’t fully own the homehe lives in, the suggestion is he may have used his high income and equity in his home to borrow more money to buy investment properties.
Fewer than a quarter (24%) of Melbourne’s real estate agents own their home outright compared to a third of other Melbourne households. He pays on average $2,300 per month on his mortgage which is 28% higher than the typical Melbourne household. If he was renting, he would be paying on average $385 per week, also 28% higher than the typical Melbourne household.
He drives a car to work. Cars are important in real estate and you may notice that having a driving licence is ften necessary before applying fora real estate job.
But why stop at one car? He has at least two motor vehicles in his household. Approximately 29% of real estate agents have three or more motor vehicles compared to 16% in other Melbourne households.
That big house must have a big garage. He is an employee of a company, but may one day run his own business. After all, one in four real estate agents is an owner manager of his own enterprise compared to one in six workers in Melbourne.
Even though a university degree is not necessary to work as areal estate agent, over a third (34%) have one, mainly from a management or commerce field.
Angela Minn is a property market analyst at the <a href="https://www.reiv.com.au/" target="_self">Real Estate Institue of Victoria</a>. 
 
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Who is the typical Melbourne real estate agent?: Angela Minn

How have the investor magazine hotspots fared two years on?

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What had originally intended to be a media release packaged up as a transport article has morphed into something of a grander question of future sustainability and design for Melbourne's burgeoning west after some banter at Apartments.com.au. Last Thursday saw Planning Minister Matthew Guy announce the rezoning of Wyndham Harbour, excerps of which are found below.

<blockquote>
State Government Rezones Wyndham Harbour

Today Minister Matthew Guy has announced the rezoning of a significant 10.37 hectare parcel of land in Wyndham City, Werribee in Melbourne’s west, facing onto Wyndham Harbour and Port Phillip Bay. This signals a boost in confidence from the State Government and a clear commitment to encourage infrastructure and development within Melbourne’s west.

“Clearly rezoning the land is a statement of intent to deliver a critical mass of people, a viable population catchment and a thriving seaside community to service a proposed new Port Phillip ferry,” commented Lyons’ CEO, John Roysmith. It is envisioned that Wyndham Harbour will become a thriving, focal hub within Melbourne’s west. Wyndham Harbour will eventually become home to Victoria’s largest luxury marina, providing up to 1000 berths as well as incorporating a stylish master planned residential and retail precinct set to include an exciting combination of cafes, restaurants and specialty stores. Amenity aplenty will be provided along the Wyndham Harbour boardwalk, with 390 car parks, a marina club and a proposed new Port Phillip ferry service.

This vibrant coastal community will help provide much needed infrastructure and amenity for City of Wyndham, identified as one of the fastest growing local government areas in Melbourne. By 2026 over 20% of Melbourne’s 900,000 expected additional residents are projected to reside in Melbourne’s west, as the west is forecast to almost double in population with significant growth forecast to continue within the western corridor.

Also under construction at Wyndham Harbour is an apartment building designed by Fender Katsalidis Mirams containing 104 apartments (sold out), and a second five level apartment building designed by SJB architects containing 140 apartments is due for release later this year.
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The last paragraph above is of particular interest, the supply of 244 apartments into an area flush with detached housing. That stage one has sold out speaks volumes of the ever increasing propensity for individuals to choose apartment living over the traditional house/land package, even on Melbourne's fringe; Caroline Springs being the prime example with multiple apartment buildings up to nine levels at all stages of development. Apartments on the fringe? Absolutely!

Given appropriate transport links (i.e. pending Melbourne-Werribee ferry service and adequate rail services) the option of higher density living around activity centres/transport nodes should always be preferred, regardless of the location. This would decrease vehicle trips, alleviate stresses on Melbourne's already over burdened transport infrastructure while also providing essential services and amenity within a shorter distance to a greater number of people. Example, Joe Blow lives in Werribee close to both Wyndham Harbour and the Princes Highway, and commutes to Melbourne for work. Walk to a fast ferry terminal, jump on for Melbourne's CBD or alternatively continue to drive his car every morning into the rolling car park that is the Westgate Freeway.

Things must change before the urban errors that are Derrimut and Truganina (close to Wyndham Harbour) are replicated elsewhere in Melbourne's west. Truganina is a depressing excuse of a hole; no transport links, no amenity, no services, no entertainment/retail offerings... and no hope. Suburbs such as these that provide no stimulus are breeding grounds for social problems. I know, I've had the misfortune of working there many times over. Now some may say I'm completely wrong, but luckily Wyndham Council is not amongst them.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/Image352.jpg" rel="gallery-all" title="Images © Wyndham City Council &amp; Bird de la Couer"><img alt="" class="image-article-full-width-580px" height="202" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/Image352.jpg?itok=v6arwJ9L" title="Images © Wyndham City Council &amp; Bird de la Couer" width="580"></a>

<figcaption>Images © Wyndham City Council &amp; Bird de la Couer</figcaption></figure>Above left is Wyndham City Council's vision for Werribee and right sees Bird de la Couer's Alamanda Point Cook project; clearly apartment living will in due course become far more prevalent in Melbourne's west, as it should. Given there's only one auto crossing over the Yarra to Melbourne's west for the foreseeable future, high density housing options around transport hubs/activity centres is a highly efficient way to tackle a multitude of urban blunders that exist on the western fringe. The pace of urbanisation in these areas is highly dependent upon the correct implementation/realisation of mass use transport infrastructure projects, and seeing the Melbourne-Werribee ferry come to fruition would be a great start.

And one more request while I'm at it, if the green field sites in the initial image below of Wyndham Harbour are to be developed in the future, a nice mix of midrise buildings punctuated by open space would be the ticket.
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silvermb

Wyndham Harbour - A precursor to how the west might be won?

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Another non-bank mortgage lender that uses money raised from small investors to fund property developments has run into trouble.
Bairnsdale-based Gippsland Secured investments (GSI), which has raised around $154 million from just over 5,000 savings accounts, has suspended further redemptions of ‘at call’ and term investments.
The funds have been frozen as of July 19 with GIS warning that information from an ongoing review of “certain loan assets and security properties” will show that “there will be material increase in GSI's provisions for impairment of loans".
Selling its debentures and loans via six branches in East Gippsland, GIS offered fixed investments offering returns of 5.2% per annum for three months rising to 5.6% for 24 months with ‘at call’ investments offering a 5.2% return for SMSFs only.
“Mortgage secured loans for any purpose,” says the GIS website.
GIS reached the $150 million investment funds milestone in July last year with the funds used to finance “local people and projects within the Gippsland region”. Photos on the website show residential development projects.
It reported a loss of $63,000 for the six months to December 2012 with $126.4 million lent out for terms of less than 12 months and $2.9 million worth of loans impaired.
It follows the collapse of another regional <a href="/news">Victoria debenture issuer and mortgage lender Banksia</a> and the collapse of Queensland-based LM Investment Management and Wickham Securities and NSW-based Provident Capital.
All offered investors – mainly ‘mom and dad’ investors and retirees with self-managed superfunds – high returns with the funds lent on as mortgages, often on high risk property developments.
In many cases these companies acted as lender of last resort because the developer could not secure funds from the mainstream lending market.
GIS’s most recent Summer 2013 newsletter mentions that its final results were “hindered slightly by the adverse fallout from the demise of Banksia Finance (based in Kyabram) and the purchase of Southern Finance (based in Warrnambool) by Bendigo Bank.
“Although having no direct connection with either company, we do operate in the same industry and so it’s no real surprise that the negative sentiment impacted on us to at least some degree,” wrote Glenn Sanford, managing director of GIS.
“GSI continues to actively manage its key financial drivers such as liquidity and capital on an ongoing basis and we are comfortable with the current settings.
“GSI is an independent business, operating a straight forward business model that has stood the test of time,” say the directors in the newsletter.
Sanford along with another director, John Stephenson, are the treasurer and chairman respectively of Provic Group Inc - an industry body representing nine debenture/note issuing companies based in regional centres across Victoria and southern New South Wales.
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Investor funds worth $154 million frozen in rural non-bank lender Gippsland Secured Investments

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New residential listings are set to rise by double the national rate in WA with large increases also expected in Victoria and South Australia.
The RP Data new listings activity index, a guide to the number of residential dwellings that are being prepared for sale across Australia, shows a 4.9% rise for WA on a seasonally-adjusted basis followed by South Australia (4.2%) and Victoria (4.1%).
Nationally, new listings activity is rising 2.2% month-on-month according to the RP Data index for the week ending July 21.
<img src="/images/stories/2013/07/july22rpdatacharts/rpdatajuly22eleven.jpg" width="470" height="254" alt="rpdatajuly22eleven">
The RP Data Listings Index provides a lead indicator for the number of residential dwellings that are being prepared for sale across the Australian housing market.
It shows a 75% correlation with the number of new listings about to enter the market.
<div><img src="/images/stories/2013/07/july22rpdatacharts/rpdatajuly22twelve.jpg" width="470" height="217" alt="rpdatajuly22twelve"></div>
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