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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Buyers’ agent <a href="https://bryceholdaway.com.au/free-reports/" target="_blank">Bryce Holdaway</a> shared <a href="https://propertymentorblog.wordpress.com/2013/07/17/sold-top-3-tips-for-buying-property-at-auction/" target="_blank">three strategic auction bidding tips</a> at the weekend Sydney Home Buyer &amp; Property Investor Show.
The co-host of Location, Location, Location Australia and a director of <a href="https://propertymentorblog.wordpress.com/2013/07/17/sold-top-3-tips-for-buying-property-at-auction/empowerwealth.com.au" target="_blank">Empower Wealth</a> will also speak  at the Melbourne <a href="https://melbourne.homebuyershow.com.au/visitor" target="_blank">Home Buyer &amp; Property Investor Show</a> in August.
 
<a href="https://twitter.com/homebuyershow" target="_blank"><img src="/images/stories/2013/07/tweetofthedayjuly22.gif" width="470" height="78" alt="tweetofthedayjuly22"></a>
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How to win at auction: Location, Location Australia's Bryce Holdaway

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Most home owners who are seeking to sell their property have the goal of selling their home quickly and at a price equal to or above market value.
The reality is that in many instances, homes don’t sell at the list price and there is a level of negotiation on the price.
Given this fact, many vendors will ponder whether to accept early offers or wait it out for buyers with higher price offerings.
If you wait longer will you get a better price or is an initial offer going to be the best one you get? This week’s analysis suggests that the latter is generally the better option.
Based on private treaty sales on a month-to-month basis, RP Data has looked at the average discounting level for homes sold across a number of time frames: less than 30 days, 30 to 59 days, 60 to 89 days, 90 to 119 days and 120 days or more.
As the first chart shows, if a home sells in less than 30 days, it has consistently recorded the lowest level of discounting by vendors. On the other hand, homes that sell after 120 days on the market have consistently recorded the highest level of discounting by vendors.
<img style="border: 1px solid #000000;" src="https://image.e.rpdata.com/lib/fe591570776d03757d17/m/4/2013_07_19_disc+by+tom_national.jpg" alt="RP Data Property Pulse - research article">
Over the past five years, homes selling in less than 30 days have recorded an average vendor discount of -3.9% on a monthly basis.
In comparison, home selling between 30 and 60 days have recorded an average of -5.2% followed by: 60 to 90 days (-6.5%), 90 to 120 days (-7.6%) and 120 days or more (-10.1%).
The second chart highlights these same figures but specifically at a combined capital city level.
As you can see, properties selling in less than 30 days once again typically sell with the lowest level of discounting and those selling after 120 days have the highest discount levels.
<img style="border: 1px solid #000000;" src="https://image.e.rpdata.com/lib/fe591570776d03757d17/m/4/2013_07_19_disc+by+tom_cap+city.jpg" alt="RP Data Property Pulse - research article">
 
<hr class="system-pagebreak">
The capital city data also highlights the typically superior selling conditions across these markets compared to the broader national housing market.
Whereas at a national level homes selling in less than 30 days had a typical discount of -3.9% over the past five years, it was slightly better at -3.8% across the capital cities.
On the other hand, capital city homes taking longer than 120 days to sell have had an average discount of -9.6% compared to -10.1% across the whole nation.
Across the individual capital city markets the trends are once again fairly consistent with quick sales experiencing low levels of discounting while properties that sit on the market for a longer time typically see excessive levels of discount.
Over the past five years, home sales that have taken less than 30 days to sell have recorded an average vendor discount of as little as -2.0% in Canberra and as much as -4.6% in Brisbane.
Those homes that have taken more than 120 days to sell have been discounted by an average of as much as -10.7% in Brisbane and as little as -7.1% in Canberra.
The other important component of this equation is understanding what proportion of sales occur in less than 30 days.
Analysing the results on a month-to-month basis shows that over the past five years, 22.7% of home sales sold in less than 30 days.
In comparison, an average of 28.2% of homes took more than 120 days to sell. What this data suggests is that the majority of vendors are taking more than 30 days to sell their home and are subsequently having to offer larger discounts in order to sell.
<img style="border: 1px solid #000000;" src="https://image.e.rpdata.com/lib/fe591570776d03757d17/m/4/2013_07_19_sales+30d_v_120_cap.jpg" alt="RP Data Property Pulse - research article">
 
<hr class="system-pagebreak">
Across the combined capital cities we once again see similar trends to those across the nation however, slightly more people have, on average, sold their homes in less than 30 days.
On a monthly basis over the five years to May 2013, 26.0% of capital city sales have occurred in less than 30 days compared to 23.6% of sales taking 120 days or more.
<img style="border: 1px solid #000000;" src="https://image.e.rpdata.com/lib/fe591570776d03757d17/m/4/2013_07_19_sales+30d_v_120_national.jpg" alt="RP Data Property Pulse - research article">
It is important to remember that not every home is going to get an offer within the 30 days of listing, but a property is most likely to receive offers when it is newly listed for sale.
These statistics highlight the importance of setting a realistic asking price from the outset.
If the vendors do this they are likely to sell the home quickly with a relatively low level of discount, if not they run the risk of the home sitting on the market for a long time and ultimately having to be discounted significantly.
Cameron Kusher is senior research analyst at <a href="https://www.myrp.com.au/" rel="nofollow" target="_blank">RP Data</a>.
 
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The longer you wait, the less you may get: Cameron Kusher

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Housing affordability has been the name of the game this week.
We’re coming up to a general election and ‘lo and behold,’ much to the distaste of those who deny Australia has a housing affordability crisis – and first-home buyers are just being spoilt and picky – research by ‘Auspoll’ has revealed that 84% of Australian’s put housing affordability top of the charts when rating election issues by areas of importance.
The <a href="https://www.heraldsun.com.au/news/housing-affordability-crisis-set-to-hit-labor-where-it-hurts-in-western-sydney/story-fnii5s3y-1226679197545" target="_blank">article</a> which appeared last week across various ‘News Corp’ publications, focused on key electorates in which ‘housing affordability’ came streets ahead of other hot topics such as ‘education’ or ‘border control’ – accompanied with case studies in which 50% or more of family income is going towards mortgage or rental payments alone.
Cited within the report was a 2007 comment by the then Opposition leader Kevin Rudd, who in an attempt to boost his popular vote, told former Prime Minister John Howard that:
"Housing affordability is the barbecue stopper right across Australia." 
It’s interesting to chart the political narrative regarding housing matters – because after years of lousy half-hearted initiatives, which have done nothing to markedly advantage the two most venerable demographics of our market – principally first-home buyers and renters – we have no sustainable interventions in place to affordably accommodate a rapidly expanding population, all of whom will need some form of shelter.
Australia has sailed the ship of good fortune, sheltered within a resource rich environment. Most families have adjusted their lifestyles to suit their income and never feel particularly ‘well off’, even when earning substantially more than the median income.
For those working at, or falling below the median, the cost of accommodation is an increasing drain on the economy and well being of our society, resulting in areas of socio-economic advantage and disadvantage in an English-style cultural or class divide.
 
<hr class="system-pagebreak">
Since 1974 during which Gough Whitlam aroused passions in his ‘It’s Time’ speech by pointing out:
“The land is the basic property of the Australian people. It is the people's land, and we will fight for the right of all Australian people to have access to it”,
political advocates from both sides of the playing field have weighed into the debate.
Policies such as the NRAS, the first-home buyer’s savers account and spruiked initiatives to increase infrastructure have all failed to make significant or sustainable inroads to either supply based concerns, vacancy rates, or first-home buyer percentages.
A few decades on and it seems whilst everyone wants to be popular and ensure housing is ‘affordable,’ - years of easy capital gains and tapping into the housing equity ATM machine, have made any contemplation that prices should drop - or even stabilise for a lengthy period of time - downright out of the question.
As John Howard worded it during prime minister’s question time approaching the end of our 2007 housing boom;
“A true housing crisis in this country is when there is a sustained fall in the value of our homes and in house prices”
It’s worth mentioning that Howard’s response was in reply to a question challenging the plight of first-home buyers from soon to be elected Kevin Rudd – who upon taking office less than 12 months later - promptly inflated the market three-fold with his first-home buyers ‘boost,’ which bore the consequence of leaving our most inexperienced buying demographic in subsequent negative equity once it was stripped away.
 
<hr class="system-pagebreak">
Earlier this year, the question of housing affordability once again raised its political head, however this time it was in the form of ‘point-scoring.’
In a television program back in May, Joe Hockey made the call that house prices in Canberra would lose capital value under a Coalition Government:
"There is a golden rule for real estate in Canberra – you buy Liberal and you sell Labor". The response from Kevin Rudd – the then 'former-PM' - who ‘championed’ the cause of first-home buyers with his ‘vendor boost’ (as Professor Keen aptly named it) was:
"Can I just say, Joe, I'm not sure that will go down well with all the voters in Canberra," Labor politician Andrew Leigh, who represents the Canberra seat of Fraser, was not slow to weigh in on the debate:
''When the Liberals came to office in 1996, they wiped $25,000 off the price of a Canberra home....Today, Joe Hockey proudly jokes about how he'll do it the same again.”
A comment that was promptly disputed by ACT Liberal Senate candidate Zed Seselja, who – whilst paddling frantically against any suggestion that prices might drop under a Liberal Government, cited the ‘moving annual median house price’ from the Real Estate Institute of Australia with the comment:
‘‘Prices dropped more in last two years of the Keating Government than they did under Howard’s first 1.5 years, and to its lowest point.’’
Woe unto any politician who suggests market prices may actually fall. 
Far better it seems to burden buyers with cheap credit by way of grants, low interest rates and incentives, in a vain effort to mask rising costs under the false premise that residential real estate is getting ever more affordable – particularly in light of a construction industry that’s struggling to make any headway.
(hat tip @bullionbarron)
“Improving housing affordability does not mean reducing the value of existing homes, which are usually the primary asset of any individual or family,” said Labor's 2007 policy statement.
 
<hr class="system-pagebreak">
The policy of negative gearing, which was introduced and subsequently advocated to assist the lowly renter and reputedly ease the burden on social housing (waiting lists of which are increasing), coupled with the capital gains tax discount of 50% introduced by John Howard in 1999, resulted in a 30% increase in investment activity alone.
 It’s been by far and away the best incentive for the individual investor, fuelling speculation into the real estate sector and consequently creating a massive bubble of undiversified private debt.
Whilst I am not against investment in the residential real estate market, it makes little sense to extensively encourage it from a policy perspective if it doesn’t achieve:
<ol>
<li>An improvement in housing affordability and supply;</li>
<li>An increase in vacancy rates;</li>
<li>A substantial boost to new housing and consequently infrastructure in ‘growth’ suburbs; and</li>
<li>Lower rents for the most venerable in our society</li>
</ol>
<ol></ol>
All of which negative gearing has failed to do.
As I pointed out in <a href="https://www.propertyobserver.com.au/economy/property-investors-should-not-be-blamed-for-the-housing-unaffordability-catherine-cashmore/2013071463275" target="_blank">my column last week</a>, whist it would be unfair to condemn individual investors for taking advantage of various tax incentives, any Government that puts in place policies to fuel speculation and subsequently inflate prices, is a Government creating a difficult paradox: how to advantage those who entered at the beginning of the lending boom (during which capital price to income was lower), compared to those who find themselves at the sticky end of housing’s historical journey in which mortgage debt has inflated fourfold.
 
<hr class="system-pagebreak">
Now we have a situation where household debt to income sits close to 150% with ‘<a href="https://www.moodysanalytics.com/" target="_blank">Moody’s Analytics</a>’ in a paper entitled “Trends in Australian consumer lending” demonstrating how Australian banks have the highest exposure to residential mortgages in the world.
It was years of dizzy speculation into the established real estate market which resulted in prices escalating to their current heights, with banks only too eager to create credit through the extension of mortgage lending which in the ten years to the GFC, increased in-excess of 450%.
And despite the innocent impression some try to imprint suggesting we have a stable and responsible banking sector. 
Global measures to date, which aim to ensure a similar GFC crisis does not occur again, do not go far enough in ensuring financial institutions fund their investments with substantially more equity than current regulations dictate.
As Moody's Analytics managing director Tony Hughes and senior economist Daniel Melser suggest;
"Irrespective of the complacency of local analysts, who sound a lot like many US housing cheerleaders circa 2006, this exposure (to home loans) represents a major concentration risk for banks and the Aussie economy," comments not to be taken lightly. 
The influence of investment into the property sector was noted as far back as 2003 in a Productivity Commission Inquiry on <a href="https://www.rba.gov.au/publications/submissions/prod-comm-frst-home.pdf">first-home Ownership</a> submitted by the RBA.
The study concerned itself with the effect of “strong and rising house prices which were burdening new home owners.” And noted
“The most sensible area to look for moderation of demand is among investors.”.. “In particular, the following areas appear worthy of further study by the Productivity Commission”
The report noted some key investor incentives which in light of the comments above, could be moderated:
1.)          “The ability to negatively gear an investment property when there is little prospect of the property being cash-flow positive for many years;”
2.)            “The benefit that investors receive by virtue of the fact that when property depreciation allowances are 'clawed back' through the capital gains tax, the rate of tax is lower than the rate that applied when depreciation was allowed in the first place.”
3.)            “The general treatment of property depreciation, including the ability to claim depreciation on loss-making investments.”
<ol></ol>
This was 10 years ago – and without putting too blunter note on it – we’re no further forward.
In addition – for those who continually suggest house prices are as high as they are simply because we have a ’shortage’ of accommodation, the same report highlights:
“At the macro level there is not much evidence to suggest that the growth in house prices has been due to a persistent shortage of supply of houses relative to underlying demand for new housing.”
 
<hr class="system-pagebreak">
There are plenty of initiatives which can be employed to ease affordability – albeit an active attempt to gradually ease investor demand in our established housing sector, whilst facilitating the construction sector.
A few days ago I read an interesting blog by <a href="https://blog.rpdata.com/2013/07/the-key-differences-between-the-current-housing-market-growth-cycle-and-the-previous-cycle-in-200910/" target="_blank">R P Data</a> investigating why the current upward cycle may be different and more tapered to the last.
The comment was made that first-home buyers ‘tend to push prices higher…. because their behavior can be more emotional than other segments of the market’ whilst investors are ‘more clinical’ when acquiring real estate.
It may seem a sensible assumption to conclude, as is often the case when assessing behavioral economics, that the reality can sit some distance away from the broadly held perception.
There has without doubt been a push in home prices from first-time buyers in periods during which easy credit has been offered on a plate by way of incentives and grants to the inexperienced proportion of our buying market.
However, without these dynamics, investors play (and have played) a far bigger contribution to price rises in Australia’s real estate market.
From my own anecdotal experience, seeing an investor pay over and above what a property is worth, (based on an educated assessment of recent comparable data,) is a work related Saturday pastime.
Compared to last year, all states are experiencing an investor lead boom.
Victoria’s numbers are up 11.3%, Queensland 4.3%, South Australia 8.3%, Tasmania a more modest 1.5%, ACT is up 11.1%, the Northern Territory up 28.5% with the outright winner Sydney, up 35%.
You don’t have to be Einstein to work out where all this is heading.
Catherine Cashmore is a market analyst with extensive experience in all aspects relating to property acquisition.
 
 
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The failed politics of housing affordability: Catherine Cashmore

<html><body>Australian Property Monitors (APM) has released a list of results from 253 auctions in Sydney for the weekend of July 20. The clearance rate was 81.4%. <a rel="nofollow" target="_blank" href="https://www.homepriceguide.com.au/saturday_auction_results/Sydney.pdf" style="font-size: 14px;">Click here</a> for the auction results, and click on each street address to see the property's marketing.</body></html>

APM's Sydney 253 auction results show a 81.4% clearance rate

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Twenty years ago, a financial term such as ‘asset allocation’ would have been reserved for fund mangers and analysts.
But with the advent of compulsory superannuation in Australia, we have all become investors now. Even members of retail and industry super funds have to at least understand the concept of asset allocation and to make good decisions about how their retirement savings are invested.
Asset allocation is about putting the right amount of your investments to cash, bonds (fixed interest), shares and property. The idea is that when some of the asset classes are doing poorly, at least one of the classes is doing well. It’s a balancing act.
But how do you make sure you have the right asset allocation for you? The answer isn’t easy, because every person has different needs.
The two main determinants of asset allocation are your risk profile and your life stage.
Let’s start with risk profile.
Risk profile refers to the amount of risk and volatility you accept. Most people know if they are prepared to accept ups and downs in the equities markets to achieve higher returns in the long haul, or if they are prepared to accept low returns of cash and bonds for very little volatility and a high degree of certainty.
Matching an asset allocation to your risk profile is important, especially for long term investors who want to be really comfortable with how their investments are performing. The five profiles, in order by increasing risk, are: preservation, moderate, balanced, growth and aggressive. This is how fund management professionals typically match those risk profiles to asset weightings:
Preservation: 40% cash, 60% fixed interest and no allocation to other classes.
This is for investors who don’t want any volatility in returns; they want to preserve their capital and have returns slightly in front of inflation.
Moderate: 30% cash, 35% fixed interest, 15% Australian shares, 10% international shares, 10% listed property.
The emphasis on cash and fixed interest keeps this portfolio at the non-volatile end of the spectrum but also retains some growth assets to stay further above inflation.
Balanced: 15% cash, 20% fixed interest, 35% Australian shares, 20% international shares, 10% listed property.
Balanced is for people with an appetite for growth but conservative instincts. It seeks to anchor the portfolio in inflation-beating investments but gives almost two-thirds of the portfolio for potential growth.
Growth: 10% cash, 15% fixed interest, 40% Australian shares, 25% international shares, 10% listed property.
This is for people chasing growth with the chance of volatility. Only a token anchor in conservative investments.
Aggressive: 5% cash, 5% fixed interest, 45% Australian shares, 35% international shares, 10% listed property.
This allocation is for an investor who is willing to let their investments ride with the markets and is prepared to accept the volatility of that decision in order to make the greatest gains (which equities offer).
As you can see, there’s an asset allocation for everyone. Your job is to find the right one for you. And that will involve the further complicating matter of life stage.
For those unsure about this, the first step could be an adviser.
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mbouris-tauSvXGAM2

Determining your investment risk preparedness is important: Mark Bouris

<html><body>Australian Property Monitors (APM) has released a list of auction results in Adelaide for the weekend of July 20. <a rel="nofollow" href="https://www.homepriceguide.com.au/saturday_auction_results/Adelaide.pdf" target="_blank" style="font-size: 14px;">Click here</a> for the auction results, and click on each street address to see the property's marketing.</body></html>

APM's Adelaide auction results for July 20 weekend

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2013 has been hailed as ‘the year of the property investor’ because interest rates are now below rental yields in many areas, and attracting investment.
Rents are predicted to keep pace with an anticipated lift in house prices of 3.5% according to one survey, depending on location.  Western Australia is expected to produce the strongest gains.
There is relatively measured growth in the rental market.  Over the 12 months to April 2013, capital city rental rates increased by 3.5% for houses and 3.3% for units. 
Across all capital cities, the weekly median rent for a house is $474 per week and $440 per week for a unit.
Gross rental yields currently sit at 4.3% – ranging from 4.25% for houses in Melbourne to 6.22% for units in Darwin, compared to currently achievable 4.59% fixed rates.
NSW and Western Australia are considered the most expensive rental markets, although there is high demand for units in Sydney, Melbourne and Perth, driving up median weekly asking rents in the March quarter. 
Upward pressure on rents is set to continue in Sydney, Perth and Darwin due to an ongoing chronic shortage of housing.
According to our members, the rental market in Australia will continue to be relatively tight, with little room for movement. 
Vacancy rates are expected to remain flat or trend downwards due to ongoing strong demand tightening the market even further. 
This is exacerbated by the improved affordability of houses in comparison to weekly rental prices.
VACANCY RATES – NEXT SIX MONTHS
<table cellpadding="0" cellspacing="0" border="1"><tbody>
<tr>
<td width="74" valign="top"></td>
<td width="60" valign="top">
National
</td>
<td width="43" valign="top">
NSW
</td>
<td width="43" valign="top">
Vic
</td>
<td width="50" valign="top">
Qld
</td>
<td width="43" valign="top">
WA
</td>
<td width="50" valign="top">
SA/NT
</td>
<td width="50" valign="top">
Tas
</td>
</tr>
<tr>
<td width="74" valign="top">
Flat
</td>
<td width="60" valign="top">
46%
</td>
<td width="43" valign="top">
44%
</td>
<td width="43" valign="top">
27%
</td>
<td width="50" valign="top">
50%
</td>
<td width="43" valign="top">
57%
</td>
<td width="50" valign="top">
60%
</td>
<td width="50" valign="top">
100%
</td>
</tr>
<tr>
<td width="74" valign="top">
Downwards
</td>
<td width="60" valign="top">
38%
</td>
<td width="43" valign="top">
37%
</td>
<td width="43" valign="top">
55%
</td>
<td width="50" valign="top">
43%
</td>
<td width="43" valign="top">
43%
</td>
<td width="50" valign="top">
10%
</td>
<td width="50" valign="top">
-
</td>
</tr>
<tr>
<td width="74" valign="top">
Upwards
</td>
<td width="60" valign="top">
16%
</td>
<td width="43" valign="top">
19%
</td>
<td width="43" valign="top">
18%
</td>
<td width="50" valign="top">
7%
</td>
<td width="43" valign="top">
-
</td>
<td width="50" valign="top">
30%
</td>
<td width="50" valign="top">
-
</td>
</tr>
</tbody></table>
The ongoing tight rental markets across Australia will continue to place upward pressure on weekly rental prices. 
However, given the strong affordability of housing at the moment, there is not much more the market can bear in terms of weekly rental prices.
Queensland and Western Australia lead the anticipated weekly rental price increases, followed by NSW and then Victoria and then South Australia.
WEEKLY RENTALS – NEXT SIX MONTHS
<table cellpadding="0" cellspacing="0" border="1"><tbody>
<tr>
<td width="74" valign="top"></td>
<td width="60" valign="top">
National
</td>
<td width="43" valign="top">
NSW
</td>
<td width="43" valign="top">
Vic
</td>
<td width="50" valign="top">
Qld
</td>
<td width="43" valign="top">
WA
</td>
<td width="50" valign="top">
SA/NT
</td>
<td width="50" valign="top">
Tas
</td>
</tr>
<tr>
<td width="74" valign="top">
Flat
</td>
<td width="60" valign="top">
35%
</td>
<td width="43" valign="top">
33%
</td>
<td width="43" valign="top">
41%
</td>
<td width="50" valign="top">
27%
</td>
<td width="43" valign="top">
14%
</td>
<td width="50" valign="top">
60%
</td>
<td width="50" valign="top">
100%
</td>
</tr>
<tr>
<td width="74" valign="top">
Downwards
</td>
<td width="60" valign="top">
11%
</td>
<td width="43" valign="top">
11%
</td>
<td width="43" valign="top">
17%
</td>
<td width="50" valign="top">
-
</td>
<td width="43" valign="top">
14%
</td>
<td width="50" valign="top">
20%
</td>
<td width="50" valign="top">
-
</td>
</tr>
<tr>
<td width="74" valign="top">
Upwards
</td>
<td width="60" valign="top">
54%
</td>
<td width="43" valign="top">
56%
</td>
<td width="43" valign="top">
42%
</td>
<td width="50" valign="top">
73%
</td>
<td width="43" valign="top">
72%
</td>
<td width="50" valign="top">
20%
</td>
<td width="50" valign="top">
-
</td>
</tr>
</tbody></table>
Stewart Bunn is national communications manager for <a href="https://www.firstnational.com.au/" target="_blank" rel="nofollow">First National Real Estate.</a> This article first appeaed on<a target="_blank" href="https://firstnationalnews.com/2013/07/19/the-year-of-the-property-investor/"> firstnationalnews.com</a>.
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Is 2013 the year of the property investor?: Stewart Bunn

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The Sydney Olympic Park development is proving to be popular with the first building selling out and the other two buildings receiving strong interest.
Located on Australia Avenue and developed by Ecove and SOPA (Sydney Olympic Park Authority), the three towers will house 823 apartments in total.
<a target="_blank" href="https://www.propertyobserver.com.au/developments/olympic-park-australia-towers-launches-stage-two-after-stage-one-sells-fast-out-of-the-starting-blocks/2012040354146">Australia Towers</a> was the first building to be completed in 2012 and features 216 sold out apartments.
ATII and One Australia Avenue are the final two buildings and are currently under construction.
ATII features 287 apartments across 25 levels and is more than 75% sold.
One Australia Avenue features 320 apartments across 30 levels and is currently 60% sold.
One Australia Avenue will stand 120 metres above sea level, making it the tallest residential building in the inner-west of Sydney.
Olympic Park is a new 640-hectare Sydney suburb about 15 kilometres west of Sydney CBD and became an official suburb in 2009. The locality was part of the suburb of Homebush Bay and was redeveloped for the 2000 Sydney Olympics.
“People appreciate the benefits of being in the sporting and entertainment heart of Sydney, with world-class facilities and cultural events at their fingertips, 430 hectares of parklands and 35 kilometres of bike tracks,” says David Chittenden general manager of Colliers International Residential.
ATII and One Australia Avenue will also boast a mix of 17 retail and commercial suites.
The towers are designed by Bates Smart and will feature an elliptical shape, inspired by the iconic geometry of the nearby stadia.
Around 14,000 people are forecast to be living at Sydney Olympic Park by 2030.
A range of apartments still available in One Australia Avenue include:
One-bedroom apartments ranging in size from 52 square metres to 65 square metres and ranging in price from $534,000 to $690,000.
Two-bedroom apartments ranging in size from 70 square metres to 95 square metres and ranging in price from $575,000 to $845,000.
Three-bedroom apartments ranging in size from 104 square metres to 135 square metres and ranging in price from $795,000 to $1,435,000.
Four-bedroom apartments ranging in size from 133 square metres to 166 square metres and ranging in price from $960,000 to $2.6 million.
Purchaser and successful businessman Lindsay Carrucan bought a three-bedroom apartment in the first building, Australia Towers, and has since bought a second apartment in One Australia Avenue.
“On weekends it can be really peaceful, but whenever there is a big concert or event someone in the building will hold a party where we’ll have something to eat and drink before walking to the stadium or the area,” says Carrucan.
Carrucan says his friends had arranged to stay with him during the State of Origin game.
“The influx of permanent residents has made it a complete suburb,” says Chittenden.
“There is now a real sense of community here, and the lifestyle just keeps getting better.”
ATII has a scheduled completion date of late 2014 and One Australia Avenue has an expected completion date of mid-2015.
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Sydney Olympic Park apartments make it more than sporting and entertainment precinct

<html><body>
The $233 million redevelopment plans for the Nine Networks headquarters in Willoughby are "slowing chugging away through the process" as the broadcasting giant seeks to adapt to the evolving world of media and move out of the suburbs.
The proposed development of the site is causing a stir among the Willoughby council and local residents.
''The large number of dwellings proposed is likely to have a significant impact on surrounding residents, as well as the Willoughby community in terms of traffic movement and increased demand on public facilities, particularly schools which are already overcrowded,'' said Willoughby Mayor Pat Reilly.
"Having talked to local residents, it is clear that many members of the community are aware of the enormity of the development and its potential impact on the community, while those who have viewed the plans are very concerned," says Reilly.
The proposed plans were available for public viewing at Willoughby Council until May 17 and submissions in regards to the proposal were encouraged.
If more than 25 submissions were received during the public exhibition period, the Concept Plan Aplication would be required to be determined by the NSW Planning Assessment Commission.
Scott Soutar of Nine Network confirmed to Property Observer that there were over 25 submissions and a community briefing is likely to be held.
"The proposed development is just chugging away through the process," says Soutar.
Other broadcast networks such as the Seven Network, Ten Network and the ABC have all relocated their operations from suburban locations to inner city suburbs such as Ultimo, Pyrmont and Eveleigh.
The former Seven Network studio in Epping has since be redeveloped into an 800-dwelling residential development.
Nine Network has produced and broadcasted from its Willoughby campus since 1956.
The proposed redeveloped of the 2.9-hectare site on Artarmon Road comprises of a mixed-use development of predominately residential and a little bit of retail.
<img alt="willoughbyapril15one" src="/images/stories/2013/04/willoughbyapril15one.jpg" width="470" height="274">
The preferred proposed development comprises of six residential flat buildings of 14 to 18 storeys and 25 terrace dwellings – a total of 600 dwellings.
The dwellings will consist of studios and one-, two-, and three-bedroom flats.
The development originally proposed towers up to 20 storeys, however the Department of Planning and Infrastructure had concerns in February 2011.
<img alt="willoughbyapril15two" src="/images/stories/2013/04/willoughbyapril15two.jpg" width="470" height="347">
The Department of Planning and Infrastructure also had concerns about the impact of potential electromagnetic radiation from the existing telecommunications tower, which is owned by Nine, Ten and Seven Networks and is still operational.
<img alt="willoughbyapril15three" src="/images/stories/2013/04/willoughbyapril15three.jpg" width="470" height="295">
The Lend Lease development will join forces with architects SJB and landscaper Jane Irwin.
50% of the proposed development is to be dedicated to communal and public open space, including a village square.
<a href="/news">Willoughby</a> is located 3.2 kilometres from North Sydney.
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Nine Network's redevelopment plans for Willoughby site "chugging along"

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Brookfield Place in Perth has been named development of the year as part of the Urban Taskforce Australia's Development Excellence Awards.

The building (pictured below) currently occupied by BHP Billiton and developed by Brookfield, was noted for reinvigorating surrounding spaces and its sustainability rating.
<img src="/images/stories/2013/08/brookfield_aug_30_one.jpg" width="470" height="268" alt="brookfield_aug_30_one">

“It is an elegant addition to Perth’s skyline. It has restored heritage buildings at street level and created a series of bustling urban spaces. It innovates in providing flexible working spaces for high quality tenants. It achieves a 5 star Green Star rating and has 86,000 square metres fully let making the project a commercial success,” said NSW government architect and jury chair, Peter Poulet. 
The Eclipse Tower in Parramatta by Leighton Properties with Grosvenor Australia received the commercial development award.
<img src="/images/stories/2013/08/parramatta-aug-30-two.jpg" width="470" height="578" alt="parramatta-aug-30-two">

“Eclipse is a demonstration of the importance of delivering jobs to Western Sydney and to Parramatta,” commented Poulet.

“Leighton [Properties] has developed a top quality 19 level office building that came through the Global Financial Crisis with full financing and has now been sold at a Parramatta record value to Retail Employees Superannuation Trust. The commitment of the developer to driving design quality as well as commercial outcomes for a commercial office building has added great confidence to Parramatta as a location for more buildings like this.”

The residential development award went to 74 level residential tower, Soleil (pictured below), in Brisbane’s city centre developed by Meriton. 
<img src="/images/stories/2013/08/brisbane_aug_30_one.jpg" width="470" height="317" alt="brisbane_aug_30_one"> 
“Soleil demonstrates that very tall residential towers can be well designed and be commercially successful,” said Poulet.
The innovative development award was given to apartment building Forte, at Melbourne’s Victoria Harbour developed by international property and infrastructure group, Lend Lease.
Deemed as the world’s tallest timber apartment building at 10 storey’s, Forte (pictured below) uses Cross Laminted Timber construction and is considered to be the world leader in this application.
<img src="/images/stories/2013/08/victoria_harbour_aug_30_onw.jpg" width="384" height="384" alt="victoria_harbour_aug_30_onw" style="display: block; margin-left: auto; margin-right: auto;">
“The use of timber has excellent sustainability qualities and reduced construction time considerably as the laminated timber panels are made in a factory and assembled on site. To manage commercial risk sales only occurred when the building was completed and it is now fully occupied,” adds Poulet.

Urban Taskforce CEO, Chris Johnson said this year’s Development Excellence Awards demonstrated that the development industry is being effective in lifting Australia’s prosperity.
“Developers are part of the service industry providing products that communities need at prices they can afford,” Johnson said.

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