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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The median house price in Melbourne rose slightly in the June quarter by 2.4% to a seasonally adjusted $562,000, according to the Real Estate Institute of Victoria (REIV).
The gain was only possible after the preliminary median house price in the March quarter was a revised down sharply from $561,500 to $549,000, raising doubts about claims at the time that it was "the strongest March quarter in just over a decade".
Had the figure not been revised downward, no growth would have been recorded over the June quarter.
Commenting on the June quarter results, REIV chief executive officer Enzo Raimondo says those selling or buying should take advantage of these improved conditions.
“Conditions for both buyers and sellers look very solid in the lead up to the spring selling season.
“Unlike last year, there are more active buyers looking for a home and this is driving moderate price growth.
Compared to the June 2012 quarter, the median house price increased 8.4% from $518,500.
Raimondo says Melbourne is still on track for moderate growth in 2013.
Suburbs that saw the strongest growth in the quarter include Hawthorn East, Glen Iris, Malvern East and Kew.
Raimondo says Ringwood, Croydon and Lilydale in the outer east saw strong demand from buyers around the $500,000 price point.
“The healthy demand recorded in many suburbs around the median price point, including Keysborough, South Morang, Craigieburn and West Footscray will in part be a result of first home buyers rushing to take advantage of the now ended $7,000 grant,” says Raimondo.
Raimondo says clearance rates were stable compared to the March quarter, but were up 10% on the same time last year.
In regional Victoria, Ballarat’s median house price rose 0.9% to $287,500 but no change was recorded in Bendigo with a median house price of $310,000.
There was also no change to Geelong’s median house price recorded in the March quarter at $385,000.
Raimondo says units and apartments recorded a similar level of demand to houses with a 2.8% increase in seasonally adjusted terms to $464,500.
“Median rents also remained stable in most parts of the metropolitan area except for two-bedroom houses in the middle suburbs which saw a 4.5%,” says Raimondo.
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Melbourne's median house price up 2.4% in June quarter : REIV

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An ongoing theme in the recent increase in housing market activity has been that it has largely been driven by investors and upgraders rather than the first-home buyers.  If you recall, it was first-home buyers that led the market recovery back in 2009.
The surge in first-home buyer activity saw this cohort of the market account for as much as 31.4% of the total number of owner occupier finance commitments back in May 2009.
In May 2013 they accounted for just 14.6% of all owner occupier commitments and in terms of the number of commitments there were more than 10,000 fewer first-home buyer commitments in May 2013 than there were in May 2009. 
The first-home buyer market is much thinner this time round which may be due to a number of factors however, it is clear that the fact that there is no boost to the first-home owner’s grant is partially responsible. 
So too is the fact that in New South Wales and Queensland the first-home owner’s grant is only available for new homes with Victoria recently following suit (as at July 1 this year). 
This has seen the proportion of first-home buyers sink to just 7.3% of all owner occupier finance commitments in New South Wales and 9.8% in Queensland, both at pretty much record low levels. 
Although you would think incentives for first-home buyers to purchase new product would be a positive, new stock is typically more expensive than pre-existing stock and therefore it may actually act as a disincentive for these first time buyers to move into the market.
<a href="https://blog.rpdata.com/wp-content/uploads/2013/07/FHB-chart.jpg" rel="wp-prettyPhoto[g2221]"><img alt="FHB chart" src="https://blog.rpdata.com/wp-content/uploads/2013/07/FHB-chart.jpg" width="570" height="215"></a>
 
<hr class="system-pagebreak">
So with first-home buyers making up just a small overall proportion of the housing market, it is the upgraders and investors which are really driving the overall market activity.  Data relating to investment activity in the housing market is only presented in terms of the total value rather than the number of loans, nevertheless the trend is quite clear.
In May 2013, $8.4 billion worth of housing finance for investment purposes was committed to. 
The $8.4 billion was the highest level of finance for investment purposes since January 2008 ($8.3 billion). 
As the below chart highlights, investment finance commitments have been ramping up sharply over the past 12 months, increasing by 23.7% on a year-on-year basis and indicating a surge in investment activity in the housing market.
<a href="https://blog.rpdata.com/wp-content/uploads/2013/07/Investment-chart.jpg" rel="wp-prettyPhoto[g2221]"><img alt="Investment chart" src="https://blog.rpdata.com/wp-content/uploads/2013/07/Investment-chart.jpg" width="570" height="211"></a>
As already highlighted, first-home buyer finance commitments are at extremely low levels. However, the total value of owner occupier new loan commitments (which exclude refinances) has increased by 18.5% year-on-year to May 2013. 
This data highlights that upgraders are also playing a significant role in the market currently albeit it is being outstripped by the rise in investment activity.
<a href="https://blog.rpdata.com/wp-content/uploads/2013/07/Total-value-of-finance-commitments.jpg" rel="wp-prettyPhoto[g2221]"><img alt="Total value of finance commitments" src="https://blog.rpdata.com/wp-content/uploads/2013/07/Total-value-of-finance-commitments.jpg" width="570" height="210"></a>
 
<hr class="system-pagebreak">
So why are upgraders and investors so active in the current market?
Clearly the low mortgage rate environment is proving to be an attractive incentive to investors and upgraders but one would think that it would also be attractive to first time buyers.
However, this has not been the case perhaps due to the reasons already highlighted as well as the fact that much of the first-home buyer demand was brought forward due to the availability of previous grants and stamp duty concessions.
From an investment perspective it is probably the hunt for yield, or the combination of yield and capital growth prospects, which is driving the increase in investor activity. 
With official interest rates low and yields on most forms of investment quite low, I believe investors are increasingly seeking out higher yielding properties that will hopefully show medium to long term capital growth prospects. 
Although housing is not a liquid asset, investors can get in now and lock in a yield in the hope that rents and values continue to trend higher over the coming years which would subsequently boost their return. 
Whether this is proves to be a good investment strategy will of course be revealed over the coming years.
The current spread between official interest rates and capital city gross rental yields is 152 basis points.  This is close to the largest spread since 1999. 
Units tend to be much more attractive to investors in the housing market and the current spread in 215 basis points which is the largest spread since late 1997. 
Of course these figures are just looking at the spread between the gross yield and don’t factor in the moderate growth in values which has been recorded at 4.0% for houses and 2.4% for units across the combined capital cities over the past year. 
Given this, I don’t think it is any surprise that investor activity has been surging back to the housing market.
<a href="https://blog.rpdata.com/wp-content/uploads/2013/07/Rate-spread-chart.jpg" rel="wp-prettyPhoto[g2221]"><img alt="Rate spread chart" src="https://blog.rpdata.com/wp-content/uploads/2013/07/Rate-spread-chart.jpg" width="570" height="210"></a>
 
<hr class="system-pagebreak">
On the upgrader side of the equation, the likely reason this segment of the market are so active is due to a few main factors. 
Firstly mortgage rates are extremely low currently and the likelihood of any short term increases to mortgage rates seems limited so upgraders are taking advantage of these conditions. In fact, if you were to fix in your mortgage for three years you could find a rate beginning with a 4. 
Secondly, growth in home values has been quite modest over recent years, with combined capital city home values increasing by just 12.8% over the past five years.  Of course there are varying performances across individual cities but values have generally risen at a modest pace recently. 
Finally, households have been saving around 10% of their income for the past five years reversing the 30 year trend of declining rates of savings.  The additional savings means that if you were to upgrade and use those savings, the size of your borrowings may be similar or perhaps even lower than the initial loan on the current home.
Overall, despite the fact that upgraders and investors have been so active in the market growth in home values has been quite modest to date. 
Sales activity has lifted from an extremely low base however, the evidence suggests there isn’t a level of speculation in the market to drive values significantly higher. 
This is probably due to the fact that the more emotive first time buyers are playing a relatively small overall part in the market currently whereas the more experienced upgrader and investor market is driving current market activity.
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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Housing market activity largely driven by upgraders and investors: Cameron Kusher

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ASIC has succeeded in obtaining court orders to freeze the assets of former Wickham chief executive Garth Robertson and his wife Catherine as well as the assets of three companies connected to Wickham Securities founder Bradley Sherwin and his wife Deborah.
The addition of the five new defendents to existing proceedings and freezing their assets is aimed at preserving these assets for the benefit of investors, largely self-managed superannuation funds. 
ASIC's investigation into the collapse of Wickham Securities - now in liquidation - is continuing.
The new orders bring the number of defendants in the proceedings to 15.
The new defendants are Brothers Financial Services Pty Ltd, NRL Financial Services Pty Ltd, Sunshine Regional Investments Pty Ltd, Garth Peter Robertson and Catherine Louise Robertson. 
Self-funded retirees had invested around $27 million in the mortgage lender through $1 unsecured deposit notes promising returns of 9.25% prior to its collapse in December last year.
Last month, ASIC <a href="https://www.propertyobserver.com.au/queensland/wickham-securities-auditor-accepts-asic-life-ban-as-nab-seeks-to-repossess-founder-bradley-sherwins-wooloowin-house/2013062762789" target="_blank">cancelled the registration of Wickham Securities auditor Brian Kingston</a> for undertaking "inferior work" and "failing ins his job" and banned him for life.
In January ASIC commencing proceedings seeking orders in the Federal Court against ten defendants to preserve assets for the benefit of investors whose funds had been applied to Wickham and other corporate entities connected to Bradley Sherwin and against his wife. Those companies were: 
<ul type="disc">
<li>Sherwin Financial Planners Pty Ltd</li>
<li>DIY Superannuation Services Pty Ltd</li>
<li>Reacroft Pty Ltd</li>
<li>Blue Diamond Investments Pty Ltd</li>
<li>SP Property Pty Ltd</li>
<li>Astor Funds Pty Ltd</li>
<li>Sherwin Financial Services Pty Ltd, and</li>
<li>Wickham Capital Pty Ltd.</li>
</ul>
The orders to freeze assets were extended by the Federal Court when the matter was heard on January 23 and remain in place save to the extent of Sherwin Financial Planners, DIY Superannuation Services, Reacroft, Blue Diamond Investments, SP Property, Astor Funds and Wickham Capital.
These companies are now in liquidation with their assets in the control of the appointed liquidators Stefan Dopking, Quentin Olde and Michael Ryan of FTI Consulting. Grant Sparks and David Leigh of PPB Advisory are the liquidators of Wickham Securities.  PPB and FTI are cooperating with ASIC's investigation.
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ASIC freezes assets of former Wickham Securities chief executive

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Chinese investors have acquired $201 million worth of Australian commercial real estate in the first four months of the year, Colliers International's head of Australian research Nerida Conisbee has tweeted to her 117 followers.
She points out that five years ago, the Chinese weren't buying any Australian commercial property at all.
<a href="https://twitter.com/neridaconisbee" target="_blank"><img alt="nerida_conisbee_tweet" height="87" width="470" src="/images/stories/2013/larry_uploads/nerida_conisbee_tweet.jpg"></a>
Her tweet links through to the <a target="_blank" href="https://www.colliersvideo.com.au/eMag/Capital_Markets_Report/#/1/">Colliers International's Australian Capital Markets 2013 report</a>, providing further details on the state of the commercial real estate market and how the buyer profile has shifted.
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Chinese investors have bought $201 million worth of Australian commercial property in first four months of 2013: Tweet of the day

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Melbourne’s first inner-city residential development situated within resident only parklands is now underway with Malaysian-based developer SP Setia partnering with Fender Katsalidis Architects and prominent Australian garden designer, Paul Bangay.

Located on 557 St Kilda Road next to Wesley College, the project known as Parque is a 9,000 square metre site with a planned 332 apartments and 6,000 square metres of private parklands with exclusive access to residents.

Inspired by its Victorian-era setting, Bangay blended the contemporary design of the building with the heritage-protected park’s existing 19th Century features, incorporating the 150-year old elm trees and hedges into the development.
“Parque’s entire building has been designed to take advantage of the site’s outlook and proximity to the garden,” said SP Setia Melbourne CEO Choong Kai Wai. “We wanted to provide residents with a beautiful home amongst nature.”

The building will not be short on luxuries, with level eight providing a 25-metre infinity pool and private outdoor lounge to residents and level 11 featuring an outdoor BBQ area, massage room and onyx relaxation room.

At ground level the foyer will provide 24 hour concierge services as well as a personal laundry service and picnic baskets for use in the park.

The project is being marketed by Andrew Leoncelli from CBRE
Parque will have various open plan apartments available for purchase with a one bedroom apartment ranging from 45 square metres to  58 square metres available for $410,313 and a one bedroom apartments with study from 55 square metres to 65 square metres starting at $530,000.

Two bedroom apartments from 66 square metres to 80 square metres starts at $669,222, and three bedroom apartments from 108 square metres to 134 square metres starts at $1.3 million.
<img height="127" width="470" src="/images/stories/2013/07/yieldsbanner.jpg" alt="yieldsbanner">
The 205 square metre penthouse can be purchased for $3.1 million.

The display suite will be open late August.
Construction is expected to commence in mid 2014 and is due for completion in mid-2016.
<img height="57" width="470" src="/images/stories/2013/05/trophyhomesstrapone.jpg" alt="trophyhomesstrapone">
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Fender Katsalidis-designed St Kilda Road trophy apartments to offer residents Paul Bangay-designed private park

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Nearly $4 billion in investor finance was approved in NSW over May, says Australian Property Monitors (APM) economist Andrew Wilson, quoting ABS housing finance figures.
This rising demand came as part of continued demand for home loans for investment purposes with investor lending up 1.5% in May to $8.4 billion and 23.7% higher than a year ago.
In total NSW made up 40% of the value of all investor loans approved in Australia in May.
The chart (below) prepared by Westpac to April shows the sharp spike in NSW, but also a longer trend of rising investor lending
<img alt="investor_finance" height="325" width="470" src="/images/stories/2013/larry_uploads/investor_finance.jpg">
Wilson says this is a record for NSW and part of a nationwide trend of rising demand for home loans for investors.
“At the moment nearly 52% of home loan activity in NSW is made up by investors.
“The flight to bricks and mortar is no surprise given low interest rates and a volatile stock market that’s still 25% below its previous peaks,” says Wilson in a video on Fairfax-owned Domain.com.au.
“The number are volatile and do bounce around a bit, but in May loans to residential investors were the highest ever recorded.
There was also a big increase in investor lending in Perth, up 27% on the same time last year.
“All the states have recorded an increase in investors activity over the first five months of this year compared to the first five months of last year,” says Wilson.
Commonwealth Bank economist Diana Mousina notes that the construction component of investor lending has been the stronger part of the story recently, with construction lending surging by 17.2% in May.
“This also bodes well for our residential construction forecasts.  Total construction?related lending is up by 26.5% over the past year,” she says.
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NSW investors flock to property market as investor loans reach record levels: APM

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Confidence in the property market will grow at a more rapid pace after the federal election says McGrath Real Estate Agents chief executive John McGrath.
That’s provided there is a decisive victory for either the Coalition or the Labor Party.
McGrath says he agrees with the views of Aussie Home Loans founder John Symond, who said at the recent Australasian Real Estate Conference on the Gold Coast that “most Australians will feel they have a government that can make decisions in their own right and that will boost confidence”.
McGrath said the business sector would benefit the most following the federal election and a “government that can govern in its own right” as part of blog for Switzer.com.au.
“Although consumer confidence is improving in our markets, business confidence is fluctuating and issues of national governance have a direct impact on this,” says McGrath.
McGrath believes the election will be a “game changer” particularly as it is scheduled at the start of the busiest spring selling season.
He expects the market will continue to improve between now and the election, with the recovery picking up pace once the election is over and the result known.
“There won’t be a huge spike in prices but we’ll probably see a change of pace and heightened urgency among buyers."
{module Do you think any decisive federal election result will contribute to a stronger property market?}
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Do you agree with John McGrath who tips a pick-up in property market confidence after the federal election?

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In 2009 the NSW Government released a new policy that has been well accepted by most property owners, including investors and owner occupiers alike.
The Affordable Rental Housing - State Environmental Planning Policy (SEPP) is encouraging people to build more granny flats and Property Bloom has introduced this as an affordable development strategy that may help you to grow your property portfolio.  
If the council allows complying development on the property (check your section 149 planning certificate in the sales contract), then you can fast track the approval process and have a private certifier issues approval within ten days.  
As one of the development strategies we offer, Property Bloom finds properties suitable for a complying development. 
We’ll then manage all the fine details to create a high yielding investment for our clients.  
The policy introduced by the NSW Government is a fabulous strategy as it allows more property owners to add value to their homes or investments in the short and long term. 
From a development perspective, it can be a quick and easy way to build your property portfolio and create high rental yields.
Owners can benefit from cash-flow from the rent on two dwellings and also receive good depreciation benefits on the new flat (if being rented).  This means people can keep moving forward with their investment strategy. 
Unlike buying a single apartment for instance around Sydney which is likely to be negatively geared, adding a granny flat to a property with an existing dwelling can result in a cash-flow positive situation.  
In the past granny flats were only permitted in certain residential zones, but this SEPP has opened up a whole new real estate door. The aim of the granny flat is to boost the supply of affordable rentals by providing housing for the elderly so families can support each other, as well as the younger generation who are living at home and are not in a position to move out just yet.  
 
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Government projections show us that single-person households are likely to be the fastest growing sector over the next 20 years, so demand is definitely there.
Small secondary dwellings are an attractive option for singles and couples who don't need a lot of room and are the most likely people to be under rental stress.
Young people are also staying at home longer and granny flats can provide extra space for them and be a lifesaver for Baby Boomers who were hoping to empty their nest some time soon.
This policy means that if you have a block over the size of 450sqm you are able to build a granny flat no larger than 60sqm on your existing property, you may get approval in approximately 10 days, as long as it is complying with the council’s regulations.  
Property Bloom focuses on developing property, including granny flat developments, in the Hunter Region on NSW due to its affordability and strong, diverse economy. 
The area is earmarked for long term growth in the NSW government’s Lower Hunter Regional Strategy. The 25 year plan, provides for 160 000 new residents and 66 000 new jobs.
Local industry includes manufacturing, mining, retail, construction and tourism.  
In the Hunter, Property Bloom locates properties priced around $250,000 that may need a small cosmetic renovation.
With the addition of a two bedroom granny flat, which we build for around $105,000; it’s a really affordable investment and a great way to dip your toe into property development.  These projects are creating a 7-9% gross rental yield.  This type of development suits someone starting out in developing or an investor looking to create a cash flow positive investment.
To take advantage of the NSW Government’s Affordable Rental Housing - State Environmental Planning Policy (SEPP) the regulations include:
<ul>
<li>
Granny flat must be no more than 60sqm in size
</li>
<li>
Land must be more than 450sqm
</li>
<li>
Can only be one house and one granny flat on the land
</li>
<li>
The land cannot be subdivided
</li>
<li>
It meets the requirements of the Building Code of Australia
</li>
</ul>
For more information go to:
<a href="https://propertybloom.com.au/property-granny-flats">https://propertybloom.com.au/property-granny-flats.html</a>  
Jo Chivers is director of <a target="_blank" rel="nofollow" href="https://www.propertybloom.com.au/" title="Property Bloom" style="font-size: 14px;">Property Bloom</a>, which manages property development.
      
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How a granny-flat can add value to your home: Jo Chivers 

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As the housing market recovery continues in a fairly sedate manner, I thought it would be interesting to compare some of the key housing market metrics that we follow to observe the differences in the current market recovery compared with market conditions back in 2009/10 which was the previous recovery/growth phase post-GFC.
The analysis provides some explanation about why the rate of capital appreciation is so much lower over the current cycle compared with the previous growth cycle.
The series of graphs below trace each indicator from the commencement of the cycle in 2009/10.
The series commences from January 2009 (the first month where dwelling values started rising post-GFC according to the <a target="_blank" href="https://www.rpdata.com/news_research/property-indices">RP Data Rismark Home Value Index</a>) through to October 2010 which was when the housing market broadly peaked.
The 20012/13 cycle commences from June 2012 which was the first month of value growth in the most recent cycle and goes through to the most recent data which is available for each indicator.
From the graphs below which track dwelling values based on the capital city RP Data – Rismark Index, it is clear there is a substantial difference in the performance of the housing market between these two periods.
Capital city dwelling values increased by 14% over the first thirteen months of the 2009/10 cycle compared with a 3.8% lift in dwelling values over the same period in the current cycle.<a rel="wp-prettyPhoto[g2194]" href="https://blog.rpdata.com/wp-content/uploads/2013/07/Cumulative-recovery-trend1.jpg"><img height="160" width="470" src="https://blog.rpdata.com/wp-content/uploads/2013/07/Cumulative-recovery-trend1-580x197.jpg" alt="Cumulative recovery trend"></a>
<a rel="wp-prettyPhoto[g2194]" href="https://blog.rpdata.com/wp-content/uploads/2013/07/Rolling-three-month-change-in-capital-city-dwelling-values.jpg"><img height="171" width="470" src="https://blog.rpdata.com/wp-content/uploads/2013/07/Rolling-three-month-change-in-capital-city-dwelling-values-580x211.jpg" alt="Rolling three month change in capital city dwelling values"></a>
 
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The lower rate of capital gains over the most recent thirteen month period comes at a time when vendors are still discounting their asking prices to a greater extent.
Over the past 12 months the level of vendor discounting has averaged 6.7% compared with a 6.2% rate of discounting over the same period of the previous growth cycle.
A year into the growth cycle during 2009, the average rate of vendor discounting was recorded at 5.5% compared with the current rate of 5.8%.
Clearly vendors are discounting their price expectations to a greater extent currently than they were at the same time in the previous cycle.
Looking at the trend in vendor expectation, which has recently been improving quite rapidly and we may see discounting conditions move in line with where they were over the previous phase over the next few months.
<a rel="wp-prettyPhoto[g2194]" href="https://blog.rpdata.com/wp-content/uploads/2013/07/Average-level-of-vendor-discounting.jpg"><img height="173" width="470" src="https://blog.rpdata.com/wp-content/uploads/2013/07/Average-level-of-vendor-discounting-580x214.jpg" alt="Average level of vendor discounting"></a>
The average selling time over the current growth period has moved virtually in line with the previous growth phase apart from the seasonal hump which shows up in the most recent phase’s data (average selling time tends to blow out in January and February).
Twelve month’s into the current growth cycle we are seeing the typical capital city home sell in 43 days compared with 42 days at the same state in the 2009/10 recovery.
<a rel="wp-prettyPhoto[g2194]" href="https://blog.rpdata.com/wp-content/uploads/2013/07/Average-days-on-market.jpg"><img height="166" width="470" src="https://blog.rpdata.com/wp-content/uploads/2013/07/Average-days-on-market-580x205.jpg" alt="Average days on market"></a>
 
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Clearance rates are also broadly in line with the previous growth phase indicators at the same time.  Currently over the past few weeks the weighted average clearance rate has been recorded around the 67% mark while clearance rates were averaging closer to 70% at the same time over the previous phase.
There are going to be some seasonal difference in the comparison points here.
However, the rate of auction clearance suggests that buyer and seller expectations are converging similar to what occurred during the 2009/10 growth period.
<a rel="wp-prettyPhoto[g2194]" href="https://blog.rpdata.com/wp-content/uploads/2013/07/Auction-clearance-rates.jpg"><img height="177" width="470" src="https://blog.rpdata.com/wp-content/uploads/2013/07/Auction-clearance-rates-580x218.jpg" alt="Auction clearance rates"></a>
Now for some of the big differences in housing market conditions.
Firstly, looking at the average loan size we can see that there hasn’t been anywhere near the same level of uplift in the value of home loans being committed to which helps to confirms the lower rate of dwelling value growth.
One point to make though is that the average loan size didn’t really start to escalate swiftly until the eight months into the previous growth phase (see second graph below, ‘Average loan size (indexed).  We haven’t seen anything like that in the current phase to date.
<a rel="wp-prettyPhoto[g2194]" href="https://blog.rpdata.com/wp-content/uploads/2013/07/Average-loan-size-000.jpg"><img height="174" width="470" src="https://blog.rpdata.com/wp-content/uploads/2013/07/Average-loan-size-000-580x215.jpg" alt="Average loan size ($,000)"></a>
<a rel="wp-prettyPhoto[g2194]" href="https://blog.rpdata.com/wp-content/uploads/2013/07/Average-loan-size-indexed.jpg"><img height="176" width="470" src="https://blog.rpdata.com/wp-content/uploads/2013/07/Average-loan-size-indexed-580x217.jpg" alt="Average loan size (indexed)"></a>
 
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The number of first home buyers in the market currently is also radically different, as is the level of market stimulus for first home buyers.  Back in the early phases of the 2009/10 growth phase first time buyers were taking advantage of the <a target="_blank" href="https://www.firsthome.gov.au/%E2%80%8E">First Home Buyers Grant Boost</a> as well as stamp duty concessions and low interest rates.
Over the first eleven months of the current growth phase, according to ABS housing finance data, there were just under 83,500 first home buyer housing finance commitments.
Over the same period of the 2009/10 growth phase there were nearly 176,000 first home buyer commitments.  That’s a big difference.
Arguably, first home buyers tend to push prices higher, not just because of the grants that were/are available, but also because their behaviour can be more emotional than other segments of the market.
<a rel="wp-prettyPhoto[g2194]" href="https://blog.rpdata.com/wp-content/uploads/2013/07/Number-of-first-home-buyer-commitments.jpg"><img height="163" width="470" src="https://blog.rpdata.com/wp-content/uploads/2013/07/Number-of-first-home-buyer-commitments-580x201.jpg" alt="Number of first home buyer commitments"></a>
First home buyers currently represent just 14.3% of the overall market compared with 24.8% at the same stage of the 2009/10 recovery phase.
<a rel="wp-prettyPhoto[g2194]" href="https://blog.rpdata.com/wp-content/uploads/2013/07/Percentage-of-first-home-buyer-commitments.jpg"><img height="171" width="470" src="https://blog.rpdata.com/wp-content/uploads/2013/07/Percentage-of-first-home-buyer-commitments-580x211.jpg" alt="Percentage of first home buyer commitments"></a>
Investors, on the other hand, are currently showing a larger presence in the housing market compared with the same stage of the cycle during the previous growth phase.
The value of investor loans is currently higher than what was recorded at the same stage of the market back in 2009/10.
Counter to first home buyer behaviour, investors tend to be more clinical in their purchasing and less emotional which is potentially another reason for the restrained level of value appreciation in the current cycle.
<a rel="wp-prettyPhoto[g2194]" href="https://blog.rpdata.com/wp-content/uploads/2013/07/Monthly-value-of-investor-housing-finance-commitments.jpg"><img height="161" width="470" src="https://blog.rpdata.com/wp-content/uploads/2013/07/Monthly-value-of-investor-housing-finance-commitments-580x199.jpg" alt="Monthly value of investor housing finance commitments"></a>
 
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There is also the factor of fewer active buyers.  Looking at the number of house and unit sales in the market, although there has been a decent uplift in numbers over the past year or so, there were substantially more home sales taking place at the same stage of the previous growth phase.
That additional level of buyer demand was also likely to be one of the factors that was pushing values higher at a faster rate compared with the current cycle.
<a rel="wp-prettyPhoto[g2194]" href="https://blog.rpdata.com/wp-content/uploads/2013/07/Number-of-dwelling-sales.jpg"><img height="160" width="470" src="https://blog.rpdata.com/wp-content/uploads/2013/07/Number-of-dwelling-sales-580x198.jpg" alt="Number of dwelling sales"></a>
Overall, many of the indicators are quite similar in the current market conditions when compared with the market at the same stage of the previous growth cycle.
The most significant difference is the more subdued rate of growth which can probably be attributed to lower overall demand, fewer first home buyers, more investors and less appetite for debt.
There are plenty of other factors I haven’t touched on there. 
The federal election is probably having a dampening effect on demand and of course consumer confidence is shakier than it was in 2009 due to the current economic uncertainty, not to mention that consumer behaviour has seen a sustained change with household savings ratio averaging 9.8% for the past five years and private sector housing credit growth at near record low levels.
Tim Lawless is national research director of <a rel="nofollow" href="https://www.myrp.com.au/" target="_blank">RP Data.</a> This aricle orininally appeared on <a href="https://propertyupdate.com.au/why-arent-dwelling-values-increasing-at-the-same-pace-as-the-last-growth-cycle-tim-lawless/" target="_blank">propertyupdate.com.au</a>.
 
 
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Why aren’t dwelling values increasing like the last growth cycle?: Tim Lawless

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The value of Australian residential property purchased by Chinese-based buyers reached $5.4 billion in the 2013 financial year, according to figures from Chinese property portal Juwai.com.
This is around a 25% increase on US$4 billion ($4 billion to $4.2 billion in local currency) of Australian property purchased by Chinese buyers in 2011.
"Chinese make up the fastest growing buyer group in an otherwise relatively slow Australian real estate market,” says Simon Henry, co-CEO of <a href="https://www.juwai.com/" target="_blank">Juwai.com</a>.
"The properties that will have the most success with Chinese buyers are located in major metropolitan areas or in growing mining areas, are working farms or are new developments.
"Resale properties appeal to Chinese buyers who know Australia already, including those who already have one or more properties here."
Dominic Ong who heads up a new <a target="_blank" href="/news">Knight Frank team targeting high-net worth Chinese investors</a> and those who may qualify for the $5 million significant investor visa, recently told Property Observer that he was regularly showing Asian-based buyers around some of the most expensive waterfront property in Sydney.
Ong says they are looking in the $30 million to $50 million price range.
“They want the best properties on the waterfront with a private jetty, harbour bridge view, swimming pool and many car parks.
“They want homes they can use for private functions and for entertaining,” he says.
Queensland remains a hotspot for Chinese residential investment.
According to the Foreign Ownership of Land Register, Chinese buyers are now the biggest foreign property buying group in the state.
Juwai records that the Chinese bought more than $530 million worth of Queensland property in the past three years and now own more Queensland real estate than buyers from any other foreign country with their rate of acquisition in dollar terms up almost 60% year-on-year.
Juwai.com claims that some Australian luxury properties receiving more views in China on its portal than on Australia’s biggest real estate portal, realestate.com.au.
Examples include a five bedroom property at 29 Norseman Court, Paradise Waters in Southport listed for $2.85 million through Gold Coast prestige property agent Dominique Corbett of Corbett &amp; Co, which had 3,834 views on Juwai.com, nearly eight times more than the 484 views it has had on realestate.com.au.
Despite the interest, the property remains listed for sale and has been on the market since April 2011, according to RP Data. It is listed for auction this weekend through Renee Morgan of Executive Realtors - Broadbeach Water.
Dominique Corbett says her vendors increasingly ask her to list their properties valued at $6 million to $15 million or more on Juwai.com.
Other properties she has listed on Juwai.com have attracted four and five times as many hits on the Chinese portal compared with hits on realestate.com.au.
"Vendors believe the Chinese have the money for these properties right now, while Australians don't," she says.
“We also can act as a bespoke buying agent for private clients."
Corbett’s prestige listings on her website include a small Chinese flag, which links through to listings on Juwai.com. She has also visited China to meet up with potential buyers.
Juwai.com has teamed up with software provider Rex to assist Queensland agents and other listing their prestige offerings on the Chinese property portal.
It also recently signed a partnership in Australia with LJ Hooker, in Canada with the Real Estate Channel and in France with Previsite.
The June quarter NAB Residential Property survey found that the proportion of new houses and apartments being purchased by foreign buyers has doubled in the space of two years.
Foreign buyers now account for between 12% and 13% of all new residential property purchases, according to the views of around 300 property participants surveyed as part of the <a target="_blank" href="https://www.propertyobserver.com.au/residential/property-prices-to-rise-just-24-over-next-two-years-as-sentiment-weakens-nab-survey/2013071163168?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=news">June quarter NAB residential property index.</a>
“Asian investors (mainly Chinese) have been driving this trend according to the latest data from the Foreign Investment Review Board," says NAB chief economist Alan Oster.
“A number of factors are driving Chinese investment into Australian property, including initiatives to curb real estate speculation in China, diversification for Chinese property investors and immigration potential.”
'Beach' image courtesy of australia.com and has been digitally altered.
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