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 struggling hotel and leisure markets of the Gold Coast and tropical north Queensland appear to be reviving driven by rising domestic and Chinese visitors as the mining capitals of Perth and Brisbane retreat in the wake of fewer business travellers.
Melbourne's hotel market has lifted strongly due to a rise in domestic visitors and the closure of a major hotel while Sydney occupancy rates remained at high levels with room rates rising, according to the latest Deloitte Access Economics Tourism and Outlook report.
The recovery on the Gold Coast is being driven by a pick-up in domestic holidaymakers while in tropical north Queensland a preference among Chinese holidaymakers for smaller cities and regional destinations is driving a pick-up in overseas visitors.
Deloitte reports that since 2008, the Chinse share of visitor nights in Sydney and Melbourne has fallen from 73.1% to 62.8%, with the share of visitor nights in Brisbane, other capital cities and other regional destinations growing by 4.8%, 2.5% and 3.1%, respectively.
Occupancy rates on the Gold Coast have grown strongly over the past 18 months, “reflecting a surge in domestic holiday visitors” says Deloitte Access Economics’ Lachlan Smirl.
Gold Coast occupancy rates for the year to March 2013 reached 71%, a 4% increase to March 2012.
<img alt="deloitte_gold_coast" height="411" width="470" src="/images/stories/2013/larry_uploads/deloitte_gold_coast.jpg">
“Demand for accommodation is highly seasonal on the Gold Coast and while occupancy rates fell in April and May they were broadly on par with last year, averaging 71.1% over the year to May,” Smirl.
Deloitte projects that occupancy rates will continue to grow through 2013 and then stabilise at around 72% by the end of 2015.
“In contrast to occupancy rates, and reflecting the significant capacity that remains in the market, room rates on the Gold Coast have grown relatively slowly over the past two years.
“Consistent with recent trends, room rate growth is projected to average 3.5% per annum over the three years to December 2015, while continued growth in occupancies is forecast to see revenue per available room (RevPAR) grow at an average rate of 4.5% p.a. over the same period,” he says.
International visitor nights on the tropical north Queensland market (places like Cairns and Port Douglas) grew by over 20% over the year to March with the occupancy rate reaching 61.2% in the year to March.
“As with the Gold Coast, occupancy rates in tropical north Queensland are highly seasonal but fell slightly in April and May relative to last year, with occupancy rates averaging 60.9% over the year to May 2013," says Smirl.
Deloitte forecasts continued growth in occupancy rates in tropical north Queensland, with average occupancies projected to increase to 65.6% by the year to December 2015, reflecting the expected growth in international visitor nights – Asian leisure travellers in particular – over the next three years.
“Room rates have been relatively steady over the past two years – with, like Gold Coast, a significant amount of capacity remaining in the market.
“Looking forward, however, room rates are forecast trend upwards, growing at an average annual rate of 4.2% per annum.
“The strong growth in occupancy rate and room rates mean that RevPAR is expected to grow at an average annual rate of 7% over the three years to December 2015,” says Smirl.
<img alt="deloitee_FNQ" height="398" width="470" src="/images/stories/2013/larry_uploads/deloitee_FNQ.jpg">
Nationally, the accommodation market remained broadly on par with its 2012 performance, with occupancy rates averaging 66.0% for the year to May and room rates growing 2.6% per annum.
“While the national picture is a relatively stable one, there has been a significant divergence in performance across the country’s accommodation markets, with notable declines in Brisbane and Perth," says Smirl.
Both suffered from falling demand from domestic business visitors.
“The decline in visitor nights by corporate travellers over the last year has seen occupancy rates soften in the Brisbane market,” says Smirl.
“After sustaining an average rate of 81% over the year to March 2012, average occupancies eased to 79.3% over the year to March 2013 and have softened marginally further since, edging below 79% over the year to May.
“As a result of the forecast increase in supply over the next two years and the recent softening in business travel, occupancy rates for Brisbane are expected to remain relatively stable over the next two years, reaching 80.1% in the year to December 2015.
“This outlook is a downward revision on our first quarter release, reflecting the weakening corporate travel and a strengthening supply outlook.
In Perth, occupancy rates for the year to March 2013 fall to 83.8%, the lowest level since the year to June 2011.
“As the resource-related construction boom in Western Australia peaks, the demand for business travel to Perth will continue to soften,” says Smirl.
“Domestic business travel accounts for 30.6% of total visitor nights in paid accommodation in Perth, with international and domestic business travel combined accounting for 43.6% of visitor nights.”
Occupancy rates picked in Melbourne from 81% in the year to December 2012 to 81.9% over the year to May 2013 attributed in part to a strong increase in holiday visitor nights over the year to March as well as the closing of the Sebel Melbourne in February.
Deloitte forecasts Melbourne hotel occupancy rates to climb steadily to 84.1% by the end of December 2015 resulting in relatively healthy growth in room rates and yields.
The Sydney hotel market remains healthy with a steady outlook.
Deloitte reports that demand for accommodation in Sydney picked up marginally in the first five months of 2013, resulting in occupancy rates improving slightly to 84.8% over the year to May 2013 from the 84.7% recorded over the year to December 2012.
While occupancy rates in Sydney have been relatively flat, room rates have continued to grow steadily, improving 3.5% to $196 over the year to May 2013, while RevPAR grew 3.1% to $167 over the year to May.
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Domestic and Chinese visitors drive improvement in Gold Coast and Far North Queensland hotel markets as mining capitals slip: Deloitte

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Fairfax Media are reporting Julia Gillard is set to return to Adelaide to be closer to her ageing mother, Moira, and her sister, Alison.
She is currently living in her Altona house in the south-western Melbourne electorate of Lalor after she moved out of The Lodge after being deposed from the top job.
Ms Gillard declined to provide any comment for the Fairfax article.
But Fairfax's chief political correspondent <a href="https://twitter.com/search/users?q=mark%20kenny" target="_blank">Mark Kenny</a>, who hasn't tweeted since he joined Fairfax from The Adelaide Advertiser, wrote he understood the interstate shift was not imminent, with Julia Gillard and partner Tim Mathieson planning to move after the election.
<div style="color: #333333; font-family: 'Helvetica Neue', Arial, sans-serif; font-size: 14px; line-height: 18px;" class="stream-item-header">
<a style="color: #999999; text-decoration: none;" data-user-id="42562661" href="https://twitter.com/theagebreaking" class="account-group js-account-group js-action-profile js-user-profile-link js-nav"> </a><a href="https://twitter.com/theagebreaking" target="_blank" style="font-family: Georgia, Utopia, Palatino, 'Palatino Linotype', serif; font-size: 0.8em;"><img alt="tweetofthedayjuly18one" height="61" width="470" src="/images/stories/2013/07/tweetofthedayjuly18one.jpg"></a>
</div>
Its speculated Julia Gillard with take up an international role, as well as write a book for Penguin Publishing.
Her Altona house is a three-bedroom brick-and-tile home which cost $140,000 in 1998 - slightly less than Altona's then $155,000 median price.
RP Data puts <a target="_blank" href="/news">Altona's median</a> currently at $545,000, thereby suggesting Julia Gillard's home likely to be sitting just below, unless she bought very well or undertook huge improvements.
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Julia Gillard set to move back to Adelaide, but not leave Altona imminently 

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The growing number of people choosing to downsize and reside in inner city apartments is a well-established trend that has been happening in international cities for quite some time.
In Sydney this trend has taken a couple of decades to surface, with large-scale building of major high-rise developments in the inner city only starting in the early 1990s.
In recent years, however, our most inner city area – spanning from The Rocks – Woolloomooloo has undergone a cosmopolitan makeover and new property developments have attracted an influx of diverse, wealthier residents who are embracing the perks of city living.
Most of the time these new developments offer spectacular views, have 5-star facilities that require no maintenance, and are located just minutes from work, fantastic restaurants, great shopping, entertainment, numerous transport options and everything else Sydney has to offer.
The shift toward apartment living in Australia, particularly in the capital cities, has been highlighted in recent ABS numbers.
Furthermore, stand-alone housing approvals are at recessionary levels, while apartment approvals are at an all-time high.
There are many factors contributing to the rise in inner city living.
A growing number of Sydney-siders are shying away from the great Aussie dream of a home with a backyard and a pool, in favour of an inner city pad.
Empty nesters are growing tired of maintaining large homes once their children have moved out, and many people are abandoning the long daily commute to be close to work, and adore the vitality, convenience and cosmopolitan vibe that the inner city offers.
This property trend is likely to continue as the population ages and we are already experiencing a surge in demand for 1-2 bedroom apartments in convenient locations.
With this amazing city maturing every year, conditions are ripe with rental demand being driven up by these affluent, corporate executives attracted to the lifestyle that accompaniesinner city apartment living.
I predict median property prices in Sydney will rise by around 2-3% in 2013; and over the next few years, I expect our fabulous city to become more and more like other mature international cities including London and New York where apartment living continues to thrive.
Carlie Ziri is the director of <a target="_blank" href="https://www.lifestylepropertyagency.com/" rel="nofollow">Lifestyle Property Agency.</a>
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Median property prices in Sydney will rise by around 2% to 3% in 2013: Carlie Ziri

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After months of uncertainty the 2012/2013 financial year ended on a high note.

Low interest rates, a shortage of stock and an abundance of buyers have seen property prices rising across Sydney. Upgraders as well as investors are currently keen buyers at auctions driving clearance rates well above 70 per cent.
We have seen a definite increase in interest in the market below $2 million whilst the upper end has also shown some surges of improvement.
In the Eastern suburbs this was helped by investors from Asia, in particular China.
These buyers have shown interest in prestige property due to the more affordable Australian dollar and the new significant investor visa, which fast-tracks migrant visas for foreigners who invest more than $5 million in approved investments.
But let’s take a minute and look back at our last review.
At the beginning of 2012/2013 we were cautious about the year ahead, in particular the growth and turnover of property in our market.
This caution seems to have been well founded, when we look at the big picture that the year represented.
We were surprised to experience a remarkable and steady increase in foreign buyers that was surely influenced positively by the drop in the Australian dollar.
An Australian dollar below parity with the US dollar has now become a reality. This is definitely having a positive impact on sales, particularly at the top end of the market.
At this top end of the market Ray White Double Bay sold four properties to Asian families in May, with two of them purchasing without actually having seen the house.
These buyers relied on our 90-second property videos that can be viewed online and only sent either family members or local lawyers to inspect and act on their behalf.
The most expensive of those sales was 30 Victoria Road, Bellevue Hill, which sold under the hammer for $7,300,000.
But despite an absence at the site these buyers still executed full due-diligence with building inspections and valuations playing a very strong part in the process.
Overall the estimates for the new financial year are promising: property experts predict a rise of more than 20 per cent in revenue from residential sales for the next financial year totalling almost $5 billion.  Buyers have more confidence in making a decision on their next home or investment due to
<ul>
<li>the steady growth in rents</li>
<li>less volatile movements in the market in comparison to the stock market</li>
</ul>
And there is no doubt that there is a lot of money sitting on the side line at the moment and people are just pondering which way to turn…
At Ray White Double Bay we believe that the coming 6 months and in particular the period leading up to the election will be a premier time to sell. A potential new government will bring new aspects and changes in taxes and costs and as we say in real estate: “Many will sell on rumour".
Michael Finger is the selling principle for <a href="https://www.raywhite.com/michael-finger/real-estate-agent/michael.finger/" target="_blank">Ray White Double Bay</a>.
 
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Sydney eastern suburb property ended the financial year on a high: Michael Finger 

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“Hysteria” about Australian housing being overvalued is spooking institutional investors from investing in much needed new housing, says Rismark economist Christopher Joye.
Joye says contrary to what’s being said by some in the media, housing in Australia is not overvalued.
Delivering a presentation titled “Australia’s Broken Housing Model” at the recent HIA Housing Summit which highlighted a serious undersupply of new homes to meet population growth, he said current housing valuations could be explained by market fundamentals with “dire predictions never remotely coming to pass”.
Joye pointed out that  peak-to-trough fall in housing values during the GFC were less than 5% and provided the following graph to show historical valuations of property.
<img src="/images/stories/2013/larry_uploads/chris_joye_YBR.jpg" width="470" height="301" alt="chris_joye_YBR">
“Since 2003 house prices have tracked disposable incomes…as an asset-class, housing has been a very safe store of wealth,” said Joye.
He said the housing market had significantly outperformed equities and bonds and the current market cycle should be investment-friendly.
“We should be seeing a surge in new supply,” said Joye, but instead “institutional capital has certainly been ‘spooked’ by housing hysteria”.
Joye highlighted that Australia has a population planning crisis and equally a serious housing/infrastructure crisis.
“Australia needs to build seven million new homes in next 37 years to accommodate 13.7 million extra people by 2050.
“This equates to around 200,000 new homes per year, but since 2000 only 156,000 new dwellings have been approved on average per annum."
To address this chronic undersupply of new homes, Joye focused on property taxes.
“Housing is one of the most heavily taxed sectors of the Australian economy, both in absolute and relative terms,” he said, contributing 12% of total govt tax revenue and 45% of total state/local govt revenue.
New housing, he said adds 1.2% of value to the economy; but accounts for 2.8% of total government tax revenues.
According to Joye, tax reform could drive a 30% to 40% affordability gain.
“We need to work out how to more equitably redistribute the national tax/infrastructure burden,” he says, pointing to guidance in the Henry Review including:
<ul>
<li>Reform (land) taxes that discourage institutional capital</li>
<li>Replace inefficient transaction taxes with immobile taxes</li>
<li>Relax zoning restrictions/allow higher densities</li>
<li>Speed up approval decisions through State govt direction</li>
<li>Overcomes NIMBY (not in my bank yard) conflicts that plague councils</li>
</ul>
Furthermore, he said an obvious savings would be to convert first-home owner grant into an interest-free loan due on sale, which would save  around $1 billion per annum.
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Australian housing is not overvalued but “dire predictions” spooking new housing investors: Christopher Joye

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I was surprised to learn that reputable buyers agents are still promoting the idea that property prices will appreciate at 10% per annum at their seminars and home-buying shows.
We’ve come to expect nothing less from property ‘clubs’, of course, as they tend to be somewhat evangelical in their approach, promoting property as a magical risk-free asset class which always goes up 10% per annum.
And besides, it seems that sometimes people almost want to hear that prices will boom interminably – they find the phrase “property always goes up” soothing to the ears.
The tired old phrase “property goes up 10% per annum” was spawned from the days when inflation was very high, and the cost of almost everything was going up rapidly.
And then a combination of factors including plummeting interest rates, deregulation of lending standards and a boom in the number of two income households allowed rapid price growth to continue through the 1990s and beyond.
Over the past decade, while some parts of Australia have forged ahead with very rapid price growth, others have by and large tracked the growth in household incomes.
If we take a look at the today’s economy, we find that:
-Inflation is currently tracking at 2.5%, which is comfortably in the middle of the target 2-3% range;
-Interest rates are sitting at 2.75%, which is way lower than the double digit rates which were seen two decades ago – so these cannot fall much further; and
-wages are growing at 3.2%.
The speed limit for the price growth of property is ultimately our ability to pay for it. So unless you have an IQ which is diminishing at 10% per annum, you can see quite clearly that long-term property price growth of 10% per annum will not eventuate.
 
<hr class="system-pagebreak">
Let’s be generous and say that household income growth in the future continues to grow in perpetuity at 4% per annum.
And let’s take the example of a capital city suburb where a dwelling costs $500,000 and household incomes are around $100,000 (these aren’t the national averages, but its a reasonable enough representation for the purposes of this exercise).
Here is how the incomes, dwelling prices and the dwelling price to income ratios would pan out over the years if prices grow at 10% per annum:
<table cellpadding="0" cellspacing="0" border="1"><tbody>
<tr>
<td width="73" valign="top">
Year
</td>
<td width="132" valign="top">
Household income
</td>
<td width="113" valign="top">
Property price
</td>
<td width="151" valign="top">
Price/income ratio
</td>
</tr>
<tr>
<td width="73" valign="top">
0
</td>
<td width="132" valign="top">
$100,000
</td>
<td width="113" valign="top">
$500,000
</td>
<td width="151" valign="top">
5
</td>
</tr>
<tr>
<td width="73" valign="top">
10
</td>
<td width="132" valign="top">
$148,024
</td>
<td width="113" valign="top">
$1,296,871
</td>
<td width="151" valign="top">
9
</td>
</tr>
<tr>
<td width="73" valign="top">
20
</td>
<td width="132" valign="top">
$219,112
</td>
<td width="113" valign="top">
$3,363,750
</td>
<td width="151" valign="top">
15
</td>
</tr>
<tr>
<td width="73" valign="top">
30
</td>
<td width="132" valign="top">
$324,340
</td>
<td width="113" valign="top">
$8,724,701
</td>
<td width="151" valign="top">
27
</td>
</tr>
<tr>
<td width="73" valign="top">
40
</td>
<td width="132" valign="top">
$480,102
</td>
<td width="113" valign="top">
$22,629,628
</td>
<td width="151" valign="top">
47
</td>
</tr>
<tr>
<td width="73" valign="top">
50
</td>
<td width="132" valign="top">
$710,668
</td>
<td width="113" valign="top">
$58,695,426
</td>
<td width="151" valign="top">
83
</td>
</tr>
</tbody></table>
As you can see, it is a nonsense.
A dwelling will not cost $58 million in 50 years time and prices most certainly won’t reach 83 times incomes.
So if a buyers agent tells you that property prices will continue to go up at 10% per annum, they either aren’t very clever, in which case you probably shouldn’t hire them, or they are lying to you, in which case you definitely shouldn’t hire them.  
It’s pretty obvious that this kind of price growth isn’t going to eventuate absent a return to rampant inflation.  
10% growth didn’t happen in 2011 and nor did it occur in 2012. And even in the past 12 months with interest rates now at record lows, none of the major capital cities has achieved 10% growth.
Of course, it’s a possibility in any given year, but even if we allowed the introduction of Singapore-style 40 year mortgages and abandoned all pretence of macroprudential restrictions, it’s still a huge call to say that it could continue for long.
 
<hr class="system-pagebreak">
Naturally enough markets don’t tend to move smoothly, Instead they jump ahead before falling back, and this happens in cycles.
In Britain I recall prices storming along at double digit levels for year after year until Gordon Ramsay sounded the death knell.
Gordon Ramsay, you ask? I’m serious!
There’s often a point in bull markets when "taxi drivers and shoe-shine boys" (in other words, every man and his dog) start to talk up the asset class as a sure thing, and in his 2007 book, Humble Pie, Michelin-starred chef Gordon Ramsay said that when young chefs came to him for advice he told them to buy a property to live in and then invest in more property.
Cue the property crash.
In most areas outside London, prices are still behind where they were in 2007, so the “10% per annum growth” theory doesn’t seem to quite tally in the UK.
In Ireland, it wasn’t a chef who sounded the death knell, it was some other comedian.
Again, I’m serious!
In July 2007, Irish independent journalist and comedian Brendan O’Connor urged people to buy property, even though there was clear evidence that the huge price appreciation of the preceding years was in the process of bursting.
Cue the property meltdown.
Does this mean I am bearish on Australian property? No. We did have a moderate downturn through 2011 and 2012, which on balance was a good thing for our markets.
But lower interest rates have reduced the repayment levels on new and existing mortgages, the markets have stabilised and capital cities are showing moderate growth.
We’ve avoided recession, to date at least, with a GDP growth of 2.6% and unemployment has remained low at around 5.5%.
There will be very challenging times ahead no doubt as the mining construction boom tapers off, but monetary policy can stimulate other sectors of the economy and with Australian population growth surging to a crunching 392,500 persons per annum, it’s my contention that property investors who are smart and stick to quality properties in supply-constrained capital city suburbs will do well over the longer term.
But property price growth of 10% per annum? Send for the men in white coats!
Pete Wargent holds a range of finance and property qualifications and is the author of <a href="https://petewargent.blogspot.com.au/" rel="nofollow" target="_blank">Get a Financial Grip – a simple plan for financial fr</a><a href="https://petewargent.blogspot.com.au/" rel="nofollow" target="_blank">eedom.</a>
 
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The old phrase “property goes up 10% per annum” is a myth: Pete Wargent

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This is the reverse of <a target="_blank" href="https://www.propertyobserver.com.au/tax/turn-your-old-home-into-your-next-rental-property/2013071663214?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=end-of-yeartaxadvice">yesterday's strategy</a>.
But be aware, once a rental property becomes your home, interest on any outstanding loan is no longer deductible.
Some astute investors would wait until the loan is repaid before turning their one-time investment property into their private home.
See our free ebook on the <a target="_blank" href="http://propertyobserver.com.au/ebooks/free-ebook-top-24-tax-strategies">top 24 tax strategies</a> for property investors.
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Turn your rental property into your next home

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Perhaps I have been watching a little ‘too’ much 'American Horror Story' lately.
As unrelated to Australian property investment as this show may sound, it actually formed the inspiration for writing this article today. The first season of the show is about a family who moves into a suspiciously under-priced large Los Angeles Deco-era family home.
Of course, as the series progresses the family discovers the true history of the home – several gruesome crimes, repeated stories of hauntings, the usual horror movie home truths! – and realises that the stigma attached to the house’s history is the reason why they were able to buy it so cheaply to begin with.
Later on when the family tries to re-sell the house, they are burdened with the history and struggle to even get back what they paid for it.
<img alt="mcevoyjuly16one" src="/images/stories/2013/07/NUMBERS/mcevoyjuly16one.jpg" width="470" height="169">
The house at it appears in real life on the left compared to how it appears in 'American Horror Story'
Though this is just a silly television series and a very over the top/extreme example of how a property’s history can affect values, it got me thinking about the sentiment that sellers and buyers of properties will attach to the history or superstition behind a property.
In Australian culture we actually do see mild examples on a day to day basis of where superstition can influence demand for property.
Take for example the fact that in several Asian cultures many favour apartments and houses with the number ‘8’ in them based on the belief that this number brings prosperity and fortune with it and, to a lesser extent, some western/anglo-Australian buyers showing caution toward properties numbered ‘13’ based on superstitious reasons of ‘bad luck’.
I have read on several websites and also a feature article in Australian Property Investor Magazine about a year ago, about the story of the gentleman who purchased the ‘Bodies in Barrels’ murder house, which was attached to a bank, in the otherwise sleepy South Australian town of Snowtown.
After being placed on eBay for sale – a curious sales tactic in itself – the 4-bedroom residential house behind the attached bank building (where the actual horrors took place) was eventually bulldozed to make way for a new unit development.
The bank itself was placed on auction at a reserve cost of $200,000, though achieving a sale price of only half of that, though was later resold closer to original reserve price (at $185,000) to a family who intended to owner-occupy it after some conversion and renovation.
 
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Though I am citing an extreme and extraordinary example; it does provide some insights for us. The initial stigma attached to a property shortly after a horrific event did see its value deplete – no surprises there.
However, within just over a decade after the occurrence, the property value gradually crawled back up.
Perhaps time heals all wounds.
In this way, would-be investors with arguably a higher risk-profile than most could consider procuring heavily discounted properties where unfortunate incidents took place, employ a buy-and-hold approach for a medium-to-long term and hedge their bets that time heals wounds (and the memories) of their would-be buyers in years to come.
Personally, I consider it a somewhat macabre and bleak prospect but the professional investor in me urges me to consider the bottom-line element, and not the superstition or stigma around it.
However this alludes to a bigger problem, when considering such property types on their initial 'bargain’ merits.
From a buying perspective, there may be long-term capital gains, but what good are these gains if you cannot feasibly hold this property with tenants in place?  
Where superstition and history are really important is the occupants of a residence.
The association of tragedy, superstition, or creepiness, may be too great for some would-be tenants to handle. They may inspect the property not knowing the recent history, but within months of moving in, they are looking to leave after their first six-month lease expires.
A good example of the persistent challenges of established property stigma that results in a property being unable to function as a regular rented residence; is Crawley House.
No, not the picturesque setting for the UK series, Downton Abbey, but Crawley House aka the Monte Cristo Homestead (pictured below) in Junee, NSW.
<img alt="mcevoyjuly16two" src="/images/stories/2013/07/mcevoyjuly16two.jpg" width="470" height="375">
Though it is a palatial 1885 manor fit for a large well-to-do family of that era, its tragic past changed the residence from being able to function as a home forever and has instead remained for decades as a museum, antique store, and tourist attraction.
That said, where the stories and ‘sightings’ of ghosts have closed the door to its function as a residence, it has opened other commercial opportunity doors instead.
 
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The truth is, the safest way to proceed with any property purchase is to do your homework.
If, for example, you are buying in an area that has a significant Asian population, it is worth at least being aware of the number of the dwelling and how this number may be perceived by that target audience.
Whether you end up selling or renting this property, it could be likely that your buyer may be of an Asian background and planning for such considerations may enable your target market to broaden as a result.
More crucially though, if you suspect the asking price for a property seems to be suspiciously lower than similar others in the area/street, ask the estate agent for full disclosure of any known history of the property.
Do as much research as you can around the history of the property and any occurrences that could have implicated on the sentiment towards it. Where and if possible, ask neighbours about the property. They probably won’t know anything but it never hurts to ask.
As a separate (and seemingly unrelated) step, I would always recommend that if your offer on a property is accepted, you buy the RP Data historical report for it.
This will highlight the sales history and any occurrences of note, pertaining to the history of the property.
Things to look for would be any disclosure of violent crime occurring there, or potentially a consistent (say, over twenty years) frequency of buy-and-sell; with no single owner retaining ownership of the property for more than a year or so.
I am not suggesting the reason will be anything to do with violent history or superstition, though you could discover something perhaps more startling, a structural or physical problem with the property over time.
Cameron McEvoy is a NSW-based property investor and maintains a blog, <a href="https://propertyspectator.blogspot.com.au/" rel="nofollow" target="_blank">Property Correspondent.</a>
'Haunted house' photo courtesy of  Sean MacEntee
 
 
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Can a property's turbulent history affect its market price: Cameron McEvoy

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Borrowers who don’t have a 20% deposit will be forced to pay higher lenders mortgage insurance (LMI) premiums following the two dominant providers – Genworth and QBE LMI – both increasing their premiums in the last 12 months. 
This is despite Australia having among the lowest mortgage default rates in the world. 
Fitch reported that mortgage delinquencies rose from 1.57% in the December 2011 quarter to 1.6% in the first quarter of 2012 – equating to about $35 million worth of loans turning bad. 
LMI is a one-off premium that protects lenders if a borrower defaults on their home loan - if the property sells at a loss, the lender can make a claim against its LMI provider for the shortfall. 
LMI can added thousands of dollars to the cost of buying a home and is particularly an issue for first-home buyers given the 20% deposit requirement. 
Calculations using the Genworth LMI premium estimator show that a first-home buyer borrowing 95% on a house valued at $500,000 (so a $25,000 deposit) would be required to pay an LMI premium of close to $16,000 on a 30 year variable-rate loan. 
A 10% deposit would reduce the premium to just under $8,000. 
A further issue is a lack of portability – if borrowers refinance with a new lenders and they still don’t have a 20% deposit, LMI must be paid again. 
Mortgage broker and director of Investors Choice Mortgages, Jane Slack-Smith, says she would expect LMI premiums to increase if there was an increase in delinquent loans “however it is not something I have seen in my business and not something that I have heard either LMI provider discuss in their updates”. 
Slack-Smith suggests that with interest rates so low, potentially the LMI providers are expecting issues for today’s buyer in the future when rates return to the long term norm of around 7.5% - “a way of hedging the future risk”. 
QBE LMI chief executive Jenny Boddington told Property Observer it increased base premiums on its core LMI products as of July 1 this year.
"We regularly review our pricing to ensure stable and reliable provision of our lenders’ mortgage insurance across the economic cycles,” she says.
Boddington says changes to premiums in recent years have mainly been driven by increased regulatory capital requirements, continuing subdued returns on our investment portfolio and slight increases in claims.
A spokesperson for Genworth confirmed that premiums have increased in the Australian market over the past twelve months.
“As a prudent insurance business, Genworth regularly reviews all elements associated with our product offering.
“This review takes into consideration the current market environment and the costs associated with providing our product and service delivery, including the cost of capital, portfolio performance and changing investment yields.
“Each individual LMI premium is calculated on the basis of a wide range of factors related to the size of the borrower’s deposit, the loan purpose, and the property. As such, pricing changes are based on a detailed analysis of each risk factor.”
Updates sent to brokers by lenders confirm the increases as well as changes to some products and offerings. 
An email sent to mortgage brokers by the Commonwealth Bank’ in June tells them that LMI will increase for “home/investment home loan and line of credit applications created from Sunday 2 June 2013”. 
“We are making these changes in line with pricing changes from our preferred LMI provider, Genworth,” says the Commonwealth Bank’s head of third party banking Kathy Cummings. 
An email sent to brokers by Suncorp says QBE LMI will increase base premium on three of its products - “lmiHOME™, lmiINVEST™ and lmiFIRST HOME™”. 
It’s not all bad news.
The Suncorp note also says QBE has of July 1 extended the eligibility criteria for its lmiFIRST HOME product - a discounted lenders mortgage insurance offering designed for first home buyers - to individuals who are purchasing or building a residential property for owner-occupation and who also qualify for the first-home owners grant and FHB stamp duty concessions.
The move is presumably to take in those FHBs who have qualified for the bigger state grants now available for new home purchases.
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More pain for first-home buyers as Genworth and QBE LMI push up mortgage insurance premiums

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Australian population is on a merry ride with a growth of 1.8% last year. We have added roughly 0.4 million people to the kitty of Australian citizens in 2012.
All good, but this brings forth a few pertinent questions. Such as: Is the housing sector good enough to keep abreast with the rising population? 
Population in Australia is getting a fillip due to two main reasons.
The first is termed as ‘natural increase’ and is expressed as the difference between the number of births and deaths. With low mortality rate, the natural increase is only expected to aid the population graph further in coming years.
The second factor is the ubiquitous overseas migration. It has brought in working class in ever so high numbers within the Australian shores. Net migration has doubled in the last 8 years and we have added nearly 240,000 to our population through net migration last year.
Of course, few states find themselves steeply rising on the population curve while others lag behind. While there are many reasons for the trend, net interstate migration turns out to be a key factor.
A few states drain people out while others siphon them in.
Factors like a) brightness of opportunities available, b) the performance of the housing sector, and c) the number of growth-drivers (single-industry economy or multiple-industry economy), among others, determine how much will a state soak in or bleed out individuals.
Tasmania and South Australia are finding out rather quickly that they are not providing enough reasons for people to stay (complete lack of depth in their markets). They have grown at a paltry rate of under 1%.
Places like Queensland, NSW and Victoria are growing rapidly both in terms of “wealth factor” and population.
Sydney has done rather well with New South Wales adding 90,400 people to its kitty last year. The good part is that the ratio of skill stream: family migration is loaded in favour of Sydney and a lot many skilled workers have been added to its tally lately.
This skilled-class will be an apt replacement for the baby boomer generation even as it looks to create its own job opportunity.
These people who are expected to generate their own wealth will look more and more towards living in the four main capital cities.
This is one reason why Sydney should keep piling the inflow of migrants and keep benefiting from it too.
The overseas migrants will fill us on their knowledge of overseas practices and business networks, will fuel demand in certain areas and also heighten investments.
Another point worth noting: not only the settler arrivals but also the number of onshore grants is increasing.
The latter is offered to student class who wish to settle permanently (have been living on a temporary visa till now).
The rapid development of Australia is luring them to stay forever and these are the individuals who are bound to feel more loyal about our country, adding a lot to its near-future wealth factor.
Population growth brings to the surface the crux question of housing supply.
We are running short of nearly 170,000 dwellings at the moment.
Oversupply in uninhabitable or lousy estate areas won’t help the cause.
Development-ready land needs to increase manifold.
Off-the-plan constructions need to honour time-frames, something which is not happening at large.
We have to stand up to our ‘median’ housing commitments and also look into the micro lots more engagingly. After all, we have a First Home Buyer population to cater to.
While the population growth is great news (we are not India or China where it can be perceived as a threat), our ability to turn it into a machine for growth is the main question at hand.
Tracey Chandler is a <a target="_blank" href="https://buyersagent-sydney.com.au/">buyer's agent specialising in Sydney's eastern suburbs</a>. This article originally appeared at <a href="https://buyersagent-sydney.com.au/" target="_blank">buyersagent-sydney.com.au</a>.
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