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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Our property markets have turned the corner and there are more people interested in getting into property investment.
However, if history repeats itself (and it most likely will), while some will develop financial freedom through property, many investors won’t get past their first or second property.
So how do you succeed? Where do you start? There are so many options out there, everyone seems to have an opinion and many of their suggestions are conflicting.
To start you on the right path I’d like to help by suggesting 10 questions that I believe all budding investors needs to get their head around before buying into the property game.
1. What do you want to achieve?
 
Is it money? Wealth? Financial freedom? Maybe all of the above!
 Remember the bricks and mortar are not really the end goal; rather they’re just the vehicle you choose to get there.  
So, firstly, identify your end goal and then formulate a plan to get you there in a timeframe that works for you.  
You see, property investment, as with any other journey, requires you to know where you’re heading and how you intend to get there.  
Unfortunately, most investors don’t have a plan and that’s why they get lost along the way, get distracted by the latest investment fad or the next ‘hotspot’. And if they do have a plan they rarely review it to make sure they’re on track.  
2. What is your preferred strategy?  
Once you know where you are going you need to implement an investment strategy that helps you get there.  
Since you can’t save your way to wealth, your goal should be to build a substantial asset base through capital growth. My four-part strategy to achieve this is:  
<ol start="1">
<li>
Buy a property below its intrinsic value
</li>
<li>
In an area that has a long history of strong capital growth
</li>
<li>
Look for a property with a twist – something unique, special or different and
</li>
<li>
A property where you can manufacture capital growth through renovations or redevelopment.
</li>
</ol>
  3. What type of property?  
You need to own the right type of property; one that will be in continuous strong demand from both owner-occupiers and tenants, because the former push up market prices, whilst the latter help to pay your mortgage.  
Today, more people are trading their backyards for balconies and that’s why I prefer inner-suburban apartment-style accommodation.  
 
<hr class="system-pagebreak">
4. Should you buy something old or new?  
More often than not, new or off-the-plan apartments are a ‘box’ in a high-rise monolith. The problem here is that you pay a premium to the developer and miss out on the first few years’ capital growth.  
At the same time the majority of owners in the building are likely to be investors. I prefer buying where owner-occupiers, who look after the building better, predominate.  
If you haven’t guessed it by now, I prefer to buy an established apartment, in a character-filled block, which has the potential to be ‘tarted up’ with cosmetic refurbishments.  
This gives you the potential to not only increase your rental income, but also manufacture some capital growth.  
5. Where should you buy?  
Location is critical to the long-term performance of your investment. I look for suburbs that have always outperformed the averages or ones going through gentrification.  
These are generally lifestyle suburbs in major capital cities close to the CBD, amenities or water.  
Then I drill down even further and choose the best spots in those suburbs.  
6. When should you buy?  
While there are investment opportunities at most times, I’ve found that many of my successful investments have been made by going against the crowd and buying when most people are worried about the market and sitting on the sidelines.  
7. What can you afford?  
Before you start looking at what to buy, you need to know what you can afford to buy.  
Get a loan pre-approved and make sure you’ve set some funds aside for acquisition costs, holding costs and a financial buffer for a rainy day or rising interest rates.  
 
<hr class="system-pagebreak">
8. How will you set up your purchase?  
It’s important to own your property in an entity that protects your assets and legally minimizes your tax.  
Whether you buy in your own name, your super fund or a trust, you need to be aware of what it will mean for you and your family, now and in the future.  
9. Who should you ask for help? 
If you are the smartest person in the room, you are in the wrong room!  
The real estate game is a team sport, requiring expert input and advice from a qualified accountant, a smart solicitor, a finance broker, an independent property strategist and a mentor who will help set you up for a win.  
10. Should I take advice from my friends and family?  
In general the answer is: no!  
Not unless they’ve invested successfully through a number of property cycles.  
This is because ‘the crowd’ is usually wrong. When everyone’s optimistic, people come out of the woodwork keen to give well-meaning advice; however, investors tend to be most optimistic at the peak of the cycle – when the risk is the greatest.  
Just like they are pessimistic at times when the property market is flat and the risk of further downside is low.  
As our real estate markets pick up and the cycle moves on, a whole new generation of investors will enjoy the prosperity property can bring.  
If you ask the right questions you could be one of them.
Michael Yardney is a director of <a rel="nofollow" href="https://www.metropole.com.au/">Metropole Property Strategists</a>.
 
 
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10 things you need to know when buying an investment property: Michael Yardney

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The final stage of the popular bayside development Central Park in Cheltenham will be released this weekend, as townhouses are proving to be the next generation in Australian family living.
Located at 100 Cavanagh Street, Cheltenham, Central Park (pictured below) offers a range of six different contemporary home styles, all named after flowers.
Property Observer <a target="_blank" href="https://www.propertyobserver.com.au/developments/cheltenham-moving-towards-apartments-and-townhouses-with-no-9-and-central-park/2012112957128/Page-2">reported</a> on the R.Corporation development in November last year, with stages one, two and three completely selling out.
The final stage will consist of two and three bedroom townhouses priced from $499,500 and will be launched over a winter garden party with mulled wine and crepes on Saturday July 13.
Eight townhouses are already reserved by registered clients, with more expected on the day.
“We are thrilled with the success of Central Park and look forward to our first residents moving in later this year,” says Rohan Ames of R.Corporation.
“The outstanding response is due to the quality of the designer townhouses within the bayside locale and at an attainable price,” says Ames.
The median house price in <a target="_blank" href="/news">Cheltenham</a> is $600,000, a 14.3% increase in the past five years, according to RP Data.
The demand for townhouses comes as the traditional family block of land is becoming smaller, according to findings from the National Land Survey Program, which monitors the performance of the new house and land market across Australia.
“These smaller lots are now priced $21,000 higher than what they were three years ago,” says director of ResearchFour Colin Keane.
“Most families buying on Melbourne’s outer fringe are travelling 15 kilometres further to secure a block of land that is only 70 square metres bigger, at a price point which is similar to a new well designed townhouse from where they came,” says Keane.
Clara in South Yarra was R.Corporations first generation of townhouses and the second generation saw the rise of Park Terraces in North Melbourne and Central Park in Cheltenham.
R.Corporation’s <a target="_blank" href="https://www.propertyobserver.com.au/news/with-paul-bangay-gardens-rcorporation-woos-buyers-at-the-grove-at-maidstone/2013032560030">The Grove in Maidstone</a>, specifically the Jasmine townhouse, is the third generation of townhouses to come from the developers, with a floor plan that can easily adapt to changing needs and lifestyle impacts.
Located on Crefden Street, The Grove townhouses will be three-storey with two bedrooms, two bathrooms and feature a balcony and front landscaped garden by <a target="_blank" href="https://www.propertyobserver.com.au/victoria/brighton-estate-woodlands-with-paul-bangay-gardens-returns-to-the-market-on-third-try-title-tattle/2012022153493">Paul Bangay</a>.
Buyers will have the choice of two different designs – Jasmine and Lily – with the Lily design starting from $450,000 and the Jasmine design starting from $480,000.
Stages one and two have completely sold out since launching in March, with the third stage being released this weekend.
The median house price in <a target="_blank" href="/news">Maidstone</a> is $485,000, a 15.5% increase in the past five years, according to RP Data.
Guests at the winter garden party for Central Park will also have the chance to win a weekend for two to Paul Bangay’s brand new bed and breakfast Stonefields in <a target="_blank" href="/news">Denver</a>.
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ntrotman-Et3xWpamVh

Melbourne suburban townhouses proving popular as the next generation in family living

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Sydney sits at the top of Australian capital cities for the number of private treaty house sales, according to RP Data.
The median price for private treaty house sales in Sydney was also second in the nation at $610,000, only trailing Darwin which came in with a median price of $665,000.
<img alt="rpdataprivatetreatyjuly8one" height="287" width="470" src="/images/stories/2013/07/rpdataprivatetreatyjuly8one.jpg">
<img alt="rpdataprivatetreatyjuly8two" height="209" width="470" src="/images/stories/2013/07/rpdataprivatetreatyjuly8two.jpg">
Private treaty sales represent around 85% of all dwelling sales across the country.
The statistics are calculated across houses and units sold over themost recent four week period.
Records without a valid sale price have been excluded from the analysis and median prices are withheld for cities wherefewer than ten sales have been recorded.
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Darwin pips Sydney for median private treaty house prices: RP Data

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Landlords sometimes fail to consider the tax consequences of letting family and friends stay for a few weeks a year in investment properties without paying rent or paying a below-market rate.
Deductions are unavailable for periods when someone occupies a property without paying rent.
And if a below-market rent was charged, you are not entitled to full deductions for costs.
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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mlaurence-vhAHaLZT8y

Understand tax costs of family tenants

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The median asking rents for houses across the country ranged from $310 to $690, according to Australian Property Monitors.
<img alt="hobartrentjuly11" src="/images/stories/2013/07/hobartrentjuly11.jpg" width="400" height="146">
The median weekly asking rent for houses in Hobart for the June 2013 quarter. This represented a 3.1% quarter-on-quarter decline and a negative 1.6% year-on-year change. 
<img alt="adelaiderentjuly11" src="/images/stories/2013/07/adelaiderentjuly11.jpg" width="400" height="146">
The median weekly asking rent for houses in Adelaide for the June 2013 quarter. This represented no quarter-on-quarter change and no year-on-year change.
<img alt="melbournerentjuly11" src="/images/stories/2013/07/melbournerentjuly11.jpg" width="400" height="146">
The median weekly asking rent for houses in Melbourne for the June 2013 quarter. This represented a fall of 1.4% quarter-on-quarter  and no change year-on-year.
<img alt="brisbanerentjuly11" src="/images/stories/2013/07/brisbanerentjuly11.jpg" width="400" height="146">
The median weekly asking rent for houses in Brisbane for the June 2013 quarter. This represented no quarter-on-quarter change and a rise of 2.6% year-on-year.
<img alt="canberrajuly11" src="/images/stories/2013/07/canberrajuly11.jpg" width="400" height="146">
The median weekly asking rent for houses in Canberra for the June 2013 quarter. This represented a decline of 1% quarter-on-quarter and also a 1% year-on-year decline.
<img alt="perthrentjuly11" src="/images/stories/2013/07/perthrentjuly11.jpg" width="400" height="146">
The median weekly asking rent for houses in Perth for the June 2013 quarter. This represented a 1% quarter-on-quarter rise and a 14% year-on-year rise.
<img alt="sydneyrentjuly11" src="/images/stories/2013/07/sydneyrentjuly11.jpg" width="400" height="146">
The median weekly asking rent for houses in Sydney for the June 2013 quarter. This represented a no quarter-on-quarter change and no year-on-year change.
<img alt="darwinrentjuly11" src="/images/stories/2013/07/darwinrentjuly11.jpg" width="400" height="146">
The median weekly asking rent for houses in Darwin for the June 2013 quarter. This represented a -1.4% quarter-on-quarter fall and a 6.2% year-on-year decline.
Source: Australian Property Monitors June rental report.
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Darwin's $690 weekly rental tops national median weekly asking rents: APM

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One of the most important decisions now for new prime minister Kevin Rudd is selecting the date for the federal election. There are 22 Saturdays between now and November 30, the last possible date an election could be held.
The requirements for a campaign period of no less than 33 days rules out four Saturdays. Further options can be eliminated because of sporting grand finals, public holidays, school holidays and religious days.
Rudd has also ruled out two other possibilities. He has said the election <a href="https://www.smh.com.au/opinion/political-news/pm-weighs-up-new-poll-date-20130627-2p06a" target="_blank">will not be held</a> on September 14, the date <a href="https://www.propertyobserver.com.au/https://www.abc.net.au/news/2013-01-30/julia-gillard-calls-september-14-federal-election/4491118" target="_blank">designated</a> by his predecessor Julia Gillard, because it falls on the date of the Jewish holy day of Yom Kippur.
He has also effectively ruled out September 7 by indicating that he would like to see the Australian prime minister <a href="https://www.propertyobserver.com.au/https://www.abc.net.au/news/2013-06-29/kevin-rudd-flags-taking-tony-abbott-to-g20-talks-in-russia/4789594" target="_blank">attend the G20 summit</a> in Russia, which is being held on this date. When these Saturdays are removed Rudd is left with 14 Saturdays to choose from.
Then there is the local government referendum, which significantly complicates matters for the new prime minister. According to the Australian Electoral Commission, a simultaneous referendum and election poll is <a href="https://www.sunshinecoastdaily.com.au/news/federal-election-referendum-may-held-same-day/1926091/" target="_blank">not possible</a> before September 14.
Of the remaining dates, Rudd will then have to weigh up political considerations. If he was to wait and hold the election in November, for instance, he could risk a voter backlash by making it appear that he was avoiding a vote.
Alternatively, the government could dump the local government referendum, wear the opprobrium, and go to the polls in August. But an August poll also carries the risks of repeating the mistake made by Labor in 2010 when they went to the polls too quickly after Julia Gillard became prime minister.
While notable exceptions can be found, the leader is at the centre of the campaign, and it takes some time to plan a campaign strategy and get the policy settings right to suit the new leader.
When the problems with a August, September and November poll are taken into account, Rudd is left with two Saturdays to choose from: October 19 and October 26.
 
<hr class="system-pagebreak">
Legal provisions
The combined provisions of the Australian Constitution and the Commonwealth Electoral Act (1918) require a minimum 33 day election campaign. They also dictate that the latest possible date for a federal election is Saturday, November 30, 2013. This is determined by <a href="https://www.austlii.edu.au/au/legis/cth/consol_act/coaca430/s28" target="_blank">Section 28</a> of the Constitution:
"Every House of Representatives shall continue for three years from the first meeting of the House, and no longer, but may be sooner dissolved by the Governor-General."
Following the 2010 election, the 43rd parliament first met on September 28, 2010, and will expire on September 27, 2013. The House of Representatives may be dissolved earlier than the maximum term, and by convention this is done by the governor-general on the advice of the prime minister.
<a href="https://www.austlii.edu.au/au/legis/cth/consol_act/coaca430/s32" target="_blank">Section 32</a> of the Constitution determines that:
"Writs must be issued within 10 days of the expiry of the House."
Ten days after September 27, 2013, is October 7, 2013.
<a href="https://www.austlii.edu.au/au/legis/cth/consol_act/cea1918233/s156" target="_blank">Section 156</a> of the Commonwealth Electoral Act (1918) says that:
Nominations of candidates must close at least 10 days but no more than 27 days after the date of the writ.
"27 days after October 7, 2013, is November 3, 2013."
<a href="https://www.austlii.edu.au/au/legis/cth/consol_act/cea1918233/s157">Section 157</a> of the Commonwealth Electoral Act determines that:
"Election day must be at least 23 days but no more than 31 days after the close of nominations."
31 days after November 3, 2013, is Wednesday, December 4, 2013.
Finally, <a href="https://www.austlii.edu.au/au/legis/cth/consol_act/cea1918233/s158">Section 158</a> of the Commonwealth Electoral Act demands that:
"The day fixed for the polling shall be a Saturday."
The Saturday prior to December 4, 2013, is November 30, 2013.
 
<hr class="system-pagebreak">
What about the Senate?
In selecting an election date the prime minister will want there to be a Senate election held simultaneously. It would be a very brave national leader who would make Australians go to the polls more times than they needed to.
<a href="https://www.austlii.edu.au/au/legis/cth/consol_act/coaca430/s13">Section 13</a> of the Constitution requires that in half-Senate elections, the election of state senators shall take place within one year before the seats become vacant. Senators are normally elected for fixed terms of six years, commencing on July 1 in the year following the election, and ceasing on June 30 six years later. This means those Senators elected in November 2007 and sworn-in on July 1, 2008, will have their senate seat fall vacant in June 30, 2014.
Therefore a half-Senate election is required to be held between July 1, 2013, and June 30, 2014. Other provisions in the Constitution relating to the requirements of a 33 day campaign period mean the earliest date for a half-Senate election is August 3, 2013.
The agreement with the independents
Part of the agreement between the ALP and independent MPs Tony Windsor and Rob Oakeshott, which allowed Julia Gillard to form a minority government in 2010, <a href="https://www.smh.com.au/opinion/political-news/poll-position-gillard-arms-labor-for-early-election-with-new-committee-20120904-25cor" target="_blank">says</a>:
"This parliament should serve its full term and that the next election will be held on a date to be agreed in September or October 2013."
With parliament having risen and the two regional independents signalling they are not running again, the status of this clause is highly debatable. If the new parliament was recalled by Rudd to pass legislative changes then there is an unlikely possibility it may come back into play.
The local government referendum
On June 24, parliament passed a bill authorising the holding of a referendum on whether to give constitutional recognition to local government. <a href="https://www.austlii.edu.au/au/legis/cth/consol_act/coaca430/s128" target="_blank">Section 128</a> of the Constitution provides that a referendum must be held after two months but less than six months after the approval of parliament.
<a href="https://www.aph.gov.au/Parliamentary_Business/Committees/House_of_Representatives_Committees?url=jsclg/localgovt/subs/sub129.1.pdf" target="_blank">According to the AEC</a>, the combined effect of the Constitution and the Commonwealth Electoral Act is that the earliest date an election and referendum can be held simultaneously is two months and 18 days after June 24.
This means any election called before September 14 will not be able to be held simultaneously with the referendum, something the government will want to avoid. Alternatively, the government may elect to drop the referendum.
 
 
<hr class="system-pagebreak">
Parliamentary sitting days
A further complication is presented by the scheduled sitting of parliament on the weeks of August 20-22, August 26–29 and September 9-12.
It may be that the new prime minister wishes the parliament to sit again to consider legislative changes. However, this carries with it a new set of risks around managing the parliament and its members as well as providing the opposition with a platform to attack the new administration.
If the government wishes to avoid another sitting of parliament then an October election date is problematic.
When will Rudd name the election date?
One of the prerogatives of the prime minister is to name the election date. The prime minister is required to provide 33 days notice. But beyond that, there is no legal requirement to let the public know.
This arrangement delivers a significant advantage to the incumbent. It allows the prime minister to select a date which they believe gives them the best chance of winning.
Julia Gillard broke with convention by naming the September election date when she delivered a National Press Club speech in late January. There were mixed views about the political wisdom of this move. Either way, it has had a flow-on effect for Kevin Rudd by increasing the pressure on him to name a date.
The traditional line for a prime minister – “that’s for me to know and you to find out” – is unlikely to hold for long given he is creating uncertainty by switching from a date that was previously known.
The Commonwealth, Queensland and Tasmania are the last remaining Australian jurisdictions not to have a fixed election date. For convenience and certainty it is a reform that should be adopted at the federal level. It will also mean people will be spared highly speculative commentary pieces like this one.
Finally, don’t forget Australia’s media outlets. They are waiting for tens of millions of dollars in advertising bookings by the political parties. These bookings would have been well advanced for September 14, particularly in prime-time slots. Now the media buyers will be frantically checking availability around the dates below (click to view), while the rest of the country awaits Kevin Rudd’s announcement of a new polling date.
Options for the 2013 election date:
Click to enlarge:
<a style="font-size: 0.8em;" href="https://c479107.ssl.cf2.rackcdn.com/files/26660/area14mp/vdb67b37-1372722626.jpg"><img src="https://c479107.ssl.cf2.rackcdn.com/files/26660/width668/vdb67b37-1372722626.jpg" width="470"></a>
<figure class="align-centre zoomable"></figure><figcaption></figcaption>This article originally appeared on <a href="https://theconversation.com/au" target="_blank">The Conversation</a>.
Nicholas Reece is a former senior adviser to a prime minister and two Victorian state premiers. Further election commentary by Nicholas Reece can be viewed at <a href="https://www.2013electionwatch.com.au" target="_blank">www.2013electionwatch.com.au</a>
 
 
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Options for the 2013 election date - which spring Saturday property auctions face the federal election interruption?  

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Ok, you can call me a nerd if you like, but I love checking out the Australian Bureau of Statistics (ABS) website, there is some really cool stuff on there.
Tick-tock...it’s the population clock.  This is fun, you can see each hour the population clock tick over with real population data. On 9 July 2013 at 05:24:38 PM (Canberra time), the resident population of Australia was projected to be:  23,110,108.
<a target="_blank" href="https://www.abs.gov.au/ausstats/abs%40.nsf/94713ad445ff1425ca25682000192af2/1647509ef7e25faaca2568a900154b63?OpenDocument">Check it out</a>:
<img alt="chiversjuly12one" height="208" width="470" src="/images/stories/2013/07/chiversjuly12one.jpg">
Another fab thing is the animated population pyramid. This shows a cool graph of male and female populations by age group. You can click on the ‘view surplus’ button to see surpluses of ladies or gentlemen, by age, by state, so if you’re looking for a partner, perhaps start your research here!
There is a button you can click that animates the graph; you can see the population by gender from 1971 – 2015. It’s interesting to watch the shape of the graph change as you move through the years. This is a <a target="_blank" href="https://www.abs.gov.au/websitedbs/d3310114.nsf/home/Population%20Pyramid%20-%20Australia">good tool to check out</a> when thinking about population demand for housing.
<a href="https://www.abs.gov.au/websitedbs/d3310114.nsf/home/Population%20Pyramid%20-%20Australia"><img alt="chiversjuly12two" height="415" width="470" src="/images/stories/2013/07/chiversjuly12two.jpg"></a>
What I actually went to the ABS website for, before being distracted by clocks and animated graphs, was to check out the latest population growth data for the Hunter Region of NSW.
You see the ABS recently released its small area population estimates for the year ended June 2012.  This is the first insight into population change at smaller areas of geography since the 2011 Census.  Here are my key findings:
STATE SUMMARY
At June 2012, the estimated resident population of New South Wales was 7.29 million people. Between 2011 and 2012, the NSW population increased by 78,900 people (or 1.1%). This was the third largest growth of all states and territories, behind Victoria and Queensland.
At June 2012, just over one-third of NSW residents lived outside Greater Sydney and this increased by 17,600 people in the year to 2012, to reach 2.62 million.
The Hunter Valley (excluding Newcastle) had the largest and fastest population increase in the remainder of NSW (up 4,500 people or 1.8%) in 2011-12. The next largest increase was in adjacent Newcastle and Lake Macquarie (up 3,100 people), followed by Central West (2,100) and Capital Region (1,600). The only area to decline was Coffs Harbour - Grafton on the mid-north coast, down 90 people.
Maitland – West had the fifth largest growth after four Sydney areas. Thank you, we’ve been developing here for some time.
Large growth was recorded near the Australian Capital Territory, in the Hunter Valley and in the Central West.
The ABS is full of important information, at a click of a key I found some industry data for one town Property Bloom works in. It was interesting to see the breakdown by industry by employment. The top employer in this town was manufacturing, closely followed by retail. Now if I asked someone on the street, they may have said tourism as number one and mining close behind. So what sometimes seems obvious is not always the reality.
It’s important to take a ‘big picture’ look at the areas you invest in. That’s what Property Bloom does; we research populations, vacancy, median sales price, and long term sales data and combine it with what we hear on the street and from talking to our agents.  From this, we work out the best locations for our client’s developments.
Whilst it may not seem immediately relative, if you cross check the statistical data with qualitative research i.e. what you find going on in the market, it all makes for some good, solid backing to why you should be investing in that location.
Jo Chivers is director of <a style="font-size: 14px;" target="_blank" rel="nofollow" href="https://www.propertybloom.com.au/" title="Property Bloom">Property Bloom</a>, which manages property development.
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jochivers-wq5Bp59R5a

Crunching ABS data can be key to investment success: Jo Chivers

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While mortgage exit fees have been banned on variable home loans for more than two years, hefty break costs may still apply if you exit a fixed-rate home loan before the end of the agreed term of the loan.
This is something borrowers need to keep in mind, particurlarly if they think they may sell their home before the end of their fixed-rate term.
Selling your home and exiting a fixed-rate mortgage early will not protect you from break costs and lenders will calculate an “early repayment adjustment” to recover their funding costs.
Depending on what has happened to interest rates since the loan was taken out, the size of the loan and the length of time remaining in the fixed-rate term, break costs can range from a few hundred dollars to many thousands of dollars.
Financial products data provider Canstar estimates that the break costs on a $250,000 three-year fixed rate loan that still has two-and-a-half years to run would be around $10,300.
At the same time enticements to take out longer fixed-rate home loans are greater with lenders cutting interest rates on three and five year fixed rate home loans.
These include ME Bank, which last month cut its five-year fixed rate to 5.49%. <a target="_blank" href="/news">In May Citibank</a> cut its five-year fixed rate to 5.35%.
Five-year fixed-rate home loans account for around one in five fixed-rate home loans taken out by borrowers with three-year fixed-rates the most popular (two-thirds of all fixed-rate home loans taken out in Australia), <a target="_blank" href="https://www.propertyobserver.com.au/ews/monday-feb-25-feature-the-fix-is-on-for-bank-mortgage-rates-should-you-take-the-deal/2013022159504/Page-1">according to finder.com.au.</a>
While the cash rate is tipped to fall next month to 2.5%, if you take a view that rates will rise over the next five years, a fixed rate of just over 5% may sound tempting.
But be aware that break cost can run into the thousands of dollars if you decide to sell your home within the fixed rate term.
Here are four other fixed-rate traps to avoid:
<ul>
<li>Not being able to pay off your home loan sooner if your financial situation improves</li>
</ul>
While fixed-rate home loans provide certainty around future mortgage repayments and help with budgeting, if your financial situation improves, the terms of your loan may restrict you from making extra repayments or additional costs may apply. In essence, the interest rate is not the only factor to consider when taking out a fixed-rate home loan. In addition higher monthly and annual fees and costs may apply.
<ul>
<li>Not splitting your home loan</li>
</ul>
Borrowers that take out their entire home loan on a fixed-rate will lose out on any interest rate cuts. However, if they split their home loan between fixed and variable, they hedge their bets, meaning some upside if rates fall and some protection if rates rise. Many lenders will allow borrowers to choose how much of their home loan they wish to fix and how much they wish to borrow on a variable rate.
<ul>
<li>The fixed-rate rollover trap</li>
</ul>
According to Mortgage Choice, many borrowers would not be aware that at the end of a fixed rate the loan rolls over into a standard variable rate, which is usually 0.7% higher than the cheaper basic rate loan and could result in your mortgage repayments rising. Usually borrowers can negotiate a better deal with their lender, but this requires that you be vigilant as to when your fixed-term ends and have maintained a high credit rating.
<ul>
<li>Missing out on attractive offerings during your loan term</li>
</ul>
Taking out a fixed-rate home loan at what seems like an attractive rate may seem like a good idea, but if attractive variable or other fixed-rate mortgage offerings come to market, you may not be able to take advantage of them because you are locked in. The key is to be certain about the loan product and length of the fixed-rate term.
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lschlesinger-FZcF9M3vE6

Don't fix if you are thinking of selling your home and 4 other fixed-rate traps to avoid

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Receivers from McGrathNicol have been appointed to the $326 million LM First Mortgage Income Fund, one of the funds that formed part of collapsed Gold Coast-based fund manager and property developer, LM Investment Management (LMIM).
At the same time trustee of another fund, the $400 million LM Managed Performance Fund, are demanding that group founder Peter Drake pay back more than $17 million in loans, the Australian Financial Review reports.
It follows LMIM administrators John Park and Ginette Muller from FTI Consulting revealing in April that the <a target="_blank" href="https://www.propertyobserver.com.au/trends/administrator-investigates-%2417-million-loan-to-lm-investment-management-founder/2013040360152">business had lent Drake $17 million.</a>
LMIM, founded by Drake in 1997, was placed in administration on March 19 leaving investors facing exposures worth more than $740 million in total.
McGrath Nicol were appointed receivers to the LM First Mortgage Income Fun by investment bank Deutsche Bank, with the AFR calling it a “pre-emptive action” ahead of July 15 court battle over control over the fund.
Deutsche Bank has provided a line of credit facility worth $25 million to the fund.
The court hearing is to determine whether FTI Consulting remains as responsible entity or fund management group Trilogy (which controls other LM funds) be appointed as the replacement responsible entity.
Last month FTI Consulting said it would seek to wind up the fund, where debenture holders have around $288 million invested.
Investor funds were lent on as registered first mortgages over commercial, residential, industrial, retail and vacant land – most of which is now in default.
Prior to its collapse, LM Investment management secured the sale of 28 loans leaving a balance of 27 loans totalling $481 million.
A January 2013 update reveals that the historical book value of the fund is now $326 million.
A June 2012 report revealed provisions for impairments of $146 million in the fund leaving a net balance of $334 million.
Of the $480 million lent out, $216 million was secured against assets under construction with the loan to be repaid through “cash flows of the project”.
Four of the loans account for 10% of the fund‘s exposure each and total
Management fees over 2012 were $2.47 million and were $9.1 million in 2011, the annual report shows.
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LMIM founder Peter Drake under pressure to repay $17 million loan as receivers appointed to $326 million mortgage fund 

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The Real Estate Institute of Western Australia president David Airey has downplayed a report that the Perth rental market was tight with rents going up.
The REIWA data currently shows 4,200 rental properties on the market after a significant jump which puts the vacancy rate rose at 3.2% up from a tight 1.9% in December 2012.
The data release followed claims that Perth was among the country’s most expensive capital cities to rent a house, according to Australian Property Monitors, <a target="_blank" href="https://www.propertyobserver.com.au/landlords/darwin-s-%24690-weekly-rental-tops-national-median-weekly-asking-rents-apm/2013071163177">who gave the median advertised asking rent for houses in Perth at $490 per week, just $10 below Sydney's $500</a>.
APM’s June quarter rental market report suggested record levels of immigration into Perth from eastern states when there hadn’t been much building prompted the shift.
Perth was the only capital city in the country to secure growth in both house and apartment rents during the June quarter, according to APM which hd house rents up 14% and units up 13.3% in the past year.
But REIWA data for the three months to May put the Perth median rent at $475 per week. This was up by just $5 on the March quarter and was generated solely byunits and apartments as house rents didn’t shift.
REIWA says rental listings are 10% up over the June quarter at 53% higher than the same time last year.
"The data from our members across the metropolitan area put the median rental for houses at $480 per week and units at $455 per week.
"But of course that means that half of all rental properties on the market are under that price, as the median is the middle point in the market.”
Mr Airey expects to see a softening in rents for the second half of this year because of a slowing economy and strong first homebuyer activity.
“Our mining based economy and associated jobs is not as strong as it was last year.
"Separate to that, the significant number of first home buyers means that many tenants are leaving the rental system for a mortgage, thereby freeing-up more stock back into the rental system,” Mr Airey said.
He also went on to say that the real estate agents had noticed a significant drop in the level of enquiries they were getting for rental accommodation and that long queues of prospective tenants at home-opens had disappeared.
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