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 National Australia Bank has revised its forecast for interest rate cuts – bringing the expected November cut forward after the bank's business conditions survey hit a four-year low.
NAB is expecting the Reserve Bank to cut interest rates next month to help boost the non-mining sectors of the economy that are struggling.
The bank's monthly business survey shows conditions slipped to a reading of minus 8 in June - well below the long-term average of five and the lowest level since May 2009.
The survey of 400 firms during the last week of June shows conditions were the worst for retailers (-28) and manufacturers (-27) and miners (-28).
Its been suggested retail activity was at 16-year lows.
The NAB chief economist Alan Oster told News Limited papers the result had more than reversed the tentative signs of improvement in April and May.
"Most concerning in June was the collapse in retail, mining and manufacturing conditions, with retail activity deteriorating to its weakest level in the history of the monthly survey (since 1997)," he noted.
Profitability, sales and employment growth were all weak as business held back on spending due to worries about the state of the global economy.
NAB's head of Australian economics, Rob Brooker, says despite the gloom, the survey shows there are some bright spots in the month.
"The areas that are doing better are areas like business services, property and finance," he says.
The survey shows confidence improved to a reading of zero in June, but that is still well below average levels.
In its analysis of the results NAB suggested uncertainty surrounding the election date "may be a negative" for business spending plans.
Meanwhile the ANZ says the fall in business conditions had more than reversed the modest improvement recorded in April and May.
It says business conditions have been below average for more than a year and confirm that past interest rate cuts - and the recent depreciation in the Aussie dollar - have yet to gain traction in the non-mining sectors of the economy.
‘’While we continue to expect the RBA to reduce interest rates further this year, the timing of the next move is complicated due to the recent depreciation of the dollar and the upcoming Federal election.
While a soft CPI outcome, in isolation, would likely be insufficient for the RBA to reduce interest rates in August, the softness in recent Australian dataflow increases the probability that the RBA may move in August.
A weak labour market report this Thursday would likely see markets price in a higher chance of an August easing, the ANZ said.
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August RBA rate cut looms more likely after worst retail conditions for 16 years: NAB 

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Yesterday was a hot sunny day in London, where I've been attending auctions.
It's quite clear that in this part of the world the quality suburbs of London remain smoking hot, but the areas away from London are still struggling to gain momentum even after half a decade, although there are signs at long last of an upturn.
Thanks to the UK Government's 'Help-to-Buy' scheme, Bovis Homes today reported a 60% y/y surge in sales as the market is steadily being re-inflated.
Meanwhile back in Australia, RP Data releases figures which show that the most affordable 25% of capital city suburbs have outperformed the remainder of the market over the past decade.
<img alt="WargentJuly10one" height="340" width="470" src="/images/stories/2013/07/WargentJuly10one.jpg">
Source: RP Data
It's difficult to avoid make sweeping generalisations here, of course, but this is broadly what we might expect to see at this stage in the cycle, given the below:
<img alt="WargentJuly10two" height="396" width="470" src="/images/stories/2013/07/WargentJuly10two.jpg">
 
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In 2008, the official cash rate in Australia threatened to increase back towards the levels seen pre-1993 (it was hiked to 7.25% on 5 March 2008) which was the year of the introduction of the target inflation rate. But since that date, the cash rate has plummeted to record lows.
In fact the cash rate in Australia has fallen from an eye-watering 17.50% in January 1990 to a record recent low of only 2.75% on 7 May 2013. With households able to source incredibly cheap credit at low mortgage rates (as low as 5% or even less today), this has lead to easily the most material gearing up in the history of Australian households.
<img alt="WargentJuly10three" height="422" width="470" src="/images/stories/2013/07/WargentJuly10three.jpg">
I'd suggest that anyone who looks at this chart and thinks that homebuyers Australia-wide are preparing themselves for a major and sustained boom in credit growth might be ever-so-slightly optimistic.
We know that Australia, just as in many other countries, saw banks and lenders dishing out 100% mortgages in the period leading up to 2008, so there is likely to be some bad news in the post in the more affordable segments of the market as and when interest rates revert towards the historical mean.
As noted by RP Data, the premium sector of the market tends to be the most volatile, whilst for the past two cycles, the most affordable properties have been the most stable. The problem here is that their chart only goes back to 1998 and therefore does not go back far enough to show what happens to lower demographic suburbs when interest rates rise. Traditionally, and if overseas markets are a useful guide, prices get clobbered as mortgage stress is experienced.
The good news for property die-hards is that Australia has to date been perhaps unique in developed world economies. We have not experienced a recent major property downturn in the capital cities and we haven't had a recession for some 22 years and counting. And long may that economic record continue.
However, property is not a magical risk-free asset class and all countries experience property downturns - and when this happens, markets with a strong proportion of investors are likely to be those which hold up best. I wouldn't want to be holding property in the cheapest markets where people tend to live through necessity rather than through choice.
Instead, I have a strong preference for markets where investors look to at the first sign of a recovery and where foreign funds will flood - close to the centre of the major capital cities.
Some properties in affordable areas will be represent good investments, but be very wary of properties with seemingly attractive high yields and that are in low demand. I've seen properties for sale here in England in small towns for the price of just one pound, and you've probably heard of similar stories from regions of the US.
 
<hr class="system-pagebreak">
Finding new hotspots
In recent months I've had some long, drawn-out  discussions with an experienced property buyers agent who is in the market daily about this very topic.
Naturally, I understand the theory that instead of buying where everyone else is rushing to buy, you may wish to buy in a regional centre where 'no-one' is buying - in the hope that they might soon do so because of, for example, new government infrastructure, projected employment growth or perhaps a nearby mining project.
The problem with this is that when people migrate to an area to work, they very often do not buy, they rent. And when they do buy (if they remain in the region), they do so to settle based on their earnings which tend to be in line with others in that area.
The only way in which prices are generally going to be pushed higher and ahead of wages growth is if you can anticipate a swathe of speculation which itself generates a larger influx of accelerating debt - and if you get that, you'll usually get new home building, which increases supply and masks the actual price increases (showing instead only median price increases).
Mining towns exhibit many of these traits. Price increases can often be fuelled by investors who may profit if they get their timing right (risky). Those who work in the town often save their money and instead invest it in property in the capital cities.
When will this property cycle end?
RP Data shows that all capital cities have recorded price gains over the past 12 months, values being  pushed up by the record low interest rates. Gains have been strong in Sydney, Darwin and Perth, but weak in Adelaide and Brisbane.
When will the cycle end, if indeed in the unlikely event that it ends coterminously in all cities? Impossible to say and anyone who claims to know is fibbing.
It could be in just a couple of months' time when Mr. Rudd calls an election. It could be in 2014 as the RBA starts to hike interest rates. It could be later in 2014 as unemployment starts to ratchet up (job losses also hurt affordable market sectors disproportionately, so let's hope this doesn't happen in Australia). Or perhaps the cycle will even run for 18 months or more.
In any case, whenever Australia's next significant downturn occurs, expect the broad middle market in supply-constrained capital city suburbs to hold up best. They usually do.
Pete Wargent holds a range of finance and property qualifications and is the author of <a rel="nofollow" href="https://petewargent.blogspot.com.au/" target="_blank">Get a Financial Grip – a simple plan for financial fr</a><a rel="nofollow" href="https://petewargent.blogspot.com.au/" target="_blank">eedom.</a> 
 
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The middle market will hold up best during the next Australian property downturn: Pete Wargent

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Tenants sometimes prepay rent that some landlords unnecessarily include in their taxable income.
However, Eddie Chung, partner and property tax specialist with accountants BDO in Brisbane, says landlords need not declare the amounts as income in the current financial year if the prepaid amounts are for periods after June 30 – provided the lease requires repayment of prepaid rent if the tenant vacates.
See our free ebook on the <a href="http://propertyobserver.com.au/ebooks/free-ebook-top-24-tax-strategies" target="_blank">top 24 tax strategies</a> for property investors.
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Don't pay tax on unearned rent

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A higher-than-average delinquency rate by homeowners on the Mornington Peninsula in the 18 months to the end of March, was one of the main finding in the Fitch study on mortgage deficiency by postcode to the end of March. Mornington Peninsula was the third worst-performing region in Victoria with a delinquency rate of 1.66%. 
This comes despite a stable unemployment rate and stable house prices. Fitch analysed about 240,500 mortgages Australia-wide for an equivalent amount of $43 billion for this study.  Generally, though, Victoria continued to perform well in terms of mortgage arrears, with an overall delinquency rate of 1.29%. This was lower than New South Wales (1.58%) and Queensland (1.58%).  Melbourne performed in line with the rest of Victoria, with a delinquency ratio of 1.25%.  Mortgage performance in Victoria has not changed significantly over the past three years to the end of March. 
The state’s strengths include a stable and diversified economy, satisfactory affordability, and a low unemployment rate. The property market experienced considerable growth from 2008 to late 2010, before declining in 2012 and 2013.  As of the end of March, property prices in Melbourne are still 7% down from their peak in late 2010, but are at the same level as of the end of March 2010.  The unemployment rate in Victoria was 6.2% at the end of March this year, in line with historical levels. Unemployment remains low, the GDP stable, and affordability high, so Fitch does not expect a significant change in delinquency rates in Victoria in the near term.
Recent mortgagee listings and sales on the Mornington Peninsula: Under instruction from the mortgagees, Ray White Chelsea will auction <a target="_blank" href="https://www.realestate.com.au/property-house-vic-bonbeach-114210179">36 Royal Road, Bonbeach</a> (pictured below) on Saturday, July 27 at 11am. The weatherboard on 583 square metres is handy to the beach, shops and station.
{yoogallery src=[images/stories/2013/07/july10bonbeach]}
The interior has been renovated with three bedrooms plus a study, modern kitchen with stainless steel appliances and glass splashbacks, open plan lounge room all with polished floorboards. There’s ducted heating and cooling. Hocking Stuart Frankston is hoping to reap $420,000-$585,000 in a mortgagee sale for <a target="_blank" href="https://www.realestate.com.au/property-townhouse-vic-seaford-114198983">39-41 Nepean Highway, Seaford</a> (pictured below) . The townhouse, in a group of 20 named Twin Waters, has three bedrooms, two bathrooms and two car spaces.
{yoogallery src=[images/stories/2013/07/july10seaford]}
The development includes a mixture of two and three storey residences, some with bay and creek views. It has bamboo flooring, stone bench tops, stainless steel appliances, air conditioning, double car accommodation, private courtyards/balconies. The beach is across the road, and schools, shops, transport and parkland nearby. Sandra Dunbar Real Estate, McCrae, recently sold <a target="_blank" href="https://www.realestate.com.au/property-mixed+farming-vic-boneo-7536059">490 Boneo Road, Boneo</a> (pictured below), on the Mornington Peninsula, for $1.5 million in a mortgagee sale. 
{yoogallery src=[images/stories/2013/07/july10boneo]}
The 1860 farmhouse, Glenlee, is on 12.3 hectares.The iconic property is perfect for farm stay, farming or equestrian. It’s close to schools, shopping, wineries, golf courses and bay and ocean beaches.
It’s fully fenced with manageable paddocks, one with fruit orchard and the rest open to grazing. The historic outhouses, sheds and shelters support the property’s use.
Aerial image courtesy of Frankston Visitor Information Centre.
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Higher than average delinquency rate for Mornington Peninsula: Fitch

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This Sunday I am flying out to Thailand to get away from this bloody cold weather. When I booked my trip a few months ago I though my timing was perfect as the Aussie dollar was flying high.
However, just three months later it has fallen back to earth. I don’t tell you this to make you jealous of my trip but to me this is a clear sign fixed rates are at the bottom of the cycle.  
A high Australian dollar is not good for the Australian economy because our exporters products look less appealing to international buyers. This in turn puts pressure on manufacturing industry and unemployment.  
Higher interest rates in Australia in comparison to the rest of the western world makes our dollar an attractive safe haven in uncertain times as it will produce a higher return.  
The RBA really only has one tool at its disposal to put downward pressure on the dollar and that is to lower interest rates and this has been a large part of their thinking in recent times.  
A combination of lower interest rates and the announcement from the US Federal Reserve that they plan to stop quantitative easing (read print more money) has lead to a sharp fall in the Aussie dollar.  
The graph below illustrates how quickly it has slid. The dollar was above $1.05 US dollars less than three months ago and now sits around 91 cents. This means the purchasing power an international buyer of our products has had a 10% boost and in theory this should give our exporters a kick start.        
<img alt="ArmstrongJuly10one" height="208" width="470" src="/images/stories/2013/07/ArmstrongJuly10one.jpg">
On the other hand we do not want to see the Aussie dollar fall to far as this will mean many of our imports, including the laptop I am writing on, will become more expensive.  For the RBA it is like walking a tight rope and it is vital they get the balance right.
The fall in the dollar will take pressure off interest rates and will bring closer the time when the RBA begins to lift the cash rate. It is not a question of if they will lift rates but simply when.  
This is where the banks come into the frame. Their job is to project into the future to determine where rates will be at some future date. The price they pay for money will be based on these projections and this will have an impact on the price they sell it to you and me.  
Last Friday we saw an indication of what they are thinking as the ANZ bank lifted their three-year fixed rate from 4.99% to 5.19%.  This could mean the bank has sold all its cheap money and is now hedging its bets or they are stepping back from these fixed rates.  
While the other major banks are yet to follow I think this is a clear sign that now is the time to lock in.  
Warren Buffet lives by an investment mantra that says ‘I would rather be vaguely right than precisely wrong’. His investment philosophy is to use all the available information at his disposal to make educated decisions that mean he might not get the timing right every time but he is happy to be close enough to work in his favour.  It is now close enough!  
Mark Armstrong is a director of <a href="https://www.ipropertyplan.com.au/">iProperty Plan</a>, which provides independent analysis and tailored advice to investors and home buyers.          
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Lower Aussie dollar continues to put pressure on interest rates: Mark Armstrong

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The 2013 commercial property market continues its trend of revival with increased activity levels and record sales, according to First National Real Estate’s Mid Year Outlook.
However, the growing trend for tenant incentives - in the form of discounting - is expected to continue into the second half of 2013, according to 68% cent of First National commercial members.
“Commercial tenants have the upper hand in current conditions, with landlords resorting to offering tenant incentives of up to 30% across the Melbourne, Sydney and Brisbane office markets in a bid to retain them,” CEO Ray Ellis says.
According to the survey, members expect the rural/regional property market to perform steadily over the coming six months, however, there is still residual weakness from the recent difficult market conditions.
“The subdued market is seen as the result of the ongoing tough post-GFC lending conditions, supply and demand ratios, and the low interest rates that are propping up the market,” Ellis says.
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Revival of commercial property market continues: First National

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Popular Perth nightspot the Claremont Hotel could be getting new owners.
Its current owner Barry Jones, director at Gretna Nominees, is <a target="_blank" href="https://www.realcommercial.com.au/property-retail-wa-claremont-500800879?listingType=buy">seeking expressions of interest in the property</a>, with a view to either leasing or selling it.
The original hotel dates back to 1886 and then became a grocery store and later a bakery, before being turned back into a hotel in 1902.
In the 1920’s the hotel traded as McManus’ Hotel and Fink’s Hotel. In recent times its been the Continental Hotel and Redrock hotel, before becoming the Claremont Hotel after a refurbishment in 2002.
The building is situated in a prime location on the corner of Bayview Terrace and Gugeri Street, just nine kilometres from the Perth CBD. Its adjacent to the Claremont Quarter Shopping Centre and opposite the Claremont Train Station.
The 1,263 square metre property sits on 1,659 square metres of land. It comes with a tavern licence.
The two-storey hotel offers a variety of indoor and alfresco areas, which can be used for private functions or public dining.
Colliers International agents Mark Werrett and Ben Tana have advertised it as being suitable for refurbishment or redevelopment.
Expressions of interest close on August 16.
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Perth's historic Claremont Hotel seeking expressions of interest

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Investec Bank has sold the top floor penthouse space in its Potts Point development, but divided into two apartments rather than as one residence.
Its a 430 square metre Wylde Street space that came with a combined $13 million asking price. It has 115 square metres of car spaces and storage. They each sold for around $6 million. 
The offering sits atop a seven story complex which will replace the former Oakford Apartments motel on its scheduled 2015 completion.
The development, high above industrial Garden Island, is set to contain 21 apartments and 30 car parking spaces.
Designed by Adam Haddow of SJB, there will be a mixture of six one-bedroom apartments, three two-bedroom apartments and 11 three-bedroom apartments and the single floor penthouse space for which the sale price/s have not been revealed.
Deposits were taken for 16 of the 21 apartments in the new development at its March VIP launch for prices ranging between $795,000 and $5.2 million. Property Observer gathers the developers were minded to split the penthouse floor into two over recent weeks to match the subdued demand for penthouses. 
A project at 10 Wylde Street will be the first apartment building of a major size constructed in the inner eastern suburb for more than five years.
"10 Wylde Street has the only true north-facing penthouse to be built in Potts Point in 20 years," said the sales marketing material of Andrew Hoggett and Jason Boon of <a target="_blank" href="https://www.rwebay.com.au/874136/">Richardson &amp; Wrench Elizabeth Bay</a>.  It was listed inconjunction with Caroline Fagerlund of CBRE Residential.
Developed by Investec and designed by SJB Architects, this is the second development proposed for the site after the earlier, larger, $70 million project was abandoned after the first developer, Ashington collapsed in 2010. 
Investec, which had lent to the Ashington to fund the project, took control in 2011.
Investec submitted $17 million plans with less ambitious design and price expectations scrapping its prestige, but expensively tricky, curved glass building corner.
It was in 2008 when Potts Point briefly ruled triumphantly holding the Australian record apartment mantle following the $20 million off-the-plan penthouse sale in the then Ashington development at 10 Wylde Street.
With views across Woolloomooloo Bay towards the harbour, city and Opera House, the proposed two-level penthouse was set to have 530 square metres of internal space and 115 square metres of balcony.
The nine-apartment project had been designed by Tzannes Associates, with interiors fashioned by the designer Alex Perry.
The sale, which was in train for more than a year, was negotiated by Richardson &amp; Wrench Elizabeth Bay-Potts Point agents Geoff Cox and Jason Boon to the elusive property developer Duncan Hardie.
The sale didn't proceed after Ashington's implosion and abandonment of the project.
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10 Wylde Street, Potts Point penthouse space sold by Investec

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A key trend in the commercial property market this year will be the rise of the foreign investor, according to First National Real Estate’s Mid Year Outlook.
“Foreign investment in Australia’s property market has continued to increase on the back of the country’s stable economy and high yielding assets, with Asian buyers leading the charge,” CEO Ray Ellis says.
Another trend is the rise in the number of people buying property through their superannuation funds, which 76% of members tip will increase in the coming six months.
Ray Ellis says 2013 has been hailed as ‘the year of the property investor’ with interest rates now below rental yields in many areas and attracting investment.
“According to our members, the rental market in Australia will continue to be relatively tight, with little room for movement,” he says.
“Ongoing strong demand will tighten the market even further, with vacancy rates stretched to their limits in many areas.
“This will continue to place upward pressure on weekly rental prices.  However, given the strong affordability of housing at the moment, there is not much more the market can bear in terms of weekly rental prices.”
Queensland and Western Australia lead the anticipated weekly rental price increases, followed by New South Wales, Victoria and then South Australia.
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Commercial property market rising with foreign investment and superannuation funding: First National

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Melbourne’s cheapest auction sale price last weekend was in the northern suburb of Dallas. 

The four-bedroom, one-bathroom Barry Road house was listed by the mortgagees with a $220,000 to $240,000 price expectations.
It for $243,500 after Barry Plant Real Estate marketed the property to first homebuyers, investors and clinic operators.
The <a href="https://www.barryplant.com.au/glenroy/index.cfm?pageCall=property&amp;propertyID=2383151&amp;realestate=541_Barry_Road_DALLAS_VIC_3047" target="_blank">original 1960s brick veneer property</a> (pictured below) was previously listed for sale in July 2011 with a guide price of $280,000 to $290,000, but did not sell.
<img alt="dallasjuly10one" height="233" width="470" src="/images/stories/2013/07/dallasjuly10one.jpg">
Its feature built in robes in two bedroom, a large living area with open fireplace, modern kitchen, central bathroom, separate laundry and toilet, gas ducted heating, single car garage and wide side driveway. 

It last sold for $215,000 in mid-2008, reflecting 2.5% annual growth during the past five years. 

The median sale price for houses in Dallas is $270,000, down 8.9% in the past year, <a href="/news">according to RP Data</a>. 

Other recent sales include a five-bedroom property on Phillip Street selling for $365,000 in June and a three-bedroom house on Merino Avenue selling for $260,000 on 3 July this year.
Barry Plant Real Estate selling agent Halil Okur says while there was a lot of interest in the Barry Road property, it would need significant renovations to make it liveable.

“When we took over the marketing campaign, the house was vacant.

“It’s a run-down house. It needs a lot of renovation. When you walk into it, it literally stinks,” he said. 

The buyer was an investor and Mr Okur expects it will return a rental income around $300 per week once its renovated. It would then reflect a 6.4% yield

The contract for the sale had a Victorian Legal Aid caveat on its title.
It was the home of Charbiel Fram who was sentenced to three and a half years jail for attacking his former brother in-law at a Thomastown pool hall in 2010 and is currently awaiting sentencing over an assault at Crown Casino’s Fusion nightclub. 

He committed the second offence while on bail for the first.
 

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