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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A tenant’s annoyance at having to pay an extra $1.65 in direct debit fees on top of his monthly rent prompted him to go to VCAT – and have it scrapped.
The case is significant because it’s believed thousands of landlords – through a third party - are collecting rent online or by phone via direct debit. This incurs a fee which the tribunal has ruled is unjust.
And that decision – by VCAT deputy president Ian Lulham - has thrown the legalities of the whole direct debit rental payment system into question.
‘’Clearly, I have concluded that the strength of (tenant) Mr Palmer’s claim in this proceeding is overwhelming,’’ Mr Lulham told the tribunal.
Michael Palmer, 41 leases his property through Ray White Real Estate for $2303 a month. After several months he was puzzled to see on his bank statements that an extra $1.65 was being deducted with each rent payment.
That caused him to take the landlord to VCAT to seek a refund of eight payments of $1.65 and damages of $3355.35.
At the hearing, VCAT heard that Mr Palmer had originally signed a consent form allowing a monthly direct debit of the rental – and that the system being used provided for a non-refundable transaction fee of $1.65 to a third party service.
But Mr Lulham ordered that, under the Victorian Residential Tenancies Act 1997, landlords could not demand from tenants a fee or charge relating to the establishment or use of direct debit facilities for rent payments. They should absorb the costs themselves.
He ordered that the landlord pay Mr Palmer $13.20 and $38.80 costs. He dismissed the tenant’s claim for damages and referred the matter to Consumer Affairs Victoria.
Lisa Pennell, of Ray White Corporate, said the company’s legal understanding was that, provided the tenant has the choice of paying via direct debit through the service, it could keep charging a fee.
‘’We’ve asked to meet with CAV and we’ll wait and see what they have to say before making a final decision,’’ she told Property Observer.
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The $1.65 direct debit Victorian weekly rental payment system dispute

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One of the latest developments to hit Essendon is BPM’s $50 million Collins and Queen development.
Located on the corner of Collins and Queen Street, the development offers 111 apartments across two buildings.
Rothelowman is behind the architectural design of <a target="_blank" href="https://www.collinsandqueen.com.au/index">Collins and Queen</a>, offering a balance between slick and raw, rough and refined, urban and sophisticated.
The apartment interiors will feature rustic, natural materials to create an elegant industrial feel.
One-bedroom apartments start from $325,000 and two-bedroom apartments start from $489,000.
One and two-bedroom apartments range in size from 52 square metres to 84 square metres.
There is no price indication yet for the three-bedders.
Residents will have access to a communal garden, designed by Zenith Concepts and a Bocce court.
Stage one – featuring 63 apartments – launched two weeks ago and 30 apartments have since sold.
The median apartment price in <a target="_blank" href="/news">Essendon</a> is $420,000, with a 32.3% increase in the past five years, according to RP Data.
Construction is scheduled to start early next year with completion scheduled for the second half of 2015.
You can watch the Collins and Queen video here:
{qtube vid:=y5-cfIzZffY}
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Collins and Queen development launches in Essendon

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The logistics property firm, Goodman Group has raised €550 million ($775 million) for its Goodman European Logistics Fund (GELF).
Investor interest was strong for the €1.9 billion GELF, which is Goodman’s largest European investment vehicle with 95 assets in 11 countries.
Earlier in the year it raised another €550 million in its first Eurobond issue. With the new debt and equity the fund has an €800 million capacity for further investment.
“The overwhelming demand for the equity raise reflects the fund’s high quality portfolio and the attractiveness of the European logistics property market to large institutional investors,” the CEO Greg Goodman said.
Emmanuel Van der Stichele, the GELF fund director said with its pan-European diversified portfolio GELF presented an "exceptional opportunity" to invest in the European logistics real estate market.
"We intend to use the proceeds to further strengthen our market position and the ongoing diversification of our portfolio, with a focus on prime assets in key European logistics locations." Mr Van der Stichele added.


As at March 2013, GELF’s occupancy rate stood at 97%. The portfolio has a weighted average lease expiry (WALE) to first break of 4.9 years.
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Another €550 million raised for Goodman European Logistics Fund (GELF)

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Property developer Greg Shand has purchased the NSW Leagues Club building in the Sydney CBD for $15.5 million.
The building runs between Phillip and Elizabeth streets and will retain current tenant, Travelodge until 2050, with a 49-year option.
The club originally took two strata to the market, floors six to nine and levels B1, B2, three, four and five and had intended to retain Ground Elizabeth Street, Ground Phillip Street and levels one and two.


Due to strong interest it sold the entire building and leased back Ground Elizabeth, Ground Phillip and levels one and two for a term of three years. 

Collier’s International agent Jon Chomley said they faced many challenges in the sale of the building.

 
“The marketing process was challenging due to the long term lease back to the Travelodge, the club wanting to remain in the premises and preferably own their floors and the issues around the age of the building,” he said.

The club received four offers for the strata and five for the entire building, with two bids being false starts as the groups could not support their prices.


Greg Shand is chief executive of the Barana Group real estate and investment company, which currently has an investment portfolio of $450 million, with investments in Australia, the UK, Japan and Continental Europe.
  

<a target="_blank" href="https://www.propertyobserver.com.au/leisure/novotel-st-kilda-snapped-up-by-greg-shand-s-barana-group/2012090656449">In September last year</a> the group purchased the Novotel St Kilda hotel in Melbourne for $55 million, at a yield of 8%.
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Property developer Greg Shand's Barana Group makes $15.5m Sydney CBD purchase 

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Highlighted by the increased proportion of homes selling for more than double their initial purchase price, a survey of First National estate agents has found that 48% expect property prices to rise.
However it is unlikely there will be any solid upturn in house prices before 2015, due to cautious spending and borrowing behaviour, the survey found.
The First National Real Estate 2013 Property Market Outlook Mid Year Outlook, released today, surveys the 400-plus member network and draws on their experience at a grass roots level, providing insight to what they anticipate the market will do in their area for the rest of the year.
‘’Our members are expecting the second half of the year to strengthen even further, with the revival experienced in the first half continuing,” says First National CEO Ray Ellis.
“Although pockets of our membership anticipate soft trading conditions for the next few months, a clear majority is optimistic that the federal election will bring a change of government as well as a positive change in their property markets.”
Interest rates are expected to remain low for some time, with 51% of members expecting them to fall further.
The report highlights the impact of ongoing low interest rates on fixed rate mortgages, which are expected to become more popular with home owners over the coming six months, according to 86% of members, with some saying home buyers may hold off longer, expecting rates to fall further still.
“The challenge of low interest rates is that they could lead to a quicker than expected rise in house prices as households take on higher levels of debt,” Ellis says.  “The associated boost to wealth and sentiment could, in time, generate stronger than expected consumption growth.”
House prices across the nation are slowly trending upwards, the agents say.
But price growth is expected to be modest, according to Ellis, and nowhere near the 5% to 7% predicted by some economists.
At the state level, first home buyers are expected to be the most active market segment in Western Australia and the Northern Territory. However, in New South Wales, South Australia, Victoria, the Northern Territory and Queensland, people upgrading their properties or buying investments are anticipated to be the most active.
Property sales volumes should remain at current levels, but for some states such as New South Wales, Victoria and the Northern Territory, they will begin to trend upwards.
“There is potential for the number of homes for sale to drop off at election time, but volumes should increase once the federal government has been decided,” Ellis says
The number of homes for sale is trending downwards, which may be partially responsible for the current high auction clearance rates in the leading indicator states of Victoria and New South Wales.
“Auction clearance rates have been consistently higher than 60 per cent nationally, and around the 70% mark in the key Melbourne and Sydney markets,” Ellis says.
“This is placing additional upward pressure on prices.”
Almost 80% of First National Real Estate members expressed confidence their agency business would grow in the second half of the year.
Some 37% of First National agencies expect they might employ additional staff members.
 
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Half of First National agents expect prices to rise, but nowhere near the 5% to 7% predicted by some economists

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Experienced property adviser and advocate Sean Thomson of <a target="_blank" href="https://www.wbpproperty.com/">WBP Property Group</a> teaches buyers how to bid at auction, highlighting the tactics professional bidders use to get the jump on their competition.
{qtube vid:=IG45EARH8YM}
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Tips for bidding at auction

Friends and frenemies&nbsp;of celebrity businesswomen and Celebrity Apprentice contestant, Roxy Jacenko, can&nbsp;get a glimpse into her world.

Her&nbsp;investment cottage, and former home, at 12 Nelson Street, Woollahra has been listed for auction.

It&#39;s&nbsp;chic and contemporary&nbsp;with mirrored wall features. Of course there&#39;s&nbsp;requisite&nbsp;video surveillance and&nbsp;intercom security.

&ldquo;I have decided to list my investment property for sale as I am looking to purchase a commercial property to house Sweaty Betty PR,&rdquo; says&nbsp;Roxy Jacenko.

&ldquo;As far as reports that our family home is for sale - that&rsquo;s incorrect,&rdquo; the Daily Telegraph&#39;s Jonathan Moran reported recently.

The&nbsp;329 square metre&nbsp;property, in Sydney&#39;s high-flying eastern suburbs,&nbsp;&nbsp;has been listed by&nbsp;<a href="https://www.ballardproperty.com.au/Buying/Search/residentialresult/residentialdetail.aspx?id=WOOLLAHRA%202012160&amp;wlid=d6109402-3e32-4f65-8606-b2a93faf28c1" target="_blank">Clint Ballard of Ballard Property Group</a>.

The 33 year old mother, and wife of stockbroker Oliver Curtis, and mother&nbsp;to Pixie Rose and founder of Sweaty Betty PR, bought the two-bedroom, two-bathroom cottage in 2006 for $2.8 million.

Roxy Jacenko is now hoping to receive a sale price of $3.5 million.

The Woollahra home was available for rent in August 2011 through Farquharsons Executive Rentals Double Bay for $1,800 a week.

The current median asking price for rent in Woollahra is $1,200 a week, which reflects a 3.5% yield.

Interior designer and architect for high end hotels, and residential and commercial projects, Blainey North,&nbsp;fitted out&nbsp;the double fronted residence.

The home has been refreshed internally. There&nbsp;is&nbsp;development approval&nbsp;to extend it into four&nbsp;bedroom family home.

The one story, residential home was previously up for sale in&nbsp;2011 with&nbsp;a $3 million price tag.

The average time on market for a home in Woollahra NSW is around 76 days, with its&nbsp;$1.8 million, down&nbsp;1.1% over the past year, according&nbsp;to RP Data.

The home is located a short walk from Queen Street village and in close proximity to the city.

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Nelson Street Woollahra listed by Roxy Jacenko

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Sarah Curran is the entrepreneur behind online fashion retail dynamo my-wardrobe.com. Seven years ago, the then French-based Curran sold her house to fund the start-up of her company.
Now, my-wardrobe.com is on target to hit £20 million ($33 million) in sales this year, which is up 40% on the year before. The company has offices in London and Nottingham, as well as in Sydney, New York and Norway, and employs close to 100 staff.
Curran was interviewed from Istanbul, where she was a keynote speaker at the Dell Women’s Entrepreneurship Network conference.
My passion for keeping connected with the customer comes from having originally had my boutique in North London. When I launched my-wardrobe, I really wanted to retain that personal element. Online, you’re faceless, and it’s very easy for a customer not to relate with you and to shop without that emotional touchpoint. That’s been a real challenge, but I love a challenge. It was an opportunity to solve the problem.
The way we do it is we have our events, which we host in every territory where we have an office. They’re a way of letting a customer see the trends of the season, and of allowing the customer to feel part of the community. They’ve proved very successful.
It’s not about selling on the night. I remember when we did our first one in London. A woman came up to me and said it was really amazing that she didn’t feel pressured to buy something. I said: ‘It’s not about shopping.’ It’s about seeing the trends and thinking about how to wear them, and about being connected to the my-wardrobe brand.
In growing the business, our biggest challenge has been marketing. We didn’t have the cash to invest in customer acquisition. We grew organically. Once we get a customer, our retention is extremely high. We’re sitting at 65%, most sit on 30-40%. We do invest heavily in our team that supports customers and makes sure they’re loyal to us. We just didn’t have the cash to get more of them.
Events and partnerships helped with that. That’s how we started our relationship with Dell. We partnered with people who were much bigger than us, but not in fashion. We thought about the brands our customers were engaged with, in terms of beauty, lifestyle, health and technology. We used partnerships to bring us new audiences.
Australia is our second largest market. Our Australian customers have a higher average order, and they spend more time browsing. Our statistics are very high and very positive with regards to the Australian market.
I don’t believe in just going into a territory, taking market share, and not giving back. Having an office in Australia, and participating in things like the Melbourne Fashion Festival, are our way of adding value. We believe in doing things like finding and selling new Australian designers. The relationship has to go both ways. I’m not comfortable otherwise. It’s a moral obligation.
All our customer sales girls come from a fashion background. All have been trained on the key products and seasons, as well as the new designers. Those sorts of things are really important.
We think it’s important to be flexible about how we show a product online. So when you go to a product, you can scroll and see it in different ways. No other site does that. It was important for me to make the item as relevant to as many people as possible. So, a woman might say, ‘oh, I’d wear it like that instead’.
Myriam Robin travelled to Istanbul as a guest of Dell, which paid for her flights and accommodation.
This article originally appeared on <a target="_blank" href="https://www.smartcompany.com.au/">SmartCompany</a>.
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How to grow a business when you can't afford marketing: my-wardrobe.com's Sarah Curran

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Over the last two weeks I have looked at <a href="https://www.propertyobserver.com.au/residential/a-snapshot-of-young-city-dwellers-peter-chittenden/2013070162865" target="_blank">some of the key demographics</a> driving our CBD residential markets.
While a city apartment is not a new idea, Sydney’s Astor dates back to 1923, it has only been over the past two decades that CBD living has attracted big numbers of residents.
That growth is going to continue as CBD markets evolve to offer ever more clearly defined precincts, neighbourhoods and project diversity.
And just like other areas spread across a major metropolis these various sub-markets present rich marketing opportunities.
How we label these sub-markets as: villages, neighbourhoods or burrows, does not really matter, but what does matter is what aspects attract buyers. Then over time how the ‘locals’ fashion these areas to create their own rich local communities.
There’s a Lot Going On
Because many of us find ourselves marketing projects in these CBD markets, I wanted to get an appreciation of how buyers are adapting to their new homes, including an impression of how new developments are fitting into the wider goals of city planners and simply, do people enjoy this evolving lifestyle. As a result what can we learn?
I was not setting out to produce any sort of research paper, no the idea was more about a series of personal conversations to get a handle on the experience of buyers. And all the time of course reflecting on the marketing that might have been used to engage these same buyers, as a counter-balance to some of the published statistics I have looked at over the past few weeks.
My first view is that the most shared experiences have a lot in common, and these include location, convenience, design, facilities, views, prestige and the general feeling that there is still some way to go before CBD living ‘matures’. I also have to acknowledge here that all of the buyers I spoke to were in Sydney.
Location
At first glance I suspect that in the widest definition of location it might be seen as a simple point, after all we are talking about the CBD – that’s the location. The question of location is however very complex, there is a vast difference and some distance between many locations in the Sydney CBD or for that matter in Melbourne, Brisbane or the Gold Coast.
Location really has everything to do with position, it’s the place that people see as making up the key benefits of where they live. In the CBD a ‘great position’ is made up of a big list of characteristics, and as the market continues to grow and mature, it is clear that buyers appreciate even the most subtle differences of position/location.
While there were a number of comments from the buyers I spoke to, which included transport, public amenity, a rail link to the airport and access to parks, cafes, shops, restaurants, there was a general feeling that a desirable location had to have, what was frequently referred to as a ‘buzz’ – a feeling of activity, excitement, animation and life.
While I was not really surprised to hear this feedback, what I did find interesting was that some parts of the Sydney CBD failed this test by comparison to an area like Potts Point. It appears that buzz might need time and diversity and community to nurture this important aspect of CBD living.
So I think it’s worth ticking off the reality that you might not visit the Sydney Opera House or Art Gallery of NSW every day, but a choice of coffee shops and a much loved pizza shop count for a lot.
Design – It’s all in the detail
CBD buzz is great it appears, but sooner or later every buyer in my conversations turned their comments to what they liked or did not like about their own apartments, how they were designed and finished and how different building facilities influence where they purchased.
Also over many years I have always collected and stored away in my own mind the varied comments my team and I hear about apartment design. In this area of marketing, design decisions are critical and they need to be because buyers are very much in tune to what they are looking for.
My group of buyers was happy enough with their choices but they did feel there was room to improve the fine details.
But firstly some of the most common factors were storage, ceiling heights, cross ventilation and light, separate living and bedroom zones and how noise could be managed.
There was also general agreement that security was very important, the idea of a low maintenance lifestyle, the ability to lock-up and go away for the weekend or several months was seen as key and somewhat aligned to the possible investment appeal of the apartment and building.
Another design issue that popped up was the design and function of balconies. They need to be a reasonable size – not a football field but also not a window shelf, safe and private enough to use and there are concerns, which I share, about what is sometimes called ‘balcony blight’.
Balcony blight can happen in high rise buildings where because so much glass is used in the balustrade design this restricts privacy and so washing, stored furniture, assorted boxes and exercise equipment are all visible. When spread over 10 or 20 levels of a building this creates a somewhat hectic look.
While I am not suggesting a repeat of the idea that only one type of outdoor furniture should be used, as was notoriously the case with The Republic building in Darlinghurst, a building’s exterior design appeal are important to any buyer or resident.
Design to Meet a Lifestyle Change
During most of the conversations I had with recent buyers, many had experienced a change in lifestyle, while some had moved from an existing apartment, others were experiencing CBD apartment living for the first time.
This was one of the reasons storage was important, along with parking. If you have moved from a larger home adjusting to a smaller space will almost always involve buyers having to transition personal possessions and storage can become an ‘emotional’ issue. It is possible to buy strata car parks and storage, but if these are not in your building it’s very often not a practical option.
Another key design feature that most buyers were looking for, in particular buyers who may have downsized was a zoned interior layout.
Comments like ‘it’s great to have a different area for the grand kids or visitors to use, where they have their own private space’ were a frequent observation.
While this feedback might not be all that surprising I think it is always very valuable from a marketing perspective to keep in mind what buyers want, to remind ourselves that long after the glossy brochures are forgotten – how apartments and buildings function should be our concern.
Next week I will finish off this topic with more interesting buyer feedback.
Peter Chittenden is managing director for residential of <a target="_blank" rel="nofollow" href="https://www.colliers.com.au/Colliers%20Corporate/Residential.aspx">Colliers International.</a>
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The importance of functional design in CBD residential markets: Peter Chittenden

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Location, style and condition. These are often the first things prospective buyers consider when purchasing a house.
In a competitive market it is the less obvious features that may be even more important to take notice of. This report takes an in depth look into how median strips, front gardens and vegetation affect property prices based on 2100 housing sales in 2012. It would be thought that these features would automatically add value to the property, however, this was not the case in all suburbs.
Median Strips
They make the road visually appealing. Most of us, as pedestrians, have used them to safely cross to the other side of the road.
We don’t really have control over whether they are there or not but potential property buyers should consider how a median strip affects house prices in the suburb of interest because it can make a huge difference.
Based on their visual and safety benefits you would think that houses built on streets with median strips would be more valuable than those that are not. This was generally the case for the 28 inner city suburbs surveyed.
For example, if you wanted to purchase a house in Clifton Hill, on average you would pay $695,000 more if the house was exposed to a median strip. In the most extreme case, a house in Parkville on a street with a median strip could cost you over 1 million dollars more than a house on a street with no median strip.
However, in some suburbs, the absence of median strips was more valuable than the presence. Again, at the extreme end of the spectrum, a house in East Melbourne without a median strip was approximately $750,000 more valuable than one with a median strip. Similarly, Hawthorn houses without a median strip were $370,000 more expensive.
Overall, based on 2100 housing sales in 2012, a house with exposure to a median strip was on average $90,000 more valuable. The difference between having a median strip or not was less than $50,000 for Brunswick East, Carlton North, Flemington, Kensington, North Melbourne and Port Melbourne.
The extreme differences observed are most likely a result of a lack of sales in the low turnover suburbs such as East Melbourne. In other words data was not sufficient enough to produce generalizable results. Also, properties included in the data may have been those that face a median strip and a park.
Thus these properties would have had value added primarily from the park view rather than being on a street with a median strip. In other words, it is necessary to consider the other contextual factors that may play a part in the sale in addition to the presence or absence of median strip.
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Front Gardens
When present, front gardens can be an attractive first impression of a house. However, if not maintained, they may become untidy and cause the house to lose visual appeal and value. The setback of buildings from the street is a predetermined characteristic of the neighborhood and must be strictly adhered to.
This means that after purchasing a property, changing whether or not you have a front garden may not always be possible. According to the analysis of 2100 housing sales in 2012, Cremorne and West Melbourne were the only suburbs in which having a front garden did not add value to the property. In fact, having a front garden in these suburbs caused a loss of $23,000 and $91,000 in value for Cremorne and West Melbourne respectively.
Houses in the other 26 suburbs surveyed all sold for an average of $230,000 more with a front garden than those without. The biggest difference was in East Melbourne where you can expect to pay up to $980,000 more if you want a house with a front garden. To gain meaning from this result it is necessary to think about the style of houses that were sold. In the highly industrialized suburbs of Cremorne and West Melbourne, converted warehouses contribute to the sales.
Hence an old run down house with a front garden probably will not sell for as much as a newly renovated, modern warehouse which is built on the boundary and for that reason is without a front garden. In the other inner city suburbs such as East Melbourne, having a house with a large setback from the street was considered a valuable aspect when these properties were built and this value has carried through to this day.
Vegetation
Whether walking or driving, there is something special about turning into a tree lined street.
Other than being aesthetically pleasing, vegetation increases surrounding air quality, decreases criminal behaviour such as vandalism and provides shade to a building thereby reducing the demand for air conditioning. Hence it is not surprising that there is a positive correlation between density of trees in the area and property value.
This study analysed 2100 property sales and categorised these based on vegetation levels. Vegetation was labelled as either non-existent, sparse, or dense. It was found that those houses in the midst of dense vegetation sold for approximately $340,000 more than those with no vegetation.
Even houses with sparse vegetation yielded an extra $135,000 on average. In other words, the more trees in the street, the higher the sale price of the adjacent property.
Looking at the data from a pricing angle showed this even more dramatically. When categorised into pricing brackets it was found that houses above $900,000 are more likely to have dense street vegetation, whereas houses in between $400,000 and $700,000 have sparse or no vegetation.
Approximately 75% of the market with sparse or no vegetation were those houses selling for between $400,000 and $500,000 and 75% of the market with characteristically dense vegetation were those houses in the $2,000,000+ bracket.
There could be a few reasons for the above findings.
If we take a step back in time to when these inner city properties were first been built, it is easy to imagine that the wealthy families of the time chose to build there majestic homes in the greener areas of the city. Or on the other hand, it could be that builders in the past spent just as much time creating a lush environment around a property and thus the wealthier owners not only built better houses but also more vegetation around their home.
From a current perspective, this may come down simply to human nature. Evolution has shaped our desire for green and lush areas and thus we are willing to pay more for property surrounded by dense nature.
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This article is an extract of a report by Melbourne-based buyers' advocate <a href="https://secretagent.com.au/" target="_blank">Secret Agent</a>. You can view the full report <a href="https://secretagent.com.au/wp-content/uploads/2013/07/The-Secret-Agent-Report-July-2013.pdf" target="_blank">here</a>.
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