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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Singer Guy Sebastian, and his wife, Jules, have listed their three level Clovelly abode with reported $2 million hopes as they seek something more suitable for their very young son, Hudson.
The X Factor judge bought the <a href="https://www.domain.com.au/Property/?adid=2010573036" target="_blank">architect-designed Knox Street </a>house <a href="https://www.propertyobserver.com.au/https://www.mcgrath.com.au/buy/house-clovelly-nsw-2031/112872" target="_blank">in 2010 for $2.15 million</a>.
Its living and dining areas are set over the top floor, with three bedrooms on the middle space and a fourth bedroom and rumpus room on the lower level. Presumably way too many stairs for the young family.
Jason Pantzer of GoodyerDonnelly has the listing.
The Sebastian's appear to be in much the same predicament as Braith Anasta and his wife, the actor Jodi Gordon who recently narrowly escaped the Clovelly downturn.
The injured Wests Tigers champion Braith Anasta secured $1,855,000 when their four-bedroom, two-bathroom Clovelly home went to auction last month.
Initially <a href="https://www.propertyobserver.com.au/news/braith-anasta-and-jodi-gordon-list-clovelly-home-weststigers/2013060261856" target="_blank">more than $1.8 million </a>was being suggested for the two-storey semi, but the agents then adjusted their marketing to $1.7 million plus.
Agents hoped the lowering of the price guide would introduce stronger competition in the lead-up to the auction.
It had been bought for $1,805,000 in 2011 by Anasta, so the sale price represented a loss after expenses including $84,000 purchase stamp duty.
It had sold previously at $1.76 million in 2009.
RP Data gives Clovelly's median house price as $1.365 million, down 16% over the past year.
Its down 6% over the past five years, according to RP Data.
<a href="/news">The average discounting required of private treaty vendors is typically around 10% to secure a sale</a>.
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jchancellor-FAypfDUnLy

Singer Guy Sebastian seeks to cut and run from Clovelly for level lawn

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What’s the big difference between a two or a three unit site? Apart from the obvious number of units, there can be a big difference in the equity you can create.
Most people want to manufacture as much equity as possible from their development and it often comes down to how many dwellings can be built on the land.
There are times when we look at land and think, would this make a better dual occupancy site than a three unit site? Just because a site is large enough to fit three units, doesn’t mean it’s always the right way to go.
Should we build two larger four bedroom homes or three x three bedroom villas?  The answer is not always obvious and we need to look at several factors:
-          Budget, the three unit project will cost more to build. Can our client fund it?
-          Strategy, is our client planning to hold and rent or sell?
-          Demand, what is in demand in the area; four bed or three bed homes? We revert back to our client’s strategy then research the demand in the rental or sales market.
-          Growth prospects; the four bedroom homes may have better capital growth prospects as there is a higher land component for each dwelling, again, check back to our clients strategy.
-          Location. What is there mostly in the area?  In a new housing estate there may be mostly four bed houses. Does that mean we need to build four bedders?  No as we may want to differentiate ourselves and supply something different.
A typical Property Bloom three unit project can generally create about 40% more equity than a dual occupancy. This is appealing to clients who want to build their portfolios quickly and use the equity to keep developing.
A three unit project may suit those on higher incomes as they could finance the higher costs but will also benefit from strong depreciation. There is also flexibility to hold say two dwellings and sell one after a few years as the depreciation benefits dwindle. The gross yield is generally around 7%.
It’s important to have a good discussion with your accountant about your strategy and the impact the different sizes of developments can make on your finances.
Jo Chivers is director of <a style="font-size: 14px;" title="Property Bloom" href="https://www.propertybloom.com.au/" rel="nofollow" target="_blank">Property Bloom</a>, which manages property development.
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Two V Three: How many dwellings to put on your land development site? Jo Chivers

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If your property is not available for rent throughout the financial year, you can only claim deductions for a portion of the expenses.
However, Eddie Chung, partner and property tax specialist with accountants BDO in Brisbane, says you can keep claiming deductions for expenses for periods when your property is vacant provided it remains available for rent.
Keep advertising for new tenants whenever an old tenant leaves, he advises.
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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mlaurence-vhAHaLZT8y

Keep looking for tenants

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Australia is set to add to the list of quirky architectural icons given unintended nicknames following James Packer’s proposed <a target="_blank" href="https://www.propertyobserver.com.au/trophy-homes/crown-s-%2440-million-barangaroo-serviced-apartment-atop-james-packer-s-hoover-vacuum-cleaner-shaped-highrise-casino-proposal/2013051761450">60-storey Barangaroo South casino development</a> receiving the amber light from the NSW state government this week.
A Property Observer reader has suggested the project (pictured below) looks remarkably similar to an old-fashioned vacuum cleaner, such as the Hoover dial-a-matic. The winning bid for the $1.2 billion development was designed by British-based firm Wilkinson Eyre, who more than likely did not have carpet cleaning in mind when they began drafting ideas.
<img alt="barangaroojuly5one" height="397" width="470" src="/images/stories/2013/07/barangaroojuly5one.jpg">
Another Barangaroo project to attract attention and a possible new nickname is the low rise visually-<a target="_blank" href="https://www.propertyobserver.com.au/developments/bamboo-bowl-restaurant-design-on-barangaroo-south-waterfront-promenade/2013070262888">striking bamboo clad restaurant complex</a> on the waterfront promenade.
Designed by architects Collins and Turner, it resembles stacked bamboo bowls.
The design of the building (pictured below) will be submitted to the Barangaroo Delivery Authority for approval prior to being submitted to the NSW Department of Planning as part of the statutory planning process.
<img alt="bamboojuly5one" height="312" width="470" src="/images/stories/2013/07/bamboojuly5one.jpg">
Australia has long played its part in this worldwide nick-naming phenomenon, with one of its most recognisable landmarks, the Sydney Harbour Bridge, built in 1932, nicknamed the “coat-hanger” given its semi-circular arch design (It was also nicknamed the “Iron Lung” in the 1930s for providing employment to Depression-era workers).
<img src="/images/stories/2013/07/bridgejuly5one.jpg" width="470" height="241" alt="bridgejuly5one">
 
<hr class="system-pagebreak">
Some less well-known nicknames have been applied to other Sydney land marks.
The Sydney Opera house is sometimes called the “nun’s scrum” alluding to the curved white roof shapes resembling the headdresses of religious sisters.
<img src="/images/stories/2013/07/operahousejuly5one.jpg" width="470" height="289" alt="operahousejuly5one">
Just to the right of the Opera house, the modern apartments, retail and entertainment complexes of northern Macquarie Street, much derided by Sydneysiders, have attracted the unflattering moniker of “the toaster” building.
<img alt="toasterjuly5one" height="200" width="470" src="/images/stories/2013/07/toasterjuly5one.jpg">
In Stockholm, there are plans to transform one of its skyscrapers into a “strawscraper” by adding “electricity-generating bristles” or “plastic hairs”. The tower in question is Henning Larsen’s Söder Torn tower on Södermalm in Stockholm. It is designed by architects Belatchew with a wind farm that will top the existing building with a 16-story extension, covering the facade with “hairy-looking plastic straws designed to move with the wind” according to the architectural firm’s own description. To Property Observer’ keen eye, we suggest it resembles a winter fur coat.
<img alt="strawscraperjuly5one" height="331" width="470" src="/images/stories/2013/07/strawscraperjuly5one.jpg">
Image courtesy of archdaily.com
Of course there are many famous existing landmarks around the world that have earned nicknames, some not so flattering.
There is London’s “The Gherkin” building (pictured below) designed by British architect Sir Norman Foster as the headquarters for reinsurance firm Swiss Re with its distinctive spiralling glass-covered design over an oblong cylindrical shape. Officially, it is called 30 St Mary Axe, rising to 41 stories and opened in 2004.
<img alt="gherkinjuly5one" height="508" width="370" src="/images/stories/2013/07/gherkinjuly5one.jpg">
 
<hr class="system-pagebreak">
Perhaps the most famously nicknamed building is the Frank Lloyd Wright-designed Guggenheim Museum in Manhattan, which has been likened to a toilet bowl and also a hangar for flying sauces. It opened in 1959, 10 years after the famous architect’s death.
<img alt="guggenheimjuly5one" height="289" width="470" src="/images/stories/2013/07/guggenheimjuly5one.jpg">
A few buildings with nicknames you may not have heard of include the Clyde auditorium in Glasgow, Scotland, also designed by Sir Norman Foster, which is called ‘the Armadillo’ for obvious reasons:
<img alt="armadillojuly5one" height="237" width="470" src="/images/stories/2013/07/armadillojuly5one.jpg">
And how about the Absolute World residential condominium twin tower complex in Mississauga, Ontario named the "Marilyn Monroe" due to them apparently resembling the Hollywood actress’s famously curvaceous figure. Not sure she'd agree.
<img alt="missijuly5one" height="642" width="370" src="/images/stories/2013/07/missijuly5one.jpg">
And of course, there's London's The Shard, resembling a shard of glass and designed by architect Renzo Piano.
<img alt="shardjuly5one" height="512" width="370" src="/images/stories/2013/07/shardjuly5one.jpg">
 
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A night in the high roller's vacuum cleaner, a meal in the bamboo bowl? Sydney adds to list of nicknamed architectural icons

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While most Australian capitals have seen a significant shortening of the amount of time their dwellings are spending on the market compared to six months ago, Perth is pushing in the opposite direction.
The latest information from Australian Property Monitors shows the average time on market for dwellings in the Western Australian capital has jumped from 78 days in May to 95 days in June.
<img src="/images/stories/2013/07/heatchartjuly5one.jpg" alt="heatchartjuly5one" width="470" height="729">
Source: APM
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Longer Perth days on market pushing against national trend: APM

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The Big Australia vs Small Australia debate was all the rage a few years ago, but that argument now seems to have gone by the wayside.
 
In fact, we’re growing faster than any other developed country.
The Australian Bureau of Statistics (ABS) recently released demographic data for December 2012 showing Australia's population grew by 394,200 people or 1.8% during 2012, well above its long-term average of 1.4%.
This is good for our economy and good for our property markets.
Of course a rising population on its own isn’t enough to push up property values, but a nation full of wealthy workers who all want to live in the same few capital cities is.
But I’m getting ahead of myself…
What’s happening state by state?
<table style="width: 470px;" frame="box" border="0" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td width="20%">
 
</td>
<td width="29%">
Population at end Dec qtr 2012 
</td>
<td width="25%">
Change over previous year 
</td>
<td width="26%">
Change over previous year 
</td>
</tr>
<tr>
<td width="20%">
PRELIMINARY DATA 
</td>
<td width="29%">
'000
</td>
<td width="25%">
'000
</td>
<td width="26%">
%
</td>
</tr>
<tr>
<td width="100%" colspan="4">
<div>
<hr size="3" width="100%" align="left">
</div>
</td>
</tr>
<tr>
<td width="20%">
New South Wales
</td>
<td width="29%">
7 348.9
</td>
<td width="25%">
90.4
</td>
<td width="26%">
1.2
</td>
</tr>
<tr>
<td width="20%">
Victoria
</td>
<td width="29%">
5 679.6
</td>
<td width="25%">
99.5
</td>
<td width="26%">
1.8
</td>
</tr>
<tr>
<td width="20%">
Queensland
</td>
<td width="29%">
4 610.9
</td>
<td width="25%">
92.5
</td>
<td width="26%">
2.0
</td>
</tr>
<tr>
<td width="20%">
South Australia
</td>
<td width="29%">
1 662.2
</td>
<td width="25%">
15.6
</td>
<td width="26%">
0.9
</td>
</tr>
<tr>
<td width="20%">
Western Australia
</td>
<td width="29%">
2 472.7
</td>
<td width="25%">
83.0
</td>
<td width="26%">
3.5
</td>
</tr>
<tr>
<td width="20%">
Tasmania
</td>
<td width="29%">
512.4
</td>
<td width="25%">
0.4
</td>
<td width="26%">
0.1
</td>
</tr>
<tr>
<td width="20%">
Northern Territory
</td>
<td width="29%">
236.9
</td>
<td width="25%">
4.2
</td>
<td width="26%">
1.8
</td>
</tr>
<tr>
<td width="20%">
Australian Capital Territory
</td>
<td width="29%">
379.6
</td>
<td width="25%">
8.6
</td>
<td width="26%">
2.3
</td>
</tr>
<tr>
<td width="20%">
Australia(a) 
</td>
<td width="29%">
22 906.4 
</td>
<td width="25%">
394.2 
</td>
<td width="26%">
1.8 
</td>
</tr>
<tr>
<td width="100%" colspan="4">
<div>
<hr size="3" width="100%" align="left">
</div>
</td>
</tr>
<tr>
<td width="100%" colspan="4">
(a) Includes Other Territories comprising Jervis Bay Territory, Christmas Island and the Cocos (Keeling) Islands.
</td>
</tr>
</tbody></table>
Source: <a href="https://www.propertyobserver.com.au/https://www.abs.gov.au/ausstats/abs@.nsf/mf/3101.0">ABS</a>
At the state level, population growth has three components: natural increase, net overseas migration and net interstate migration.
And as you can see, growth varies considerably between the various states with population growth the strongest in WA.
While it’s interesting to see the percentage growth in each state, it’s also important to look at the absolute numbers.
 
<hr class="system-pagebreak">
In some states such as Tasmania (+400), Northern Territory (+4200) ACT (+8600) and South Australia (+15,600) the actual number of people moving in is quite small and this is unlikely to change much in the future.
The lack of depth in these particular markets is one of the reasons I avoid investing in them.
On the other hand, take a look how many people are moving into our four major capital cities.
The population of WA is booming with an increase of 3.5% last year or 83,000 people. It’s little wonder the Perth property market is performing well.
Victoria’s once again had the biggest population growth (+99,500) and this is one of the reasons its property market has confounded pundits and performed better than many expected.
And in Queensland (+92,500) and New South Wales (+90,400) the population growth continues apace.
Strong migration holds the key
Australia’s firm population growth has mainly been driven by a doubling in net migration over the last few years. Back in 2005, annual net migration was around 120,000. Today, that figure is close to 240,000.
<img alt="yardneyjuly4one" height="397" width="470" src="/images/stories/2013/06/yardneyjuly4one.jpg">
Source: <a href="https://www.cba.com.au/">CommBank</a>
 
<hr class="system-pagebreak">
But dwelling construction isn’t keeping pace
As you can see from the following graph from CommBank, our robust population growth has occurred against a backdrop of modest dwelling construction.
<img alt="yardneyjuly4two" height="414" width="470" src="/images/stories/2013/06/yardneyjuly4two.jpg">
Source: <a href="https://www.cba.com.au/">CommBank</a>
CommBank estimates our population growth would require 170,000 new dwellings this year, but as you can see, we’re not building many more houses than we were one or two decades ago.
As always, some of the new apartments are being built in the wrong place – where there isn’t sufficient demand leading to an oversupply on the Gold Coast, in the Melbourne CBD and in Melbourne’s new outer suburbs.
But the overall mismatch explains some of the issues that support house prices.
What’s ahead?
The economists at the CBA expect annual population growth will be in the 350,000 to 400,000 range over the next few years with a relatively firm birth rate and strong immigration.
That means our three big capital cities could add close to one million inhabitants each over the next 15 years.
Many of our new migrants will take up the new jobs being created, while others will replace the ageing Baby Boomers moving out of the workforce.
Of course the majority will move to our big four capital cities and many will want to live in the same suburbs; those inner and middle ring suburbs where the action and the jobs are.
And our old friend, the supply and demand ratio will support the property markets in these areas.
Some final thoughts
I can’t see the population debate being a factor in the upcoming election, but it’s likely our high rate of population growth will provide some debate in the future due to the potential problems of environmental impacts, increased need for housing, infrastructure investment and demand for essential services.
On the other hand, increases in population, particularly skilled working age population growth, increases the tax base and helps boost revenues for all levels of government. It also increases demand for goods and services across the economy.
Population growth is a balancing act; let’s hope our future governments get it right.
In the meantime, move over and make room!
Michael Yardney is a director of <a href="https://www.metropole.com.au/" rel="nofollow">Metropole Property Strategists</a>, who create wealth for their clients through independent, unbiased property advice and advocacy. Subscribe to his <a href="https://propertyupdate.com.au/category/property-investment/" rel="nofollow">Property Update</a> blog.
 
 
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Wealthy workers living in the same few capital cities will push up property prices: Michael Yardney

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James Packer's Crown group has received the amber light from the NSW state government to build its $1.2 billion 60 storey casino development at Barangaroo South knocking Echo Entertainment out of the battle for Sydney's second casino.
A review led by former Future Fund chairman David Murray recommended Crown's proposal over Echo.
NSW premier Barry O'Farrell said it was "not a licence to build but to proceed to stage three", where conditions and terms need to be negotiated.
The Hoover-shaped hotel and casino designed by British architects Wilkinson Eyre will feature 350 apartments and around 75 luxury penthouses plus restaurants, spa and swimming pools.
The hotel is due to be built by Lend Lease, employ around 2,000 people and generate around $400 million for the NSW economy.
It would break Echo Entertainment’s monopoly of the Sydney casino market.
Echo had submitted a proposal for a $1.1 billion transformation of The Star at Pyrmont into a massive integrated resort, featuring two new luxury hotels.
Kerry Packer was unsuccessful in a bid to be awarded Sydney's first casino licence  in 1994.
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Echo knocked out as James Packer wins amber light for Barangaroo South Casino

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As Australian companies prepare for the new financial year, IBISWorld has released its annual list of the industries set to soar and sink in 2013-14.
Superannuation funds top the list of growth industries with an impressive 40.5% rise anticipated in 2013-14, followed by iron ore mining, wind and other electricity generation, online shopping and internet publishing and broadcasting.
The industries that might prefer the new financial year not to start at all include video and DVD hire outlets, automotive electrical component manufacturing, heavy industry and other non-building construction, book publishing and mineral exploration, as these industries are forecast to decline.
Industries to fall:
1. Video and DVD hire outlets
Tipped to decline by 12.3% this year, the video and DVD hire industry is facing huge competition from online rental services, piracy and services such as iTunes that provide cheaper and more convenient access to movies.
It's a classic case of new technology squeezing out the old and to compete on price; video and DVD hire outlets have had to significantly slash margins, making it nearly impossible to operate profitably.
2. Automotive electrical component manufacturing
An overall economic slowdown and poor demand for new vehicles have affected sales for automotive electrical component manufacturers, as has the consumer shift towards smaller, more fuel-efficient imported cars.
Falling demand for domestic vehicles has hurt specialised equipment manufacturers, since their products are mainly used in new vehicles.
Overall, the Australian supply chain is uncompetitive compared with overseas manufacturers.
While the government is making efforts to support the local manufacturing sector, its future performance is on shaky ground and the exit of Ford from local manufacturing will have a negative knock-on effect on component manufacturing industries. 
3. Heavy industry and other non-building construction
In 2013-14, IBISWorld expects that a reduction of investment in new mining projects will have a negative effect on demand for new rail, port and sorting facilities, leading heavy industry and other non-building construction to decline by 5.4% this year.
As investment in new mining infrastructure is wound back, this industry's revenue will become more dependent upon traditional sources such as telecommunications, so revenue will fall before the industry finds its feet again.
4. Book publishing
A structural shift in favour of online book stores is hurting domestic book publishers, with many consumers preferring to buy from foreign retailers that have exceptional bargaining power and offer fast postage and heavily discounted prices.
The collapse of major book store owner REDGroup has had a detrimental effect on the industry, as has the competition books now face from other sources of entertainment. These factors are expected to result in a 4.3% decline in revenue this year.
5. Mineral exploration
Mineral exploration rounds out the five industries with the lowest growth prospects in 2013-14.
The industry's decline will be largely cyclical as a number of mining investments made in the past five years reach completion and ramp up production, meaning that capital expenditure on new products will decrease – directly reducing demand for exploration services.
Additional economic uncertainty around commodity prices and growth rates for developing economies means undertaking new exploration projects will carry additional risks.
While current production is high, exploration is subdued for the time being. The growth rate is anticipated to pick up in the long run thanks to growing resource demand in developing countries, but as more exploration services are required abroad – such as in Africa – domestic participants may face new threats.
Karen Dobie is the general manager of IBISWorld.
This article originally appeared on <a target="_blank" rel="nofollow" href="https://www.smartcompany.com.au/">SmartCompany</a>.
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Video and DVD hire retail outlets among the industries set to fall in 2013-14

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As Australian companies prepare for the new financial year, IBISWorld has released its annual list of the industries set to soar and sink in 2013-14.
Superannuation funds top the list of growth industries with an impressive 40.5% rise anticipated in 2013-14, followed by iron ore mining, wind and other electricity generation, online shopping and internet publishing and broadcasting.
The industries that might prefer the new financial year not to start at all include video and DVD hire outlets, automotive electrical component manufacturing, heavy industry and other non-building construction, book publishing and mineral exploration, as these industries are forecast to decline.
Industries set to fly:
1. Superannuation funds
Superannuation funds are expected to have revenue of $324,582.2 million in the next year, a 40.5% rise.
Though these markets are highly volatile, the sharemarket drops in 2012-13 mean we're starting the new financial year from a low base – a good position from which to generate solid returns.
Rising superannuation revenue will also be a result of low unemployment and the 0.25% increase in compulsory contributions this financial year.
2. Iron ore mining
IBISWorld forecasts revenue growth of 22.9% for iron ore mining this financial year due to growing demand for steel from emerging nations like China.
While there's currently an oversupply of iron ore, we expect that this capacity will be absorbed this year and demand will outpace supply. This will cause a rise in prices – the primary driver of forecast revenue growth.
Mining capacity is also likely to rise this year as a result of increased industry investment in mining sites, such as BHP Billiton's Jimblebar mine and Rio Tinto's Brockman 4 and Western Turner Syncline sites. 
3. Online shopping
One of the key performers in recent years, online shopping is forecast to post solid growth of 13.3% this year. Demand will be influenced by factors such as rising rural high-speed internet penetration thanks to the roll out of the National Broadband Network, the number of traditional retailers joining the online space and measures to boost the convenience of product collection.
A number of initiatives to expand product delivery and collection options are adding to the appeal of the e-tailing sector.
Some online retailers have set up traditional outlets to act as collection points, while established players are providing lockers at convenient locations so customers can collect their goods in their own time – particularly appealing for those not at home to collect deliveries during office hours.
4. Internet publishing and broadcasting
In 2013-14, IBISWorld anticipates Australia's internet publishing and broadcasting industry will grow by 12.7%.
Success in this industry is largely a result of developments in internet access and speeds from newer devices and rising internet penetration.
Accelerating internet speeds and growing accessibility are allowing segments such as audio and video streaming to attract additional users, while increasing consumer and business expenditure will generate more revenue for paid subscription services. The simplicity of setting up operations makes it an increasingly viable business proposition for existing publishers to move online.
5. Wind and other electricity generation
Strong industry assistance via the federal government's Renewable Energy Target scheme (which mandates a minimum amount of energy key users must purchase from renewable sources) is driving growth for wind and other electricity generators, which IBISWorld forecasts will be 11.3% in 2013-14 – unless there is significant policy change.
Lack of community support is still an issue for this industry, with many people concerned about the physical and aesthetic impact these projects will have on their living environment. Large energy users are also concerned about the commercial impact on large-scale project.
If a change in government alters the Renewable Energy Target, incentives for investment in renewable energy will decrease, minimising the scale of the industry's activities.
Karen Dobie is the general manager of IBISWorld.
This article originally appeared on <a target="_blank" href="https://www.smartcompany.com.au/">SmartCompany</a>.
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Wind generation among the industries set to rise in 2013-14

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Online retail sales growth in Australia eased in May following a boost the previous month, but is expected to continue to outpace sales growth at traditional bricks-and-mortar stores for up to another 18 months.
The National Australia Bank's latest online retail sales index found sales growth in May grew 18% compared with May last year, down from 24% year-on-year growth in April.
"Despite an easing in the growth rate, it remains stronger than the comparatively soft trends across February and March," the bank says in a statement.
The statement says sales in bricks-and-mortar stores grew by 3.2% in April compared with the previous April on a non-seasonally adjusted basis. Internet sales made up 6.1% of total retail sales in the year to April, excluding cafes, restaurants and takeaway food, with Australians spending around $13.7 billion with online retailers in the year to May.
NAB senior economist Gerard Burg said the growth rate of online sales was likely to continue to outpace traditional stores over the next 12-18 months.
He says department and variety stores claimed a large share of online sales as they embraced the internet and multi-channel retailing. Large retailers such as David Jones and Harvey Norman have in the past complained about internet shopping eating into their sales but have since created their own online offerings.
Fashion, homewares and electrical appliances were the most popular items sold on the internet, with around 72% of sales made domestically.
Paul Greenberg, chief executive of the National Online Retailers Association, said he expects the distinction between online and bricks-and-mortar retail will become less with time.
"Where the real growth is coming is where retailers provide multiple points of purchase," he says, noting that daily deals website OzSale had held warehouse sales and opened pop-up stores in shopping centres.
Eddie Machaalani, chief executive and co-founder of online store builder Bigcommerce, said he can't see online sales growth slowing down for at least four to five years.
"There are a lot of industries that are still not online," he says, "or worked out how to go online."
This article first appeared on <a target="_blank" href="https://www.startupsmart.com.au/" rel="nofollow">StartupSmart</a>.
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