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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Whale sightings and rash holiday apartment investments remain seemingly popular activities in the NSW coastal town of Nelson Bay.
The tourist and holiday home destination has maintained its unwanted crown of most delinquent post code in Australia, a title it has held since Fitch Ratings began compiling its mortgage delinquency by post code list in 2007.
Nelson Bay (post code 2315), within the local government area of Port Stephens in the Hunter region, has maintained a delinquency rate of 6.6% as of March 31, unchanged from six months ago.
This translates into around one in 15 mortgage holders being more than a month behind on mortgage repayments.
Second on the list and unmoved from six months ago is Montrose, a northern suburb of Hobart, with one in twenty (5%) borrowers 30 days or more behind on their mortgage repayments.
Suggesting perhaps a tentative recovery in the apartment-laden Surfers Paradise market, where a number of high-rise developments fell into receivership, the marquee Gold Coast suburb’s 30 days plus arrears rate improved from 4% to 3.4% from September 2012 to March 2013.
As a consequence its ranking fell from fourth on the list of worst performing postcodes by value as of September 2012 to 10th as of March.
<img height="367" width="470" src="/images/stories/2013/larry_uploads/mortgage_delinquencies.jpg" alt="mortgage_delinquencies">
Nelson Bay has a population of around 5,400 people according to census 2011 with 44.9% of the nearly 3,900 dwellings unoccupied on census night, July 19, during the middle of winter.
A high proportion of these unoccupied dwellings would have been seaside holiday apartments.
<img height="334" width="470" src="/images/stories/2013/larry_uploads/mortgage_delinquencies2.jpg" alt="mortgage_delinquencies2">
Sales histories on realestate.com.au indicate that many of the properties sold as mortgagee in possession in Nelson Bay in recent years have been holiday apartments.
A recent mortgagee auction was a <a href="https://www.realestate.com.au/property-unit-nsw-nelson+bay-112326523">two-bedroom unit Mantra Aqua Resort</a>, which sold through Rebecca Dean of PRDnationwide – Port Stephens.
RP Data records indicate it sold for $215,000 having last sold for $380,000 in April 2010 a compound annual growth rate of – 28.9%.
Another apartment in the same resort is listed for July 27 auction.
“Stagnation in the local housing market has increased the time required for foreclosed properties to sell, leading to an accumulation of arrears in the 90+ days bucket (4.71% at end-March 2013 versus 5.78% at end-September 2012),” notes Fitch in its report.
“There has been an increase of 1% in new delinquent borrowers despite the recent improvement in 90+ days arrears.”
Fitch Ratings James Zanesi analyst says some properties are more than 300 days in arrears with lenders struggling to sell them. He says a number are in the same building.
When the Fitch Ratings figures came out in August last year, local estate agents and mortgage brokers highlighted that most of the delinquent properties related to holiday home purchase.
Local agent Daniel O'Meara of O'Meara Property said that while the rate was high there were few cases where residents are losing their homes.
“The vast majority of owners of these properties are not owner-occupiers and rarely live locally. As these are not the family home, the mortgage will often be let slip once money becomes tight.
Local broker Ben Eick of Hunter Home Loans Solutions in Nelson Bay told Australian Broker Online that it was his understanding that the properties are bought basically from people coming up here on holiday, liking the area, seeing an apartment or unit that looks fantastic.
Eick said holidaymakers bought a slew of properties in 2005 and 2006 gambling on prices going up, but a weaker rental market made it harder for investors to rent the property out for most of the year.
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Nelson Bay retains most delinquent postcode crown, but Surfers Paradise drops down list: Fitch

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The Fortune of War hotel – marketed as the oldest continuously licensed pub in Australia – has been sold after 26 years in the same hands.
Its reputed sale price is $4.3 million when bought by accountant Peter Walker. The Shout has reported that Walker was joined in the purchase by former C-Inc general manager Steven Speed.
<img width="400" src="/images/stories/fortuneofwar5.jpg">
The Fortune of War, which dates back to 1828, is part of a recently renovated hotel complex positioned opposite Circular Quay in Sydney. The actual George Street hotel is a three-storey facebrick building with stucco detailing built in 1922. The first recorded licensee of the public house was John Boreham who was the seller of wines, malt and liquor. In March 1976 Tooth &amp; Co relinquished its head lease to the Sydney Cove Redevelopment Authority, and the lease has been with publican Robert Keyes since 1987.
Given its location in Sydney’s Rocks district it has prided itself on the reputation of being the first and last port of call for generations of Australian and visiting soldiers.
<img src="/images/stories/fortuneofwar2.jpg">
“With over 100k per week in revenue, it will be hotly pursued,” Jolliffe advised Property Observer.
Of course the claim of Sydney's oldest pub is also claimed by the more upmarket Lord Nelson. Fairfax Media writer Mark Chipperfield wrote the nearby Lord Nelson has the words "Sydney's Oldest Hotel" painted on its exterior in bold letters. Chipperfield noted on face value, the Lord Nelson's claim on the title of oldest pub seems unassailable: built in 1836 using sandstone blocks quarried from Observatory Hill, the pub has held its liquor licence continuously since May 1841. But there are some flaws in the claim including the building being initially built as a private residence for William Wells, a local merchant and publican, and only transformed into a hotel in 1841.
<img width="470" src="/images/stories/fortuneofwar3.jpg">
The offering ames with The Fortune of War Hotel, The Russell Hotel (which offers accommodation, pictured below) and The Russell Wine Bar (pictured above) at the Rocks. It sold through Ray White Hotels agent Andrew Jolliffe inconjunction with Mike Wheatley of Knight Frank, according to The Australia Financial Review.
<img src="/images/stories/fortuneofwar4.jpg">
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Fortune of War hotel sells in the Rocks

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Despite a volatile political climate, softer economic conditions and concerns about our ability to fund our retirements, we are happier, according to the National Australia Bank’s latest Australian Consumer Anxiety Index.
The index rose from 6.2 in quarter 1 to 6.6 in the June quarter when all survey questions:  satisfied life, worthwhile life, happy yesterday and not anxious yesterday - rated higher.  
And, it appears, those happiest:  
<ul>
<li> Live in Western Australia  </li>
<li>Live in rural towns or the bush  </li>
<li>Earn over $100,000  </li>
<li>Are over 50  </li>
<li>Are married  </li>
<li>Have children  </li>
<li>Live in a household with two people  </li>
<li>Are well-educated  </li>
<li>Are retired  </li>
<li>Are in professional employment.  </li>
</ul>
The results show much lower anxiety in WA (partly offset by lower wellbeing in all other categories) and that rural areas have replaced capital cities for highest wellbeing.  
Wellbeing has declined in the $75,000-100,000 income group. There are much lower anxiety levels among women, and there is a general decline in wellbeing scores for widowed people.  
Wellbeing is now higher in households with kids compared to those without, and there’s been a big rise in wellbeing in single households but much lower overall wellbeing reported by labourers. 
A deeper look at the data also indicates a big fall in those expressing “very low” wellbeing, and an increase in those rating their wellbeing “high”. 
Sadly, over 26% of respondents identified themselves as being highly anxious, although this was down from more than 30% in the first quarter. 
The NAB’s Quarterly Consumer Anxiety Index found that consumer anxiety fell in June in line with moderating concerns about future spending/savings plans. 
The index measured 6.0 points in Q2, down from 6.3 points in Q1. There is still large variance in anxiety levels around the five survey questions underpinning the index: job security, health, ability to fund retirement, cost of living and government policy. 
But consumers still rate cost of living as their main cause of anxiety (ahead of government policy) but less so than in Q1. Job security is still of quite low concern despite softer forward labour market indicators. 
Anxiety was typically highest among consumers living in Queensland or Victoria, residing in rural towns or the bush, earning less than $35,000, are female, are aged 30-49, are divorced, have no children, live in a household of two people, are not employed or retired, and work as labourers. 
Since the March survey, the latest results show Victoria and WA are the only states reporting higher concerns over job security, regional areas are less anxious about living costs and retirement, anxiety has risen for those earning less than $35,000, women are less worried about job security and retirement, and more people aged 30-49 are worried about living costs and retirement.  
Overall, anxiety has risen for widowed people, those with kids are worrying less about living costs/retirement, health has become a bigger issue in three-plus person households, and retired people are the most anxious about government policy. ‘Other’ workers reported a big fall in their anxiety. 
Significantly, more than one-third still rate anxiety ‘high’ for government policy and cost of living. 
And, while almost one-quarter of consumers remain very worried about their ability to fund their retirement, concerns have eased.  
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staylor-63KgDrKwoY

Australians are happier despite softer economic climate

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Ahead of today's RBA meeting, economist Stephen Koukoulas <a target="_blank" href="https://twitter.com/TheKouk">@TheKouk</a> says it is "almost certain" that the RBA will leave the cash rate on hold today at 2.75%.
"The Kouk" has also tweeted that mortgage rates and inflation are much lower since John Howard left office in 2007:
<a href="https://twitter.com/TheKouk" target="_blank"><img alt="kouk_tweet" height="83" width="470" src="/images/stories/2013/larry_uploads/kouk_tweet.jpg"></a>
He says it a "reasonably straightforward" decision for the RBA due to an "uptick in the interest rate sensitive sectors of the economy, in particular housing and consumer spending".
"On the down side, there is no doubt that mining investment is in the early stages of decline and this will be a drag on economic growth over the medium term. It is likely to be a key point that will see the Reserve retain a bias to cut interest rates, 'if circumstances permit,'" he writes in Business Spectator.
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Interest rates and inflation much lower since John Howard left office: Stephen Koukoulas Tweet of the Day

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Sales at the much vaunted Ebony development of 123 apartments at 347 Camberwell Road, Camberwell are so strong that 95% of the apartments are pre-sold six weeks out from its launch.
Agent John Kravaritas, from Knight Frank, says its a  "sleek new neighbourhood" 200 metres up from the Junction opposite the library.
‘’It is going so well that we may even do a stage two smaller development at the rear.’’
Ebony is a mix of one bedroom, some with studies, two-bedroom and three bedroom apartments. Prices range from $385,000 to $860,000. The apartments come with car parks, storage areas and private gardens. Ebony’s two-bedroom apartments, that were listed from $499,000, include a car park and storage area.
Set over five levels the apartments have designer finishes and balconies. Kitchens have marble splashbacks, stone bench-tops, European smoked oak floors, 3D bathroom feature tiles and heating/cooling.
There’s even a shared residents’ vegetable garden for vegies and herbs.
Architects Carabott Holt Turcinov designed the $66 million development by the Vero Property Group. It’s about eight kilometres from the CBD.
<a href="https://www.ebonycamberwell.com.au/" target="_blank">The development</a> will be finished around Christmas next year.
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Strong sales for Ebony development on Camberwell Road

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Some property investors delay the intended sale of a property until the new financial year in an effort to defer payment of CGT.
“A property is generally deemed to have been sold on the date of the contract for CGT purposes rather than the settlement date,” says Eddie Chung, partner and property tax specialist with accountants BDO in Brisbane.
So if you want to defer the sale until the new financial year, don’t make the mistake of exchanging contractsbefore July 1.
Chung agrees that property investors should not defer the sale of a property if it places the transaction at risk. However,he says a way to deal with the risk of a deferred sale not proceeding is to enter a put-and-call option.
If the property owner exercises the option, the other party has to buy the property within a specified time.
“The entering of the option does not give rise to a CGT liability on the sale of the property until the point that the option is exercised,” Chung explains.
Finally, a decision to delay the sale of a property until the new financial year should not be based solely on an effort to save tax but have a commercial justification.
Otherwise the tax commissioner could try to apply the general anti-avoidance provisions.
Chung says a commercial justification for delaying a sale may include uncertainty about the availability of finance in the short term.
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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Consider delaying a property sale

<html><body>{module Will national house prices be higher at the end of the 2013-14 financial year?}</body></html>

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Will national house prices be higher at the end of the 2013-14 financial year?

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According to the Australian Bureau of Statistics (ABS), Australia’s population grew to record 22.9 million people now living in the country at the end of 2012.
The growth was driven by strong net overseas migration which accounts for 60% of the total population growth.
A record number of births added to the annual tally.
This figure now equates to an increase in Australia’s national annual population growth of 1.75% over the December 2012.
While the Australian Bureau of Statistics (ABS) recorded 22.9 million residents at the end of last year, a more recent estimate of the current population can be seen in the ABS Population Clock which is currently indicating a national population of 23.094 million residents.
Click to enlarge
<a title="Click to enlarge" href="/images/stories/2013/06/lawlessjune27one.gif" rel="shadowbox"><img src="/images/stories/2013/06/lawlessjune27onethumb.gif"></a>
Victoria trumped the pack as the state to record the highest levels of population growth across the country’s states and territories for the 2012 calendar year where an additional 99,548 residents now reside in the state.
Overseas migration accounted for 56.4% of the state’s growth, however, a larger than average proportion of Victoria’s population growth was from natural increase (41.8%), while a very small proportion can be attributed to interstate migration flows (1.7%).
Queensland recorded the second largest number of new residents at 92,453, followed by New South Wales where there were 90,441 more residents over the year.
The contributing components of population growth were quite different between Queensland and New South Wales.
While both states are sourcing the majority of their population growth via overseas migrants, Queensland has historically recorded a substantial net interstate migrant inflow; last year 11,354 net new residents moved to Queensland from other Australian states while New South Wales lost a net 17,761 residents to other states.
Click to enlarge
<a title="Click to enlarge" href="/images/stories/2013/06/lawlessjune27two.gif" rel="shadowbox"><img src="/images/stories/2013/06/lawlessjune27twothumb.gif"></a>
In raw numbers, Western Australia recorded the fourth largest number of new residents (+83,031) but was the state to record the fastest rate of population growth by quite a wide margin.
At almost twice the pace of the national average, Western Australia’s population increased by 3.5 % over the 2012 calendar year and has attracted the third largest number of net overseas migrants with 52,306 new permanent or long term residents moving to Western Australia over the calendar year.
The Australian Capital Territory (ACT) also recorded a rapid rate of population growth, up 2.3 % over the 2012 calendar year; the second fastest growth rate of any state or territory.
With the impending election and possible cuts to the Federal Government labour force, we would presume this rate of population growth is likely to slow during 2013.
Tasmania and South Australia recorded the least amount of population growth, up by 0.9% and 0.1% respectively.
Interstate migration has been a drain on both states with a net 2,650 Tasmanian’s moving to another state or territory and 3,345 net South Australians moving interstate over the year.
Nationally, Australia’s population growth is comprised of the net rate of overseas migration plus the rate of natural increase that is births minus deaths.
Click to enlarge
<a title="Click to enlarge" href="/images/stories/2013/06/lawlessjune27three.gif" rel="shadowbox"><img src="/images/stories/2013/06/lawlessjune27threethumb.gif"></a>
Overseas migration is the most significant contributor to population growth, equating to 60% of national population growth.
The rate of natural increase has seen a substantial rise due to a large number of new births and a decline in the number of deaths over the year.
There were 305,400 births in Australia over the past twelve months, the largest number on record.
Tim Lawless is national research director of <a href="https://www.myrp.com.au/" rel="nofollow" target="_blank">RP Data.</a>
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tlawless-5VLUrbAk9s

WA population growth rate almost double the national average: Tim Lawless

A big crowd turned out on Saturday for the weekend auction of Natalie Bassingthwaighte&rsquo;s Elwood period investment property.

Five bidders fought it out from a starting bid of $850,000 followed by a vendor bid of $1 million. The auctioneer took increments of $20,000, $10,000, $5000 and then $1000 until the property was passed in at $1.18 million.

Matt White, of Ray White Port Phillip, said negotiations then continued inside until the deal was clinched at &quot;more than $1.2 million&quot;. He would not disclose the exact price.

White said a Brisbane-based banker bought the property and his family will alternate between there and Elwood.

Bassingthwaighte - a&nbsp;pop singer, actress and X Factor Australia&nbsp;television judge - bought the Clarke Street investment property for $595,000 in 2005.

The three-bedroom, two-bathroom period&nbsp;home has an open plan living/dining area opening to a covered deck with open fireplace and&nbsp;courtyard. It has Miele kitchen appliances with breakfast bar, corian bench tops and&nbsp;concealed fridge/freezer.

An upstairs parents&#39; retreat comes with dressing room and en suite bathroom through to a nursery/study.

Features include&nbsp;hydronic heating, air conditioning, Bose surround-sound, under-stair storage, ceiling roses, chocolate-toned floorboards and&nbsp;plantation shutters.

Bassingthwaighte and her husband, former Rogue Traders band mate, drummer Cameron McGlinchey, has reportedly spent about $2.25 million on a four bedroom, two bathroom Federation house on&nbsp;one of&nbsp;Brighton&#39;s top 10 streets. It&rsquo;s 400 metres from&nbsp;the beach, Church Street shops, cinema and railway.

A&nbsp;neighbouring three bedroom, one-bathroom house in Clarke Street sold for&nbsp;$896,000 in May 2010.

Last year Bassingthwaighte&nbsp;sold her Elizabeth Bay apartment in Sydney for $850,000.

Natalie Bassingthwaighte's Elwood period investment property sells at auction

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It might not come as a surprise that most CBD dwellers are young, in Melbourne 67% are less than 35 years old. Most live in households of only 1 or 2 people, many rent and most are very well educated, but income profiles are not remarkably different from the wider population.
So it is safe I think to assume that we are dealing with a ‘Young and Restless’ market, but a more detailed picture is evident if we start to look at these headline trends in more detail. I also think it is very clear that large markets like Sydney and Melbourne contain various sub-markets that we need to understand and accommodate in our marketing decisions.
Avoid the stereotype
In lots of marketing material for new projects I find myself reading what appears to be a fairly standard project outline that starts of with copy something like this – ‘our aim is to create a living, functional community reflecting this vibrant location, that appeals to a mixed demographic creating a unique place to live’ – fair enough I guess, but possibly a little lazy and in the case of many CBD projects I suggest a bit obsolete.
To help establish a more robust descriptor here are some key facts about the age profiles of CBD residential markets in Sydney, Melbourne and North Sydney. The figures show a clear trend, but I do not think the figures should be seen as universal, but they do show a strong correlation.
Young and passing through
In the Melbourne CBD, according to figures published by the City of Melbourne, the three biggest age brackets are 20-24, 25-29 and 30-34 and this is why 67% of CDB residents are less than 35 – clearly a young market, where it would be reasonable to assume the bright CBD lights are the key attraction, along with access to higher-education.
In Sydney the picture is similar, the two biggest age brackets for people moving to the CBD are 18-24 and 25-34 and it’s the same for North Sydney. These two markets also share another key population measure that is prominent.
The biggest age bracket when people make the move out of the CBD to another market is in the age bracket 35-44, plus there is a not to be unexpected link to the 5-11 years group which could well be families leaving the CBD, and this is reinforced by where this group moves to, which I will return to as the trends there may directly impact marketing tactics.
Another key age bracket in the Sydney and North Sydney CBD market is the high number of arrivals in the 55-64 age range, and this group while not the largest by any means is notable because it is growing. Both the Sydney and North Sydney markets and this is equally true of Melbourne now have market precincts that would attract older buyers.
The Sydney CBD market in particular now has some clearly established precincts that offer their own distinctive ‘brand of CBD living’ and that trend is set to continue. These sub-markets or sub-brands include the north, the sandstone belt, south, Chinatown and waterfront locations and these locations will become more distinct as the city grows and buyers become more choosy.
While some high-end projects attract a lot of attention the percentage of rented accommodation also aligns to the fact that NSW now generates some $5.8billion in education exports, and students have a big impact on the CBD market and its investment appeal.
CBD migration
The population gains and losses of the CBD markets are also strong marketing pointers that send a very interesting message. The trends are very useful when planning how to engage with the demographics that are playing out.
In the case of North Sydney when people leave the CBD area they tend to stay on the North Shore or go to the Inner West, where families looking for a traditional home might be attracted and still keep some connection to their former homes. Then when we look at where buyers move from into the North Sydney CBD market we see this movement coming from the North Shore and the Inner East.
If we look at the City of Sydney this movement, while similar in structure, is slightly more diverse. People leaving the CBD appear to move to areas with traditional housing and within the top five destinations, more possibly affordable housing and given that some of those leaving will now have children, access to schools.
And so we see our CBD population move to the Inner West and to a number of closer suburbs in Sydney’s South. Those moving into the CBD come from a mix of locations as well, including from the South, Inner East, Upper North Shore and The Hills District – the diversity of locations is perhaps not surprising given that the Sydney CBD market is also a very mixed residential market. It is no longer just a particular cluster of buildings, it has wider and evolving appeal including to older buyers 55-64.
The picture thus far
CBD markets are at first glance seen as diverse places, but rather like our marketing copy suggests, the CBD market is still evolving. We already know it is a young market, where most people live on a 1 or 2 person or 3 and 4 person household, but thereafter around the age of 35-44 make a move away. Facilities are important, it’s an attractive rental market, but it also appears that’s how residents relate to services and facilities may be very different. After all the CBD is still very much a shared ‘experience’ – with residents alongside office blocks and big numbers of workers and visitors moving in and out of the city daily.
Having taken this brief snapshot of the CBD market, in my next post I will detail some of the feedback and comments from recent Sydney buyers. It all goes to further reveal how our CBD residential markets are changing and managing their growing pains and how as project marketers we need to stay attuned.
Peter Chittenden is managing director for residential of <a href="https://www.colliers.com.au/Colliers%20Corporate/Residential.aspx" rel="nofollow" target="_blank">Colliers International.</a>
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