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>

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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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Investing in an off-the-plan apartment is a popular option for property investors particularly in capital cities like Brisbane, Sydney and Melbourne where apartment developments are a dime a dozen.
Investing in a new apartment can be significantly cheaper than buying an existing house or apartment, plus you can take advantage of tax depreciation benefits. However, there are major potential pitfalls and stumbling blocks, which you should be aware of before you sign a contract and pay your deposit.
Here are eight to keep in mind:
<ol></ol>
<ul>
<li>Settlement period won’t be long enough</li>
</ul>
Uncertainty about when settlement will be required can be a major and costly headache for investors. Once registration of title has occurred, developer will usually require settlement to take place as soon as possible, which can be as early as just 14 days under many contracts of sale. This can be a wholly inadequate period, says Rob Balanda, a partner at Gold Coast based law firm MBA Lawyer. This may mean having to apply for an extension, which if granted can attract high penalty rates of up to 20%. He suggests asking for a more reasonable time for settlement of say 30 days from the registration of the title when signing the contract. “You will usually get it too because the developer is keen to make the sale to you then,” he says.
<ol start="2"></ol>
<ul>
<li>You may not be satisfied with the end product</li>
</ul>
<ol start="2"></ol>
When you are buying off the plan, you are purchasing something that has not yet been finished and relying on sketches, plans and artist impressions. The finished product may not match these projections. Carolyn Chudleigh, a partner at law firm Holding Redlich, says the best way to protect yourself from a nasty shock is to check every detail on the sale contract, particularly regarding the finishes. “Most disputes arise from a buyer not being happy with the end product. The best way to avoid this is to be aware of exactly what all of the finishes should be,” she says. Chudleigh recommends looking at the schedule of finishes for all parts of the property, including floor coverings, colour schemes and kitchen appliances. “Know everything about the interior, down to how many power points there will be in every room. All of this can be negotiated before exchange of contracts and should be included specifically in the contract if you want to be able to enforce performance against the vendor. If a contract is skinny on detail, there may be little room for complaints at the end of the day,” she says.
<ol start="3"></ol>
<ul>
<li>
You may need to find extra cash if valuation comes in lower at settlement </li>
</ul>
<ol start="3"></ol>
Lenders will only give conditional approval to finance an off-the-plan purchase, subject to a future valuation. When the unit is complete in 12 to 24 months time the lender will then get a valuer to value the unit. If the unit is valued at less than the purchase price (the market may have fallen in this time) the lender will finance a lesser percentage of the purchase price leaving you with the shortfall to make up. “ If you can’t find the short fall and can’t settle the purchase, then of course you will be in breach of your obligations under the Contract and the very least that will happen to you is that you will forfeit the deposit,” says Balanda. The developer could also sue you for any loss incurred from the re-sale of the unit.
<ol start="4"></ol>
<ul>
<li>Rental guarantees may be misleading</li>
</ul>
Rental guarantees offered by developers may seem tempting but they should be treated with a fair degree of suspicion. Investors should always do the numbers to see if they really stack up. Buyers’ agent Catherine Cashmore warns against buying into a development that is offering a rental guarantee because “it is always factored into the sales price, and once the guarantee expires, the unit’s yield will revert back to market forces”. Cashmore says current rental guarantees are in the order of 5% to 7%.If an investment has a gross return of 6% and the developer guarantees $300 a week rent that would put the purchase price at $260,000. But if the market rent is in fact $250 a week, the property is really worth $218,000. This would have you paying 19.2% over the market value. The developer only has to pay $5,200 in total over two years to guarantee the $300 a week rent and the company would pocket $42,000 – or $36,800 net – on the sale price.
<ol start="5"></ol>
<ul>
<li>You may be buying the wrong type of apartment for the area</li>
</ul>
<ol start="5"></ol>
Buying the wrong property type off the plan for an area can result in poor re-sell values and/or a struggle to find tenants, says property investor and blogger Cameron McEvoy. “You may find a tenant quickly, but they may not be willing to pay the desired rental rate, if the property is not their ‘first choice’ for that area.” He suggests three remedies for this: firstly, get to know your potential area and do this in several ways: use online tools to study the demographic breakdown of your chosen area and develop a ‘persona’ of who is most likely to be living there, secondly, take a walk in the area, buy a coffee at the local cafe, and people so you can learn about the inhabitants of a particular location and thirdly, look at recent sales on real estate sales websites to see what sells and talk to local estate agents.
<ol></ol>
<ul>
<li>The area becomes oversupplied with other off the plan developments</li>
</ul>
<ol></ol>
Scarcity creates value. If there are three or four other off-the-plan developments set to be completed in the next couple of years with similar features and targeted at the same demographic as your development, an oversupply situation could develop. You risk depreciation in value, struggling to find tenants or having to lower your rent to secure new tenants. “First up, understand that by buying off the plan you are doing the developer a big favour, says finance journalist and Channel 7 Sunrise host David Koch. “Developers are keen to start selling off the plan early seeking as many pre-commitments as possible because it will please their bank manager when they try and finance the development.” The key is to do your research and find out what other developments are planned for the area and what units they will have and their price points.
<ol></ol>
<ul>
<li>Fees and costs you have not factored in may reduce your return</li>
</ul>
<ol></ol>
Having factored in costs like mortgage fees, stamp duty, land taxes and legal fees, off the plan buyers may find there are other costs once they settle and rent out their apartment. “Quarterly strata fees and the body corporate structure should also be factored into the purchase, says 1300HomeLoan managing director John Kolenda. “Make sure you can afford to cover these fees and, of course, make sure you do a final inspection and to make sure any defects were fixed before settling as the developer is obliged to repair any defects,” he says. Make sure you have a comprehensive list of all the fees and costs you are likely to incur once the apartment is completed.
<ol></ol>
<ul>
<li>The developer may go bust or there may be delays</li>
</ul>
<ol></ol>
While there are laws to protect buyers if a developer goes bust  (a number of high profile large building groups have collapsed in recent times) or they take longer to complete the project then agreed to, you may have to go to court at your own cost initially to recoup your investment. “A developer going bust or producing a substandard product can drag on for years through the courts and, while the law is there to protect you, it’s costly and it will be at your own expense to fight initially – this is a sad, but very true, fact about our legal system,” warns James Buyers Advocates.
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lschlesinger-FZcF9M3vE6

Eight potential pitfalls to watch out for when you buy off-the-plan

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Since the Queen's Birthday holiday weekend, Sydney's auction clearance rate has averaged 76% compared to the 74% averaged between Easter and the Queen's Birthday, according to Australian Property Monitors.
Both periods represents the highest level of buyer activity for a decade for their like-on-like time period.
Sydney's weekend rate of 77.4% was a strong result with the winter yet to enter hibernation.
The most expensive property reported sold at the weekend was a six-bedroom house at 73 Albert Road, Strathfield, sold by Devine Real Estate for $3.4 million.
It just fell short of the highest recorded house price in Strathfield over the past year of $3.5 million on Augusta Street in February.
A big unit auction sale was a three-bedroom unit at 8a/3 Campbell Parade, Bondi Beach which fetched $2.4 million. But they actually wanted $2.75 million earlier this year.
The most affordable property was a three-bedroom house at 40 Cadonia Road, Tuggerawong, up Charmhaven way in the Wyong Shire which sold for $177,000. They had marketed it as wanting over $150,000.
Sydney's rather sluggish prestige suburbs have emerged as the top performing in 2013, RP Data's June figures show.
RP Data's latest June figures show that over the past six months dwelling values in Sydney's most expensive suburbs rose by 4.8%.
There was 4.6% growth in the broad middle market.
The slowest growth was the most affordable end of the market, which increased by 3.2%.
Tim Lawless at RP Data says Sydney's premium property sector – properties worth $1.5 million or more – had been held back for five years partly because of the volatile weak stock market.
Meanwhile prestige Sydney Harbour offerings are being m0pped up after months on the market.
Yachtie Matt Allen has taken a put and call option over Sir William Tyree's Darling Point harbourfront.
The deal was done last month, presumably at well short of its ambitious $50 million hopes on its initial listing. Matt Allen's most famous Sydney to Hobart skippering has been of Ichi Ban.
Its an 1,800-square-metre Lindsay Avenue property at the tip of Darling Point.
Sir William bought it in 1967 for $170,000 from the estate of Margaret Wirth of the Wirth Circus family.
It was listed with $40 million to $50 million hopes. No sale price is yet available, nor the option details, but Property Observer would expect somewhere around $30 million.
Altona, the Point Piper harbourfront mansion, crowned the recent financial year’s list of Sydney’s top 20 highest price house sales.
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jchancellor-FAypfDUnLy

No signs of winter hibernation as June Sydney auctions strongest in a decade: APM 

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The auctions market has ended the financial year on a solid note, with first-home buyers rushing to take advantage of federal and state-based grants before they are downgraded.
But one expert says the next financial year may not differ so much from the last, in that investors and buyers should expect a slow, drawn-out recovery rather than any short, frantic bursts of improvement.
"We're not expecting any major recovery for the Melbourne market," SQM Research managing director Louis Christopher said.
As for the rest of the country, Christopher's opinion was unwavering – most capital cities will perform over the next 12 months as they have in the past year, assuming interest rates and the dollar remain relatively stable.
"We're still expecting any recovery to be modest and moderate," he says.
According to the Real Estate Industry of Victoria, Melbourne recorded a clearance rate of 73%, compared to 69% last weekend and 55% during this weekend last year.
"The slight increase in the clearance rate this week may be due to the first-home owners grant for established dwellings coming to an end on the 30th, June 2013," chief executive Enzo Raimondo said in a statement.
Various changes are being made to state-based first home owners' grants, including in Victoria and Queensland.
Such changes mean the first home owners' market is likely to taper off over the next few months, Christopher says.
"Melbourne is likely to track Sydney's changes in that regard, meaning there was a drop off in first-home buying over the few months after those changes came into effect.
"There was also a slow and gradual build up after that period."
As for the rest of the year, Christopher says there isn't much reason to expect anything other than what we've seen in 2012-13. Melbourne is tipped to record 2-5% capital growth during this calendar year, while Sydney "is the market we're most bullish about".
"We're seeing fairly strong pricing action now," he says, with more expected in the next few months.
Canberra, however, is expected to remain under pressure, while Christopher says Brisbane is simply "treading water".
"There is no major recovery with lots of stock in the market...and that's likely to continue in the remaining half of the year."
This article first appeared on<a target="_blank" href="https://www.smartcompany.com.au/property/056271-auctions-strong-as-first-time-buyers-spend-big-for-last-minute-grants"> Smart Company</a>.
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pmcstafford-pr9eMARWoN

Victorian first home buyer's market set to taper off: SQM

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Residential property was a solid investment play in the 2013 financial share as shares soared but gold took a plunge.
Depending on where you invested, the property market provided investors with total returns – rent plus capital gain - ranging from 3.5% in Hobart to 12.7% in Darwin, according to RP Data-Rismark.
Total property return of 8.5%
The aggregate total return across the eight capital cities was a solid 8.5% with Perth and Sydney both returning in excess of 10% with Melbourne managing just 7.3%.
RP Data-Rismark recorded capital city dwelling prices up 3.8% for the financial year, substantially better than the 3.6% reduction recorded over the 2012 financial year.
A-REIT total return of 24.2%
Arguably the best place to put your money in the listed property trust sector. 
According to Goldman Sachs A-REITS analyst, the S&amp;P ASX200 XPJ index (A-REIT sector) was up 17.4% over 2013 on a share price basis.
If you include dividends, the sector generated a total return of 24.2%.
Shares up 14%
Outside of the listed property space, putting your money in shares was a good option with the ASX rising 14% over the course of the year from 4,133 points to 4,802.
ASX 200 up 17%
Gains were even stronger across the ASX 200, with share prices up 17% across the benchmark index, the highest total returns since the global financial crisis.
Super returns likely around 15.5%
In line with the stronger share market, super funds also thrived. 
Forecasts are for growth super funds to generate a median return 15.5% for the year to June 30, according to super research firm Chant West. This would be highest single financial year return in the past 16 years. Balanced funds are forecast to return 12%.
Cash deposits returning 3.24%
For investors with no risk appetite, putting you money in the bank generated a return of just 3.24% according to the UBS Bank Bill, which is a proxy measure for returns from cash.
Gold values down 25%
Gold was not a good investment option in the past 12 months with values falling 25%.
The precious metal started the year at $US1600, rose to US$1,800 in October, but then started falling in April and is currently trading at around US$1,200 per ounce.
Aussie dollar down 8%
And holding Australian dollars was also not a good bet with the currency falling 8% from parity at the start of the financial year to just under 92 cents currently.
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Residential property’s steady rise as gold sinks: Daily Property Observer list

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The median value of a Sydney apartment reached $500,000 for the first time in June.
RP Data-Rismark records a 2.7% rise in the median Sydney unit value to exactly $500,000.
Sydney units provide investors with a gross return of 7.6% and a yield of 4.9%.
This equates to weekly rent of around $470 per week.
Despite this new milestone being reached, Sydney unit growth was outpaced by Sydney houses, which rose 6.3% year-on-year. 
The gap is narrower over the past six months with Sydney house values are up 4.8% while unit values have risen by a smaller 4.0% notes RP Data research director Tim Lawless.
"The results come as a bit of a surprise considering investors are one of the most active segments across the Sydney market and rental yields tend to be higher for units compared with houses. 
"Potentially one of the drivers of the detached housing market performance is the fact that this segment of the market saw a larger correction in values between late 2010 and mid 2012; house values were down 6.4% compared with a 3.6% fall across the unit market," Lawless says.
Weekly rents across five capital city markets for June
<table border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td valign="top" width="154">
 
</td>
<td valign="top" width="154">
Houses
</td>
<td valign="top" width="154">
Units
</td>
</tr>
<tr>
<td valign="top" width="154">
Sydney
</td>
<td valign="top" width="154">
$535
</td>
<td valign="top" width="154">
$470
</td>
</tr>
<tr>
<td valign="top" width="154">
Melbourne
</td>
<td valign="top" width="154">
$400
</td>
<td valign="top" width="154">
$377
</td>
</tr>
<tr>
<td valign="top" width="154">
Brisbane-Gold Coast
</td>
<td valign="top" width="154">
$420
</td>
<td valign="top" width="154">
$374
</td>
</tr>
<tr>
<td valign="top" width="154">
Adelaide
</td>
<td valign="top" width="154">
$339
</td>
<td valign="top" width="154">
$284
</td>
</tr>
<tr>
<td valign="top" width="154">
Perth
</td>
<td valign="top" width="154">
$438
</td>
<td valign="top" width="154">
$412
</td>
</tr>
</tbody></table>
Source: Extrapolated from RP Data-Rismark yields and median values for June 2013
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Sydney unit value hits $500,000 for first time with 4.9% yield

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Capital city property values rose 1.9% in June led by gains in Sydney and Melbourne, according to the RP Data-Rismark Home Value Index.
Sydney dwelling values rose 2.7% over June to a median of $580,000 with Melbourne values up 2.3% to $512,000.
The June result means property values ended the financial year up 3.8% regaining all the ground lost over the 2012 financial year, when values fell 3.6%.
Property values have now recovered 4.9% of the 7.4% correction in dwelling values since the market bottomed out in May last year.
Over the course of the financial year, the strongest performing capital city property markets are Darwin (+6.1%), Perth (+6%), Sydney (+5.6%) and Melbourne (+3.4%).
The weakest markets are Hobart (-1.8%), Adelaide (+0.2%) and Brisbane (+0.6%).
Looking across detached housing, Sydney and Perth house values are up 6.3% over the 2013 financial year with Darwin house prices up 6.1%.
In the unit market, the strongest gains are for Darwin units (+6.4%) and Melbourne (+4.1%). 
<img height="403" width="470" src="/images/stories/2013/larry_uploads/rp_date_june.jpg" alt="rp_date_june">
The June pick-up wiped out the 1.7% cumulative fall over April and May, with values up 0.2% for the quarter.
“The capital gains recorded over the financial year highlight that lower mortgage rates are starting to have a positive impact on the housing market,” says RP Data research director Tim Lawless.
However, he adds that current conditions are “far removed from the buoyant conditions experienced in 2009”.
The quarter-on-quarter results for June were largely driven by a strong result in the largest capital city, Sydney.
Melbourne and Brisbane recorded a slight fall in dwelling values over the quarter while the decline in Hobart, Darwin and Canberra was more significant.
<img height="219" width="470" src="/images/stories/2013/larry_uploads/RP_Data_june_figures.jpg" alt="RP_Data_june_figures">
Each capital city housing market excluding Hobart, where values have fallen by -1.8%, has recorded an increase in values over the past year.
Annual capital gains have ranged from as little as 0.2% in Adelaide to as much as 6.1% in Darwin and 6% in Perth.
For investors, the highest rental yields are for Darwin houses and units with gross rental yield of 6.2%.
The lowest rental yields are Melbourne houses with gross rental yield of 3.7% and Melbourne units at 4.4%.
Lawless says that while there has been some natural volatility in the month-to-month readings of the RP Data-Rismark Index, the trend is much more indicative of an ongoing recovery in dwelling values.
Rismark International CEO Ben Skilbeck says the index highlights that housing markets do show intra-month and intra-quarter volatility (though very low when compared to the share market).
However, when the index is examined over a longer period, such as the last 3 months, “recent index results highlight that capital gains remain relatively sluggish despite the presence of low interest rates and high auction clearance rates”.
Lawless points out that consumer confidence dipped over April and May before recording a rise in June.
“[However], data on labour markets is jumpy and housing finance data shows hardly any improvement in the average loan size.
“If confidence levels remain high and labour markets continue to show a low rate of unemployment then we would expect that home values will continue to trend higher, albeit at a relatively measured pace,” he says.
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Property market rebounds in June with values up 3.8% for the 2013 financial year

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How do children nudge often-reluctant parents toward making sound and fiscally smart decisions about the <a target="_blank" href="https://www.nytimes.com/2013/06/30/realestate/mom-and-dad-lets-talk-real-estate?hpw&amp;_r=0">future of the family home</a>?
<a target="_blank" href="https://twitter.com/nytimes"><img alt="tweetofthedayjuly1" height="72" width="470" src="/images/stories/2013/07/tweetofthedayjuly1.jpg"></a>
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po-LsXgBTHBmX

Ask the folks about their real estate before it's too late: Tweet of the Day

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The biggest financial news for most Australians in the past two years has been the falling cash rate and decreasing mortgage rates.
They’ve come down so far that you can get a variable rate mortgage in the low 5% range and some lenders have 2 or 3-year fixed rate mortgages as low as 4.99%.
But it’s been more complex for small and medium sized enterprises (SMEs). The Reserve Bank, in a recent report, said fees paid in household lending fell in 2012 to $4.1 billion, while bank fees in business lending rose 7% to $7.3 billion.
In another survey, banking analysts East &amp; Partners found that 43% of the SMEs surveyed experienced rate rises on their secured loans in the last six months. Just 0.8% had a rate reduction and 56.1% had no change in their rates. The average rate rise was 5.3%.
I support the workings of a free market, but we should be concerned when official interest rates drop to historic lows while businesses have rate rises.
It’s easy to make this a fight between big corporations and small business, or between big banks and the ‘mums and dads’.
But the problem could go deeper. Australia has so many small and medium sized enterprises (SMEs) – 99.7% of all businesses – that making them pay more for debt than other borrowers will eventually hit the general economy.
If a business pays more for secured debt than the going rate, one response is to raise prices to cover costs. If this reaction gains momentum among businesses, inflation rises.
A business may not be able to raise its prices but it can cut overheads such as reducing employees or cutting back hours and overtime. Given that small and medium sized businesses employ 70% of the private sector work force, this affects employment.
Also, small businesses constrained by the cost of debt find it harder to grow, and then we lose a vital offset to the oligopoly power of corporations – an offset that we all profit from in consumer choice, service and prices.
Here’s another problem: when a small business has cut as much fat as it can in the enterprise, then the owners tighten their belts in the family home. It’s a double effect because they don’t just contract as producers – they contract as consumers.
The worrying aspect of this is that while slightly more than half of the East &amp; Partners respondents said their rates hadn’t moved for six months, the RBA has tracked rising bank fees for business lending. Which means net increases for business owners.
Overriding this issue is the traditional reluctance of SME owners to change banks.
So, are businesses being squeezed by their banks with nowhere else to go? Or, is this a time to attend to the basics of business performance and seek out truly competitive lenders?
Which way will Australian business go?
I would love to know what you think. Talk to me on Twitter.
Mark Bouris is executive chairman of <a target="_blank" rel="nofollow" href="https://www.ybr.com.au/">Yellow Brick Road</a>, a financial services company offering home loans, financial planning, accounting and tax, and insurance.
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Residential interest rates are very attractive but business lending is more challenging: Mark Bouris

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One of the poorest performing major listed property trust over the 2013 financial year was the CFS Retail Property Trust, joint developer of Emporium Melbourne, which last week announced a $60 million write-down of this project.
It's share price is up just 4.1% over the course of the 2013 financial year.
The S&amp;P ASX200 XPJ index (A-REIT sector) was up 17.4% for the 2013 financial year on a share price basis, says Goldman Sachs A-REIT analyst Andrew MacFarlane. 
"If you include dividends (total return) then the accumulation index was up 24.2%," he says.
For the financial year, the share market ended the year up 17.2%
<table border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td valign="top" width="123">
Company
</td>
<td valign="top" width="92">
ASX Code
</td>
<td valign="top" width="132">
June 30/2012 share price
</td>
<td valign="top" width="145">
June 30/2013 share price
</td>
<td valign="top" width="72">
% change
</td>
</tr>
<tr>
<td valign="top" width="123">
CFS Retail Property Trust
</td>
<td valign="top" width="92">
CFX
</td>
<td valign="top" width="132">
$1.92
</td>
<td valign="top" width="145">
$2.00
</td>
<td valign="top" width="72">
4.1%
</td>
</tr>
<tr>
<td valign="top" width="123">
Investa Office Fund
</td>
<td valign="top" width="92">
IOF
</td>
<td valign="top" width="132">
$2.71
</td>
<td valign="top" width="145">
$2.91
</td>
<td valign="top" width="72">
7.3%
</td>
</tr>
<tr>
<td valign="top" width="123">
Westfield Retail Trust
</td>
<td valign="top" width="92">
WRT
</td>
<td valign="top" width="132">
$2.85
</td>
<td valign="top" width="145">
$3.10
</td>
<td valign="top" width="72">
8.7%
</td>
</tr>
<tr>
<td valign="top" width="123">
Commonwealth Property Office Fund
</td>
<td valign="top" width="92">
CPA
</td>
<td valign="top" width="132">
$1.01
</td>
<td valign="top" width="145">
$1.10
</td>
<td valign="top" width="72">
8.9%
</td>
</tr>
</tbody></table>
Correction: In an earlier version of this story, Property Observer reported that Leighton Holdings was the worst-performing A-REIT with 5% decline in its share price over the 2013 financial year. Leighton Holdings is not an A-REIT. It is a construction and engineering business.
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CFS Retail Property among poorest performing A-REIT share prices for 2013 financial year

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Charter Hall’s share price rose 70.4% over the course of the 2013 financial year making it the top performing major listed property trust.
The group has around $10 billion of funds under management across the office, retail, industrial and residential sectors.
It’s most recent significant transaction was to form a partnership with a local super fund and a Canadian pension fund to acquire <a href="https://www.propertyobserver.com.au/commercial/charter-hall-buys-bankwest-place-and-raine-square-in-perth-for-%24458-million/2013061962415">Bankwest Place and the associated Raine Square shopping centre</a> in the Perth CBD for $458 million, seeing off competition from both local and offshore investors.
Charter Hall has also been named as a bidder for a collection of assets worth around $250 million that make up the Australand Wholesale Property Fund No.6 (AWPF6).
Charter Hall’s share price closed at $3.87 last Friday having started the financial year at $2.27.
The S&amp;P ASX200 XPJ index (A-REIT sector) was up 17.4% for the 2013 financial year on a share price basis, says Goldman Sachs A-REIT analyst Andrew MacFarlane.
"If you include dividends (total return) then the accumulation index was up 24.2%," he says.
Top five performing A-REITS over 2013 financial year.
<table border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td valign="top" width="123">
Company
</td>
<td valign="top" width="92">
ASX Code
</td>
<td valign="top" width="132">
June 30/2012 share price
</td>
<td valign="top" width="145">
June 30/2013 share price
</td>
<td valign="top" width="72">
%change
</td>
</tr>
<tr>
<td valign="top" width="123">
Charter Hall
</td>
<td valign="top" width="92">
CHC
</td>
<td valign="top" width="132">
$2.27
</td>
<td valign="top" width="145">
$3.87
</td>
<td valign="top" width="72">
70.4%
</td>
</tr>
<tr>
<td valign="top" width="123">
Cromwell Property Group
</td>
<td valign="top" width="92">
CMS
</td>
<td valign="top" width="132">
$0.69
</td>
<td valign="top" width="145">
$0.975
</td>
<td valign="top" width="72">
41%
</td>
</tr>
<tr>
<td valign="top" width="123">
Australand
</td>
<td valign="top" width="92">
ALZ
</td>
<td valign="top" width="132">
$2.47
</td>
<td valign="top" width="145">
$3.48
</td>
<td valign="top" width="72">
40.8%
</td>
</tr>
<tr>
<td valign="top" width="123">
Goodman Group
</td>
<td valign="top" width="92">
GMG
</td>
<td valign="top" width="132">
$3.67
</td>
<td valign="top" width="145">
$4.88
</td>
<td valign="top" width="72">
32.9%
</td>
</tr>
<tr>
<td valign="top" width="123">
Mirvac
</td>
<td valign="top" width="92">
MGR
</td>
<td valign="top" width="132">
$1.27
</td>
<td valign="top" width="145">
$1.61
</td>
<td valign="top" width="72">
26.7%
</td>
</tr>
</tbody></table>
Other strongly performing property stocks were the Cromwell Property Group (share price up 41%) despite its chief executive Paul Weightman warning in March of a commercial property bubble building in Australia, take-over target Australand (up 40.8%), industrial A-REIT Goodman Group (32.9%) and diversified group Mirvac (26.7%).
Australia’s biggest A-REIT Westfield Group and its shopping centre spin-off Westfield Retail Trust ended the financial year up 20.4% and 8.7% respectively.
For the financial year, the share market ended the year up 17.2%
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