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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Economist Saul Eslake says he is not particularly troubled about the risks of a 'housing bubble' re-forming in Australia following Citi Research, which drew a similar conclusion. 
<a target="_blank" href="https://www.propertyobserver.com.au/residential/australian-housing-bubble-risk-overblown-with-prices-to-peak-in-march-2014-citi/2013062562659">The Citi Research report</a> downplayed the risks of a housing bubble forming and forecast house prices to rise 3% between now and March next year before a “slight” 2% correction driven by the “powerful effect” of lower Chinese immigration, a weaker Chinese economy and a lower Australian dollar. 
Eslake, chief economist at Bank of America Merrill Lynch (BAML) described the Citi Research as “really interesting, innovative and insightful” but remains circumspect about the impact of Chinese demand on Australian house prices. 
“While I was aware of various pieces of anecdotal evidence linking Chinese demand to movements in house prices, this is the first time I've seen any rigorous attempt to quantify it,” Eslake tells Property Observer. 
“In some ways it's hard to see a causal link between Chinese industrial production (IP) and Australian house prices; and lots of things in Australia are correlated with Chinese GDP growth these days (including Australian GDP growth and, inversely, the RBA cash rate), so there might be an element of 'double counting' here. But it's still a very interesting piece. 
“More broadly, I've not been particularly troubled about the risks of a 'housing bubble' re-forming in Australia.” 
Eslake says the present recovery in housing is weak by historical standards and is proportionately reliant on investors. 
“I think households, particularly those who already have some debt, will continue to prioritize paying debt down over taking out new debt, which will inhibit non-FHBs, while FHBs are likely to remain apprehensive about their employment prospects and hence wary about entering the market. 
“If there were signs of a 'bubble' developing because of low interest rates, the RBA in conjunction with APRA could use 'macro-prudential instruments' to reduce that risk. 
These instruments could include mandating lower maximum loan-to-value ratios and shorter mortgage terms by requiring banks to hold more capital against mortgages. 
“Canada has done both of these things and the recent New Zealand budget gave the Reserve Bank of New Zealand (RBNZ) power to do something similar if warranted.”
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lschlesinger-FZcF9M3vE6

Little chance of housing bubble building in Australia but China effect may be overstated: Saul Eslake

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So, what is better training to buy a home - business management training where you learn about budgets and goals and organisational structure, or crisis management where you have to deal with threat management, stress and fatigue and on-the-spot decision making?
There’s no doubt that you need to bring a knowledge of budgets and cashflow and goal-setting to the homebuying process. They are the skills that help offset the emotion that can often cloud that process.
But once you’ve laid a solid plan, and once you’ve found a home that fits your well-thought-through goals and it’s time to <a target="_blank" title="Posts tagged with Negotiate" href="https://marketnews.com.au/tag/negotiate/" rel="tag">negotiate</a> to buy that home – that’s when crisis management comes into play.
It may seem strange to describe buying a home as a crisis. But it is a situation full of <a target="_blank" title="Posts tagged with uncertainty" href="https://marketnews.com.au/tag/uncertainty/" rel="tag">uncertainty</a> and unexpected threats. As a homebuyer you’re in a position of little knowledge or power and you can often lack the ability to read the signals being put out by people who are experts in their field.  And if you get it wrong, it can be potentially disastrous – you can end up with the wrong home (or no home) or end up paying too much for a home.
It’s how you deal with uncertainty that makes all the difference when you’re buying a home. If you’re used to having everything sorted out and tabulated and double-checked, then dealing with the unknowns associated with negotiating on a home can feel pretty unnerving.
We think negotiating on a home is a bit like being an airline pilot or a firefighter – you have to anticipate the worst, while staying calm, and be constantly on the lookout for information and signals that will tell you what to do next.
<table style="width: 470px;" border="1" cellspacing="0" cellpadding="0" frame="box"><tbody>
<tr>
<td valign="top" width="308">
Business Management Concepts
</td>
<td valign="top" width="308">
Crisis Management Concepts
</td>
</tr>
<tr>
<td valign="top" width="308">
Budgets
</td>
<td valign="top" width="308">
Understanding Human Error
</td>
</tr>
<tr>
<td valign="top" width="308">
Goals
</td>
<td valign="top" width="308">
Situation Awareness
</td>
</tr>
<tr>
<td valign="top" width="308">
Organisational Structure
</td>
<td valign="top" width="308">
Error Chain
</td>
</tr>
<tr>
<td valign="top" width="308">
Synergize
</td>
<td valign="top" width="308">
Threat and Error Management
</td>
</tr>
<tr>
<td valign="top" width="308">
HR
</td>
<td valign="top" width="308">
Pilot, Co-Pilot and Crew Concept
</td>
</tr>
<tr>
<td valign="top" width="308">
Technology and IT
</td>
<td valign="top" width="308">
Checklisting
</td>
</tr>
<tr>
<td valign="top" width="308">
Marketing
</td>
<td valign="top" width="308">
Understanding Cultural Differences
</td>
</tr>
<tr>
<td valign="top" width="308">
Win-Win
</td>
<td valign="top" width="308">
Communications
</td>
</tr>
<tr>
<td valign="top" width="308">
Training
</td>
<td valign="top" width="308">
Stress and Fatigue
</td>
</tr>
<tr>
<td valign="top" width="308">
Sales
</td>
<td valign="top" width="308">
Decision Making
</td>
</tr>
</tbody></table>
Here are some of the aspects of crisis management that apply equally to negotiating on a home:
Situation Awareness - You need to know who to deal with in the negotiating process and who your competitors are, and you need to focus on your goal without being distracted by trivial issues. At James, we always have two advocates negotiating, one to oversee the <a title="Posts tagged with negotiation" href="https://marketnews.com.au/tag/negotiation-2/" rel="tag">negotiation</a>, and another to attend to all the nuts and bolts of the <a title="Posts tagged with negotiation" href="https://marketnews.com.au/tag/negotiation-2/" rel="tag">negotiation</a>. That gives us the overview of the situation that means we can focus on the process. Lack of Situation Awareness Examples
<ul>
<li>
Negotiating with one agent when somebody else buys through another agent
</li>
<li>
Focussing only on hiding your identity from the agent so he doesn’t know you will bid at auction only to see it sold beforehand without you being contacted
</li>
<li>
Talking to agents on many matters eg what homes you last visited and liked – that will give a clear guide to your capacity to pay for this current home.
</li>
<li>
Negotiating hard and getting the price going down but forgetting about another buyer who comes in from the side and takes the prize
</li>
<li>
Finding a minor problem (like some minor water damage) in the dream home and turning it into a major issue and not buying. Another version is reading a building inspection report as negative when its actually positive when compared to others.
</li>
<li>
Listening to a lawyer talk about a very negative clause and changing your mind on buying only to find that lawyer includes that clause in all their <a title="Posts tagged with contracts" href="https://marketnews.com.au/tag/contracts/" rel="tag">contracts</a> as well, and sees it as no big deal.
</li>
<li>
Extreme cases, but it happens more often than many sellers think – buyers refusing to buy a home because they “hate” the agent –forgetting they are not living with the agent after they purchase.
</li>
</ul>
Understanding Human Error – Nobody gets it exactly right always – not even us! The point is to recognise that this can and does happen (on all sides) and when an error is recognised that you have a plan to rebound from that to your advantage.
Dealing with the Error Chain – In plane crashes it is rare that one thing causes a crash, it is more often a chain of events. It’s the same when it comes to homebuying disasters.
Here are a couple of examples:
<ul>
<li>
Under spousal pressure – under work pressure – under agent pressure – no time to make the right decisions. You pay too much – and the result is an unhappy family
</li>
<li>
You have no plan – no advice – no process – no due diligence – no checks or validation. You end up with the wrong home – and the result is an unhappy family
</li>
</ul>
Make sure you don’t get caught up in a chain or errors that lead to a disastrous outcome. Our job can simply be to break the chain before the results become catastrophic.
Threat and Error Management Good knowledge, good systems or processes, good training, <a title="Posts tagged with good advice" href="https://marketnews.com.au/tag/good-advice/" rel="tag">good advice</a>and good management break the Chain of Errors – which is what you need to do.
Some key Threats in Good Home Buying
<ol>
<li>
You
</li>
<li>
Other Buyers
</li>
<li>
The Selling Agent
</li>
<li>
Your Buying Agent
</li>
<li>
Market Movement
</li>
<li>
The Seller
</li>
<li>
The Targeted Home
</li>
</ol>
One Solution: To manage “exact valuation errors” (where you miss on something you should have bought for a few dollars more) we developed the Control Price System or Range of <a title="Posts tagged with values" href="https://marketnews.com.au/tag/values/" rel="tag">Values</a> which replaced the outdated  “One Price Valuation with one Willing Buyer and one Willing Seller” concept.
Mal James is principal of<a rel="nofollow" target="_blank" href="https://www.jamesbuyeradvocates.com.au/" title="James Buyer Advocates"> James Buyer Advocates</a>, which advocates on behalf of buyers of property over $1 million. Mal writes weekly auction reports, advice and in-depth market analysis on James' website.
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maljames-vHwm28JUAa

Key aspects of crisis management to help the homebuying process: Mal James

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Australian house prices are expected to rise a further 3% between now and March 2014 and then “fall slightly thereafter” by around 2% according to forecasts by Citi Research.
With RP Data calculating that house prices have risen just 2.9% since bottoming out in May last year, this would mean around a 6% gain in house prices following 200 basis points being cut from the cash rate since November 2011.
It would be by far the weakest recovery in house prices compared with previous interest-rate easing cycles.
<img alt="house_price_scenarios" height="364" width="470" src="/images/stories/2013/larry_uploads/house_price_scenarios.jpg">
Following rate cuts commencing in July 1996, house prices gained 13% over the following 18 months, they gained 30% following rate cuts commencing in February 2001, and lifted 11% following the big rate cuts that occurred from September 2008 onwards <a target="_blank" href="/news">noted AMP Capital Investors chief economist Shane Oliver in May.</a>
The primary drivers of a correction after March 2014 is a slowdown in the Chinese economy and less Chinese migration into Australia, both of which have been identified as having a strong correlation – albeit with around a three year lag time – with Australian house price movements.
<img alt="chinese_and_house_prices" height="334" width="470" src="/images/stories/2013/larry_uploads/chinese_and_house_prices.jpg">
This forecasts assumes that interest rates remain unchanged over this period and is calculated using a complex forecast model that factors in year-on-year changes in nominal house price, Chinese immigration, variable interest rates, Chinese industrial production, changes in the real trade weighted index, the non-FHBs average loan and consumer confidence.
“Our baseline model shows the nominal house price will continue to grow until March 2014,” say Citi Research analysts Paul Brennan and Josh Williamson.
“The initial house price increase is the result of sustained low interest rates which in turn causes increased borrowing.
“However, the downward pressures created by a slowdown of the Chinese economy, lesser appetite for capital inflows as reflected in a lower Australian dollar and reduced Chinese immigration will eventually overtake the upward momentum from positive domestic factors, causing prices to fall slightly.”
In the short term, the main driver for the Australian housing market will be the low interest rate, which is expected to remain at low levels for "the foreseeable future".
“We maintain our view that the official cash rate will remain at 2.75% until the second quarter of 2014," say Brennan and Williamson.
“This implies that the variable lending rate will also stay at current levels over the same period, easing households’ (particularly non-first home buyers’) concerns over mortgage pressures and consequently stimulating the demand for housing.
“We also assume consumer confidence rises gradually later this year.
“We have allowed for the non-FHB loan size to grow at higher than the historical average rates, which we think is reasonable in response to the record-low cash rate.
“The auction clearance rates in Sydney and Melbourne have been hitting the 70% to 80% mark for the first 5 months of 2013, coinciding with the RBA cutting rates to lows of 3% in December 2012 and again to 2.75% in April this year.
However, the lag factor of lower Chinese immigration growth since 2011-12 will add further downward pressures on house prices.
In addition, Citi's Chinese economists are of the view that "Chinese industrial production (IP) growth will moderate to below 10% over our forecast period, a significant reduction from the double digit growth rates seen not too long ago".
“The falling Australian dollar against major trading currencies, particularly the US dollar also points to weakening offshore investor interest in the form of reduced capital inflow appetite.
“We are of the view that the trade weighted index (TWI) - an average of the Australian dollar exchange rate compared with its most important trading partners - will continue to fall over our forecast horizon, suppressing house price growth.
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House prices to rise a further 3% to March 2014 and then fall around 2% under China effect: Citi Research

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Melbourne’s housing market has risen since the Easter holiday period, with auction clearance rates on the rise over April and May, according to Australian Property Monitors.
Auction listing numbers also rose over this period, with more than 700 extra properties offered for auction compared to the same period a year ago.
"This indicates that seller-confidence is on the rise in a market that continues to perform at three-year highs," Dr Andrew Wilson, the APM senior economist said.
The Melbourne market has been sustained by upper-price, inner-city home sales, although a more general pattern of buyer activity is emerging.
Middle-ring, mid-price range suburbs, particularly to the east of the city have attracted increased buyer activity.
Changes to the first home owners grant, announced by the local state government, will impact on the Melbourne market, as buyers rush to take advantage of the grant for established home purchases before it expires on the 30th June.
"The local Melbourne economy does however remain under a cloud, with the announcement of job cuts, particularly in the manufacturing industry contributing to the highest unemployment rate of the mainland capitals, which was at 6.2 percent in April," Dr Wilson said..
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Melbourne market sustained by upper-price, inner-city home sales: APM

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Adelaide is soon to have a striking set of three apartment buildings, ranging between 10 and 14 storeys.
The exterior of the buildings are striking cylinders which mirror the bustling streets below. Architecture firm Woods Bagot drew inspiration from Adelaide's modulating skyline to achieve the impressive aesthetics of the apartment complex. The theme is uniform across the three buildings and is designed to resonate the tone of local flora and fauna.
Developer Sturt Land's site is titled <a href="https://newmayfield.com.au/" target="_blank">New Mayfield</a>, the $250 million project that will provide 427 apartments to Adelaide's south west corner of the CBD.
{yoogallery src=[images/stories/2013/06/june26mayfair]}
The podium of New Mayfield is sandstone coloured concrete and stone with contrasting upper-level metal cladding.
Stage one of the development has a projected completion date of May 2015 and will contain 108 apartments, which will be a mix of one, two and three bedrooms and varying between 53 square meters and 100 square meters, including balcony. The size of the apartments will depend upon the amount of bedrooms.
The prices for New Mayfield apartments will range from $349,000 to $440,000 for one-bedders, while two-bedders will range from $499,000 to $695,000.
Stage two of the development has a projected completion date of February 2016 and stage three is expected to be finished in December 2016.
A four-level underground car park will be located on site.
The site features attractions such as: a residents only rooftop swimming pool, an integrated village square featuring public art installations and 3500 square meters of ground-floor retail, food and beverage and outdoor dining spaces.
Construction will be conducted by Tagara Builders, who recently handled the Uno Apartments; also located in Adelaide's CBD.
The site is on the former location of Mayfield Electrics Company and borders Sturt, Gilbert, Norman and Myers Streets.
Location wise, it is within walking distance to Chinatown, Central Markets and Gouger Street.
Award-winning architecture firm Woods Bagot have designed the development, whilst landscaping has been handled by Oxigen.
From the second level up each apartment is created to have a view of either: the city, the coast or the surrounding Adelaide hills.
The project has kept sustainability in mind throughout their planning utilising; a vacuum waste management system, solar glazing control, reduced energy air conditioning systems, GAP recycled water for bathrooms and irrigation, solar power technology and regenerative lifts.</body></html>

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Three striking apartment buildings to comprise New Mayfield in Adelaide

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I have considerable faith in the longevity of the resources revolution but I wonder whether we’ll see another Moranbah.
With the mounting use of fly-in-fly-out workers staying in miners’ camps, many of the expected benefits of a major mining operation in your region may bypass the local town.
Moranbah is the Bowen Basin coal town in central Queensland where the median house price rose from around $50,000 to $750,000 within a decade, as coal-mining operations emerged and flourished. At one point the town’s capital growth rate (the 10-year average) was above 30% per year.
Now, with downsizing by mining companies as they seek to control costs, plus growing use of FIFO workforces, demand for Moranbah tenancies has dropped. Rents have halved and the median house price fell 5% in the latest quarter, based on RP Data figures, or 7% if you believe Australian Property Monitors. The median rental yield, which was in double digits last year, is now down around 5% or 6%, not much better than a capital city suburb.
Moranbah will revive, once the big miners sort through their cost-control issues, but I wonder whether it will ever return to the dizzy days of 12-15% rental returns and values rising massively.  
FIFO and miners’ camps were once the exception. Now they’re the norm. We’re moving towards a situation where everyone working on a new mine will be on a FIFO roster and no one will live in the local town.  
Bob Wilson, a long-time property writer who works for Hotspotting, has just completed an eight-week research safari through Queensland and the Northern Territory. He reports a stark contrast between towns where FIFO dominates and the ones where the workers live locally.  
The tiny town of McKinlay (population 17), between Cloncurry and Winton, was having a race meeting when Wilson passed through. The race day was sponsored by BHP Billiton, which operates the Cannington silver-lead-zinc mine, for which McKinlay is the nearest town. But BHP Billion has a mining village and an airstrip at the mine, and flies its workers in and out.  
“The only hint of a mine nearby is the steady procession of four-trailer road trains rumbling through McKinlay and turning right at the T Junction out to Cannington mine,” Wilson says.  
Alpha, population 300, sits at the heart the Galilee Basin coal province west of Emerald. “But,” Wilson says, “locals have got over the early euphoria when not one, or two, but five mining companies turned up ready to dig up the basin’s thermal coal and ship it overseas.  
“The easy-going folk in this service town realise now that none of the proponents will turn Alpha into a Moranbah overnight. All have indicated they will operate with FIFO crews and accommodate them on-site or at mine camps elsewhere, as Alpha lacks the infrastructure to cope.  
“Alpha’s little air strip is to be upgraded to airport status, but otherwise it looks like business as usual for the town.”  
The north-western town of Cloncurry has a different buzz, thanks largely to mining company CuDECO.  
Wilson says: “Cloncurry seemed a lot more energised than some of the towns of similar size I have seen on this trip. If uranium mining (discontinued in the 1980s) was Cloncurry’s past, then copper is surely the region’s future. CuDECO has spent six years firming up a resource west of Cloncurry which will produce high quality copper for at least 10 years.  
“Work is due to start soon on the $300 million Rocklands mine with CuDECO holding 60 houses in Cloncurry and deciding to build more homes for the 130 to 160 workers. In the interim, the company has built a workers’ village in the main street. The decision to largely bypass the FIFO option could see Cloncurry develop as a future regional hotspot.”  
Typical houses in Cloncurry cost around $250,000, so there’s room for growth.
Terry Ryder is the founder of <a target="_blank" href="https://www.hotspotting.com.au/">hotspotting.com.au</a>
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Mining town Moranbah will revive but may never return to dizzy heights: Terry Ryder

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Sydney's median private treaty prices lead those of all other Australian capital cities, according to RP Data.
Over the month to June 23, the NSW capital had a median house price of $621,750 and a median unit price of $510,000.
<img src="/images/stories/2013/06/rpdatacapitalsjune25one.jpg" width="470" height="278" alt="rpdatacapitalsjune25one">
<img src="/images/stories/2013/06/rpdatacapitalsjune25two.jpg" width="470" height="210" alt="rpdatacapitalsjune25two">
Private treaty sales represent around 85% of all dwelling sales across the country.
The statistics are calculated across houses and units sold over themost recent four week period.
Records without a valid sale price have been excluded from the analysis and median prices are withheld for cities wherefewer than ten sales have been recorded.
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Sydney leads capital city private treaty median prices: RP Data

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I last wrote about the prospect of lower growth rates, lower demand for higher-value properties and higher demand for lower-value properties in the residential sector in the next decade relative to the previous decade.
I also spoke about the need for more cost-conscious specification, smaller size and higher density housing for Australia’s growing population.
In this more competitive and potentially lower growth environment, how will residential property investors and developers prosper?
All of the usual rules about location, proper due diligence, efficient procurement and risk mitigation hold true, however one aspect of residential property that has often been neglected in previous decades, and which will become increasingly important in the coming decade is ‘good design’.
In this article I discuss how Charter Keck Cramer views the value of good design and why it’s important to consider when making an investment and undertaking development in the residential sector.
Let’s start with the question, what is good design?
In general terms, good design provides for outcomes that function, that feel right, that are striking, that last the test of time and are cost-effective to use and maintain.
In specific terms, good design includes high ceilings, flexible spaces, high-quality fixtures and fittings, good natural light access, cross-flow ventilation, double glazing, low-energy lighting, a high level of insulation, a high level of sound separation, non-toxic building materials and robust and low-maintenance surface materials.
There are many more aspects to good design, and too many to list here, however in summary good design is as much about what you cannot see, as it is about what you can see.
In saying this, what I also mean by good design, is that it must be accompanied with good construction in order to be effective.
So why are we not as critical about the design of our homes as we are about the design of our cars?
In cars we look for safety, fuel efficiency, reliability, acceleration, serviceability and looks – all measured through ratings and reviews that everyday consumers can access through reputable sources.
Surely we should know at least as much, if not more, about the home in which we live? While we might not know as much about the design of our homes as our cars, occupiers are becoming more sophisticated in their understanding of design and investors and developers will therefore need to respond in order to prosper in this increasingly competitive residential sector.
So, what is the value of good design for investors?In the next decade, investors will no longer be able to rely on riding the wave of strong returns that we saw in the residential sector in previous decades. Capital growth will still be available, however it will be harder to achieve.
 
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Along with selecting a location with good fundamentals, the design of residential property will be a key factor in determining return prospects for the following reasons.
1. Increasing sophistication of demand: As has been the case for many other industries, such as fashion, hospitality, cars and technology, the demand for residential property is becoming increasingly sophisticated. As the population continues to grow, the preference for inner city living persists and the affordability of detached dwellings in the inner city decreases, occupiers will be increasingly looking for apartments and townhouses that are well designed and can address their functional and lifestyle needs in a smaller footprint.
2. Large supply of homogenous product: Despite the increasing sophistication in demand, the supply of new residential property has been largely homogenous. In the off the plan (OTP) apartment sector, the homogeneity of the product is largely a result of a combination of two reasons. Firstly, the composition of demand has been roughly 70 per cent investors over the history of the market. Secondly, the relative strength of the residential property market over this period, has allowed investors to enjoy strong returns, without needing to invest in better quality product. A consequence of this has been developers have not had the incentive to supply better quality product and they have therefore, in the majority, followed a similar formula to deliver investor-grade product project after project.
3. Growing awareness of maintenance and running costs: Investors are becoming more aware of the higher maintenance costs associated with poorly designed residential property. For example, delaminating cupboard doors, replacement of cheap fittings and fixtures, faulty appliances and repair of building façades are common and expensive maintenance items in poorly designed apartment buildings that can be avoided if an investment in good design is made from the outset. Similarly, occupiers are becoming more aware of the higher costs of running poorly design apartments.
For example, an instantaneous electrical hot water system is cheaper to install than a gas hot water system, however is significantly more expensive to run. Another common example is poorly insulated walls which result in higher heating costs during winter. Logically, as awareness of these issues grows, occupiers will be prepared to pay higher rents for residential property with lower running costs relative to those with higher running costs. This will particularly be the case in a market with higher vacancy.
 
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4. Changing market dynamics: If there continues to be investor fatigue as we approach the end of the current cycle in the OTP apartment sector, could owner-occupiers comprise a higher proportion of demand in the next cycle? If this happens to be the case, consider the next question. While you might be an investor in today’s market, who will buy your property when you decide to sell? Will it be another investor or an owner-occupier?
Keep in mind that there are fewer incentives for investors to buy established apartments and indeed most foreign investors are prohibited from doing so. For these reasons, owning a property that appeals to owner occupiers is a sound approach, particularly in the current climate.As a consequence of these four trends, we expect to see lower vacancy rates, higher rents, better capital growth and, therefore, better returns, for well- designed residential property relative to lesser designed residential property.
Accordingly, this is why we think there is value in good design for investors in the residential sector. And, what is the value of good design for developers? In a market where investors are increasingly seeing the value in good design, and where owner-occupiers are likely to comprise a higher proportion of demand than they have previously, we think it will make sense for developers to supply well-designed product to the market for the following reasons
1. Higher prices and/or faster sales: Selecting the right design team that can deliver good design which is differentiated and caters to the needs of occupiers will benefit developers through either higher pricing or faster sales when compared to homogenous product. These benefits justify the additional investment in the right design team and the right design process upfront. More than just higher prices and/or faster sales, and particularly in the current OTP apartment market, where there are concerns about oversupply and fatigue in investor demand, good design can in fact be the difference between a project succeeding or failing, and there are many recent examples of this.
2. Better planning outcomes: Councils and the broader public are becoming more design literate, and as a result, the quality of design is increasingly an important factor in the planning process. When one proposes a design that is larger than the preferred site outcome set by council, the justification for increased yield shifts to the quality of design, environmentally sustainable design outcomes and the contribution the development proposal makes to the urban context. Clever design can result in improved yield by shifting the debate away from height to articulation and material design. Evidence of the increasing importance of design to councils, can be seen in the issuing of ‘conditional permits’ that require developers to retain the architect for the life of the project. The intention of these conditional permits is to mitigate the risk, which often eventuates, of the built outcome being inferior to the design specified in the original planning permit.
3. Cost-effective design solutions: There is a common misconception that good design always equates to more expensive construction costs. While this can be the case, it does not need to be. A high quality design team can deliver creative solutions throughout the design, documentation and construction phases, resulting in a building which meets the highest design standards, while also being cost effective. Poor results often arise when default and generic solutions and materials are introduced to reduce costs, rather than exploring solutions that work with the design while also being cost effective.
4. Mitigating construction risk: High quality and detailed documentation prior to tender is the best way to assess the scope of works for a project and manage the expectations and competing interests of the client and the contractor. The alternative, of going to tender with only design development or partially documented drawings, often results in either expensive variations or dilution of quality, depending on how well the construction contract is structured and drafted. More often than not, this results in the client ending up with a building that costs more than what was budgeted and/or a building of lower quality than was expected.
 
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5. Focusing the design team: A high quality outcome does not necessarily constitute good design if it is not aligned to market demand and project feasibility drivers. The design team needs to be well briefed about what to design. Then the process needs to be managed and constantly focused on designing the product to fit the specifics of the relevant market segment. With good property advice and information about the target market, along with constant management and review of the design against project feasibility and value drivers, the design process will be most efficient and the outcome optimised.
In summary, we would like to share with you a quote from Paul King, Chief Executive of the Green Building Council UK that articulates the value of good design and summarises our perspective on the matter: “A green building is simply a better quality building. All too often we get hung up on what is green and what is sustainable, but actually, if you think of it as a better quality building, a more efficient building, a better day-lit building, better ventilated, a healthier, nicer place to live, to work or to play – it’s not difficult to make the link between that and a building being worth more to people.
Across Charter’s Development Management team, we have executives qualified as architects. By the nature of Charter’s business, we also work very closely with and are exposed to the ideas and design of a variety of architects and consultants, and place a high priority on ensuring that our clients have the benefit of our experience and understand both the importance and therefore consequence of good design.
Our daily professional challenge involves the review of many development proposals for suitability, market acceptance and ultimate viability and we recognise good design as a fundamental that equally, as much as any other influence, determines the degree of success that any particular project will enjoy.
It is of course preferable to have the right design team involved from the outset, but it is never too late for review and if necessary the introduction of alternative consultants.
Scott Keck is executive chairman at <a href="https://www.charterkc.com.au/" rel="nofollow" target="_blank">Charter Keck Cramer</a>
 
 
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Property investors increasingly seeing the value in good design: Scott Keck

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Property investors who fail to claim all of their deductions for the decline in value of depreciating assets are “needlessly paying too much tax”, warns Paul Banister, tax partner with accountants Grant Thornton in Brisbane.
Banister says it is far easier for investors to overlook depreciation deductions when investing in existing buildings rather than new buildings where the costs are more readily apparent.
Many residential property investors fail to claim deductions for building depreciation, adds Spyros Kotsopoulos, a Sydney tax partner with accountants Deloitte.
And Ken Raiss, a director of national accountants Chan &amp; Naylor, suggests that property investors ask a quantity surveyor to prepare an accurate depreciation schedule.
Raiss advises investors who are undertaking renovations to have a “scrapping schedule” to identify and put a value on what is thrown away.
“This is then written off in the year of the renovation, plus you can also depreciate the new work thereafter,” he adds.
Raiss suspects that not many property investors prepare a scrapping schedule when renovating and therefore throw away valuable immediate deductions.
See our free ebook on the <a target="_blank" href="http://propertyobserver.com.au/ebooks/free-ebook-top-24-tax-strategies">top 24 tax strategies</a> for property investors.
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Don't throw away depreciation tax breaks for buildings, fixtures and fittings

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A recent survey by Mortgage Choice found that over 40% of homeowners plan to renovate their home to improve their quality of living.
“While renovations can potentially increase the value of a property, our survey results show that the purpose for many Australians is to improve their lifestyle by customizing their home to suit them,” says Belinda Williamson head of corporate affairs at Mortgage Choice.
The survey revealed that the outdoor entertaining area was among the top three most popular areas to renovate, followed by upgrading the kitchen and bathroom.
Property Observer has compiled a list of the top 10 renovating tips from the many experts.
Top 10 Renovating Tips
1. Chris Gray (Property Empire) Start by choosing the right property, making sure it is an unemotional investment, as opposed to an emotional home purchase.
Are you looking to buy, renovate and sell, or buy, renovate and hold? If you’re selling it’s imperative that there is an immediate and almost guaranteed profit in the deal. If you’re looking to hold, you need to buy the right property that will continue to grow strongly forever. The renovation profit in a hold strategy is more about icing on the cake, maximising your rental return and ensuring you have minimal maintenance to do in the future.
2. Shaynna Blaze (Selling Houses Australia) Assess your lifestyle.
Before working out the design and layout of your home, the first thing for any renovators to ask themselves: how do I like to live? Is your lifestyle casual? Do you like to entertain? Do you hate cleaning or noise? These different lifestyles will not only effect how the layout is but also the surfaces and colours you end up choosing.
3. Nick Tobias (Tobias Partners Architecture) Research your architect.
Establish a shortlist of architects you feel are best equipped in terms of aesthetic and technical prowess. Spend time reviewing the work of different practices, including speaking to past clients. Remember to keep things simple, trends come and go.
4. Andrew Winter (Selling Houses Australia) Put your hard earned cash where it shows.
Make sure you put your hard earned cash where it shows. Quality kitchens and bathrooms will always add value to your home and a smart façade will make your house the envy of your neighbours.
5. Amanda Talbot (Stylist and author) 5% of the value of your house should be in your kitchen
Your kitchen needs a wow factor, including good storage; quality hardware, drawer runners and soft closing draw mechanisms. 5% of the value of your house should be in the kitchen.
6. Cherie Barber (Renovating For Profit) 1% of the value of your house should be spent on your bathroom
Aim to spend between 1% to 1.5% of your current property value on your bathroom renovation. If your property is worth $400,000 you would spend around $4,000 renovating it.
Once you know your budget, allocate your money according to how immediately obvious each component is. If the vanity is the first thing you see when you come through the door, spend more money on a nice vanity, splashback and mirror. Your bathroom is the second most important room in your house, besides your kitchen, in terms of adding real fiscal value.
7. Angus Kell (Archicentre) Go Green
Go green and cash in on the latest change in buying behaviour. Buyers can’t get enough of solar hot water, rainwater tanks and drip-feed irrigation systems
8. Patrick Bright (EPS Property Search) Avoid doing the work yourself to “save money”
A small budget means there is always a temptation to do some or all of the work yourself to save money but DIY renovations can easily backfire. If the quality of workmanship is substandard this will diminish your sale price, possibly eliminating any profit you might have made in much the same way as under-capitalising on a renovation.
9. Lisa Montgomery (Resi Mortgage Corporation) Landscaping is important
The indoor/outdoor room is now a popular part of the Australian lifestyle, so allow for a percentage of your overall budget to be spent on landscaping so you can complement the work you’ve carried out inside the house. Even if your budget is modest, basic greenery and clean, functional outside areas will only improve a property’s appeal.
10. Carolyn Burns-McCrave (House Rules, Burns-McCrave Design) Work from the inside out
A good floor plan is at the heart of a successful design and that each space should be tailored to the people who live there. Burns-McCrave says to work from the inside out; creating spaces that function and flow before thinking about colours and accessories.
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