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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Two winning design submissions are expected to be announced next week for the residential and commercial development Central Park in Sydney’s CBD.  
Six architectural firms were invited to submit designs for Block 8 and Block 11 of Central Park by Frasers Property Australia in Chippendale.  
Block 11 will have 320 apartments across nine to 14 storeys. Townhouses and a childcare centre may also be added.  
Block 8 will be a 180 apartment building of eight to 14 storeys.  
The competition was a part of Central Park’s modified concept plan in an endeavour to ensure consistent design excellence across the precinct.  
Central Park joins a number of other high-profile developments to be constructed by designs procured by competition including James Packer's  Crown Hotel Sydney at Barangaroo, a new cultural precinct in Evandale on the Gold Coast, Flinders Street Station in Melbourne’s CBD and Monash University’s $150 million l<a href="https://monash.edu/giving/law-bus-building/details" target="_blank">aw, business and economics complex</a> in Melbourne’s south-east.  
More developers may be realising the advantages of this process, said Ross Clark, chief operating officer of the Australian Institute of Architects.  
“It’s perhaps that developers are increasingly understanding where their project has a public profile or a community element to it that engaging in a competitive process has benefits in it,” he said.  
A number of submissions can be helpful for developers who are unsure of what they want as a opposed to working alongside an architect to create a brief for the structure but this doesn’t necessarily mean a better quality design.  
“What ought to be improved is the developer or client’s alignment with that design because they get to choose from the designs, especially if they’re not clear with what they want,” said Clark.  
However, choosing an architect on their design alone isn’t failsafe as the winner could have difficulty in other areas of the process such as working with builders or construction, said Clark.  
“It’s both less risky and more risky...if you commit to a competition depending on how it’s structured, you have to take the team that wins the competition,” he said.  
Three of the architecture firms invited to compete have previously worked with Frasers. PTW Architects and Smart Design Studios worked with Frasers on One Central Park and Nettletontribe designed the proposed student residences on Abercrombie Stret.
 Bates Smart, Tony Caro Architectural and Richard Francis-Jones, who have had no previous business with Frasers, were also invited to submit designs.
The successful designs will have to be unique but also comply with environmental standards, said a spokesperson for Frasers Property Australia.  
“We're looking for interesting, original architecture which is complimentary to the Central Park precinct...The winning designs also need to comply with the modified concept plan approval for height, mass and GFA, and achieve a minimum 5 green stars under the Green Building Society of Australia's rating tool - as is the case for all buildings at Central Park (for which a rating tool exists).”
The two winning designs will be developed for state significance development applications to go to the NSW Department of Planning and Infrastructure in September.
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Central Park design competition

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Forecasts of a sharp rise in Australian house prices creating a housing bubble are “overblown” new modelling by Citi Research suggests.
Under its expected baseline scenario, which assumes no further rate cuts until the second quarter of 2014, Citi Research expects nominal house prices to rise 3% between now and  March 2014 and then start to fall slightly, driven downwards by among other things a slowing Chinese economy, a weaker Australian dollar and reduced Chinese migration.
Even under the most bullish scenario - the cash rate dropping to 2% by March 2014, Chinese growth above 10%, the dollar to remain elevated and the non-FHB loan size to lift significantly over the forecast period – the forecast is for house prices to rise by around 8% from current levels or 5% relative to the peak in June 2010.
“Hardly the definition of a housing ‘bubble’,” say Citi Research analysts Paul Brennan and Josh Williamson, who created the modelling and authored the report.
<img src="/images/stories/2013/larry_uploads/citigraph.jpg" width="470" height="310" alt="citigraph">
Under the expected baseline scenario, they say the initial house price increase will be 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” say Brennan and Williamson.
In the short term, they say the main driver for the Australian housing market will be the low interest rate, “which will likely remain low in the foreseeable future”.
“We maintain our view that the official cash rate will remain at 2.75% until second quarter of 2014.
“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."
What will be holding back growth in house prices in the longer term are a number of factors, including the “lower growth outlook in China, slowdown of Chinese immigration and reduced appetite for offshore capital inflows associated with the lower Australian dollar as the mining capex boom winds down".
“We expect the nominal house price to peak in March 2014, by which time it will have increased by 3% from its current level," say Brennan and Williamson.
“However, we expect the slowdown in China to flow through to the Australian housing market during 2014, causing downward pressure on house prices.
“Our 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. 
Under a bearish scenario, a combination of factors - Chinese IP growth to drop between 9.5% and 8.5%, non-FHB loan size growth to reach negative territory over the forecast horizon, a much sharper drop in the Australian dollar and an earlier cash rate hike than the second quarter of 2014  as well as a drop in consumer confidence to below neutral levels - would give rise to a weak housing market where prices drop on a year-on-year from December 2013.
"By the end of our forecast horizon the nominal house prices would have fallen by around 7% from their current levels," they say. 
Brennan and Williamson claim their modelling has “strong predictive power” with an 85% correlation to house price movements incorporating domestic factors impacting on the housing market as well as international factors including Chinese immigration growth, changes in Chinese industrial production as well as the weakening Australian dollar.
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Australian housing bubble risk “overblown” with prices to peak in March 2014: Citi

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Harry Triguboff’s Meriton group has bought its second Mascot development site this year, adding to a war chest comprising $300 million worth of development sites across Sydney.
Triguboff, Australia’s sixth richest man with a fortune estimated by BRW at $4.95 billion has acquired a <a href="https://www.commercialrealestate.com.au/property/2010468589/for-sale/nsw/mascot/development-land" target="_blank">17,150 square metre site at 200 Coward Street, Mascot</a> in Sydney’s southern suburbs for $47 million.
It last sold for $11 million in 1998 when acquired by the Queensland Local Government Superannuation Board, the trustee of LGsuper, a super fund for current and former Queensland local government employees and their spouses.
It comes just a month after Meriton spent $39 million on a <a target="_blank" href="https://www.propertyobserver.com.au/news/harry-triguboff-buys-lane-cove-service-station-with-tower-approval/2013051261299?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=news">North Shore Sydney service station</a> in Lane Cove from Bob Rose’s Rose Group with plans to build a $300 million residential tower development featuring 440 apartments.
The Mascot site on the corner of Coward and O’Riordan Streets currently operates as a multi-unit industrial estate with tenants including chocolate maker Lindt.
An apartment development on the site would overlook Mascot Park with Mascot railway station and town centre just a short walk away.
It was sold by Michael Crombie and Jonathon Canavan of Colliers International following a tender process which closed on June 12 and with the potential for 380 apartments.
Crombie tells Property Observer, while there has been no planning in relation to the site, the expected number of units if a compliant scheme is proposed is around 401 units.
He confirmed that Meriton was the buyer.
“The site has exchanged with a three month settlement date, not subject to anything,” he said.
It has proposed mixed-use residential zoning.
In February this year, Triguboff announced that Meriton had acquired a 31,500 square metre industrial site in Mascot for $100 million from industrial landlord Goodman Group. He plans to build 1,000 apartments on the <a target="_blank" href="https://www.propertyobserver.com.au/developments/harry-triguboff-celebrates-80th-birthday-with-proposed-%24100-million-inner-sydney-site-acquisition-and-calls-for-more-rate-cuts/2013030459705?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=news">19-33 Kent Road site</a> near Sydney airport.
Meriton is currently selling more than 2,000 apartments off-the-plan having spent around $300 million on development sites in the past 18 months”.
Triguboff's first project dates back to 1963 when as a clerk, he built his first block of units in the<a href="https://www.propertyobserver.com.au/new-south-wales/harry-triguboff/2013013159060" target="_blank"> Sydney suburb of Tempe</a>.
May 2013 – Lane Cove
Harry spends $39 million on a <a href="https://www.propertyobserver.com.au/news/harry-triguboff-buys-lane-cove-service-station-with-tower-approval/2013051261299?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=news" target="_blank">North Shore Sydney service station</a> with plans to build a $300 million residential tower development featuring 440 apartments. The 150 Epping Road site in Lane Cove is acquired from Bob Rose’s Rose Group, which received development approval for the site in August last year.
February 2013 - Mascot
Harry acquires a 31,500 square metre industrial site for $100 million from industrial landlord Goodman Group. The sale is confirmed by Goodman after Meriton leaks it to The Australian. He plans to build 1,000 apartments on the <a target="_blank" href="https://www.propertyobserver.com.au/developments/harry-triguboff-celebrates-80th-birthday-with-proposed-%24100-million-inner-sydney-site-acquisition-and-calls-for-more-rate-cuts/2013030459705?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=news">19-33 Kent Road site</a> near Sydney airport.
February 2013 – Olympic Park
Harry pays a <a rel="nofollow" href="https://www.meriton.com.au/blog/meriton-buys-olympic-park-site/" target="_blank">reported $22 million plus to buy a 15,000 square metre</a> site with plans for 300 apartments in Sydney’s Olympic Park. The site offers strong transport links, is a corporate hub with over 100 companies based around the sporting complex bringing in more than 10,000 employees every day.
October 2012 - Rosebery
Harry acquires a former industrial property in Rosebery in inner south-east Sydney with plans to build 200 apartments. Meriton pays $21 million for the site.
August 2012 - Waterloo
Harry purchases on McEvoy Street in Waterloo, with plans for 220 apartments.
July 2012 - Lewisham
Harry spends $48.5 million to buy the <a href="https://www.propertyobserver.com.au/residential/harrytriguboff-s-meriton-buys-lewisham-estates-development-site-for-%24485-million/2012071755616" target="_blank">controversial Lewisham Estates development site</a> which has amended potential for between 377 and 430 units. He boasts that he'd beaten Frasers Property, Toga, Crown Group and Ralan to win the tender. Charlie Demian of the Demian Group paid $8.5 million for the site in 2005.
March 2012 – North Ryde
Harry pays $25 million for a Macquarie Park development site in North Ryde, with plans for a $200 million apartment development covering 330 apartments. The site at 88 Talavera Road, across the road from the Macquarie Shopping Centre and close to Macquarie University, was acquired from property developer St Hilliers, whose construction arm was placed in administration two months later (May 2012) St Hilliers had acquired it in 2007 for $23.5 million.
March 2012 - Chatswood
The biggest site acquired by Harry in 2012 is on Thomas Street in Chatswood on Sydney’s north shore, with approval for 547 apartments. Meriton pays $50 million for the Thomas Street car park with plans for two towers of 29 stories each, one of which will be retained by Meriton as serviced apartments – a growing part of the Meriton business.
December 2011 – North Sydney
Harry acquires a 922 square metre site for serviced apartments at 80 Arthur Street. The sales price is not disclosed. The vendor was the Medi-care Centre Foundation, which acquired the land and office building in 1988 for $14.1 million.
December 2011 – Zetland
Harry acquires a site at South Dowling Street with plans for 400 apartments and “excited by the prospect of further development in the Green Square precinct”. The initial design includes five buildings ranging in height from seven – 20 levels with 360-degree views. Meriton plan to provide a mix of 1, 2 and 3 bedroom apartments with a retail component strip.
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Harry Triguboff buys Mascot site for $47 million with plans for 400 apartments

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Fisher &amp; Paykel Australia has agreed to terms on two premises after deciding to relocate its head office and warehouse facilities, currently based at Lidcombe to two separate locations. 
The moves offer major competitive advantages, including a diverse industry base, excellent telecommunications and transport provisions. 
Based in Lidcombe for 13 years, the company will move its head office to Level 2, 5 Eden Park Drive, Macquarie Park in Ryde. The space is an A-grade tenancy with a high grade fitted out area totalling about 1,108 square metres. The lease term is just under three years, and the annual net rental is $320 per square metres. 
Fisher &amp; Paykel’s warehouse operations will move to 28 Scrivener Street, Warwick Farm in Sydney’s industrial west. The modern, freestanding building of full height precast panels has an 8.9 metre clearance and a gross lettable area of 10,284 square metres. Truck access is via 10 roller doors: six sunken docks and four on grade doors. The rental rate is $82.65 per square metre net. 
The Macquarie Park deal was negotiated by Savills agents Darren Curry, Simon van Grootel and Adam Micola, and the Warwick Farm deal was negotiated by Darren Curry and Adam Micola, also of Savills.
“Both moves offer practicality and convenience for Fisher &amp; Paykel," Darren Curry said.
‘’On the doorstep of Macquarie Park is the train station, cafes, restaurants and staff amenity, all of which are major drawcards for staff. Warwick Farm is well known for attracting logistics and freight companies due to its close proximity to the M5.’’
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White goods maker Fisher & Paykel relocates to Macquarie Park and Warwick Farm

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Receivers are seeking expressions of interest for more than $100 million worth of mortgages attached to collapsed Queensland-based lender, Waratah Cooperative Housing Society.
Based in Toowong, Brisbane, the society was placed in receivership in December last year after it defaulted on its loan with the Commonwealth Bank.
The cooperative received commercial financing from the Commonwealth Bank and then lent it on as residential home loans to Queensland-based borrowers.
Receivers Michael McCann and Graham Killer of Grant Thornton are seeking expressions of interest for three loan portfolios comprising 500 residential home loans worth $80 million.
Receivers Damian Templeton and Philip Hennessy from KPMG are seeking expressions of interest for one loan portfolios comprising 140 residential home loans worth $22 million.
Expressions of interest close on July 25.
Last year Queensland-based Poinciana and Jacaranda Co-operative Housing Societies were placed in receivership after defaulting on a commercial loan used for residential lending. The two lenders had loan books of $120 million providing mortgages for homes in regional Queensland.</body></html>

Receivers seek buyers for four Waratah Cooperative Housing Society mortgage portfolios worth $102 million

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The world’s wealthiest have recouped the losses incurred in the 2008 banking crisis, and are now richer and more numerous than ever.
Today there are more than 103,000 of what wealth watchers call ‘ultra-high-net-worth-individuals’, usually referred to as UHNWIs. To rank as an UHNWI, you need at least $30 million in assets. On top of that, there were 12 million high net-worth individuals worldwide, defined as those with $1 million in investable assets. There were 9% more high net-worth individuals this year than last.
Those figures are from an <a target="_blank" href="https://www.capgemini.com/thought-leadership/world-wealth-report-2013-from-capgemini-and-rbc-wealth-management" rel="nofollow">annual wealth report</a> released last week by RBC Wealth Management and consulting firm Capgemini. The ranks of the world’s wealthiest grew strongly last year, following on from another healthy rise in 2011, when the numbers of the super-wealthy first hit pre-crisis levels.
The United States has had a <a target="_blank" href="https://www.smartcompany.com.au/economy/056123-dollar-plummets-and-sharemarket-drops-20-billion-what-does-the-us-fed-s-decision-to-end-economic-stimulus-mean-a-smartcompany-q-and-a">run of positive economic figures in recent months</a>, and the report unearths another. The number of high net-worth individuals in North America increased 11.5% in 2012 to hit 3.73 million. This put North America back on top as the continent of millionaires, eclipsing the Asia-Pacific, which grew 9.4% to boast 3.68 million millionaires, of which 207,000 live in Australia.
The report was prepared for wealth managers, so it looked in some detail at the investment preferences of the world’s richest. It surveyed 4000 global high net-worth individuals about how they like to invest their money and unearthed an interesting paradox.
Leverage and risk are how entrepreneurs get wealthy. But the wealthy people surveyed for the report showed a clear bias towards conservative asset allocation, putting nearly 30% of their wealth into cash and deposits.
This aversion to risk applied across all ages and wealth levels, and, the authors write, suggests a low level of trust in financial markets.
Japanese millionaires were the most likely to leave their wealth in cash, while North American investors favoured equities (putting nearly 30% of their money into the stock market). Australia’s millionaires put more of their wealth than the global average into property, which is unsurprising, given <a target="_blank" href="https://www.propertyobserver.com.au/https://leadingcompany.smartcompany.com.au/wealth/rich-tales-the-four-secrets-behind-how-the-brw-rich-200-made-their-fortunes/201305264301" rel="nofollow">a quarter of the people on the Rich List got there through property investments</a>.
A preference for cash wasn’t the only sign of caution those surveyed displayed. Even when they did invest in shares and property, most of the millionaires said they invested around 80% of their assets in their home country, as opposed to seeking out wherever in the world they could get the greatest return.
“Given recent market rallies, there is little doubt that the high allocation to more stable assets has likely caused some HNWIs to miss opportunities for wealth growth,” the report states.
“However, this is often a conscious decision as some HNWIs willingly forego returns in exchange for the safety of capital. As the global economy stabilizes and markets expand, HNWIs seeking growth will have the potential to put more of their wealth to more productive use.”
This is interesting because global interest rates are low. Low interest rates mean low returns for cash deposits, meaning investors would do well to pivot out of cash, as <a target="_blank" href="https://www.smartcompany.com.au/sponsored/055505-search-for-value-the-top-underrated-investment-opportunities-of-2013-4">many wealth management advisers say</a>.
It’s good advice. But it seems that for one reason or another, the world’s richest are favouring far more conservative investment strategies than the ones we’re normally advised to pursue.
Maybe they figure that once they’ve hit the jackpot, there’s little to be gained in jeopardising that. Or, perhaps, they’re still cautious about the global economy.
This article originally appeared on <a target="_blank" href="https://www.smartcompany.com.au/">SmartCompany</a>.
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The world's wealthiest have bounced back from the GFC, but have become risk averse: Myriam Robin

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A deduction checklist should help ensure you don’t forget any immediately-deductible expenses.
Your checklist should include:
• Interest on your investment loan. (If your property is negatively geared, the shortfall between the rental income and the deductible expenses – including loan interest – is deductible against your other income)
• Land tax
• Council rates and water charges
• Body corporate fees and charges for day-to-day administration as well as contributions to a general-purpose sinking fund
• Insurance (building, contents, public liability)
• Repairs and maintenance (see strategy two)
• Real estate agents’ fees and commissions for managing your property, inspecting the property and collecting rent. (Agents’ commissions to buy or sell your property are nondeductible but form part of the CGT cost base)
• Gardening, lawn mowing, cleaning
• Pest control
• Leases (preparation, registration and stamp duty on leases)
• Mortgage discharge fees
• Advertising for tenants
• Tax-related expenses (including fees charged by quantity surveyors to support claims for depreciation)
• Bank charges
• Electricity and gas (when not paid by tenants)
• Limited legal expenses such as involving eviction of a tenant (However, most legal expenses – including for the purchase and sale of a property – are regarded as non-deductible capital expenditure. Keep records as these costs should reduce the eventual
capital gains tax payable on the sale of your property)
• Service of equipment such as water heaters
• Travel (to inspect your property, collect rent and carry out maintenance)
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Tick-off checklist for immediate deductions

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It’s easier than ever for property buyers to find out that your property is on the market.
Virtually all buyers are researching property online and the major property portals list pretty much every property for sale. They have 95% of agents on their books. If your agent isn’t listing your property on these sites you should be asking why. 
  Many agents still want property vendors to spend a large amount of money on print advertising. It’s expensive and does exactly the same thing as online advertising, but without the reach.  In fact, all property marketing options offered to vendors are aimed at the same thing – getting buyers to come and look at your place.   Property staging – bringing in furniture and other interior decoration elements – has become more popular too. It’s also expensive but shows buyers how your property would look with a modern, uncluttered feel.   But what do buyers want?   They are hungry for useful information about your property.  Floor plans, photos, etc can all be included in your online listing and access to historical sales information about your property and suburb is available free or for a low cost from a number of online providers.   But what about information for buyers that show interest in your property and want to get it checked out by a building inspector?  This is still largely considered the buyer’s responsibility with many agents hoping that they won't bother to look too close and just make an emotional decision to buy.   In our view that type of attitude is old hat!   What vendors and agents are failing to recognise is that better, detailed information about a property can have a powerful marketing benefit.  As noted earlier, almost all marketing is aimed at getting buyers to your place.  But what happens after that?   If you make it easier, cheaper and quicker for buyers to do their due diligence (i.e. access independent inspection reports), you are adding depth to your property marketing and also making it easier for buyers to be ready to buy your property.   You are also being more transparent about the condition of your property.  That means buyers are likely to be more confident about making a decision to buy.   The investment in getting inspections done is very low compared to the overall cost of selling your property.  As well as giving you a new string to your marketing bow, it helps ensure you don’t miss out on buyers who see your property at the last minute and don’t have time to carry out their own due diligence.
Michael Ferrier is managing director of <a href="https://www.eyeon.com.au/" target="_blank">EYEON</a>.
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Property marketing - the power of information: Michael Ferrier

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Lenders have taken large slices out of the interest rates of their fixed-rate home loan offerings recently as demand for the product rises.
<a href="/news">The latest to do so was CUA</a>, which will cut its one, two and three-year fixed-rates to 4.89% from Wednesday (June 26).
Borrowers can now secure one year-fixed rates closer to 4.5% than 5% with many also offering three-year fixed rates under 5% and even five-year fixed-rates just above 5%.
A number of lenders offer discounted variable rates below 5% - with conditions.
With the RBA likely to hold fire on rates when it meets next week, these are the lowest advertised variable and fixed mortgage rates based on listings on mortgage comparison websites: <a href="https://www.ratecity.com.au/" target="_blank">ratecity.com.au</a>, <a href="https://mozo.com.au/" target="_blank">Mozo.com.au</a>,  <a href="https://www.infochoice.com.au/" target="_blank">infochoice.com.au</a> and <a href="https://www.finder.com.au/home-loans" target="_blank">finder.com.au</a> as of June 24:
Lowest variable rate offerings:
<table border="1" cellspacing="0" cellpadding="0" width="470"><tbody>
<tr>
<td valign="top" width="127">
Provider
</td>
<td valign="top" width="129">
Loan name
</td>
<td valign="top" width="98">
Rate
</td>
<td valign="top" width="116">
Comparison rate*
</td>
</tr>
<tr>
<td valign="top" width="127">
State Custodians
</td>
<td valign="top" width="129">
State Custodians Peak Performance Offset Home Loan
</td>
<td valign="top" width="98">
4.74%
</td>
<td valign="top" width="116">
5.11%
</td>
</tr>
<tr>
<td valign="top" width="127">
Loans.com.au
</td>
<td valign="top" width="129">
Blackboard special – purchases only
</td>
<td valign="top" width="98">
4.75%
</td>
<td valign="top" width="116">
4.77%
</td>
</tr>
<tr>
<td valign="top" width="127">
UBank
</td>
<td valign="top" width="129">
UHomeloan – refinance only
</td>
<td valign="top" width="98">
4.87%
</td>
<td valign="top" width="116">
4.87%
</td>
</tr>
</tbody></table>
Lowest one-year fixed-rate offerings
<table border="1" cellspacing="0" cellpadding="0" width="470"><tbody>
<tr>
<td valign="top" width="137">
Provider
</td>
<td valign="top" width="123">
Loan name
</td>
<td valign="top" width="95">
Rate
</td>
<td valign="top" width="114">
Comparison rate*
</td>
</tr>
<tr>
<td valign="top" width="137">
Greater Building Society
</td>
<td valign="top" width="123">
Ultimate Home Loan Package
</td>
<td valign="top" width="95">
4.54%
</td>
<td valign="top" width="114">
5.49%
</td>
</tr>
<tr>
<td valign="top" width="137">
Newcastle Permanent
</td>
<td valign="top" width="123">
Fixed Rate Home Loan
</td>
<td valign="top" width="95">
4.59%
</td>
<td valign="top" width="114">
5.71%
</td>
</tr>
<tr>
<td valign="top" width="137">
UBank
</td>
<td valign="top" width="123">
UHomeLoan for refinancing
</td>
<td valign="top" width="95">
4.68%
</td>
<td valign="top" width="114">
5.10%
</td>
</tr>
</tbody></table>
Lowest three-year fixed-rate offerings
<table border="1" cellspacing="0" cellpadding="0" width="470"><tbody>
<tr>
<td valign="top" width="133">
Provider
</td>
<td valign="top" width="133">
Loan name
</td>
<td valign="top" width="97">
Rate
</td>
<td valign="top" width="108">
Comparison rate*
</td>
</tr>
<tr>
<td valign="top" width="133">
UBank
</td>
<td valign="top" width="133">
3 Year Fixed Rate - Refinance Only
</td>
<td valign="top" width="97">
4.73%
</td>
<td valign="top" width="108">
4.97%
</td>
</tr>
<tr>
<td valign="top" width="133">
Resi Home Loans
</td>
<td valign="top" width="133">
Flexi Fix - 3 Years Fixed Rate
</td>
<td valign="top" width="97">
4.78%
</td>
<td valign="top" width="108">
5.54%
</td>
</tr>
<tr>
<td valign="top" width="133">
iMortgage.com.au
</td>
<td valign="top" width="133">
Fusion ProPack
 
</td>
<td valign="top" width="97">
4.79%
</td>
<td valign="top" width="108">
5.33%
</td>
</tr>
</tbody></table>
*A comparison rate includes both the interest rate and the fees and charges relating to a loan, combined into a single percentage figure.
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The current cheapest fixed and variable mortgages as RBA expected to hold fire in July

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With development proposal approvals and construction starts appearing to be on the increase in several states in recent months, I thought it good timing to address the investment option of purchasing off the plan.
There has always been a degree of risk associated with purchasing residential properties off the plan, yet for some investors, a well-researched off-the-plan purchase can present solid opportunity and make for a good strategic addition to their portfolio.
So today I’ve shortlisted some of the major risks associated with off-the-plan buying, along with ways you can remedy these before they become bigger problems further down the track. Key to this though is that all of this risk management can be executed before you sign off on any contracts with a developer.
Risk: High penetration of other developments, resulting in weaker-than-expected values at completion
You need look no further than markets such as the Gold Coast and Inner Melbourne for examples of how this can be a serious problem for investors. High market penetration occurs when too many large-scale development applications are approved by a council and are completed a few years later, resulting in an instant oversupply of housing stock in that area that flattens capital values and reduces rental rates achievable.
This hurts investors who purchased a dwelling off the plan at a certain rate, because when the market becomes oversupplied, almost overnight, values can drop sharply, as can the rental rates for such developments due to so much choice in the market.
Prospective tenants can become picky and this can leave some developments struggling to find tenants to occupy these buildings. This can significantly reduce the profitability of these dwellings and overall make for a bad investment.
You would think developers would try to avoid this occuring more often; and they certainly do not intend to pit themselves against so many competing developments in an area, but it is not always avoidable. Sometimes zoning restrictions enforced by councils can buck the trend of where the demographic data is ‘telling’ the developers to build their next block, resulting in developers having to pick their second, third, or fourth favourite site for a particular construction.
This occurance can often result in them being forced to develop in a very competitive area for them. Not really ideal for many parties involved.
Remedy: Research other projects in approval &amp; construction in an area
This is a common risk associated with buying off the plan and a real problem for investors. The best practice here is to do your own research on the area where you are interested in a particular development.
Do not be lured or attracted by the developer’s ‘word’ that their opportunity is particularly unique; or their assurance that there is genuinely a limited supply or restriction to other developments appearing in your chosen area. Instead, contact the local council of this area to get an understanding of the area zoning.
Most councils in Australia have this information, along with a list of the pending development applications (and their approval status) readily available on their websites. If not, call them. This will give you a feel for the future use of the area where your desired block will be located. Additionally, investigate the surrounding dwellings in proximity to where the building is. Things to look for when doing this are:
-          Hertiage listed sites. In a word, these are great. So your desired block is going up in amongst four parallel streets full of mostly heritage-listed workman’s semis/cottages? Great! This means that those little dwellings are not going to be bulldozed any time soon, potentially making your desired apartment block as rare as hen’s teeth in that area, which in turn could result in your dwelling holding its value or increasing in value faster
-          Former-industrial areas going through gentrification. Be cautious here. If there are many old factories or industrial businesses surrounding the area, and some are already being bulldozed over, be weary. Often times, when an area gentrifies, it means the land becomes more valuable being used as blocks of apartments, than, say, it being used as a row of little mechanics, warehouses, storage facilities and so forth. This could mean your area is at risk of becoming an apartment ‘jungle’ in coming years. Proceed with caution in this instance.
 
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Risk: Wrong property type for area
Another risk commonly associated with buying off the plan – but also for purchasing established dwellings – is the property type and its appropriation for an area. One would think that a developer would have a keen eye for ensuring they build the right property type for the demographic demand within a suburb or area, but they do not always get this right!
For instance, what good is purchasing a 3-bedroom, 2-bathroom, double-car garage unit off the plan, in an area where the strongest property demand is for studio and one bedroom apartments? Or conversely – and this is actually quite a common occurance – building little 2-bedroom townhouse or apartment developments in regional towns where the demand is more for detached houses on bigger blocks with good sized yards.
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. 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.
Another thing to be mindful of is the more widespread trend of an ageing population and catering to their needs. Developments in regional towns and coastal areas where tree/sea-changes are likely to migrate to, in their later years, should be considered carefully.
Is a top-floor apartment in a three-floor walk-up building with no elevator, such a good idea, if it is in an area where every year; more and more retiree and baby-boomers are migrating to?
Remedy: Study your desired area before shortlisting off-the-plan developments
Get to know your potential area and do this in several ways:
-          First, use online tools to study the demographic breakdown of your chosen area, to get a feel for the type of family (or single-person household), and develop a ‘persona’ of who is most likely to be living there. Is the off-the-plan unit befit for their needs?
-          Actually take a walk in the area. Buy a coffee at the local cafe, and people-watch (one of my favourite pasttimes I picked up back in the day when I was a backpacker). You learn so much about the inhabitants of an area in this way. Get a feel for what they like and the lifestyle features that are valuable to them, and this will pave way to how they are likely to live.
-          Look at recent sales on real estate sales websites. What kinds of properties are selling the fastest? Talk to agents in the area to get a feel for the things that buyers and renters demand the most, in an area. These people are your best resource in finding out what an area is like.
 
<hr class="system-pagebreak">
Risk: Wrong property features for an area
A similar risk to the above but altogether more subtle; where ‘property type’ typically refers to things like bedroom volume, whether it is a unit, villa, townhouse etc, and the parking situation; property features is more specific to the features that will make a would-be tenant, when inspecting the interior, say ‘yes – this place has everything I need’.
If the development is in a lower socio-economic area and the developer is keenly spriuking the ‘luxury’ features of the building, this should raise alarm bells in your head. Astute property investors are keenly aware of the risk of overcapitalising on a property, especially when it is off the plan.
What good is having expensive Smeg appliances, spa baths, plush Persian fibre carpets, and intricate feature wall designs in each room, if your target tenant is not the type to pay extra rent to have such features? Even worse, if your would-be tenant does not value such things, it is likely they will not take particularly good care of them.
Conversely, if you are eyeing off a development in an inner-city, high renter-to-owner ratio, ‘commuting executive’ kind of area, it would be risky to buy off the plan in a development that does not cater to the needs of these people. So, a modest development with no gym, cheap fixtures and fittings, and poor security, might not be the best investment for this demographic.
Remedy: Study your desired area before shortlisting off-the-plan developments
The remedy here is exactly as above – research your demographic ‘persona’, before buying off the plan. Who is most likely to be living in it? What kind of features would they need or want? Cut out the ‘noise’ of the developer’s pitch, and assess what features, fixtures, and inclusions your target audience would truly want.
Take yourself out of the picture. Unsuccessful investors will assess a development based on their own personal desires and likes. They may really like the kitchen colours, or the floor plan works for them personally. But this is not about you.
You will not be living there, so start thinking of whether your desired tenant, or owner-occupier that you’ll be reselling this property too, will like it. Go to open-house inspections on near-new dwellings in the area and get a feel for how these places look and the features they have.
 
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Risk: Trusting a developer’s numbers without checking figures yourself
When buying off the plan, developers will present capital growth projections, forecasts of rental growth, and may even have a third-party industry expert provide assurance of future growth figures to hand. Nothing really is assured, though.
The reality is that there is no way to know this for sure, particulary if the developer is basing their metrics on flawed or missing data sources to begin with. Trusting only their figures (however knowingly or unknowingly skewed or biased these may be) is a road to failure for off the plan buying.
Remedy: Seek out independent numbers and see if these correlate
There are a number of resources you can seek council on, to verify numbers or refute a developer’s forecast:
-          Sources like RP Data will identify recent sales; mid-long term growth patterns in terms of values, and actual historical vacancy rates for the area
-          If you have collected numbers and statistics from elements I’d mentioned earlier, these will also help you here to verify the likelihood that the developer’s ROI numbers stack up
-          Ask for references from this developer on previous completed projects, and request to see an ‘end-to-end’ case study of success stories from their last development. If they cannot provide these, or refuse to, alarm bells should be going off
-          Google the developer’s name and their company name too. Add in the word ‘Somersoft’ into your search term bar and you should be able to find chatter on the Somersoft forums about this developer, their reputation, and (hopefully not) any horror stories from previous purchasers from them. Developers often settle extreme cases in and outside of the courts, and in either instance will likely impose silence clauses in these settlement terms contracts, so investigating the blogs and forums can be a great option to hear real stories and accounts
 
<hr class="system-pagebreak">
Risk: Agreed fixtures, fittings, and inclusions are not honored at completion
I am conscious that I am painting a negative picture of developers in some of the risks identified above. Though many in the industry regard them with little high regard, developers are not ‘bad’ people. Well, most of the time. Just like buy-and-hold investor types; developers are in the business of making high profit volumes.
And so they should, really, considering the degree of risks these companies take on, in executing these projects. However, most of you will be aware of horror stories where developers promised quality/luxury appliances, lighting, flooring, and any other features, yet at the end of construction these were replaced by inferior alternatives. This becomes a problem when valuers assess the market value lower than expected at the end of the project
Risk: Get your solicitor to approve the contract that details precise inclusions, precisely!
As you move closer to contract stages with the developer, get in writing as part of this; every single inclusion and feature/fixture/fitting that is to be part of your property purchase. Have your solicitor cast his or her eye over it before signing off. Be particularly weary of developers that give you grief for requesting such levels of detail. This can be extensive but worth it.
Even go so far as to name the brands of the toilets, dishwashers, ovens, and so on that the developer is saying they will use in the finish. On items where brand name is not possible, you need to ensure that the category is detailed. For example, if floating floorboards are to be laid, this must be specified, or else cheap carpets could wind up there in the end.
Another one is double-glazing on windows; particualry in inner-city developments; be sure to have this as a contractual inclusion if they’ve mentioned it; and if not, agree a price for their inclusion at point of delivery. Things like floor-plan adherence, ceiling heights, and voltage of lighting fixtures , should all be specified contractually.
Risk: Developers pitching future success of an off-the-plan purchase on the ‘promise’ of future infrastructure
Sometimes developments that are not as initially profitable for a developer as once desired, need to be marketed in different ways. Another investor-buyer trap that one can fall into is being sold the idea that because there is new school/hospital/railway station/employment hub ‘planned’ for an area; the future demand for the development is a sure thing.
This is dangerous territory. Some buyers will purchase properties off the plan in a development because they are told by the developer that the future use/growth of that area is guaranteed because all of these great plans ‘have been approved by council or state’.
After buying, and said future infrastructures are scrapped and never even built, the property may not hold its value very much nor produce much rental demand due to the area never really growing.
Remedy: Do your homework with the local or state government on the actual progress of these infrastructures
Most state governments in Australia sadly seem to be in a perpetual state of near-bankruptcy. For this reason, infrastructure and planning developments regularly get delayed or even worse, scrapped. Take Sydney’s north-west rail link, which was in various stages of ‘planning’ since the late 1980’s, but took until 2013 before actual construction sites started appearing to lay the rail line foundations and diggers commenced ripping up the dirt.
Perhaps my perspective is ever-skeptical, but you would be wise to not believe that any state government infrastructure development will go ahead – no matter if it has been given an ‘official approval’ – until you actually start to see soil being penetrated by machinery. As for non-state enterprises, like new private schools or business parks in close proximity, you need to conduct extra due diligence to be assured that they will go ahead.
Cameron McEvoy is a NSW-based property investor and maintains a blog, <a target="_blank" rel="nofollow" href="https://propertyspectator.blogspot.com.au/">Property Correspondent.</a>
 
 
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