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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The shine appears to be wearing off the Pilbara region as a property investment hotspot with rents falling around 20% on average over the past year and with rental vacancies rising steadily.
This, however, needs to be put into context.
Rents in Pilbara – principally the towns of Port Hedland and Karratha plus smaller surrounding towns like Dampier, Newman, Tom Price – remain very high by national standards with some landlords still seeking in excess of $3,000 per week for three, four and five bedroom houses.
And investment in the region continues with Leighton Contractors this week awarded a $1.3 billion contract variation to mine the Kings deposit at the Solomon Hub for Andrew Forrest's Fortescue Metals Group, taking the total value of work under the Solomon Hub agreement to $2.8 billion, the largest single contract award in the history of Leighton Contractors.
However, evidence is emerging of a broader correction and the seemingly unthinkable: some Pilbara landlords reducing rents by up to 40% to secure tenants.
These figures (below) prepared by the Real Estate Institute of Western Australia show that the Karratha unit market in particular has been hard hit with rents almost halving in the past two years from $1,600 per week to $850 per week.
In Port Hedland, the rental market appears to have peaked in the June quarter of last year.
<table cellpadding="0" cellspacing="0" border="1" style="width: 470px;"><tbody>
<tr>
<td width="123">
Karratha
</td>
<td width="123">
Overall median rent $ p/week
</td>
<td width="123">
Houses only
</td>
<td width="123">
Units, apartments, villas only
</td>
</tr>
<tr>
<td width="123">
June Q 2010
</td>
<td width="123">
1,500
</td>
<td width="123">
1,550
</td>
<td width="123">
1,050
</td>
</tr>
<tr>
<td width="123">
June Q 2011
</td>
<td width="123">
1,600
</td>
<td width="123">
1,650
</td>
<td width="123">
1,600
</td>
</tr>
<tr>
<td width="123">
June Q 2012
</td>
<td width="123">
1,500
</td>
<td width="123">
1,550
</td>
<td width="123">
1,250
</td>
</tr>
<tr>
<td width="123">
Current
</td>
<td width="123">
1,200
</td>
<td width="123">
1,200
</td>
<td width="123">
850
</td>
</tr>
<tr>
<td width="123">
Port Hedland
</td>
<td colspan="3" width="370">
 
</td>
</tr>
<tr>
<td width="123">
June Q 2010
</td>
<td width="123">
1,350
</td>
<td width="123">
1,400
</td>
<td width="123">
1,100
</td>
</tr>
<tr>
<td width="123">
June Q 2011
</td>
<td width="123">
1,500
</td>
<td width="123">
1,600
</td>
<td width="123">
1,425
</td>
</tr>
<tr>
<td width="123">
June Q 2012
</td>
<td width="123">
1,800
</td>
<td width="123">
1,900
</td>
<td width="123">
1,575
</td>
</tr>
<tr>
<td width="123">
Current
</td>
<td width="123">
1,675
</td>
<td width="123">
1,800
</td>
<td width="123">
1,400
</td>
</tr>
</tbody></table>
Source: REIWA
 
<hr class="system-pagebreak">
Property Observer has found a number of examples of properties in Port Hedland where asking rents have been reduced substantially.
Most notable is a 2012-built six bedroom house at <a href="https://www.realestate.com.au/property-house-wa-port+hedland-410520339" target="_blank">79 Dowding Way</a> (pictured below), which, according to RP Data was advertised for rent at $5,500 per week in June last year, and which is now on the market for $2,500 – a 54% reduction – through Shayne Macaulay-Smith of Crawford Realty – South Hedland.
<img alt="pilbarajune25one1" height="337" width="470" src="/images/stories/2013/06/pilbarajune25one1.jpg">
Macaulay-Smith is also seeking tenants for an elevated three-bedroom house at <a href="https://www.realestate.com.au/property-house-wa-port+hedland-410473539" target="_blank">8 Trembath Street</a> (pictured below), “a short stroll from Cemetery Beach” with an advertised weekly rent of $1,500 down from $2,500 per week in May last year (when the listing was held by Jan Ford Real Estate- Port Headland).
<img src="/images/stories/2013/06/pilbarajune25two.jpg" width="470" height="321" alt="pilbarajune25two">
Jane Aspey from Hedland First National - Port Hedland is seeking tenants for a centrally-located three-bedroom house at <a href="https://www.realestate.com.au/property-house-wa-port+hedland-410411143" target="_blank">113 Anderson Street</a> (pictured below) with an asking rent of $1,200.
<img src="/images/stories/2013/06/pilbarajune25three.jpg" width="470" height="304" alt="pilbarajune25three">
This rental provides a good proxy of the recent performance of Port Hedland rental market – the property was first listed for rent at $1,000 per week in 2009, peaking at $1,550 per week in mid-2011 with asking rent reduced to $1,500 per week in November 2012 and now down to $1.200.
 
<hr class="system-pagebreak">
This reduction in rents is being driven by greater choice with the REIWA reporting that at the end of February 2013 there were 164 rental listings in Karratha, up 4% on December and up a significant 56% from a year earlier.
In Port Hedland, the REIWA records 144 listings at the end of February. Currently there are 215 properties listed for rent on realestate.com.au, suggesting a rise comparable with Karratha.
On the forum propertyinvesting.com discussions about the Pilbara market focus on a correction and on the monthly rises in properties available for rent.
One participant warns that investors who paid between $600,000 and $800,000 for one-bedroom apartments off the plan, paid “crazy money for them”.
“There were heaps of them…they're now trying to get around $1300 - $1,500 per week. Good luck with that.”
One forum participant, writing from personal experience, attributes the rise in vacancies and the reduction in asking rents to a number of factors including seasonality (the extreme heat from October to February), BHP laying off contracting groups in September and October (partly in response to “spiralling rents) and a large number of new dwellings coming on to the market at the same time.
This writer says it will take another bull run for one-bedroom apartments asking $1,850 per week to be taken up and says investors should "avoid them with a barge pole”.
“I was caught in this perfect storm. I bought a property and the reno wrapped late October 2012 - and it lay empty until January 1 and is on a one year lease. The rent last year would have been $3,800 per week - the rent is now $2,800 per week.”
Another contributor warns that investors “have to be careful to stay away from any off-the-plan properties or transportable homes posing as new builds”.
The writer adds that there is “definitely a lot of trepidation in the market at the moment which makes it a buyers’ market” – she is currently negotiating on a less than 12 month old four-bedroom, two bathroom unit in a new subdivision returning $2,700 per week.
The most recent figures from BIS Shrapnel forecast a 36% reduction in new dwelling commencements over the next 12 months with 984 starts expected compared with 1,531 a year ago.
This slowdown in supply appears welcome given the rise in rental vacancies and fallen rents.
However, according to the REIWA’s Pilbara branch chair, Jan Ford, while there has been a 20% correction in rents, she still expects some properties to top $5,000 per week by 2014.
“We already have a few $3,000 to $4,000 per week houses in top locations. They are rare, large, new, modern, spacious, multi bedrooms and bathrooms, multi-keyed and designed to appeal to mature professional singles who are sharing and prefer the privacy and comfort of a residential house.
“These are not average rents as we don’t have enough of them.
“Average rents have dropped around 20% after rising 30%.
“Houses are always in higher demand than single units but price often dictates what people take,” she says.
Looking ahead Ford suggests investors and developers consider adaptable living by building large houses that can be separated, with dual or multi keyed for several tenancies during construction and single families in the long term.
</body></html>

lschlesinger-FZcF9M3vE6

Pilbara rental market starts to lose some of its sparkle

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Never one to shy from giving his opinion on the property market, Sunrise presenter and financial journalist David Koch, believes that the property market moves in cycles of between seven to 10 years.
However, within the overall market cycle, each city and even down to the city block can be in its own cycle, which investors need to understand so they buy at the right time.
"Knowing where you are on a property cycle means following a strict process of understanding the macro and micro elements affecting your decision," writes Koch in an advice column for news.com.au.
For example, while the overall housing market is considered to be undergoing a moderate recovery, Kochie believes the Gold Coast is oversupplied with apartments - many of which have been on the market for a long time - meaning <a target="_blank" href="https://www.propertyobserver.com.au/queensland/gold-coast-basket-case-a-good-bet-for-property-bargains-kochie_online/2013061462238">there are bargains</a> to be snapped up by investors.
He suggests astute investors make themselves aware of such things as "local influences" such as new infrastructure in the works or the release of plans for new housing, "property condition" (the extent and cost of any future improvements), "city variances"(local economic and demographic factors) and the overall economic indicators like consumer confidence, interest rates and unemployment, which can all impact on demand for property.
Most importantly, Kochie says investors must understand the four property phases, which he labels as:
Opportunity Phase
This he says is the best time to buy, at the beginning of cycle when the market has bottomed out (not always easy to pick)
<div>Growth Phase</div>
<div></div>
<div>This is the point when investors are most confident and prices start to rise. 
</div>
 <div>Peak Phase: </div>
<div></div>
<div>When the best gains have been achieved, this is the point, says Kochie, when "inexperienced and timid investors pile in".</div>
<div></div>
<div></div>
<div>Correction Phase</div>
<div></div>
<div>This he says is when buyers over extend themselves and banks start to tighten credit, making it harder to get a mortgage or refinance.</div>
</body></html>

The four property phases you need to know according to David Koch

<html><body>
The Chenchow Little-designed, Freshwater House - with automated heated lap pool with Bisazza tiled waterfall flowing to pond - has been sold.
On the market for the first time with a price guide of over $4.75 million, it was passed in at weekend auction for $4.1 million, then sold after post-auction negotiations. Its an undisclosed price understood to be close to $4.5 million.
<img alt="littlejune24one" src="/images/stories/2013/06/littlejune24one.jpg" width="470" height="311">
Built in 2008, Sydney's Freshwater House won the coveted Robyn Boyd award – Australia’s peak architectural award for residential – for <a href="https://www.chenchowlittle.com/p-freshwater-house" target="_blank">Tony Chenchow </a>in 2009.
The property features four bedrooms and three bathrooms over three levels, with the upper level dark-bronze panels retracting at the push of a button.
The property also boasts an elevated swimming pool with a waterfall which was flowing on its very wet Saturday auction day.
Located on Undercliff Road, Freshwater House is only metres from Freshwater Beach.
The Undercliff Road selling agent was Michael Clarke of Clarke and Humel Property as well as David Rothschild from LJ Hooker Seaforth.
The median house price in <a href="/news">Freshwater</a> is $1,242,500 according to RP Data.
<img alt="trophyhomesstrapone" src="/images/stories/2013/05/trophyhomesstrapone.jpg" width="470" height="57">
</body></html>

jchancellor-FAypfDUnLy

Chenchow Little Freshwater House sold after weekend auction

<html><body>
Australia’s largest customer-owned financial institution, CUA will cut its one, two and three-year fixed rate home loans to 4.89% from June 26.
The credit union group has cut its basic three-year fixed-rate by 10 basis points, its two-year fixed rate by 16 basis points and its one-year fixed-rate by 21 basis points. CUA has also made rate cuts across its premium one, two and three year fixed-rate products.
It joins a growing number of lenders to have cut fixed-rates recently as demand for the products rises to around one in three borrowers, according to Mortgage Choice.
</body></html>

CUA cuts one, two and three-year fixed-rates to 4.89%

<html><body>
I can remember playing junior rugby when a can of Coke after the game cost 10 pence and a packet of chips (or crisps as we say in England) cost even less.
By the time I was at high school in Huddersfield (Yorkshire) the price of a can of Coke was 30 pence, which felt a little unfair, although perhaps not as unfair as living in Huddersfield (ohh, joke).
These days if you go to a service station we can get hammered for several dollars for a small bottle of Coke. In my head, though, 30 pence still feels like a fair price.
And, for a product like Coke, it probably is! The product costs only a few cents per can to produce. What we are paying for is the astronomical advertising and promotions budgets.  
The Money Illusion
In 1928, Irving Fisher wrote an important book called <a href="https://en.wikipedia.org/wiki/Money_illusion" target="_blank">The Money Illusion</a>, which explained how we as humans tend to think in currency in nominal terms rather than real terms.
It’s an illusion, particularly because now in the modern era we have fiat currencies – the currency itself has no intrinsic value, so we should instead think in terms of its purchasing power and how that shifts over time.  
The idea was popularised further by the great John Maynard Keynes.
What are the outcomes?
Sometimes contracts are not indexed for inflation and sometimes, though not always, prices can be ‘sticky’ – they don’t move up smoothly in line with inflation.
Studies have shown that while we want to move heaven and earth as and when we are given a 2% pay cut, yet if we are given a pay rise of 2% when inflation is cruising along at 4% that somehow feels more ‘fair’ to us.  
The Money Illusion in Australia
Is there an illusion happening in Australia today? Well, to some extent, but I think it’s a little more complex than that.
Adam Creighton recently highlighted in Charter magazine (geeky mag for Chartered Accountants) that over three decades, incomes have outstripped price growth across all income groups in Australia.
Since 2003, he notes, the poorest fifth of houses holds are $42 better off and the richest fifth $576. The ‘Money Illusion’ dictates that we instinctively focus on nominal price increases rather than real price movements after accounting for inflation.
That said, the cost of living in Australia is definitely now high and there is some debate as to whether the CPI data released by the <a href="https://abs.gov.au/" target="_blank">ABS</a> represents this fairly.
I’ve recently been looking at getting a short-term let in Sydney’s CBD – and while I probably to some extent am being suckered by the Money Illusion, those prices are not completely illusory! Australian cities are expensive places to be a renter these days.  
Investment markets
It’s popular to talk of “the share market being at a 5 year high” and you sometimes also hear property market commentators say that “shares have returned nothing in 5 years”.
<img src="https://hfgapps.hubb.com/asxtools/imageChart.axd?s=xao&amp;pi=Index&amp;ct=3&amp;tf=M10&amp;ovs=&amp;si=Code%20not%20supplied&amp;tima1=0&amp;tima2=0&amp;bi=2&amp;bima=0&amp;comt=index&amp;ds=xao&amp;dovs=0&amp;ex=ASX&amp;ex2=ASX&amp;val=1&amp;stmp=20130524095905420" width="400" height="275">
Source: ASX
 
<hr class="system-pagebreak">
This is deceptive on two counts.
Firstly, partly due to inflation and partly due to rebalancing you would expect the share market indices to move higher over time.
For this reason it makes more sense when assessing if the market is expensive or cheap (rather than to focus on the headline index figure) to look at other measures such as average PE ratios and prevailing dividend yields.
Secondly, commentators from a non-financial background seem unaware that shares are an income asset. You buy shares for the dividend stream with attached franking credits not purely for the potential capital gain – so to say that “shares have returned nothing” shows a clear misunderstanding of the asset class.  
Australian property
In property, it is commonly said that “prices are at unprecedented highs” or similar. Prices are indeed high but it’s not quite as simple as that here either.
<img alt="Dwelling Prices graph" src="https://www.rba.gov.au/chart-pack/images/5-6-household-sector/6bl-dwelpri-small.gif?accessed=2013-05-24-09-21-28">
If you look at dwelling prices on a city-by-city basis you can see that all is not equal.
There is no question that Melbourne has been a massive outperformer, although there is more than one ‘market’ within the city as I’ll consider bellow.
Prices in Canberra shot upwards in the period to 2010 and look set for a weaker period as the number of ACT employees in the public sector seems set to fall.
Dwelling prices in Adelaide have been mostly dead in the water for more than four years, and similarly Brisbane has had a weak run since its last strong appreciation some half a decade ago.
Regional prices are going nowhere fast.
In Sydney, while prices are around all-time highs, if you wind the chart back to 2003 you will see that prices have only increased by 25% since that time whereas household incomes have increased by around around 15% more than this during the same time period. So while there is much talk of “unprecedented” prices, in fact, in real terms median prices have fallen over the last decade.  
 
<hr class="system-pagebreak">
So where does the bubble talk come from?
So taking all of the above into account, how can Australia be in a bubble as some claim? Especially given that interest rates have been dumped from 17% to just 2.75% which surely must result in higher household leverage? The problem stems from the fact that so many of us want to live in just a few locations, and particularly in only two cities. And, more than almost any other equivalent country, we want to live in urban locations:
<img alt="Graph 6: Urban Population" src="https://www.rba.gov.au/speeches/2013/images/sp-so-230413-graph6-small.gif">
Our lack of population density is absurd when compared to other countries – millions of us are crammed into a few urban areas, and people wonder why prices are driven up…
<img alt="Graph 7: Urban Population Density" src="https://www.rba.gov.au/speeches/2013/images/sp-so-230413-graph7-small.gif">
 
<hr class="system-pagebreak">
RBA studies show that the price of greenfield land in cities such as Melbourne, Brisbane and Perth is cheap (see chart below), although construction costs and government levies wrench the median price of detached housing higher. In Melbourne, the cost of greenfield land spiked during the first homebuyers boost and then receded again.
<img alt="Graph 8: Construction Costs" src="https://www.rba.gov.au/speeches/2013/images/sp-so-230413-graph8-small.gif">
The city markets are multi-speed, however. In Melbourne some CBD markets have performed very poorly, and as noted, in the fringe suburbs where land value appreciation is weak, prices remain relatively cheap.
However, the price of Melbourne’s established dwellings in the popular suburbs have powered ahead, and until we change our thinking, little else seems likely to change in this regard. We need better transport, planning, approval processes, construction and infrastructure. Simply building more dwellings does not work in a country with a booming population if nobody wants to buy or live in the new builds.  
Sydney
In Sydney, it’s a similar, although slightly different story. Investors have cottoned on to the trend and are flying back into the market, and are focussing heavily on established, medium-density dwellings in the inner and middle ring, as well as terraced houses in certain inner western suburbs.
The cheapest and the fringe suburb sectors of the market and particularly the premium priced dwellings are underperforming, however, and as a result the median dwelling price data for May will show moderate losses.
Investors will doubtless love this because it will likely cause the RBA to keep its hand away from the interest rate trigger for longer. But ask those who actually work in the industry what is happening in the established middle market and you will see a different pattern emerging, which is growth and prices pushing through to all-time highs.
Crashniks and housing bears will no doubt mock this observation – but before you scoff, I’d ask you to point me in the direction of any median- or mid-priced property which has fallen significantly in price in the eastern suburbs, the north shore or in the inner west? It hasn’t happened in any meaningful way and nor does it appear likely to.
Prices in the broad middle market are on the move and with the cash rate being cut yet again in May serviceability is close to its best level in years.
<img alt="Graph 11: Repayments on New Housing Loans" src="https://www.rba.gov.au/speeches/2013/images/sp-so-230413-graph11-small.gif">
<a href="https://www.propertyobserver.com.au/residential/investor-demand-could-spur-10-gain-in-mid-market-sydney-property-prices-in-2013-apms-dr-andrew-wilson-docandrewwilson/2013052361556?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=news" target="_blank">APM predicts</a> 10% price gains in Sydney’s middle-market for these reasons.
It’s not a bubble yet, but we could well end up with one as appropriate supply lags a booming demand and Australia’s grand plan continues to focus on packing ever more of us into a few popular suburbs. It hasn’t worked to date and I doubt it will in the future.
Pete Wargent holds a range of finance and property qualifications and is the author of <a href="https://petewargent.blogspot.com.au/" rel="nofollow" target="_blank">Get a Financial Grip – a simple plan for financial fr</a><a href="https://petewargent.blogspot.com.au/" rel="nofollow" target="_blank">eedom.</a>
 
 
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No Australian property bubble yet but it's on the cards: Pete Wargent

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With a huge number of investors active in the Australian property market, John McGrath of McGrath Estate Agents has compiled a list of tips on reorganising debt for investing.
Tip 1: Principal and Interest Loans vs Interest-Only Loans A typical scenario for investors is that they will own their own home, with a mortgage, and will plan to use the equity available to fund or partly-fund an investment purchase.  Most owner-occupiers will have a Principal and Interest loan on their home. P &amp; I loans are excellent for owner-occupiers because your equity increases as you pay off the principal. If you’re going to remain living in your home, staying on a P &amp; I loan is a good idea because the interest is not tax-deductible so that’s the debt you want to pay off first with spare cash. However, the interest on the loan for an investment property is tax deductible, so you might like to take out an interest-only loan on your investment property. Because you don’t pay off any of the principal, the regular repayments are less than a P &amp; I loan. Thus, you have more cash in your pocket, which allows you to borrow more and buy more property!  Tip 2: Freeing up cash flow Freeing up additional cash flow is a priority for most investors. One of the things you could do is convert the home loan on your principal place of residence to interest only as well. This would put more money in your pocket, but the downside is you won’t be paying off any of the principal and the interest remains non-tax deductible. But what if you moved out?  Tip 3: Take advantage of tax deductibles If you moved out of your home and rented it out, while renting somewhere cheaper yourself, you could free up a lot of cash flow. If you converted the loan to interest only, you’d have even more cash available and the interest would be 100% tax deductible too. Plus, you could claim all the expenses of the property, such as strata levies, council rates and water rates, as a tax deduction too. But what about capital gains tax, I hear you say?  Tip 4: Use the six year rule to avoid capital gains tax If you rent out your principal place of residence, the Tax Office will allow you to do this for six years with no exposure to capital gains tax (CGT). You receive all the benefits, such as rental income and deductibility of expenses and loan interest, but you won’t have to pay capital gains tax if you sell it within six years. After six years is up, you can move back in and re-qualify for another six years if you move out again. This is a generous opportunity that could save you thousands in capital gains tax if you ever decide to sell the asset. (Click here to read more about the six year rule.) Tip 5: Variable vs Fixed Rate Loans Finally, a word on fixed and variable rates. Fixed rates give you peace of mind but little flexibility. But today’s fixed rates are extremely attractive and well below variable rates, so it might be worth considering locking in below 5% for a couple of years while you’re getting used to having not only a home loan but also an investment loan to manage too.  McGrath advises as each situation may differ, it is best to discuss individual circumstances with financial advisors.
McGrath's tips were published on the financial planning website <a target="_blank" href="https://www.switzer.com.au/the-experts/john-mcgrath-property-expert/re-organising-your-debt-to-invest/">Switzer.</a>
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John McGrath's 5 tips for reorganising your debt to invest

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Australia's big four banks have been ranked the most profitable in the developed world for the third straight year, but all that money hasn’t improved their offerings to small business.
The Swiss-based Bank for International Settlements published figures today showing the pre-tax profits of the big four banks – the Commonwealth Bank, Westpac, ANZ and NAB were equal to 1.18% of their total assets.
This puts Australian banks well ahead of those in the other developed countries on the list such as Canada, the US and Britain, with only lenders in the emerging economies of Brazil, Russia, India and China making better returns.
The Bank for International Settlement’s figures also show Australian banks have lower costs than most of their peers and enjoy wider interest margins – a measure of profitability from lending.
So what are the banks doing with all that profit?
Not lending to small business, that’s for sure.
The big four claim they are eager to lend to SMEs, but <a target="_blank" href="https://www.smartcompany.com.au/financial-services-and-insurance/055527-half-of-small-business-loan-applications-knocked-back">just under half of all credit applications made by small and medium businesses in the past ye</a>ar were not granted.
In fact, the banks have been milking small business, with bank fees for businesses <a target="_blank" href="https://www.smartcompany.com.au/financial-services-and-insurance/056145-rba-banking-data-sparks-anger-among-small-businesses-as-it-reveals-bank-fees-have-soared-in-the-past-three-years">jumping 23.9% over the past three years</a> despite fees for consumers falling.
They also failed to pass on the RBA’s interest rate cuts in full to business.
There’s a distinct lack of competition in Australia’s banking sector which small business is paying the price for.
We need an alternative.
This article originally appeared on <a target="_blank" href="https://www.smartcompany.com.au/">SmartCompany</a>.
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Australian banks still most profitable in developed world but still turning down many SME loan applications

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Often times when we are presenting our research findings we find there is sometimes confusion about the geographic boundaries we are reporting on.  Take our standard indices reporting for example, which is typically across capital city boundaries.  As a default, whenever we are reporting on capital cities we use the respective capital city statistical division boundary.
It’s easy to understand why there can be some confusion though, as most people aren’t familiar with standardised boundaries that are provided and maintained by the Australian Bureau of Statistics.  Take my home town of Brisbane as a case point.  When people refer to ‘Brisbane’ they could be talking about the suburb of Brisbane, the Brisbane Local Government Area, the Brisbane Statistical Division or more recently the Brisbane Greater Capital City Statistical Area.  As you can see from the map below, the regions are vastly different in their geographic scope and area; property market conditions will be quite different depending on which region is being analysed.
<a rel="wp-prettyPhoto[g2162]" href="https://blog.rpdata.com/wp-content/uploads/2013/06/Brisbane-examples.jpg"><img height="284" width="470" src="https://blog.rpdata.com/wp-content/uploads/2013/06/Brisbane-examples-580x350.jpg" alt="Brisbane examples"></a>
The maps below provide a further summary about which council areas and statistical subdivisions are included within each of the capital city statistical division boundaries that we report on.
The Sydney statistical division extends north to the border of Lake Macquarie, south to Wollongong and west to include the Blue Mountains.  The Sydney statistical division contains 43 council regions, the largest number of municipalities of any capital city.
<a rel="wp-prettyPhoto[g2162]" href="https://blog.rpdata.com/wp-content/uploads/2013/06/Sydney-LGA.jpg"><img height="284" width="470" src="https://blog.rpdata.com/wp-content/uploads/2013/06/Sydney-LGA-580x350.jpg" alt="Sydney LGA"></a>
<a rel="wp-prettyPhoto[g2162]" href="https://blog.rpdata.com/wp-content/uploads/2013/06/Sydney-SSD.jpg"><img height="283" width="470" src="https://blog.rpdata.com/wp-content/uploads/2013/06/Sydney-SSD-580x349.jpg" alt="Sydney SSD"></a>
 
<hr class="system-pagebreak">
The Melbourne statistical division extends out to the border of Geelong to the west, to the Bass Coast to the South, West to Baw Baw and north to the Macedon Ranges and Mitchel council regions.  There are 31 council regions across the Melbourne statistical division, the second highest number of capital city municipalities after Sydney.
<a rel="wp-prettyPhoto[g2162]" href="https://blog.rpdata.com/wp-content/uploads/2013/06/Melbourne-LGA.jpg"><img height="280" width="470" src="https://blog.rpdata.com/wp-content/uploads/2013/06/Melbourne-LGA-580x345.jpg" alt="Melbourne LGA"></a>
<a rel="wp-prettyPhoto[g2162]" href="https://blog.rpdata.com/wp-content/uploads/2013/06/Melbourne-SSD.jpg"><img height="280" width="470" src="https://blog.rpdata.com/wp-content/uploads/2013/06/Melbourne-SSD-580x345.jpg" alt="Melbourne SSD"></a>
The Brisbane statistical division contains just 5 local government area boundaries, all of which are very large compared with most other capital city council areas.  The region is bordered by the Sunshine Coast to the North, Gold Coast to the south and Somerset / Lockyer Valley / Scenic Rim to the west.
<a rel="wp-prettyPhoto[g2162]" href="https://blog.rpdata.com/wp-content/uploads/2013/06/Brisbane-LGA.jpg"><img height="288" width="470" src="https://blog.rpdata.com/wp-content/uploads/2013/06/Brisbane-LGA-580x356.jpg" alt="Brisbane LGA"></a>
<a rel="wp-prettyPhoto[g2162]" href="https://blog.rpdata.com/wp-content/uploads/2013/06/Brisbane-SSD.jpg"><img height="284" width="470" src="https://blog.rpdata.com/wp-content/uploads/2013/06/Brisbane-SSD-580x351.jpg" alt="Brisbane SSD"></a>  
 
<hr class="system-pagebreak">
The Adelaide statistical division is the third smallest of the capital city statistical divisions (after Canberra and Hobart) at just 1,826 square kilometers.  The region includes 18 council areas and is bordered by the Adelaide Hills, Barossa and Mount Barker council regions to the east, Mallala to the north and Yankalilla to the south.
<a rel="wp-prettyPhoto[g2162]" href="https://blog.rpdata.com/wp-content/uploads/2013/06/Adelaide-lga.jpg"><img height="283" width="470" src="https://blog.rpdata.com/wp-content/uploads/2013/06/Adelaide-lga-580x349.jpg" alt="Adelaide lga"></a>
<a rel="wp-prettyPhoto[g2162]" href="https://blog.rpdata.com/wp-content/uploads/2013/06/Adelaide-ssd.jpg"><img height="283" width="470" src="https://blog.rpdata.com/wp-content/uploads/2013/06/Adelaide-ssd-580x349.jpg" alt="Adelaide ssd"></a>
Perth is home to six out of ten of the smallest local government area boundaries across the capital cities.  The Peppermint Grove council region is just 1.06 square kilometers in area, East Fremantle is 3.1 square kilometers and Cottesloe is 4.4 square kilometers.  The Perth statistical division includes 30 council areas, the third highest number of capital city municipalities.  The borders of Perth statistical division extend north to the Gingin and Chittering Shire Councils, east to the Northam, York and Beverley council regions and south to Mandurah and Murray.
<a rel="wp-prettyPhoto[g2162]" href="https://blog.rpdata.com/wp-content/uploads/2013/06/Perth-lga.jpg"><img height="281" width="470" src="https://blog.rpdata.com/wp-content/uploads/2013/06/Perth-lga-580x347.jpg" alt="Perth lga"></a>
<a rel="wp-prettyPhoto[g2162]" href="https://blog.rpdata.com/wp-content/uploads/2013/06/Perth-ssd.jpg"><img height="284" width="470" src="https://blog.rpdata.com/wp-content/uploads/2013/06/Perth-ssd-580x351.jpg" alt="Perth ssd"></a>  
Hopefully the maps provide some more context about the regional specification of our reporting.  Capital city boundaries (and regional boundaries for that matter) are broad in geographic scope, and similarly, the housing market statistics across these regions should be considered to be fairly macro in their analysis.  For anyone involved in the industry or who is active in the market, you need to keep in mind that housing markets can perform quite differently at a more granular level (which is why we have plenty of indices available at smaller geographic aggregations including council regions, suburbs, postcodes and even streets).
Note that we are in the process of releasing our flagship hedonic indices suite across the new ASGS boundaries and our capital city reporting will eventually be across the GCCSA (Greater Capital City Statistical Areas).  <a href="https://www.abs.gov.au/ausstats/abs@.nsf/mf/1270.0.55.001" target="_blank">Check out the ABS geographic pages for more information on the standardised geography we report on</a>.
Tim Lawless is national research director of <a rel="nofollow" href="https://www.myrp.com.au/" target="_blank">RP Data.</a>
 
 
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Navigating geographic boundaries when reporting real estate statistics: Tim Lawless

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The bounce to prestige property markets anticipated from the approval of signficant investor visas (SIV) could take a long time to filter through given very long processing times and a backlog of applications.
The Department of Immigration says that once it has developed the “organisational expertise for the new visa” it will take between six to nine months to process applications under a "business as usual" scenario.
Checks include assessing an applicants source of funds among a range of the usual background checks a spokesperson told Property Observer.
"The time to process each case will be different."
The department has revealed just two visas issued since the scheme was launched in November – one to a Chinese toymaker - with around 222 invitations issued to investors up to early June, 212 of them to Chinese investors.
The visas are available to offshore investors with at least $5 million to invest in approved schemes, which include Commonwealth, State or Territory government bonds, ASIC-regulated managed funds with a mandate for investing in Australia; and direct investment into Australian proprietary companies.
In NSW, applicants must invest a third of the $5 million in state government Waratah bonds, with the state hoping to use the scheme to fund infrastructure and road projects.
Direct property investments do not qualify, but <a target="_blank" href="/news">Dominic Ong, who heads up a new Knight Frank special significant visa team</a> specifically targeting wealthy Chinese investors, told Property Observer last month that he was showing Asian clients around some of the most expensive Sydney waterfront real estate.
The visas qualify the recipient with four-year’s residency without needing to be proficient in English or meet other traditional visa requirements. Following this period they can then apply for permanent residency.
<a target="_blank" href="/news">Property Observer has previously written</a> that the issuing of the first two visas had generated a seemingly disproportionate amount of press coverage with the Department of Immigration seemingly in no hurry to approve applications despite a pipeline of more than 400 applications.
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Significant investor visas to take up to nine months to process

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The most expensive property offered for sale last weekend, Lynton, in Albert Park, failed to sell at auction and was passed in on a vendor bid of $6.2 million.
The triple fronted Victorian, at <a target="_blank" href="https://www.cayzer.com.au/index.cfm?pagecall=property&amp;propertyid=2366615&amp;menuItemID=">85 St Vincent Place</a>, attracted one genuine bid of $5.8 million before a crowd of 400 people.
The vendor then made two bids of $6 million and $6.2 million before the property was passed in.
Built in 1892, Lynton is set among leafy surrounds opposite the St Vincent Gardens on 740 square metres. An outstanding example of period architecture, the balconied residence with picturesque front garden has two street frontages, a grand entrance foyer, six bedrooms, five bathrooms and formal sitting and dining rooms.
Its well-appointed kitchen leads to a conservatory meals area, family room, and basement billiard/rumpus recreational area with substantial wine cellar.
The property hasn’t had much luck at auction: it was passed in on a $5.8 million vendor bid in October 2008. Then, after a house contents auction, it sold quietly for $4.8 million in May 2009.
The selling agent, Cayzer Real Estate, in April sold three unrenovated terraces at 73,75 and 77 St Vincents Place for a total of $12.3 million.
The auction clearance rate of 71% came from 681 results reported to the Real Estate Institute of Victoria. Vendor bids were prominent, accounting for 102 of the 197 properties that were passed in.  A further 58 results were still to be reported.
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