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.

[smartcode_project:default project_id=134873 project_image_fid=376196]

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.

[smartcode_project:default project_id=134873 project_image_fid=376194]

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.

[smartcode_project:default project_id=134873 project_image_fid=376181]

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.

[smartcode_project_cta:default project_id=134873]

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.

[smartcode_project:default project_id=7877 project_image_fid=355754]

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.

[smartcode_project:default project_id=7877 project_image_fid=355852]

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.

[smartcode_project_cta:default project_id=7877]

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.

[smartcode_project:default project_id=151614 project_image_fid=371872]

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.

[smartcode_project:default project_id=151614 project_image_fid=372083]

"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.

[smartcode_project:default project_id=151614 project_image_fid=371890]

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.

[smartcode_project:default project_id=151614 project_image_fid=371877]

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.

[smartcode_project_cta:default project_id=151614]

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.

[smartcode_project:default project_id=114215 project_image_fid=204874]

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.

[smartcode_project:default project_id=108019 project_image_fid=212658]

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

<html><body>
If you’ve been reading my property investment blogs, you’ll know that I feel confident in the long-term prospects of our property markets, which will be underpinned by the dual prongs of a growing population (which will require housing) and the fact that we are a wealthy nation (we can afford to pay for housing).
I know some commentators are concerned that our economy will slump as the resources boom slows down and some doomsayers are gloating that the property market has fallen for two consecutive months.
But I see it differently.
We are entering a new economic stage; a period of continued prosperity, albeit at a slower pace. This stage will be underpinned by a generally buoyant economy.
It’s much more than just resources
Sure, the construction phase of the resources boom is coming to an end and other sectors of the economy will have to step up.
And yes, our economic growth will slow down a little over the next few years, which will keep interest rates and inflation low.
But it’s not all doom and gloom.
Government analysis last year suggested that over the next five years we’ll need an extra 800,000 workers to ensure our continued economic growth as a surge in service industries eclipses the resources boom.
This means there is a looming structural shift in the jobs market as demand grows for professional skills, offsetting the expected loss in the manufacturing sector.
A regional shift is forecast as Queensland outstrips other parts of the country in job creation, adding 220,000 positions compared with about 190,000 in NSW, 180,000 in Victoria, 150,000 in Western Australia and 50,000 in South Australia.
Countering assumptions about our economy slumping as the resources boom slows down, the findings of the report show the service industries will need more workers than any other part of the economy.
While mine companies will need about 100,000 new workers over the next five years, healthcare and social assistance employers will need 240,000 staff and professional services companies will require 110,000.
Education, tourism, retail and financial services will also create new jobs as the manufacturing sector shrinks.
The forecasts come with danger signs, as 19 of the 20 strongest job categories require qualifications higher than secondary school.
"The structural change in the Australian labour market and the significant shift towards higher skills occupations will limit the opportunities available to job-seekers without appropriate levels of qualification, work experience and employability skills," the analysis says.
 
<hr class="system-pagebreak">
What about our ageing population?
At the same time that we need more workers, our population is ageing, and in many ways this could provide a greater challenge for us than population growth.  
Demographer Harry Dent caused a stir when he suggested that our ageing population and its lack of spending is going to cause the next depression. The fallout of a baby boom gone wrong has been witnessed in Japan, where the number of retirees escalated beyond the number of working age citizens and had a notable impact on their local economy.  
Dent suggested that Australia is facing its own demographic tsunami as more of our Baby Boomers hit retirement age.  
Again, I see it differently: we are going to have to populate or perish.  
Look at the facts. Today, 43% of our workforce is made up of Baby Boomers (people born between 1945 and 1964).  
The Baby Boomer crisis 
Think about it. Australia is on the crest of a demographic tsunami as Australia’s 5.3 million Boomers are going to reach retirement age over the next 15 years.
The country's money box faces a double whammy as these Baby Boomers leave the workforce and stop paying tax, yet at the same time many will go on the pension and use our public health care system.
The problem is that most Baby Boomers don’t have enough savings or superannuation to see them through retirement.  This means many will have to keep working longer than they had anticipated but eventually, when they do retire, they will place a massive burden on our financial system.
The government will have to find money for their pensions and health costs while at the same time making up for their lost taxation revenue by either:
<ul>
<li>
Increasing taxes on those in the workforce, which would be political suicide, or;
</li>
<li>
Increasing the size of the tax-paying workforce by importing younger workers. These young skilled adults that will migrate to Australia to fill our increasingly wide gap in skilled labour will be gainfully employed and, given their skills, will earn high incomes and pay their share of tax.
</li>
</ul>
Fact is Australia's population will keep getting bigger under every realistic scenario and no matter what politicians do, population growth is going to happen. This is a certainty.
What does this mean for Australia?
There is no doubt that our population growth will bring with it significant social, infrastructure and environmental impacts.
In Australia at present, 87% of us live in urban areas. There is an obvious emerging trend toward smaller dwellings and inner-city lifestyles, which means more of us are going to be concentrated around our major capital cities.
With more and more of us wanting to live in the same four big capital cities, and in fact in the same suburbs of those capital cities, our old friend the supply and demand ratio will keep pushing up the value of well located inner suburban properties.
Sure, these properties will be unaffordable for some of us who’ll remain tenants. But others will be able to afford these higher priced properties, as I don’t think that anyone would argue that as a nation Australia will become wealthier over the next few decades.
The good news is that by many accounts Australians are already the wealthiest nation in the world and if we play our cards right, this is likely to continue as Australia is well positioned to benefit from the growth of Asia, which represents 50% of the world’s population.
Yes, our economy is slowing down, and of course there will be speed bumps along the way, but our economy is still the envy of most developed nations.
It’s most likely we’ll have a change of government later this year but the new government will inherit a particularly good set of economic fundamentals. This means Joe Hockey will likely be able to deliver much the same in his first term in government.
If he can keep GDP growth near 3%, underlying inflation around 2.25% and the unemployment rate around 5.5% then we’re likely to remain in a low interest rate environment.
The bottom line is that our economy is going to soldier on, as are our property markets. I can’t see a bust ahead for either!
Michael Yardney is a director of <a rel="nofollow" href="https://www.metropole.com.au/">Metropole Property Strategists</a>, who create wealth for their clients through independent, unbiased property advice and advocacy. Subscribe to his <a rel="nofollow" href="https://propertyupdate.com.au/category/property-investment/">Property Update</a> blog.
 
</body></html>

myardney-DFoGhGbSJX

Despite gloom our economy and property markets will soldier on: Michael Yardney

<html><body>
Here are three of the most common questions I get asked:  
<ol>
<li>
“When will the market recover and how can you tell?”
</li>
<li>
“What’s hot?” Which really translates to “What should I buy?”
</li>
<li>
“What makes a good investment?”
</li>
</ol>
The first two questions were answered <a href="https://matusikmissive.com.au/2013/03/19/why-does-property-cycle/" target="_blank">here</a> and <a href="https://matusikmissive.com.au/2013/05/14/what-should-i-buy/" target="_blank">here</a>.  Today we cover the third one - what makes a good investment?  
As many of you know, it is my opinion that property investors spend far too much time on ‘where’ they should buy and not enough on ‘what’ they should be buying.  And while part of my reply as to what makes a good investment has to do with ‘place’, most of it relates to the actual ‘product’.
When I cover this question in our “Market Outlook and What To Buy” <a href="https://matusik.com.au/projects/book-matusik-today/" target="_blank">presentations</a>,I usually raise my hand and say, “If the property passes my five finger test then, for mine, it is has a great chance to be good investment.”
My five finger test  
Market Depth. How deep is the market you are buying into?  In other words, how many sales take place in the area each year and in particular, how many sell within the price band in which you will be reselling your property?  Median prices provide little guidance to you here.  You need to know the actual sales volumes by price group.   
 
A short cut here is to buy in areas with economic diversity.  One or two horse towns are out – I don’t care how great the yields may be – unless there are many irons in a location’s fire, they usually aren’t good places in which to buy investment property.  Stick to the capitals and major centres.  Why?  Because there will be enough market in the future for you to actually sell to.  Rule 1 is market depth.  
Owner-resident resale appeal. Does what you are buying have owner-resident resale appeal?  Is the general area attracting more owner-residents over time?  Why this is important is that it doubles your resale audience, as there are twice as many owner-resident buyers across Australia than investors.  You should always buy a product that has the potential to resell to an owner-resident.  Small projects; well-sized and well-designed; good aspect; view if possible; and local gentrification are just some of the things to look out for.  
Potential upside. What is the location really like?  It needs to have high amenity – this helps with regard to owner-resident resale appeal plus better tenants – and use <a href="https://www.walkscore.com/" target="_blank">walk score</a> to make initial judgements about a location.  
Also, there must be employment generators in the area and employment numbers need to be growing.  Don’t worry too much about local unemployment; it the number of actual local workers that mean the most to you as an investor.   The ABS Census can help <a href="https://www.censusdata.abs.gov.au/census_services/getproduct/census/2011/communityprofile/3GBRI?opendocument&amp;navpos=230" target="_blank">here</a> and use the working community profiles.  
And thirdly, is there any new infrastructure proposed in the area?  Most councils have such information on their websites.  Pollies love to cut ribbons and open things, so government departments document such things in advance.  The best things that help drive up value include transport initiatives, especially public modes such as railway stations; new offices or retail expansion and major new developments like hospitals, schools and to some degree industrial estates.  
Rental appeal. I used to think this part was bloody obvious; and I am always amazed when I ask an investor (or developer for that matter) to describe who is actually going to rent the property, and all I get is a blank stare.  Sometimes they reply by saying, ‘renters’.  I kid you not.  
You need to understand who and why a certain type of rental demographic will rent your property.  You need to know how many of that rental demographic subset lives in the area.  Your property should appeal to two out of three of the largest rental demographic segments in the local area.  Again the <a href="https://www.censusdata.abs.gov.au/census_services/getproduct/census/2011/communityprofile/3GBRI?opendocument&amp;navpos=230" target="_blank">ABS Census</a> can help; this time look at the community profiles and you will have do to some basic maths.  
For example, does your one-bedroom apartment in New Farm appeal to a single female renter?  Does it also appeal to a young couple in their mid-20s to early 30s?  Does it also appeal to older single males?  Well, if single females rent in the same building then one could say yes…but you get my drift.  
Who will rent your property and why?  And does that rental market segment exist in the area?  These are three important questions.  Getting ticks in the right boxes here means a better investment.  
Finally, could you live in it?  If things went cactus, could you live in this property for a period of time?  This isn’t really a financial safety net; but it usually means that the property has ‘good bones’ and a half decent standard of finish.  This translates, in turn, to better tenants who stay longer.  
A good residential investment needs to pass a simple test.  When I work on a new residential project which is looking for Matusik endorsement, it must pass nine detailed <a href="https://matusik.com.au/projects/what-is-property-picks/" target="_blank">variables</a>.  My five finger investment test is an abridged version of Matusik Property Picks.  It covers all the bases.   
Readers should seek their own professional advice on the subject being discussed.
Michael Matusik is the founder of <a href="https://www.matusik.com.au/" target="_blank">Matusik Property Insights</a>, which has helped over 550 new residential projects come to fruition.  Read <a href="https://www.matusikmissive.com.au/" target="_blank">Michael’s Blog</a> or follow him on <a href="https://www.facebook.com/ThinkMatusik?fref=ts" target="_blank">Facebook</a> and <a href="https://www.twitter.com/michaelmatusik" target="_blank">Twitter</a> or connect via <a href="https://www.linkedin.com/in/michaelmatusik">LinkedIn</a>.
</body></html>

michaelmatusik-49YzLvdmNv

Five tips for making a good property investment: Michael Matusik

<html><body>
Today I found a property on the internet that I thought had sold a few months ago.
It was still marked “Under Contract” but they’d just forgotten to remove this after the sale fell over.
I phoned the agent to check and yes, the sale had not gone through. Ah, I love it when everyone else thinks a property is sold; it gives me a bit more time to assess.
As I stared at the one measly photo on the agent’s website, my heart rate increased.
I started my Property Bloom development mental check list:
<ol>
<li>
Location – double tick. It was close to the Hunter Expressway interchange, this is a massive infrastructure project in the Hunter, a six-lane freeway link due to open later this year. And, the property was very close to the local public school.
</li>
<li>
Land size – tick. Over 870sqm – more than enough room for a good sized duplex.
</li>
<li>
Price – tick.  If we can secure the land at about a 9% discount it’ll be a great buy.
</li>
<li>
Cost effective development - tick. This project will suit a developer on a budget (aren’t we all?) as the total estimated project costs are around $518,000.
</li>
</ol>
I continued my enquiries and found that the property was an estate sale and had been on the market for a few months now. I’m guessing those estate recipients may be getting a little impatient and more likely to take a lower offer.
I was chatting to the lovely young agent about how long it had been since the sale fell through and asked “what the vendor’s expectations were?”  What I meant was their expectation on whether the property should have sold by now.
But instead the agent blurted out a price... a much lower price than the listing price.  “Oh, ok, that’s interesting,” I said as a small smile started to form at the corner of my mouth.
So now I knew what the last offer had been accepted at and quickly plugged this figure into my feasibility spreadsheet. That certainly helped the bottom line. So I made a mental note to offer $10,000 less.
I received the contract by email and scanned straight to the Section 149 Planning Certificate. More boxes were ticked when I saw it wasn’t in a bushfire zone (like some of the land in the Hunter). Building to meet bushfire requirements can add another $10,000 or so to a dual occupancy cost.
The sewer location is ok but running through the middle of the block, we may need to spend some money on encasing the sewer line but perhaps not.  I added some contingency for this in case.
A quick look on Google Maps gave me an idea of what the demolition costs may be to remove the old house and to check the aspect, the way the land was facing.  The aspect was workable, not ideal but a quick redesign of the floor plan will see our living spaces north facing.
Looking on Google Earth and knowing the area, I could estimate that the land was pretty flat so that will minimise site works such as retaining walls.
Now, all I needed was an interested client.  I often find property before we have a client ready to move forward.  My newsflash went out to our database, people who had signed up to receive the free Property Bloom newsletters.
It may even be your lucky day.
However there’s still much more research to be done before an offer would be made on this site and for our new clients it’s important they have finance pre-approval and have discussed the project with their accountant and financial planner.
Jo Chivers is director of <a target="_blank" rel="nofollow" href="https://www.propertybloom.com.au/" title="Property Bloom" style="font-size: 14px;">Property Bloom</a>, which manages property development.
</body></html>

jochivers-wq5Bp59R5a

When making extra real estate enquiries pays off: Jo Chivers

<html><body>
At $612,500, Darwin again trumped Sydney for the dearest weekly median house price, based on RP Data analysis in the week ending June 9.
Sydney's $510,000 unit median was the week's dearest capital for unit sales.
<img alt="rpdatacapitalcitymediansjune12one" src="/images/stories/2013/06/rpdatacapitalcitymediansjune12one.jpg" width="470" height="279">
<img alt="rpdatacapitalcitymediansjune12two" src="/images/stories/2013/06/rpdatacapitalcitymediansjune12two.jpg" width="470" height="206">
Private treaty sales represent around 85% of all dwelling sales across the country.
The statistics are calculated across houses and units sold over themost recent four week period.
Records without a valid sale price have been excluded from the analysis and median prices are withheld for cities wherefewer than ten sales have been recorded.
</body></html>

po-LsXgBTHBmX

Darwin trumps Sydney again with dearest capital city private treaty median price: RP Data

<html><body>
The fine wine industry specialist Henry Dawson-Damer has emerged as the likely mystery buyer along Vaucluse's Kutti Beach.
He has bought from the Kelly family paying close to the $15.5 million price last paid in 2011. Dawson-Damer currently lives in Vaucluse as do other clan members.
<img height="350" width="470" src="/images/stories/2013/05/vauclusemay29two.jpg" alt="vauclusemay29two">

The Kelly fashionista family are upgrading homes to a $20 million house on exclusive Kutti Beach in Vaucluse.
It's one of just the seven beachfront houses in the scenic location with postcard perfect images across Sydney Harbour.
The Dawson-Damer biography says he is currently studying for the London-based Institute of Masters of Wine program.
It was at the age of 15 when Henry had an "explosive" start to his career trying to barrel ferment his first vintage in his mother’s linen cupboard. The family are all in Debrett's Peerage.
<img height="34" width="25" src="/images/stories/flagtitletat.jpg" alt="flagtitletat" style="font-size: 14px; margin: 5px; float: left;">Nick and Susie Kelly, founders of Industrie clothing, will soon be moving into the Goymour family (below) home - the 2004 Graham Jahn-designed house.
The Kellys were in the news last month as they successfully ought redress against entertainment industry couple Toni Collette and David Galafassi over their failure to proceed with their $6.35 million purchase of the Kellys' Stewart Street, Paddington double terrace.
The Kutti Beach house was listed only last month with a June expression of interest marketing campaign with $20 million expectations. It had been listed in 2011 with $25 million hopes.
{yoogallery src=[images/stories/2013/05/may29vaucluse]}
It's the house where architect Graham Jahn's design divided the property into summer and winter living spaces.
The two zones were linked by a bridge crossing pools and courtyards which forms a "transition zone" that "captures sunlight and provides one of many private relaxing getaways".
The property has lawns and landscaped gardens, is 1,200sqm, has garage space for two cars and includes the sandy beach on the title.
The house has 650 square metres of living space and has a Northerly aspect but is sheltered from prevailing winds.
There's a restored cedar boat-house providing entertaining space on the waterfront.
"Of the thousands of properties I've inspected through the years, this place is an absolute standout," the then SMH Domain property writer Margie Blok wrote on its 2011 listing.
Title Tattle seems to recall it was the 2004 Belle magazine House of the Year award winner.
The Kellys had bought on Kutti Beach only in March 2011 from Michael and Julianne Maxwell paying $15.5 million for the matrimonial home of the former property chief of the Babcock &amp; Brown group. Maxwell snared the harbourfront residence of Multiplex executive Andrew Roberts and wife Andrea, who were off to Gladswood Gardens, Double Bay.
<img height="34" width="25" src="/images/stories/flagtitletat.jpg" alt="flagtitletat" style="font-size: 14px; margin: 5px; float: left;">
The 1191 square metre beachfront of Philip and Tanya Goymour had $20 million hopes on its listing last month through Savills agent Adam Ross inconjunction with Ben Collier of McGrath Estate Agents.
It was built after the block was bought from Warwick Negus for $4.175 million in 1999. It had been with the Joris diamond family previously.
<img height="353" width="470" src="/images/stories/2013/05/vauclusemay29three.jpg" alt="vauclusemay29three">
Philip and Tanya Goymour are semi-retired from their innovative nautical engineering technology company with plans to spend more time at their Church Point property.
The neighbour inbetween the two sold houses is investment banker Ben Brazil and his partner, Diana Saw, who spent $16,126,000 to buy Mirridong from David Mickler, the former Yahoo! Asia director of sales in 2007.
</body></html>

jchancellor-FAypfDUnLy

Fine wine advisor Henry Dawson-Damer buys on Kutti Beach, Vaucluse

<html><body>
Country Victoria’s median house price showed no change, remaining at $280,000 in the December 2012 quarter, according to official valuation date.
Over the 12 months to December 2012, the median house price in country Victoria also remained unchanged.
The number of country Victoria house sales for the December 2012 quarter is expected to be 5,772, which is 7.3 per cent more than the December 2011 quarter.
Bendigo is a powerhouse with strong growth both over the quarter and year.
A comparison of house prices in regional, seaside and large towns also indicates various trends, although the quarterly data is highly dependent on the nature and the volume of the stock that sold.
Click to enlarge
<a rel="shadowbox" href="/images/stories/2013/06/regionalcitiesjune13one.gif" title="Click to enlarge"><img src="/images/stories/2013/06/regionalcitiesjune13onethumb.gif"></a>
Regional city housing markets continued to show significant variations for the December 2012 quarter due to a paucity of sales. Bendigo median house prices increased by 12.3% for the quarter, having increased by 5.1% in the previous quarter. This is a 12 month increase of 23.4%. Horsham decreased by 7.1 per cent for the quarter, having decreased by 1.9 per cent in the previous quarter.
Click to enlarge
<a rel="shadowbox" href="/images/stories/2013/06/regionalcitiesjune13two.gif" title="Click to enlarge"><img src="/images/stories/2013/06/regionalcitiesjune13twothumb.gif"></a>
The sample above is the same used in the previous quarter’s report. It shows that six of the 12 large towns had increases in their median house price for the December 2012 quarter. In the previous quarter six showed increases and in the June 2012 quarter five increased. Morwell had a decrease of 6.5%, having decreased by 1.6% in the previous quarter. Yarrawonga increased by 7% and Traralgon decreased by 4.2%. Sale had a decrease of 1.9% for the December 2012 quarter, having increased in the previous quarter by 3.8%.
Click to enlarge
<a rel="shadowbox" href="/images/stories/2013/06/regionalcitiesjune13three.gif" title="Click to enlarge"><img src="/images/stories/2013/06/regionalcitiesjune13threethumb.gif"></a>
The above sample shows that three of the 10 seaside towns selected had increases in their median house prices from the September 2012 to December 2012 quarters. Anglesea increased by 47%, having decreased by 33.2% during the previous quarter. Cowes median house price decreased by 2.2% for the December 2012 quarter, having increased by 4% in the previous quarter. Sorrento median house price had no change during the December 2012 quarter, having increased by 5.1% in the previous quarter.
</body></html>

Bendigo and Moe lead regional Victoria median house price growth: Victorian valuer general

<html><body>
The cost of renting a two-bedroom apartment in Perth increased by 7.1% over the March quarter to $450 per week, according to the latest Real Estate Institute of Australia report.
The Perth apartment market led the nation in quarterly rental growth ahead of Melbourne units, where the weekly rent increased by 5.7% to $370 per week.
Sydney unit rents were unchanged at $470 per week with Darwin the only market to record a decline in unit rents over the quarter, albeit just 0.2%.
A two-bedroom  Darwin apartment rents at $471 per week – just above Sydney – and is the most expensive capital city in Australia to rent an apartment.
Despite the recent slim correction, Darwin has been the best performing unit rental market (from a property investors’ point of view) over the past 12 months, registering an 18% annual rise.
Perth is the second best performing rental market on an annual basis with a 12.5% rise over the past 12 months followed by Sydney (4.4%) and Melbourne (up 2.8%).
Driving up rents have been low vacancy rates.
Perth, Sydney and Brisbane have the tightest unit markets with vacancy rates of just 2% followed by Melbourne (2.2%), Darwin (2.3%) and Canberra (2.9%) which all sit below the 3% benchmark vacancy rate.
Vacancy rates below 3% generally indicate a rental market favouring tenants while a vacancy rate above 3% is said to favour renters.
Hobart has the highest unit vacancy rate among capital cities of 4.8% - its weekly rents have fallen 5.3% over the past year.
Click to enlarge
<a title="Click to enlarge" href="/images/stories/2013/06/reiajune13one.gif" rel="shadowbox"><img src="/images/stories/2013/06/reiajune13onethumb.gif"></a>
</body></html>

lschlesinger-FZcF9M3vE6

Perth and Melbourne units lead rental growth in March quarter as Sydney stagnates

<html><body>
There were 53 council areas across the country where the number of dwelling sales over the year to March 2013 was tracking more than 25% lower than the five-year average, according to research by RP Data.
Nearly half (47%) of these regions were located in Victoria and almost 20% were located in Tasmania.
This highlights the relatively sedate housing market conditions in these states compared with their five year average.
The three Councils recording the most significant slowdown in sales over the year to March 2013 compared with their five-year average are all key mining regions:
• Shire of Roebourne which includes the suburbs surrounding Karratha recorded 144 sales over the year to March 2013; 45% lower than the five year average.
• Queensland’s Isaac Regional Council, which is home to the coal mining towns of Moranbah, Clermont, Dysart and Nebo (amongst others), recorded 252 sales over the year to March 2013; 45% lower than the five year average.
• Port Hedland – the heavyweight of the mining towns showed that transactions have slowed from a five-year average of 243 sales down to 137 over the year ending March 2013.
The slowdown in these mining regions shouldn’t come as a great surprise considering weaker commodity prices and a slowing of infrastructure projects associated with the mining sector.
Click to enlarge
<a rel="shadowbox" href="/images/stories/2013/06/lawlessjune13two.gif" title="Click to enlarge"><img src="/images/stories/2013/06/lawlessjune13twothumb.gif"></a>
A hiatus for property sales over the past half decade is beginning to show signs of change with<a target="_blank" href="https://www.propertyobserver.com.au/news/wa-s-busselton-and-nsw-s-gloucester-lead-early-emerging-uplift-in-national-property-sales-activity-rp-data-s-tim-lawless/2013061362209?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=newsplus"> some regions </a>showing substantial improvement in transaction volumes.</body></html>

tlawless-5VLUrbAk9s

Mining towns show significant slowdown in dwelling sales activity: RP Data 

<html><body>
The unemployment rate improved slightly from an upwardly revised 5.6% in April to an estimated 5.5% in May, but driven by a rise in part-time jobs, the latest ABS data shows.
The ABS had previously reported a 5.5% unemployment rate estimate for April.
Economists had tipped the unemployment rate to rise to 5.6% in May and is a measure the RBA will factor into its considerations when it next meets on July 2 to decide on interest rates.
Concerns about employment security also factor into house-buying intentions and decisions.
Tellingly full-time employment fell 5,300 to 8,153,600 with an increase in part-time employment of 6,400 people pushing up the aggregate number of people employed by 1,100 to 11,663,300 in May.
The increase in total employment was mainly driven by an increase in male part-time employment.
The number of people unemployed decreased by 3,600 people to 682,900 in May.
"Overall, the labour force report for May was a little better than expected but still reflected relatively soft labour market conditions overall," said ANZ economist Justin Fabo.
"The unemployment rate has gradually trended higher for a little more than two years now and has been consistent with the decline in the ANZ job ads series
"Job ads suggest that employment growth is likely to be slower than population growth in the near term," he says.
CommSec chief economist Craig James took a different view reporting that the "job market defies the doomsayers" after employment rose by 1,100 in May compard with economists expecting a 10,000 fall in jobs over the month.
"If anyone had been wondering what was the true state of the labour market, they would certainly still be confused after the latest jobs result. While job losses at high profile companies continue to dominate the headlines, job numbers across Australia are still rising. In the first five months of 2013 over 99,000 jobs have been created," said James.
"A raft of companies has been telling us that it is hard to attract and retain the right workers. It is just that a small number of listed companies reporting job cuts dominate the headlines rather than the raft of small and medium-sized firms that are getting on with business and hiring new workers. The job market is healthy but becalmed, and consistent with the performance of the broader economy."
The ABS reported a seasonally adjusted labour force participation rate decrease of 0.1 percentage points to 65.2% per cent in May.  The seasonally adjusted underemployment rate was 7.4% in May 2013
Unemployment across states and territories was: NSW 5.6% (5.3% in April); Victoria 5.4% (5.8%); Queensland 5.8% (5.7%; South Australia 5.9% (5.8%); Western Australia 4.9% (5.3%); Tasmania 7.3%(7.5%; Northern Territory 5.1% (4.8%); ACT 4.1% (4.2%).
Combined with the unemployment rate of 5.5%, the latest seasonally adjusted estimate of total labour force underutilisation was 12.9% in May.
</body></html>

Unemployment rate improves slightly to 5.5% in May, but from part-time jobs rise

<html><body>
The Bedarra Island Resort in Far North Queensland is expected to re-open on July 1 more than two years after being closed when Cyclone Yasi struck in February 2011.
The resort was acquired by the family-owned Charlton Hotel Group in November 2011, which has since undertaken repairs and a refurbishments to the luxury tourism destination.
The Queensland-based group is headed by general manager Sam Charlton, the grandson of Olympic swimming legend Andrew "Boy" Charlton.
The price paid for the resort was not disclosed.
<a href="https://www.propertyobserver.com.au/https://www.propertyobserver.com.au/leisure/bedarra-island-sells-to-queensland-s-charlton-hotel-group/2011112252493" target="_blank">As reported by Property Observer in November 2011</a>, the number of villas on the island has been reduced as part of its redevelopment with just seven compared with 16 prior to the cyclone devastation.
Room rates start from $990 per night per couple in the Oceanview Villas rising to $1,490 per night per couple in the Point or Pavilions villas.
Bedarra Island Resort occupies 44.96 hectares of land on the island and prior to the cyclone enjoyed a strong trading history.
The resort was named as Australasia’s Leading Boutique Resort at the World Travel Awards in 2007.
It is accessible via Mission Beach or direct helicopter flight from Cairns.
Charlton’s hotels include the Metropolitan Motor Inn, Toowong Villas and Mt Ommaney Hotel Apartments and the Kingsford Smith Motel, all in Brisbane.
Bedarra Island is renowned for its unspoilt rainforests and palm-fringe beaches. It is the second largest in the “Family Group of Islands” that form part of the Great Barrier Reef.
Prior to Cyclone Yasi Dunk was an established and profitable family friendly resort offering accommodation across 160 rooms.
The resort includes a nine-hole golf course (which could be extended to 18 holes), mains power, a freshwater dam and a sewerage treatment plant.
The Courier Mail reported in November 2011 that the Charlton Group was thought to have paid $6 million for the resort.
RP Data records show a $3.355 million sale in November 2011, which may only reflect the land component of the resort.
GPT Funds Management acquired the land for $21.5 million in June 2009.
</body></html>

Latest Expert Insights

Buying off-the-plan in Melbourne? How independent iCIRT ratings are set to change Victorian property

Guides

Editor's Picks

Guides

Developments

New apartments

New townhouses

News

Latest Expert Insights

Buying off-the-plan in Melbourne? How independent iCIRT ratings are set to change Victorian property

Guides

Editor's Picks

Receive the latest news stories to your inbox

Guides

Developments

New apartments

New townhouses

News