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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Tim Lawless explains that last month we saw dwelling values fall by 1.2% according to the RP Data-Rismark Index, the second consecutive drop in capital city home values, after the index showed a 0.5% fall over April.
{qtube vid:=7J5UDAGEc5o&amp;feature}
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RP Data's Tim Lawless discusses last month's 1.2% drop in dwelling values

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A two-bedroom Glenroy apartment was the weekend’s most affordable sale in Victoria, selling for $290,000 according to Australian Property Monitors.
 
Located at <a href="https://www.realestate.com.au/property-unit-vic-glenroy-113765807" target="_blank">2/167 Glenroy Road</a>, the apartment sold at auction on June 8 through Raine &amp; Horne Glenroy.
 
Sebastian Rello of Raine &amp; Horne Glenroy told Property Observer that the apartment was previously on the market at $285,000, and that the reserve price stood at around $280,000.
 
He also said there were four registered bidders present at the auction. The successful bidder was an owner-occupier,<a name="_GoBack" href=""></a> who was also a first-time homebuyer.
 
According to RP Data records, the apartment had been listed for sale in May this year at “$250,000 plus”. It has been offered for sale in 2005 for 160 days at $212,500, and also in 2003 for $150,000.
 
Rello also told Property Observer the market in Glenroy is “quite buoyant”.
 
“We’ve been getting a lot more enquiries. A lot of people are coming through for inspections. It’s definitely a lot better than what it was last year, we’re getting bigger crowds and more bidders if the price is right,” he said.
 
Based on Raine &amp; Horne’s estimated $320 rent a week, the price reflected a likely rental yield of 5.74%, higher than the average rental yield in Glenroy which currently stands at 4.6%.
 
According to the <a href="https://mail.privatemedia.com.au/owa/redir.aspx?C=ipFTTsgz2kGm1K-MLQruBYOdgpjiOdAIlEbLmsNkHOgAzjnB4XTscHpJ7i5OtKkKOa3R1lURX2U.&amp;URL=http%3a%2f%2fwww.propertyobserver.com.au%2fdata%2fsuburb%2fglenroy-vic" target="_blank">latest report by RP Data</a>, the median sale price for units in Glenroy is $339,250, down by 14.1% on last year. The average discount required to sell a unit is 7.8%, while private treaty sales average 109 days on market.
 
Other two-bedroom apartments for sale in Glenroy include: <a href="https://mail.privatemedia.com.au/owa/redir.aspx?C=ipFTTsgz2kGm1K-MLQruBYOdgpjiOdAIlEbLmsNkHOgAzjnB4XTscHpJ7i5OtKkKOa3R1lURX2U.&amp;URL=http%3a%2f%2fwww.realestate.com.au%2fproperty-unit-vic-glenroy-113480327" target="_blank">3/31 Prospect Street</a>, listed for $370,000 by D’Aprano Real Estate Ascot Vale.
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Glenroy two bedroom unit $290,000 sale to first home buyer

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Sydney vendors notched up almost a 70% clearance rate from 200 weekend auctions results. The weekend auction clearance rate of 69.7% was nearly 20 percentage points higher than last year's June holiday weekend result.
There were 245 scheduled so a few yet to be included - and a little down on recent activity because of the long weekend.
Canterbury Bankstown and Sydney's south had clearance rates of 86% and 80% respectively. The average price in Canterbury Bankstown was $683,000 and $743,000 in the south. Australian Property Monitors says there are more than 400 auctions for the next two Saturdays.
(Melbourne bounces back to 700 plus auctions after just 150 this weekend with a 66% success rate.) 
The big Sydney weekend sale was an Abbotsford offering - a modest four bedroom, three level riverfront that last sold sold more than four decades ago. Back in 1969 it sold for $28,250. Fetching $4,155 million on the weekend through Sahar Tanner and Peter Shield at McGrath Estate Agents, it was marketed as one of a few remaining original homes in a prestige enclave.
Occupying a 750 square metre street-to-deep waterfront landholding, it came with pool, jetty, pontoon, boat ramp and lock-up boat shed. At $450,000 above reserve given six bidders battled for 47 Abbotsford Parade, Abbotsford.
<a target="_blank" href="https://www.mcgrath.com.au/buy/house-abbotsford-nsw-2046/161093/?searchID=29646746">All looking out over Hen And Chicken Bay</a>.
That name dates back to 1788 when  Captain John Hunter of the Sirius led a boating search party up the river, but just why the enduring name Hen &amp; Chicken was given to the bay is unclear.
Its price appreciation reflects 12% annual growth over the 43 years. Abbotsford has recorded three higher sales.
Dr Andrew Wilson, the senior economist for the Fairfax-owned Australian Property Monitors, says the prospects remain strong for increased buyer activity in Sydney's usually quieter winter home auction market following the most active autumn in three years and despite the Reserve Bank leaving interest rates on hold this month.
 
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jchancellor-FAypfDUnLy

Abbotsford tops weekend auctions with $4.155 million riverfront sale

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Mark Bouris caused a bit of a ripple this week <a target="_blank" href="https://petewargent.blogspot.com/2013/06/video-bouris-tips-capital-city">by suggesting that</a> the Australian property markets will represent for the next five years "the hottest asset class you can possibly think of".
Of course, just as a hairdresser is probably not the best person to ask if you need a haircut, so it is in this instance, but is Bouris likely to be right?
Some economists, such as David Bassanese of the AFR have made similar suggestions, implying that prices are likely to "pop higher" at this stage in the cycle.
Bouris bases his theory around past experience in Australia. Property downturns, such as the one we experienced through 2011 and the first half of 2012, can be followed by lower interest rates, significantly improved affordability (read: mortgage serviceability) and a surge in real estate prices.
Is this time any different?
Remember the classic old exam question: "does history repeat itself?". The textbook answer is, well, yes to some extent, but the specifics tend to shift. And there is much evidence to suggest that this cycle may be somewhat different from those we have seen in the past.
1 - Deposit growth
Firstly, there is an argument to say that there will be restrictions on credit growth in this cycle, as the prudential regulatory body APRA looks to cap the growth of credit in line with deposit growth.
One complicating factor is that from the middle of 2012, the Australian stock market boomed by around 25% in value increasing Australians' wealth. Of course, articles began to appear of "the best year for superannuation in ages" type, which naturally pre-empted a correction of close to 10%.
Nevertheless, stock valuations are up, can increase cash available for deposits, and superannuation balances are up too. Self-managed super funds can invest in property these days, but lenders to SMSFs tend to insist on substantial deposits, so most of that action will likely be in the lower-median sector of the market, particularly in apartments.
2 - Higher household debt
More significantly, Australia commenced this property cycle with higher household debt levels than it had previously. When interest rates fell around in the early 1990s, credit growth boomed. Consequently, it seems unlikely that another boom of such a magnitude could occur.
<img alt="wargentjune11one" height="328" width="374" src="/images/stories/2013/06/wargentjune11one.gif">
Future growth, therefore, is likely to be far more closely correlated to growth in household incomes.
And in fact, in Sydney, since the last boom period through to early 2004, household income growth has outperformed property prices for close to a decade.
3 - Access to credit
A third limiting factor is that in the period preceding the last surge in dwelling prices, there was a proliferation of 100% LVR loans available, which is not the case today.
Whether or not such a cavalier lending sentiment returns remains as yet unknown, but it seems to me that over the long term it would be better for everyone if an appropriate level of prudence was exercised in this regard.
Multi-speed recovery?
Plenty of commentators have focused on RP Data's Daily Home Value Index and noted that "house prices fell in May" and plenty of scorn has already been heaped on Bouris by bearish commentators in the last few days.
But those figures are retrospective; what for the future?
There may be something to draw from the May figures, but most other indicators such as lending finance figures from <a target="_blank" href="https://petewargent.blogspot.com/2013/06/mortgage-sales-surge-to-unprecedented">AFG</a> (reporting "unprecedented mortgage sales") and from the <a target="_blank" href="https://petewargent.blogspot.com/2013/05/housing-finance-takes-off">ABS</a>, suggest something of an uplift in market sentiment.
Other indicators seem to suggest improving sentiment too, although not across the country.
There is much evidence to suggest that property prices in Perth are considerably higher than they were 12 months ago and the market has not demonstrated many signs of slowing down just yet.
 
<hr class="system-pagebreak">
Meanwhile auction clearance rates in Sydney, and to a lesser extent Melbourne have improved strongly. In Sydney's inner west, clearance rates are consistently clocking at around 85% or above, which is the sign of a hot market. Sydney's North Shore looks strong too.
However, it's not all good news for property owners and investors, for to date the recovery seems to have been largely investor-led. For this reason, I don't expect remote property markets and outer fringe suburbs to have much joy as this cycle progresses.
The RBA's chart packs show that households on average seem quite content to save 10% of  disposable income, which was not the case after interest rates fell from the early 1990s.
<img alt="wargentjune11two" height="353" width="400" src="/images/stories/2013/06/wargentjune11two.gif">
Not buying now?
I've never been a big fan of the "Don't Buy Now" rhetoric, for it implies that homebuyers can easily outsmart the market through using clever timing. It's possible to do, of course, but it's also by no means assured.
Those who took Steve Keen's advice to sell their homes in 2008, for example, must be mortified by the subsequent uplift in capital city prices over the last half decade.
Ideally, homebuyers should be putting their focus on a far longer time horizon than the next few years.
However, as noted by my Pommie pal <a target="_blank" href="https://catherinecashmore.wordpress.com/">Catherine Cashmore</a> of NPB, with people moving house more frequently than previous generations ever did, even homebuyers are now buying homes with an "investor mindset".
They want a  roof over their head and capital growth, and for this reason often look to steer away from the remote or new fringe suburbs where demand is low and new dwellings can show poor or non-existent growth.
As for investors in property, this cycle seems likely to produce lower growth on average that we have seen in times past.
For this reason the old strategy of simply 'buying in your own backyard' because that's what you know best may be a poor strategy.
The hot sectors of the market at this stage look to me to be certain suburbs of Perth and as noted Sydney's Inner West and North Shore, particularly in the sweet spot price range of $500,000 to somewhere just over $1 milllion.
Yield-focussed investors will of course continue to dispute the obvious evidence below that it is investors which are pumping up prices in inner- and middle-ring suburbs, but the RBA's chart pack clearly shows that regional market growth in most areas stalled years ago with few signs of life to date. My own money is on inner- and middle-ring Sydney.
DYOR.
<img alt="wargentjune11three" height="319" width="400" src="/images/stories/2013/06/wargentjune11three.gif">
Pete Wargent holds a range of finance and property qualifications and is the author of <a href="https://petewargent.blogspot.com.au/" target="_blank" rel="nofollow">Get a Financial Grip – a simple plan for financial freedom.</a>
 
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Will real estate be the strongest asset class over the next five years? Pete Wargent

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The Commonwealth Bank offers the most generous mortgage discounts for borrowers who take out loans greater than $750,000 among the four major banks.
This has been revealed in research carried out by financial comparison website <a target="_blank" href="https://ratecity.com.au/">RateCity.com.au</a> ,  which confirms that borrowers who take on a bigger mortgage are being offered cheaper home loans, while many smaller mortgage borrowers are forced to pay higher interest rates.
The major four banks – ANZ, Commonwealth Bank, NAB and Westpac – all offer cheaper deals for bigger mortgages.
The Commonwealth Bank has the biggest spread, with 0.35 percentage points lower advertised variable rates for a home loan above $750,000 compared to a home loan below $250,000. 
<div align="center">
<table cellpadding="0" cellspacing="0" border="1"><tbody>
<tr>
<td style="text-align: left;" width="154">
Bank
</td>
<td style="text-align: left;" width="154">
Advertised variable rate for loans under $250,000
</td>
<td style="text-align: left;" width="154">
Advertised variable rate for loans above $750,000
</td>
<td style="text-align: left;" width="154">
Difference (percentage points)
</td>
</tr>
<tr>
<td style="text-align: left;" width="154">
ANZ
</td>
<td style="text-align: left;" width="154">
5.63%
</td>
<td style="text-align: left;" width="154">
5.43%
</td>
<td style="text-align: left;" width="154">
+0.20%
</td>
</tr>
<tr>
<td style="text-align: left;" width="154">
Commonwealth Bank
</td>
<td style="text-align: left;" width="154">
5.65%
</td>
<td style="text-align: left;" width="154">
5.30%
</td>
<td style="text-align: left;" width="154">
+0.35%
</td>
</tr>
<tr align="left">
<td style="text-align: left;" width="154">
NAB
</td>
<td style="text-align: left;" width="154">
5.53%
</td>
<td style="text-align: left;" width="154">
5.28%
</td>
<td style="text-align: left;" width="154">
+0.25%
</td>
</tr>
<tr>
<td width="154">
Westpac
</td>
<td width="154">
5.56%
</td>
<td width="154">
5.26%
</td>
<td width="154">
+0.30%
</td>
</tr>
</tbody></table>
</div>
Source: RateCity.com.au
Across the RateCity.com.au database, affluent customers, (borrowers who can afford a substantial mortgage such as more than $750,000) receive an average variable home loan rate of 5.32%, out of more than 100 lenders in RateCity’s database.
This is 0.42 percentage points lower than the average variable home loan rate for loans below $250,000.
<div align="center">
<table style="width: 50%;" border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td width="49%">
Home loan size
</td>
<td width="50%">
Average advertised variable rate
</td>
</tr>
<tr>
<td width="49%">
Above $750,000
</td>
<td width="50%">
5.32%
</td>
</tr>
<tr>
<td width="49%">
Below $250,000
</td>
<td width="50%">
5.74%
</td>
</tr>
<tr>
<td width="49%">
Difference (percentage points
</td>
<td width="50%">
+0.42%
</td>
</tr>
</tbody></table>
</div>
Source: RateCity.com.au
According to RateCity spokesperson Michelle Hutchison, lenders have a greater financial gain from borrowers taking on more debt.
“It comes down to the fact that bigger home loans are worth more money to lenders so they will make larger loan sizes more attractive by offering cheaper rates.
“Just as if you were to visit a supermarket to buy a bottle of soft drink, the bigger the bottle you purchase the less you pay per litre. In much the same way, a lender is willing to accept a lower rate per dollar when selling a larger amount of money.
“But just like a bottle of soft drink, bigger isn’t always better when it comes to borrowing and you shouldn’t take on more debt just to get a discount.”
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Commonwealth Bank leads big banks offering biggest discounts for big mortgages: RateCity

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The number of residential properties listed for sale across Australia rose 4.8% over May to a total of 379,158 properties. 
All capital cities recorded gains over May with biggest rises over the month occurring in Canberra and Perth - both cities recording 6.3% rises - followed by Melbourne (6%), Sydney (5.5%) and Brisbane (4.6%). 
SQM research director Louis Christopher says the across the board month-on-month rise in listings were “in part” to be expected as the market bounces back during May, after a dip in April due to the Easter holidays. 
<img alt="chartsqm" height="160" width="470" src="/images/stories/2013/chartsqm.jpg"> 
“Overall, if the market was indeed stronger, stock levels would be decreasing despite of seasonality. 
“However, we see that this is not the case as yet. It is the opinion of SQM Research that the current market is still in the very early stages of recovery," he says.
Christopher says Melbourne is a bit of a concern as year-on-year there are now more listings (up 1.2%). 
“We need to see stock being absorbed first before upward pricing momentum can occur,” Christopher says. 
Melbourne has by far the most stock on market with 49,268 residential listings. 
Brisbane is second with 28,205 listings – up 2.4% over the past year. 
Both have more listings than the bigger property market of Sydney, which has recorded the steepest decline in listings over the past year. 
Year-on-year, Sydney listings are down 10.1% to 27,761 properties for sale while Perth listings are down 2.3% over the past year. 
“Except for Sydney, Perth and Darwin, residential property listings across the country still remain elevated and stubbornly high. Melbourne is a prime example of this, “ says Christopher. 
“After a period earlier this year where it appeared that stock was being absorbed, we now have a situation where there is now even more stock on the market than what we had this time last year. Auction clearance rates may well be higher in that city but vendors seem to be using this period to offload their properties. 
“As stated previously, what we have ahead of us is only a modest to moderate housing recovery. 
Christopher says the strongest cities out there “are by far Sydney, Perth and Darwin”. 
SQM expects Perth to slow down later this year.
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Canberra, Perth and Melbourne lead 4.8% rise in May residential listings: SQM

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Two economists – Westpac’s Bill Evans and Macquarie’s Richard Gibbs – predict the cash rate will fall by a further 75 basis points to settle at 2% over 2014.
The forecasts, contained in the latest Bloomberg survey of 26 economists, stand out sharply.
Evans, the first economist to tip the RBA to begin cutting rates in November 2011 has consistently argued that the cash rate will fall to 2%.
Evans tips a 25 basis point rate cut in August followed by another one in the final quarter of the year and one in the first quarter of 2014.
“The Reserve Bank has retained an easing bias, but it is not an urgent one," said Evans following the June decision to leave rates on hold.
“The path of easing from here will depend on developments in demand; the financial markets (the Australian dollar, as it jointly impacts demand and inflation) and the inflation story itself,” he says.
Richard Gibbs was <a href="/news">one of eight economists</a> who correctly tipped the RBA to cut the cash rate in May, but his expectation of a follow-up rate cut in June did not eventuate.
He expects a rate cut in August and two more rate cuts in the final quarter of the year.
Both Gibbs and Evans forecast the cash rate to stay at 2% throughout 2014.
However neither economists tip a rate cut in July, joining 21 out of 26 economists polled by Bloomberg who expect the RBA to site on its hands until at least August.
The quarterly inflation update on July 27 (between the July and August monetary policy meetings) is expected to play a key role in guiding the RBA’s decision about whether to cut rates further as will the performance of the Australian dollar.
Australian Financial Review economics editor Alan Mitchell says the "sub-par" economic growth outlook could force the RBA to cut rates further, while also having the challenge of managing the "bumpy" transition away from mining investment to non-mining sectors of the economy amidst a falling Australian dollar.
Among those tipping a rate cut in July are Stephen Koukoulas, the Business Spectator columnist who tweeted yesterday that the RBA would resume cutting rates “soon” and would have regretted its decision not to cut the cash rate in June.
The outlook over the next 12 months is decidedly unclear based on the Bloomberg survey results.
Six economists see rates higher in a year’s time, four expect them to say them to stay the same, nine expect one more rate cut (2.5%),  four expect two more rate cuts (2.25%) and two expect three (2%).
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Where to for the RBA cash rate? Bill Evans and Richard Gibbs see 2%

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Looking at the historical growth cycle of capital city rents and value growth, it has been quite a rare occurrence for weekly rents to outpace dwelling values for growth.
In fact, since 1996 there have been only two periods where weekly rents significantly outpaced dwelling values. The first of these occasions was during the GFC when dwelling values fell by close to 5% and rents rose by almost 8%.  The second period was during the recent housing market correction which ran from late 2010 through to mid-2012.
Both cycles gave yields a chance to regain some of the lost ground that was eroded over the previous growth cycles.
The most significant erosion of rental yields took place between 1996 and 2004 when gross rental yields virtually halved. When you consider that dwelling values surged by 142% between the end of 1995 and the beginning of 2004 while rents rose by only 25%, it becomes quite clear what drove the destruction of high average rental yields in Australia.
The average gross yield across the combined capital cities moved from 7.8% in 1996 down to 4.0% by the beginning of 2004.  Gross yields reached a low of 3.6% towards the end of 2007 through to early 2008 as value growth continued to outperform rents.
<img src="/images/stories/2013/06/lawlessjune7onethumb.gif" alt="lawlessjune7onethumb" width="470" height="202">
More recently capital city dwelling values are up 2.9% over the past twelve months compared with a 3.1% rise in dwelling rents. From a longer perspective, over the past five years weekly rents have increased by 27% while dwelling values have increased by a much smaller 10%.
With rents rising at a faster pace than dwelling values the by-product is of course an improvement in rental yields.  Gross rental yields for houses are currently recorded at 4.2% (up from a low of 3.5%) and the average gross yield on a capital city unit is 5.0% (up from a low 4.4%).
Looking across the capital cities, the current yield scenario is quite different from city to city.  Darwin is continuing to record the highest gross yields of any capital city.  The Brisbane housing market has quickly moved through the ranks to record the third highest yield of any capital city for houses and the second highest for units.
<img src="/images/stories/2013/06/lawlessjune7twothumb.gif" alt="lawlessjune7twothumb" width="470" height="296">
At the bottom of the yield pile is Melbourne where houses are returning a gross yield of just 3.7% while units are providing a higher 4.6% gross yield.
As can be seen from the graph below, the gross rental yield was on a consistent downwards trend since the 90s, however Melbourne’s spectacular rate of capital gains during 2007 and 2009/10 together with relatively sedate rental growth has conspired to cause gross yields to move lower than any other capital city.
<img src="/images/stories/2013/06/lawlessjune7threethumb.gif" alt="lawlessjune7threethumb" width="470" height="202">
With vacancy rates remaining around the 2-3% mark across most capital cities, it is reasonable to expect further and potentially greater upwards pressure on weekly rents.  This is likely to be particularly the case in those cities where new dwelling supply has been short such as Brisbane, Perth and Sydney.
While I doubt we will see capital city yields return to the highs last recorded in the 90’s, it is reasonable to presume we will see ongoing improvements in the yield environment across the Australian housing market. This scenario implies a continuation of subdued capital gains with a consistent over performance from rents compared with values; not an unreasonable notion.
Anecdotally a lot more of the investors I have been speaking with are considering tweaking the balance of their investment strategy; looking to maximise their yield while buying in locations where they expect the asset to show potential for long term capital gains.
Previously many investors were buying purely for capital gain prospects without a great deal of focus on the yield potential.  While capital gains are going to be the main strategy for the majority of investors, I wouldn’t be surprised if we see an ongoing focus on the rental side of the equation.
Tim Lawless is national research director of <a href="https://www.myrp.com.au/" target="_blank" rel="nofollow">RP Data.</a><a href="https://www.myrp.com.au/" target="_blank" rel="nofollow" style="font-size: 14px;"> </a>
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The gradual rebound of residential rental yields: Tim Lawless

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Australia's biggest mortgage lender the Commonwealth Bank has cut interest rates on new three-year fixed rate home loans to 4.99% per annum.
The new rate is available under its Wealth Package offering and is a 10 basis point discount on its previously advertised rate of 5.09%.
The rate requires a minimum loan amount of $150,000.
It is one of the lowest three-year fixed-rate offering of the four major banks.
ANZ also offers a 4.99% fixed-rate for three years under its Breakfree home loan package offering.
"Fixed rate home loans are currently popular amongst home buyers," says Clive van Horen, acting head of retail banking for the Commonwealth Bank.
“Our fixed rate home Loans are now at a 23-year low.
"We are increasingly seeing our customers choosing to fix all, or part of their home loans.” says van Horen.
A spokesperson for the bank added that the majority of customers fixing their rate are new customers, but there is also a significant number of existing customers choosing to fix.
<a href="/news">Click here for a guide to what the other major banks are offering fixed and variable mortgage customers.</a>
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Commonwealth Bank cuts three-year fixed-rate home loan to 4.99%

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I’m often asked about property: when to buy to buy, when to sell, what’s happening to the market, have we reached bottom yet?
The latest RP Data-Rismark Home Value Index reflects a mixed bag, showing capital city house prices fell by 1.2% in May – disappointing given the Reserve Bank’s rate reduction to the historically low 2.75% at the start of May.
Still, while monthly stats are informative, most of us need more perspective.
The May figures must be put beside the year-on-year house price index, which shows house prices rising in capital cities by 2.9% between May 2012 and May 2013.
A city-specific look illustrates this further. While Sydney saw a drop in house prices of 1.0% in May, it also experienced a rise of 3.9% over the previous year. Melbourne recorded a decline of 2.1% in May but saw a rise in house prices of 2.1% over the year.
Close followers of house prices are often investors who look for total return on their properties, which combines rental yield and capital appreciation. This can be a good test of overall property health.
RP Data has Sydney’s ‘total gross return’ on property at a solid 8.5%, and Melbourne at a respectable 6.0%.
These are not as high as most investors want (or as high as Perth 11.3%, Darwin 11.2% and Canberra 7.8%), but they are not low enough to dump property and move into stocks and bonds.
We also have to put house prices alongside the Bureau of Statistics’ housing approval numbers. April housing approvals were very small (0.4% growth) but the year to April saw 6.3% growth.
So, the picture for property – while divided by geography and seeming to be going backwards – is actually showing a slow recovery.
Moreover, I always urge people interested in property to take this market in five- to 10-year windows.
Take a look at RP Data’s longer series: the median dwelling price in the three months to May 2013 was $491,000.
If you compared this to the median price in 2010 - $507,446 – you’d think you’d gone backwards. But compare the current median price to May 2008 when it was $446,488. That’s a rise of $44,512, or just under 10% growth in five years – five years of global turmoil and financial crisis.
Property, in the end, is a medium/long term asset: one step back can be countered by three steps forward. But you have to be patient and strategic: your investment needs time. It can’t reach the peaks if you sell in the troughs.
So I suggest people act upon what’s under their control rather than becoming unnerved by property headlines.
This means looking at what affects you, and acting on what you can act upon. With the lowest interest rates I’ve ever seen, with unemployment low, and property prices recovering, this is a good time for smart buying.
Mark Bouris is executive chairman of <a target="_blank" rel="nofollow" href="https://www.ybr.com.au/">Yellow Brick Road</a>, a financial services company offering home loans, financial planning, accounting and tax, and insurance.
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