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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Australia’s construction sector notched up three years - 36 consecutive months - of contracting activity in May, according to the latest Australian Industry Group/HIA Australian Performance of Construction Index (Australian PCI). 
The benchmark index remained broadly unchanged in May at 35.3 - readings below 50 indicate a contraction in the industry with the distance from 50 indicative of the strength of the decline.
The last time the sector expanded was in May 2010.
The weakest sub-sector over the month was detached house building, which weakened for a third consecutive month, with activity recording the sharpest rate of contraction in eight months.  
In contrast, commercial construction activity declined at a slower pace while rates of contraction in apartment building and engineering construction were unchanged on the previous month.
Construction activity by sector
<img src="/images/stories/april23tivoli/construction_index.jpg" width="470" height="363" alt="construction_index">
Source: AIG/HIA Performance of Construction Index.
Despite the sluggish conditions, input prices (73.4) and wages (55.9) continue to lift.
“A sharper decline in the house building sector, together with a flat result for apartments at a very low index reading, unfortunately confirms the on-going sluggish nature of residential construction activity,” commented HIA chief economist, Harley Dale. 
“Some leading indicators point to a very modest uplift in new home building activity, from a recessionary starting point. 
However, he says the latest indexresults highlight what should be a prominent concern for policy makers – "the lack of a large and sustainable recovery in residential construction at a time when the domestic economy sorely needs such an outcome". 
“The balance of risks points to a modest increase in building activity in 2012/13, followed by a subsequent pull-back next year," says Dale. 
“That’s hardly the desirable result for the tens of thousands of businesses and hundreds of thousands of people who rely on new home building for their livelihood, before one considers the flow-on negative impacts to the wider economy of continued under-performance from this key sector,” 
AIG director Peter Burn says the construction industry “continues to languish due mainly to historically low levels of building activity”.
“This is now being compounded by reductions in engineering activity related to mining-related investment which had been driving the industry (and indeed, the economy) until very recently.
“Successive cuts in interest rates by the Reserve Bank have been welcome, but so far they appear only to have steadied the decline in building activity,” he says.
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lschlesinger-FZcF9M3vE6

Detached housing construction sector sinks into steepest decline in eight months: AIG/HIA index

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Hello Margaret   
Long-time fan of yours!  Thank you for your insights.   
I am a single mum who has managed to grow (through some tough personal times), a small portfolio of three properties since 2004 in south-east Melbourne.   
I purchased a small development property during the GFC and have sat on this waiting for the “right time” to develop (it's a two-unit site). 
I am fast approaching retirement age (currently 53) and believe I should be developing now, but my “gut feel” says wait. 
How do I know “when is the right time”?   
I have contacted real estate agents to find out rental / sale values and research seems to show the area is devaluing slightly/stagnating as with a few areas of Melbourne. 
However the agents seem to talk up the amount of rent I could receive, as well as the amount I would get for them should I sell, once built. I don’t know who or what to believe. 
My current PPOR (beachside) also has potential for a 3-4 unit site.
Thanks.
 
The decision to develop any site must come after an extensive analysis of both the area, and the potential costs involved, before proceeding.  
It’s crucial that you first examine your capacity to meet budget blow outs and also the holding costs of waiting until this development is income producing.  Among the costs you will be required to meet will be:  
<ul>
<li>
Costs to obtain the DA, which can run to $40 - $50,000 and includes town planners fees and council contributions and fees
</li>
<li>
Costs to retain architects to draw up plans
</li>
<li>
The interest on progress payments as the build progresses
</li>
<li>
Stamp duties and other statutory charges
</li>
</ul>
Even if you are able to access a loan from a bank for the entire amount, you will need to meet the interest payments as you draw down, and you will not have any rental income to support this.  You must try to establish an overall loan amount, workout the interest payments and establish if this is within your capacity to afford.  Make sure you consider the worst case scenario – I have seen developments take years to complete and you will have holding costs right up until you can rent the properties or sell them.  
You also need to then add these holding costs to the overall project amount so that you can determine whether the final product is worth what you are paying to build it.  You would want to see at least a 20% profit margin to make this worthwhile, as there will be capital gains tax to consider.  In order to reduce that capital gains tax, you will need to ensure that you hold the properties for 12 months past the contract date to get the 50% discount, although if you are building with the intention to sell for profit, the tax office may treat you differently and you may not get the discount.  
There is so much more I could say about this, but I think you get my drift at this stage – developing is quite a risky venture and if you are a single mum who has worked hard to get where you are, you are about to add a level of risk to your investing which has the potential to undo all of your hard work.  
Your other option is to sell this development site to another developer and you might like to put in place the DA approval first, which can often make the property more saleable.  This still has costs attached though, which you will need to meet with no guarantees that you will recoup it via a gain to the value of the property.  
You should speak to a town planner to get a good idea of what you may be up for regarding costs, and then to a qualified valuer to see what potential value you might get out of building.  Then perhaps even talk to a builder about the costs of the build so that you can establish a ballpark project cost before making any decisions.
Margaret Lomas is a best-selling author and writes and hosts the popularProperty Success With Margaret Lomas and heads up the panel on Your Money, Your Call, both on Sky News. She is the founder of <a href="https://destiny.com.au/dotnetnuke/en-au/home.aspx" target="_blank" rel="nofollow">Destiny</a>.
Have a property question? <a href="mailto:askmargaret@propertyobserver.com.au" target="_blank">Ask Margaret!</a>
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mlomas-KC9MUPZ6Ca

Ask Margaret: when is the right time to develop my investment properties?

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Steve Keen says he never expected house prices to fall in a huge leap – a point for which he has been figuratively flayed alive by the mainstream media – but does expect house prices to fall like a “slow bleed”.
In 2008, Keen said house prices would fall 40% once the financial crisis had "washed through the system".
In November 2009, he walked up Mount Kosciuszko wearing a T-shirt that said: "I was hopelessly wrong on house prices!" after losing a bet with Macquarie's Rory Robertson.
But he now contends the GFC has never ended and will continue - on and off - over the next two decades.
The volatility in the housing market certainly remains.
Dwelling values fell by a surprising 1.7% in the past two months despite a rate cut in May, according to RP Data-Rismark, while the ABS had capital city house prices up just 0.1% over the March quarter.
Of further concern, the most recent Real Estate Institute of Australia (REIA) Housing Affordability Report has recorded <a href="/news">plummeting mortgage approvals in the key first-home buyer market</a>, particularly in NSW and Queensland.
Keen had anticipated in 2008 when the GFC was in full swing a faster Australian price correction than what has happened in Japan, where house prices in Japan’s six largest cities rose around 175% from 1985 to 1992 and then fell back to their starting point between 1992 and 2000 – but slower than the dramatic GFC plunge in the US.
 <img src="/images/stories/april23tivoli/japanese_and_us_housing_bubbles.jpg" width="470" height="338" alt="japanese_and_us_housing_bubbles">
Source: Seattlebubble.com
Instead Australia underwent a modest house price correction as the latest RBA chart pack show, with five out of the six biggest capital cities now having property markets trending upwards, though at uneven rates of growth - but nothing like the corrections in the US and Japan.
<img src="/images/stories/april23tivoli/house_prices.gif" width="470" height="375" alt="house_prices">
“I got the magnitude wrong. But I?never had this idea of a huge drop?tomorrow,” Keen says in an interview with BRW magazine.
He has called the most recent modest rally in house prices (up 2.9% over the past 12 months according to RP Data) a “suckers rally” with price gains spurred on by government incentives, low interest rates and the resources boom.
Keen does admit that he got other forecasts wrong, including expectations that there would be a massive de-leveraging among households, something which has only occurred on a modest scale.
The most recent RBA chart pack graphs show household debt to income soared from the early 1990s to peak at around 150% to income in the mid-2000s.
<img src="/images/stories/april23tivoli/household_debt.gif" width="470" height="422" alt="household_debt">
It started to dip as the GFC hit around 2007, but government incentives like the doubling and tripling of first-home owner grant (under the boost scheme) encouraged people to borrow again.
Household debt now sits just under 150% - hardly the massive correction Keen anticipated and a mistake he is happy to acknowledge.
Keen says mortgage debt is rising because variable mortgage rates remain the preferred home loan product in Australia while fixed-rates dominate in the America.
This means that borrowers get an instant mortgage repayment benefit when the cash rate is cut.
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House prices will fall in a “slow bleed” fashion: Steve Keen

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One in four wealthy investors have a self-managed super fund though there lingers a strong preference for owning an investment property outside of super, a new survey has revealed.
Around one in two (54%) wealthy investors – those with at least $500,000 to invest – own an investment property, with a quarter (24%) maintaining a self-managed super fund, according to a Hall &amp; Partners Open Mind survey of 202 wealthy investors carried out for The Australian newspaper.
All those surveyed had $500,000 invested in various asset classes (excluding their own home) with almost half (45%) having more than $1 million to invest.
Interestingly, a much higher proportion - a third of the “higher-net-worth” investors (those with $1 million or more to invest) - had an SMSF compared with 18% of those that had only $500,000 to invest.
Two-thirds of these wealthy investors have no plans to set up a SMSF in the future with the difficulty and hassle in setting up a DIY fund and the belief that they could not do a better job managing their super than a professional fund manager the key reasons for this decision.
The other main reasons for not having an SMSF include a lack of interest and not understanding the benefits.
The benefits of having a self-managed super fund include, since 2007, being able to purchase property in super with debt using limited recourse borrowing rules, giving investors the twin benefits of leverage and concessional tax rates.
Another benefit of buying in super, says Ken Raiss, a  certified accountant and director of accounting firm Chan &amp; Naylor,<a title="Chan &amp; Naylor " href="https://www.chan-naylor.com.au/" rel="nofollow" target="_self"></a> is that at age 60 no tax is payable on either rental income or capital gains.
Raiss also highlights that last year the ATO clarified that a self-managed super fund (SMSF) can borrow money to fund a cosmetic renovation, e.g. kitchen, bathroom, flooring etc.
"[However], if the renovation is structural, e.g. if it moves internal walls, then the funds must come from internal SMSF cash, not borrowings," he explains.
Factors that may discourage wealthy investors from setting up an SMSF include the somewhat complex structures that must be in place for borrowing to be considered legal by the ATO.
As Margaret Lomas explains: "It is not a straight loan to the superannuation fund – there must be a trustee who buys the property on behalf of the fund, who becomes the legal owner, while the superannuation fund becomes the beneficial owner that is, the entity which benefits from the asset.
Furthermore, she points out because a loan to a SMSF is a non-recourse loan (meaning the capacity of the lender to recover the outstanding money is limited to what they can recover by selling the property) loan to valuation ratios are usually quite low, around 60%, to allow a suitable margin to pay costs and to account for any falls in the market value.
"This means that the super fund will need to have the remainder of the purchase price, plus costs available," says Lomas.
Benefits of investing through a SMSF, says Lomas, include that as it is a trust structure, assets within this fund can pass more easily to beneficiaries.
Furthermore, if you own your own business you can borrow to buy your business’ real property (but not operating assets) using the super fund.
According to the same Hall &amp; Partners survey, property remains high on wealthy investors’ investment radars.
Asked how they would invest $100 over the next 12 months, wealthy investors said they were prepared to spend $23.49 out of every $100 of investment capital in property – below shares ($33.03) – but higher than their allocation to a high interest earnings savings or fixed deposit account ($19.55),  Asian shares ($5.96) or government bonds ($3.09).
The less wealthy investors in the group also planned to invest more money in both equities and property.
The survey reveals that 70% of wealthy investors have a savings account and 59% hold shares directly (not part of a managed fund or super).
Investment property is third most popular asset (54%) followed closely by a savings account or fixed term deposit account (53%) and superannuation.
While less than a quarter (24%) of wealth investors have an SMSF, it does rank higher than a cash management trust (19%), annuities (8%), hybrids (6%) and corporate, retail and government bonds.
The Australian interpreted the results of the survey as not necessarily a vote against SMSF, but as a reminder that there are many different investment strategies.
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Property very high on the radars of high net worth investors, and increasingly through SMSFs

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When economic news from around the world gets all gloomy, one sector that always seems to get hit is Australia’s tourism industry.
But there are some travel changes in the wind that could be good for some property markets. And they are probably not the specific real estate markets you are thinking of.
What’s gone on over the last few years?  
The fact is since the GFC we have turned from a nation of spenders into a generation of savers.  
Today, Australians tend to be cautious with their disposable income, wondering whether the annual family holiday is such a good idea or whether it’s better to save those extra few pennies.  
Add to this the fact that the strong Aussie dollar has until recently bought us far more bang for bucks overseas, and those of us who had a desire to travel suddenly got itchy feet for the likes of Asia, the US and Europe.  
This meant that locals in our holiday towns have been doing it tough as they face rising unemployment due to a slowdown in the tourism sector.  
And many residents in our holiday locations have been struggling to cope with their mortgage commitment, with these areas recently recording some of the highest rates of repayment delinquencies in the country.  
But now things are changing…  
You’d have to be living under a rock not to have heard that over the last month the Australian dollar has plummeted from its previous highs, now making overseas holiday more expensive for locals and holidays in Australia more economical for foreigners.  
That’s the first bit of good news for our tourism industry, but there’s more.  
We could become the new playground for Asia  
The rapid urbanisation of China and India, two of the world's most populous countries, has created a new population of potential tourists at our doorstep.  
The rapidly expanding numbers of cashed-up Asians are choosing to spend their downtime (and disposable income) right here as China and India’s burgeoning middle class start to embrace holidays Down Under.  
Interestingly, almost as fast as we ship coal and iron ore to China’s steel mills, the number of inbound visitors to our shores from China is soaring.  
A surge in tourism  
In the past decade, the number of Chinese tourists visiting Australia has escalated by 13.4% annually, overtaking Japan and Britain.  
In fact, China is our biggest source of local tourism revenue, with Chinese holidaymakers spending more per person on average than Kiwis or Brits.  
In contrast, the number of inbound tourists from the financially flailing Britain has grown by a dismal 0.2% per annum, while the number of tourists from Japan and the United States has shrunk.  
With many analysts predicting a rapid expansion in China’s middle class, we will no doubt see this trend continue. In fact, some suggest that Chinese visitors will account for a third of the tourism export industry’s growth between now and 2020.  
Where do they want to spend their money?  
The big question then for Australia’s tourism operators is where and how do these new Asian jetsetters want to spend their time and money?  
In the 1980s, the priority was sun, sand and surf as Japanese holidaymakers flocked to the Gold Coast and far north Queensland.  
But the Chinese have different priorities, with a greater emphasis on the attractions offered by urban centres such as Melbourne, Sydney and Brisbane.  
While the traditional holiday hotspots in regional Australian towns struggle, capital city operators are adapting and, in turn, profiting.  
This is because the average Chinese tourist spends more than two-thirds of their entire trip in the nation's three biggest cities, but relatively little time in tropical Queensland.  
So what does this mean for property?  
Well, like anything, where there is economic viability and demand fed by a number of industries (as there is in our capital cities), there is prosperity to be had.  
Regional areas that rely heavily on tourism to sustain their local economies are unlikely to benefit strongly from overseas travellers. However, local tourism should eventually pick up as our cheaper Aussie dollar makes overseas holidays more expensive for locals.  
In the meantime, the economies of our three big capital cities are being strengthened by this new wave of tourism and this can only be good for their property markets.
Michael Yardney is a director of <a href="https://www.metropole.com.au/" rel="nofollow">Metropole Property Strategists</a>, who create wealth for their clients through independent, unbiased property advice and advocacy. Subscribe to his <a href="https://propertyupdate.com.au/category/property-investment/" rel="nofollow">Property Update</a> blog.
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myardney-DFoGhGbSJX

New wave of tourism is good news for Australian property markets: Michael Yardney

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No surprises that with the property market on the upturn, the usual parties are back talking up investing in property in remote locations.
Earlier this year the <a href="https://smh.domain.com.au/real-estate-news/cairns-market-awakes-from-coma-20130602-2njjy" target="_blank">SMH reported that</a> Cairns might be about to "awaken from its coma". More than a dozen years ago now some 'positive cash flow commentators' were tipping buying off-the-plan in Cairns as a smart investment, ostensibly for the strong depreciation benefits and high yields (I think they were the only reasons given; I certainly can't think of any others).
<img alt="wargentjune6one" src="/images/stories/2013/06/wargentjune6one.jpg" width="470" height="261">
Source: Realestate.com.au
There may have been marginal capital growth in apartments over the years, but it's not the growth periods in these low-demand or speculative regions that worries me. It's when the downturns hit, and according to SMH dwelling <a href="https://smh.domain.com.au/real-estate-news/cairns-market-awakes-from-coma-20130602-2njjy" target="_blank">prices fell by 30%</a> or more in Cairns through the Global Financial Crisis (GFC), wiping out the previous gains. According to SQM Research <a href="https://www.sqmresearch.com.au/graph_median_weeks.php?postcode=4870&amp;t=1" target="_blank">asking prices</a> have continued to fall over the past four years. Parts of the Gold Coast suffered a similar fate through the GFC.
The opportunity cost of taking heed of this bad advice had you taken it would have been been nothing short of immense. In that time you could simply have invested in a few quality, well-located properties in Melbourne or Perth (or pretty much any capital city) and secured your financial future.
<img alt="wargentjune6two" src="/images/stories/2013/06/wargentjune6two.gif" width="400" height="319">
Undeterred, positive cash-flow investors then went on to promote serviced apartments in hotel complexes for strong rents (each to their own, but I'd file that under 'B' for 'Bad Advice' as well) or investing in all manner of tourism properties (refer GFC above) and other unusual locations (basically "any property" which produced a positive cashflow) located hours away from job centres and where most people prefer to live and to invest.
While many regional properties have been underpeforming investments for years now, today the hot sectors of the property market include certain parts of Perth, Sydney's inner west and Sydney's north shore. As noted, Melbourne has already experienced a phenomenal price boom from 2007. Brisbane has been in the doldrums for some time; but its time will surely come again.
As for Darwin, well prices keep on rocketing, and they may continue to do so. It's a crazy market up here in the Top End, with ultra-high prices these days for such a small city - generally, I don't like crazy markets, but good luck to you if it's your thing. A key factor in determining the return on any investment is the entry price, so in my opinion better value now lies elsewhere.
 
<hr class="system-pagebreak">
Land appreciates
It's often said that land appreciates while buildings depreciate and require maintenance, and this is by and large true, so it is vital to invest where there is a massive and growing demand for a limited supply of land. It's pretty simple really, because every demographic statistic tells us that the capital cities are where these trends are playing out.
<a href="https://petewargent.blogspot.com/search?q=port+augusta" target="_blank">In this recent blog post</a> I noted how in Port Augusta, by way of an example, vacant land prices clocked in at only a few thousand dollars as recently as 2004. To all intents and purposes, from an economic perspective, the land had a value of approximately $nil - there were plenty of lots potentially available for release and there hasn't been much demand from the small population.
So how, then, have median house prices increased all the way up to $175,000? Because it costs more than that to construct and then sell a house for a worthwhile profit these days.
As new houses come on to the market in regional towns, the median price tends to increase. Unfortunately new builds often don't produce great capital growth as the initial buyer tends to suck up much of the developer's costs and profit margins. And this dynamic doesn't do much for the price of existing dwellings either, which become less popular as compared to the shiny new builds.
But hasn't regional property done OK?
Property investment was 'easy' in the 1970s and 1980s for those who were actually born and had access to capital, for inflation was raging and the value of debt was quickly inflated away. Plenty of regional properties did go up in price a fair amount between 1990 and 2007 too, but then, so did nearly all property prices in Australia, because interest rates fell dramatically and we went on an almighty borrowing binge.
However, long-term regional growth rates have still been relatively poor as you can see on the websites of data providers, which is reflected in low median prices today, and regional price growth has stalled for some years now as the first chart above clearly shows.
<img alt="wargentjune6three" src="/images/stories/2013/06/wargentjune6three.jpg" width="470" height="412">
The borrowing boom cannot and almost certainly will not be repeated, and certainly not in remote, owner-occupier regions where few elect to invest. House prices cannot continue to be inflated by ever-greater leverage and household debt. Material price growth in the future must surely only be sourced from real wages growth and investor activity, which largely occurs in some key sectors of our capital cities.
Someone will always be making money from real estate, but if you're an investor you'll have to be smarter than before, and do two things very well if you are to succeed:
(i) invest counter-cyclically; and
(ii) follow demographic trends
The average household persons per dwelling has plummeted over the past century, so medium-density dwellings such as two-bedroom properties may be a good bet, but only in quality locations in cities where the population is booming and where large plots of land cannot be released.
In my opinion, for most regional towns the best case scenario over the next decade is that property prices increase in line with inflation as construction costs increase. However, inflation is likely to remain relatively low so capital returns will also be stunted. The worst case is that prices slide backwards for a decade.
 
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Construction costs
<img alt="wargentjune6four" src="/images/stories/2013/06/wargentjune6four.gif" width="374" height="362">
The RBA recently released this revealing chart, which shows that even in our major capital cities, in the fringe suburbs where demand is low, land is relatively cheap.
There isn't much demand for these plots from homebuyers or investors so greenfield sites in Brisbane and Perth are cheap. Melbourne's greenfield sites spiked in price during the previous first homebuyers' boost and then receded. Sydney's urban sprawl is constrained by the Pacific Ocean and National Parks on all sides, so greenfield sites as a general rule cost significantly more, especially with the city's notorious NIMBYism.
The chart demonstrates that where demand is low, dwelling price movements are predominantly related to construction costs, government levies, and service and finance. Price growth in low-demand locations consists less of the price of land, which remains a small component. Meanwhile in the prime city suburbs even barely inhabitable hovels can fetch hundreds of thousands and sometimes even millions of dollars due to the great demand for the land in these plots.
While prices could increase steadily in low-demand areas as construction becomes more expensive, I believe this to be a risky approach to investment and one which introduces a significant potential for capital loss.
Example
It's all too easy to generalise, so let's look at an example: the NSW south coast, which has been tipped by the cash-flow investors over the last few years. Unfortunately, no sooner did the region become nominated as a hotspot in 2010 than BlueScope Steel announced a major round of redundancies...with more following later. This is a salient risk of investing in regions dominated by few industries.
In the last decade, whereas a counter-cyclical capital city investor would have been looking to invest in a property which doubled (or more) in value in, say, Melbourne or Perth, prices in the Shoalhaven region appreciated by 12.5%. Even in Sydney which would have been absolutely the last city you'd have picked on a counter-cyclical basis after its preceding boom to Q1, 2004, you might easily have achieved 40% capital growth in a quality inner or middle ring suburb.
As I discussed <a href="https://petewargent.blogspot.com/2013/03/if-something-looks-too-good-to-be" target="_blank">in this post</a>, an investor in Melbourne could comfortably have achieved annual capital growth of a 9-10% compounding annual return since 2000 for well over 150% growth, which blows away equivalent returns from the vast majority of regional property investments.
As ever, don't take my word for this: speak to experienced, independent Buyers Agents (not regional estate agents) about where long-term capital growth has been and will be found, and they will answer this riddle for you. In theory, I suppose you could pick a regional hotspot, but as we've seen above even the positive cashflow commentators do it poorly, so your chances of long-term success in today's highly-leveraged environment are accordingly reduced.
<img alt="wargentjune6five" src="/images/stories/2013/06/wargentjune6five.jpg" width="355" height="288">
REA: Real Estate Reports
Different data providers give slightly different results. Realestate.com.au in their chart below shows median house price growth in regional 'hotspot' Nowra, for example, of 13% since 2004 (and unit price growth of, well...essentially nothing):
<img alt="wargentjune6six" src="/images/stories/2013/06/wargentjune6six.jpg" width="470" height="268">
Source: Realestate.com.au
The broad statistics don't quite tell the full South Coast story, for median prices in the region (sadly, because it's a beautiful part of the world) are being pumped up by extraordinarily ugly new housing estates. You might argue that there are better times ahead for the NSW South Coast. Maybe, but I remain sceptical. There may be a moderately increasing demand, but there has been much land potentially available for release, and worse, it is being released.
Meanwhile, BlueScope have <a href="https://www.smh.com.au/business/bluescope-starts-year-with-job-cuts-20130114-2co7y" target="_blank">announced further redundancies in 2013</a> which will hurt the region's prospects. Existing dwellings will therefore likely show relatively weak long-term growth. While capital cities have been undergoing an investor-led recovery over the past 12 months and recording non-trivial capital growth, median prices in the Shoalhaven region have slipped backwards into a downtrend.
<img alt="wargentjune6seven" src="/images/stories/2013/06/wargentjune6seven.jpg" width="359" height="285">
Source: REA Real Estate Reports
So why do the experts tip regional property. A few reasons:
(i) higher initial rental yields: more than 7% on the South Coast; or
(ii) kickbacks from developers in the regional towns they tip; or
(iii) they own investment property in the regions they recommend.
You might say that I'm also ramping regions where I invest around London and Sydney. Maybe, but the key difference is that the population of London is more than 8 million and that of Sydney is more than 4.6 million, so I don't think my blog will have much impact. This is not necessarily the case in some small regional towns where it's possible to undertake a 'pump and dump'.
Property investment is a long-term game, so keep it simple and invest in suburbs where the demand is continuous and growing. You'll do much better over the long haul.
 
<hr>
Pete Wargent is the co-founder of <a href="https://allenwargent.com/" rel="nofollow" target="_blank">AllenWargent</a> property buyers (London, Sydney) and a best-selling author and <a href="https://petewargent.blogspot.com/" rel="nofollow" target="_blank">blogger</a>. 
His new book '<a href="https://www.bigskypublishing.com.au/Books/General-Interest/Four-Green-Houses--and-a-Red-Hotel/1015/productview.aspx" rel="nofollow" target="_blank">Four Green Houses and a Red Hotel</a>' is released on 1 September 2013.
 
 
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The numbers don't stack up for property investment in remote locations: Pete Wargent

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Consumers in the Northern Territory, Perth and Sydney are the most optimistic about dwelling values rising over the next six months, according to research by RP Data  and Nine Rewards.
RP Data surveyed 1,030 consumers prior to the May 14 federal budget statement and asked them about their <a target="_blank" href="https://www.propertyobserver.com.au/residential/housing-market-sentiment-improving-but-still-favouring-buyers-rpdata-ninerewards-survey-houseprices/2013052861748">expectations for the housing market </a>over the coming months.
Around 41% of respondents expected home values to rise over the next six months with the majority (52%) expecting a steady market. Only 7% expect dwelling values to fall.
Howerver, sentiment about house prices is decidedly stronger than the national average in the Northern Territory, Perth and Sydney as well as regional WA and Melbourne but weaker in regional Victoria, regional NSW, Brisbane, the ACT and Adelaide.
Click to enlarge
<a rel="shadowbox" href="/images/stories/2013/06/lawlessjune3one.gif" title="Click to enlarge"><img src="/images/stories/2013/06/lawlessjune3onethumb.gif"></a>
"There aren’t any real surprises here… the markets which are generally showing the most buyer activity and value recovery are also the markets where the largest proportion of consumers are expecting values to rise over the coming six and twelve months," says RP Data national research director Tim Lawless.

"The Northern Territory (read Darwin), Perth and Sydney are the markets where the largest proportion of consumers are expecting values to rise over the coming six and twelve months.  Conversely, very few respondents are expecting improving values within Tasmania, regional South Australia and the ACT," he says.
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Expectations about dwelling values over next six months strongest in Perth and Darwin: RP Data survey

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Sir Richard Branson's Virgin Active Australia gym chain has pre-committed to lease 4,400 square metres of space at Leighton Properties' 567 Collins Street office development with plans for a state-of-the-art health club.
It will be the second Virgin Active gym in the Melbourne CBD, with a branch currently operating on Bourke Street.
The Collins Street branch will include a 25m pool, aqua lounge and sauna, interactive cycle studio, dedicated mind &amp; body studios, Power Plate studio, indoor climbing walls and cafe.
The leasing deal with Virgin means the 567 Collins Street development, currently under construction and due for completion in 2015, is now 50% leased.
Other tenants include Leighton Contractors who will lease 12,700 square metres and law firm Corrs Chambers Westgarth who will lease 8,800 square metres.
The 26 storey building includes a 2-3 level high foyer comprising a lobby, cafe and retail component, seven levels of podium campus office and 16 levels of upper tower office with a net lettable area of around 55,000 square metres.
The 26-level building will be located between Spencer and King Streets within 100 metres of Southern Cross Station and close to the city's three main activities districts - the CBD, Docklands and Southbank. 
567 Collins Street was acquired by Investa Office Fund (IOF) and Investa Commercial Property Fund (ICPF) earlier this year.
Announcing the deal, the flamboyant Virgin boss said he was delighted that the Virgin Active busines was expanding in Australia.
"The business has been incredibly well received by Australians who love our approach to health and fitness and we look forward to opening many more clubs across the country,” Sir Richard said.
 


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Richard Branson's Virgin Active group exercises leasing deal at Leighton Properties' 567 Collins Street development

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From our experience project managing house renovations and designing new villas for investors over the years, we’ve gathered lots of information on what tenants want.  It’s easy to sometimes get caught up in what we would like if we were living there.
As investors, we need to remember that we are not renovating for our tastes and needs but for those of the tenant market in that particular area.
The tenants in one area may have different needs to tenants in other suburbs, depending on the demographics of the suburb. However there are common needs for all tenants.  It’s important to provide the necessities and then you can tailor your product for the specific market who you’ll be renting to.
Check in with local managing agents on the type of tenant who will most likely be renting from you. Start by telling them the number of bedrooms your property will have.  A granny flat will rent to a different market than a four-bedroom house. This may sound obvious but from here you can work on what this particular market needs. A family is more than likely to rent the four bed house and therefore a large laundry area, two separate living spaces and more storage will be in high demand.
Property Bloom has a list of items we consider when designing floor plans or renovating houses so that the properties will appeal to the rental markets in the Hunter Region of NSW, which is where we specialise.  So here’s our list:
Fresh – tenants love brand new, so new villas or renovated houses are popular.  Even if a house doesn’t necessarily need renovation, we will suggest to our client a fresh coat of paint and new carpet at least to the bedrooms. You can often push the rent a little higher on new homes as tenants will pay a premium if they are the first to live there.
Size – two-bedroom villas will appeal to a certain market; we’ve found predominately single parents or single men tenants who are most likely contractors working in the area for a certain period.  Whilst these two tenant types are very different, both want low maintenance outdoor spaces.
Three- to four-bedroom villas or houses will suit families so larger courtyards or gardens, two living spaces, two or more bathrooms and large laundries are important.
Flooring – we stick with tiled floors in the living areas, they are better for wear and tear, hygiene (no old, dusty carpets) and tenants can add their own floor rugs if they like.
Bathrooms – we strive for a minimum of two bathrooms where budget allows, or at least an extra toilet.
Double garages – these are in high demand from tenants. Sometimes their car is their biggest asset and they want to keep it safe. We add the feature of remote access garage doors as it’s seen as a nice touch but also important for security.  For our granny flat developments, we recommend clients consider an off street parking space or carport for the flat.
Storage – extra storage is always welcomed by tenants, we often add an additional large storage cupboard in the back of the garages.
Security – at a minimum we include a security screen door to the front door and the remote access to garage doors let’s tenants drive straight into their garages and close the door behind them. Our floor plans include internal access from the garage.
Low maintenance but usable outdoor spaces – flat and nicely presented outdoor spaces don’t need to be massive but easy to maintain. We will use pebbles to the sides of our villas rather than turf to minimise mowing.  We include Alfresco dining areas under the roof on our larger villas and houses or at minimum concrete patios with pergolas so tenants have an extra space to dine.
Proximity – the location of Property Bloom developments are close to schools, shops, hospitals and major employment hubs.
It’s important to know your tenant target market and renovate accordingly so that your investment will have an edge over the others available.
Jo Chivers is director of <a style="font-size: 14px;" title="Property Bloom" href="https://www.propertybloom.com.au/" rel="nofollow" target="_blank">Property Bloom</a>, which manages property development.
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Top tips for impressing tenants: Jo Chivers 

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Hosted by Andrew “Mirror” McCombe and Shaun “Fade” Fay – Golf Getaway reviews golf courses, resorts, tournaments, equipment and technology – and property too.
Golf Getaway's Mirror and Fade are reviewing living on a golf course at beautiful Sanctuary Cove Resort in this episode.
Golf Getaway airs on Sundays at 1pm on One.
{qtube vid:=ZhrURXbuFSM}
<img height="113" width="200" src="/images/stories/2013/06/golfgetawayjune7breakout.jpg" alt="golfgetawayjune7breakout">
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