Family-owned builder and developer <a href="https://www.apartments.com.au/developers/omaya">Omaya</a> is bringing its 27-storey The Maybelle development to market, with the 229-apartment tower rising alongside Ismay Reserve near North Strathfield.

<a href="https://www.apartments.com.au/new-apartments/the-maybelle-21-parramatta-road-homebush-nsw-2140">The Maybelle</a> will comprise one, two and three-bedroom apartments, with its height providing elevated outlooks towards the Sydney skyline and Harbour Bridge, while other residences will look across neighbouring Ismay Reserve.

Designed by <a href="https://www.apartments.com.au/architects/squillace-architects">Squillace Architects</a>, the tower combines its parkside setting with proximity to the established retail, dining and transport amenity around North Strathfield.

[smartcode_project:default project_id=134873 project_image_fid=376196]

Residences will feature open-plan living spaces and a choice of two interior schemes, while communal amenity is spread across two elevated levels of the building.

Level 8 will be home to the Garden Pavilion, a full-floor resident space incorporating communal entertaining and breakout areas, seating and recreation spaces. Further up the tower, a landscaped Sky Terrace on Level 14 will provide another communal area with panoramic views towards the Harbour Bridge and Sydney skyline.

At ground level, the development sits directly alongside Ismay Reserve, where lawns, walking paths, children's play areas, picnic spaces and recreational facilities extend the green space available immediately around the project.

[smartcode_project:default project_id=134873 project_image_fid=376194]

The Maybelle is also within walking distance of North Strathfield and the Bakehouse Quarter, which provides a mix of cafés, restaurants, shops and everyday services.

Existing rail and bus services provide connections across Sydney, while the future North Strathfield Metro and access to the M4 will add to the transport options available around the precinct. Walking and cycling routes also extend via Powells Creek towards Sydney Olympic Park and its sporting, entertainment and parkland precincts.

Families are also well positioned for access to a broad selection of established schools and education options across Strathfield and the surrounding Inner West.

[smartcode_project:default project_id=134873 project_image_fid=376181]

Omaya has operated in Sydney for more than 35 years, managing projects from acquisition and design through to construction and delivery. The family-owned company is both developer and builder of The Maybelle.

Apartments start from $560,000, with the development protected by 10-year Latent Defects Insurance.

Construction is well underway, with completion expected by the end of 2026 and move-in anticipated from Q1 2027.

[smartcode_project_cta:default project_id=134873]

Joel Robinson

The Maybelle brings 27-storey parkside tower to market near North Strathfield

Melbourne developer <a href="https://www.apartments.com.au/developers/pdg-corporation">PDG</a> has unveiled its vision for the former Water Tank Site in Ivanhoe, which would see it transformed into a thriving residential neighbourhood, complete with a 2000 sqm public park.&nbsp;

Delivered in partnership with <a href="https://www.apartments.com.au/developers/development-victoria">Development Victoria</a>, the proposal would transform the prominent corner of Bell Street and Upper Heidelberg Road into a connected community comprising two residential buildings, generous public open space and shared amenities.&nbsp;

The vision includes 287 one, two and three-bedroom apartments, with a minimum of 10 per cent allocated to affordable housing, alongside a 2,000-square-metre publicly accessible park featuring a children's playground, activity lawn, indigenous planting, timber climbing logs, seating areas and a rock gathering circle.&nbsp;

Designed by <a href="https://www.apartments.com.au/architects/dko-architecture">DKO Architecture</a>, the proposal draws on the site's industrial heritage, using a robust architectural language that references the former water tank through expressive structural elements and durable, self-finished materials.&nbsp;

Extensive landscaping has been woven throughout the development, creating a living landscape that strengthens connections to nature while responding sensitively to the surrounding neighbourhood. Two residential buildings ranging from three to 12 storeys are linked by a landscaped forecourt, creating a welcoming arrival experience and improving pedestrian connections through the site.&nbsp;

Residents would also enjoy more than 1,000 square metres of communal open space, including barbecue and dining facilities, vegetable gardens, landscaped seating pavilions and a dedicated coworking space.&nbsp;

PDG Founder and Managing Director Vince Giuliano said the vision reflected an opportunity to transform one of Ivanhoe's most recognisable sites into a place that balanced housing, community and landscape.&nbsp;

"This is an opportunity to reimagine an important site and create a neighbourhood that delivers lasting benefits for Ivanhoe," Giuliano said.&nbsp;

"We're creating much more than new homes. The vision brings together affordable housing, quality architecture, meaningful public open space and shared places that encourage people to connect, while respecting the site's history and its place within the local community."&nbsp;

Development Victoria’s Executive General Manager Precincts, Niall Cunningham, said the application is an important step for the government-owned site.&nbsp;

“This is about delivering more homes in a well-connected location, along with public open space that the Ivanhoe community will benefit from for years to come,” Cunningham said.&nbsp;

PDG was selected as development partner in late 2025 following a competitive tender process.&nbsp;

A planning submission for the project is currently being progressed through the Victorian Government's Development Facilitation Program, with positive early engagement from both Banyule Council and the Department of Transport and Planning.

PDG unveils plans to transform landmark Ivanhoe Water Tank Site

Shane Wilkinson's <a href="https://www.apartments.com.au/developers/pace-development-group">Pace Development Group</a> has lodged plans for a major residential precinct on the former Presentation College site in Windsor, with an eight-building masterplan ultimately rising to 10 storeys.

The proposal at <a href="https://www.apartments.com.au/new-apartments/167-dandenong-road-windsor-vic-3181">167–187 Dandenong Road</a> spans a substantial 19,027 sqm site and is being progressed across six stages, with the first residential stages comprising 170 homes across four buildings designed by <a href="https://www.apartments.com.au/architects/cera-stribley-architects">Cera Stribley</a>.

Stage Two will deliver the bulk of the initial housing, with Building A comprising 81 apartments and Building B 49 apartments, both rising to six storeys.

Stage Three will deliver a further 40 homes. The heritage Nagel Building, identified as Building C, will be converted to 12 dwellings, while a new five-storey Building D will comprise 28 apartments at the Hornby Street and Dandenong Road corner.

The 170 homes across Stages Two and Three will include a mix of one, two and three-bedroom apartments, including townhouse-style dwellings.<img alt="First look: Pace plans landscaped housing precinct on former Windsor school site" data-entity-type="file" data-entity-uuid="83c56e3e-dfb9-4e12-b172-c3f18513ec32" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Article%20Feature%20Image%20%28Grid%29_9.png?VersionId=xRcRpSZsxX.UX_NDDGcRZktw7HVrzx7u" />

&nbsp;

The longer-term masterplan points to considerably greater density across the site.

Indicative plans show Building E accommodating around 80 dwellings across up to 10 storeys, while Building F is earmarked for around 120 dwellings and also up to 10 storeys. Building G is planned to range between four and 10 storeys, however its apartment yield is yet to be determined. That means the masterplan currently identifies at least 370 dwellings across Buildings A to F before any apartments within Building G are counted.

Across the 1.9-hectare site, that represents an indicative density of at least 194 dwellings per hectare, with the final figure to increase once the yield of Building G is established.

Pace is pursuing the project through the Victorian Government's Development Facilitation Program, with Urbis lodging a combined Section 96A planning scheme amendment and planning application on behalf of the developer, which secured the site earlier this year.

The application seeks detailed approval for Stages One, Two and Three, alongside approval of the broader masterplan framework that will guide the later residential stages. Stage One will see an existing heritage building adaptively reused for a wellness and fitness-related facility, while the broader precinct will retain several significant heritage buildings and established trees as part of the redevelopment.

A minimum 10 per cent affordable housing contribution is proposed across both the initial residential stages and the later masterplan stages, delivered through a discounted rental model.

The project comes immediately after a major change to the site's planning controls.

The site was rezoned to the Housing Choice and Transport Zone through Planning Scheme Amendment GC285, gazetted on July 22, 2026, and now sits within the inner catchment of the Windsor Station precinct under the State Government's Train and Tram Zone Activity Centres Program.

While the new controls identify large sites within the inner catchment for buildings of up to six storeys, Pace's masterplan pushes height to 10 storeys in parts of the site, with the taller buildings concentrated toward the centre and along the Sandringham railway corridor.

Lower-scale built form is proposed toward the site's more sensitive residential and heritage edges, with Buildings A and B generally stepping from three storeys at their interfaces to six storeys at upper levels.

Cera Stribley's masterplan breaks the development into a collection of separate buildings rather than a continuous built form, with landscaped spaces, new pedestrian links and a new publicly accessible road forming part of the precinct.

The planning report says the development will create new pedestrian connections to Elm Place and along the railway corridor, as well as a new publicly accessible road linking Elm Place with Dandenong Road. The proposed buildings will occupy around 54 per cent of the site, leaving a substantial portion available for landscaping, communal areas and permeable surfaces.

Urbis said the scale of the project reflected the site's strategic location close to Windsor Station, tram services and the Chapel Street Activity Centre, with the former school campus identified as a significant opportunity to increase housing supply on an underutilised inner-Melbourne site.

&nbsp;

First look: Pace plans landscaped housing precinct on former Windsor school site

<a href="https://www.apartments.com.au/developers/jl-place">JL PLACE</a>'s Veil Brighton is approaching its final months of construction, with the nine-townhouse development at 17 Rooding Street expected to complete in December 2026.

The milestone is bringing the boutique project closer to becoming a finished part of the <a href="https://www.apartments.com.au/developments/brighton-vic-3186">Brighton</a> streetscape, with much of Brighton's everyday amenity within a short walk.

Palace Cinema, Coles Supermarket and North Brighton Station are all around five minutes on foot from <a href="https://www.apartments.com.au/new-townhouses/veil-brighton-17-rooding-street-brighton-vic-3186">Veil</a>, alongside numerous cafés, restaurants and bars. The station provides a direct rail connection toward Melbourne's CBD, while Bay Street and the wider Brighton retail and dining network add to the range of services accessible without relying on a car for every trip.

"The location was fundamental to the project. Brighton is an established suburb where many buyers already have strong connections to the area and want to remain close to the people, places and amenities that form part of their everyday life," the developer said.

"Veil sits in a highly walkable part of Brighton, with a Walk Score of 90/100."

For buyers looking to right-size within Bayside, that level of walkability adds to the appeal of a more manageable way of living. Everyday shopping, dining, entertainment and public transport can be accessed without relying on the car for every trip, while residents remain connected to the places and routines that make Brighton familiar. It allows buyers to simplify day-to-day life without giving up the convenience, amenity and connections they already value.

[smartcode_project:default project_id=7877 project_image_fid=355754]

As completion approaches, the architecture, landscaping and material palette are progressively becoming visible on site, giving prospective purchasers a clearer view of the finished development beyond its plans and renders.

Veil comprises nine townhouses, predominantly three-bedroom homes with between 2.5 and 3.5 bathrooms, two car spaces and, depending on the residence, study areas and private outdoor space. Selected homes include a bedroom on the ground floor.

Veil occupies a middle ground between detached housing and apartment living, retaining private gardens, storage and secure parking within a more manageable residential format.

<a href="https://www.apartments.com.au/architects/schmidt-pang-architects">Schmidt &amp; Pang</a> designed the architecture around natural light, ventilation, privacy and practical use of space. From Rooding Street, the façade has been composed to read as a cohesive residential building rather than nine individual townhouses, with landscaping by <a href="https://www.apartments.com.au/landscape-architect/john-patrick-landscape-architects">John Patrick Landscape Architects</a> integrated throughout the site.

Inside, natural stone, oak flooring, integrated joinery and brushed nickel finishes establish a restrained material palette, while kitchens include Miele appliances and substantial storage such as pantries. Walk-in robes and dedicated study spaces have also been incorporated across the collection.

[smartcode_project:default project_id=7877 project_image_fid=355852]

The project team said the planning of the homes has been informed by how the spaces function for both daily routines and larger gatherings.

"Our new homes owners at Veil have enjoyed the attention to detail in creating efficient layouts that use every space well. Hosting Christmas lunch and large family gatherings is an ease when care is taken to consider how people really live and entertain."

Private landscaped gardens extend the living spaces outdoors, while secure basement parking and bicycle parking are provided below. The homes have also been designed to achieve a 7-star energy rating, supported by double glazing, high-quality insulation, natural ventilation, LED lighting, water tanks and water-efficient fittings. Each residence is backed by a 10-year building guarantee.

Veil is being built by <a href="https://www.apartments.com.au/builders/jeniton">Jeniton</a>.&nbsp;Limited-time stamp duty savings are also currently available on selected purchases at Veil, adding another consideration as the project moves toward completion.

[smartcode_project_cta:default project_id=7877]

Veil Brighton nears completion in one of the suburb's most walkable pockets

<a href="https://www.apartments.com.au/developers/mosaic-property-group">Mosaic Property Group</a> has recorded 134 sales worth just over $400 million in two months of pre-release activity at The Riversdale, as the developer brings its $750 million South Brisbane riverfront project to the broader market.

The sales represent more than 60 per cent of the project's 213 apartments, with Mosaic reporting the majority of purchasers have been local owner-occupiers and downsizers.

<a href="https://www.apartments.com.au/new-apartments/the-riversdale-by-mosaic-south-brisbane-91-montague-road-south-brisbane-qld-4101">The Riversdale</a> will rise 39 storeys from its north-facing site at 91 Montague Road, delivering a mix of two, three and four-bedroom apartments alongside a collection of Mosaic's premium Masterpiece Series Sky Homes.

[smartcode_project:default project_id=151614 project_image_fid=371872]

The early buyer response comes ahead of the wider evolution of the northern end of Montague Road, where The Riversdale will be one of the first major residential projects delivered within an emerging riverfront precinct.

Directly adjoining the development is a planned 7.1-hectare mixed-use precinct, set to introduce new residences, parkland and public realm along the river's edge. The Riversdale's position directly on the Brisbane River gives it a relationship with the waterfront that Mosaic says cannot be replicated by future buildings within the precinct.

The site is also the result of a years-long pursuit by Mosaic. The developer first earmarked the <a href="https://www.apartments.com.au/developments/south-brisbane-qld-4101">South Brisbane</a> property in 2018, reflecting what Founder and Managing Director Brook Monahan has described as a deliberately patient approach to acquiring development sites.

[smartcode_project:default project_id=151614 project_image_fid=372083]

"We aren't opportunistic," Monahan previously told Apartments.com.au.

"Every site purchase is carefully considered. As seen with Kangaroo Point and South Brisbane, it can take years to eventuate. There are sites we're looking at now that we may not secure for several years."

Designed in collaboration with <a href="https://www.apartments.com.au/architects/bureauproberts">Bureau Proberts</a>, The Riversdale has been shaped around the qualities of the riverfront site, with apartments oriented to capture northern light and uninterrupted Brisbane River views.

Generous floorplans and expansive balconies extend the living spaces towards the river, while natural materials and a restrained interior palette have been selected with longevity in mind.

[smartcode_project:default project_id=151614 project_image_fid=371890]

Residents will have access to a level of amenity more commonly associated with world-class hotels and private members' clubs, with almost 3,000 sqm dedicated to wellness, connection, recreation and everyday convenience.

At ground level is a business lounge, private meeting rooms and dedicated workspaces. Mid-tower is a wellness sanctuary featuring magnesium hot and cold plunge pools, sauna, steam room, infrared therapy facilities, a Pilates and yoga studio, and a commercial-grade gymnasium.

Crowning The Riversdale is a rooftop featuring a 35-metre swimming pool with lap lane and spa, outdoor dining and seating terraces, firepit lounges and views of the city, river and Mount Coot-tha.

A private members' club-inspired retreat offers private dining rooms, a whisky lounge, media rooms and immersive entertainment experiences. Completing the amenity offering are two hotel-style guest suites and a resident-exclusive electric vehicle fleet and car-share program.

[smartcode_project:default project_id=151614 project_image_fid=371877]

The Riversdale sits at the northern end of Montague Road between South Bank and West End, around 1.3 kilometres from the Brisbane CBD, providing access to the city's major cultural, dining and recreation precincts.

It becomes Mosaic's largest Brisbane project to date and adds to a pipeline already under construction across the city.

In Brisbane, the developer is currently delivering The Bedford and The Carter at Kangaroo Point, both of which are approaching sell-out, with a further four projects being delivered on the Gold Coast. Mosaic has completed more than $2 billion in projects since 2012 and has a further development pipeline exceeding $2 billion across South East Queensland.

Early works are underway at The Riversdale, which will be delivered by Mosaic's in-house construction division. Completion is anticipated in late 2029, with remaining apartments priced from $1.98 million.

[smartcode_project_cta:default project_id=151614]

Mosaic records more than $400m in two months at South Brisbane's The Riversdale

Sydney’s property market is known for high prices, competitive bidding, and mounting pressure on first home buyers. But change is on the horizon.

From late 2025, eligible first home buyers in New South Wales will have access to a new federal government initiative aimed at addressing affordability: the Help to Buy Scheme.&nbsp;

<h2>What is the Help to Buy Scheme?</h2>

The program introduces a shared equity model intended to reduce the upfront cost of entering the property market, particularly in high-demand urban areas such as Sydney.

The scheme operates under a shared ownership structure in which the federal government takes an equity stake of up to 40 per cent for new homes, or 30 per cent for existing dwellings. This arrangement allows eligible buyers to significantly reduce their loan size and avoid the added cost of Lenders Mortgage Insurance (LMI).

Under this model, purchasers can enter the property market with as little as a two per cent deposit, well below the traditional 10 to 20 per cent usually required. The government’s contribution is not a loan but a co-ownership stake in the property. As such, there is no interest or rent charged on its portion.

Because the government’s equity combined with the buyer’s deposit typically meets or exceeds the 20 per cent threshold, LMI does not apply. The remaining balance, generally between 60 and 70 per cent of the property’s value, is financed through a standard home loan with a participating lender.

The government's equity in the property remains in place until the buyer chooses to repay it voluntarily or until the property is sold. Buyers can buy back the government’s share over time, in increments of at least five per cent, depending on their financial situation.

There is no fixed repayment timeline, but the amount to be repaid will be based on the property's market value at the time of repayment, not the original purchase price.

<h2>How do you qualify for the&nbsp;Help to Buy Scheme?</h2>

To qualify for the Help to Buy Scheme, applicants must meet the following conditions:

<ul>
	<li>Be an Australian citizen at least 18 years of age.</li>
	<li>Be a first-home buyer who does not currently own property.</li>
	<li>Intend to live in the property as their primary residence.</li>
	<li>Earn less than $100,000 per year for individuals, or $160,000 for couples.</li>
	<li>Purchase a property within the regional price caps, currently $950,000 in Sydney, though this is expected to rise to approximately $1.3 million ahead of the program’s launch.</li>
</ul>

While the Help to Buy Scheme does not solve affordability challenges across the board, it does offer a more accessible pathway for a defined segment of the market, particularly younger buyers with moderate incomes who have been priced out of traditional lending routes.

The scheme is expected to commence in NSW in late 2025, as part of a national rollout.

Under the new model, purchasers can enter the property market with as little as a two per cent deposit, well below the traditional 10 to 20 per cent usually required

Help to Buy Scheme: What first home buyers in NSW need to know

The First Home Owners Grant (FHOG) is a government initiative designed to help eligible first-time home buyers by offering financial assistance towards the purchase or construction of a new home.

While the FHOG is a nationwide program, it is administered separately by each state and territory, meaning the eligibility criteria, grant amounts, and property requirements can vary depending on your location. This means that the amount available and the conditions attached to the grant will differ, so it is important to check the specific guidelines for your state or territory.

It’s important to note that the FHOG is just one of several incentives available to first home buyers. In most states and territories, the grant is not linked to stamp duty exemptions or concessions, with the exception of the Australian Capital Territory (ACT). The FHOG is typically a one-off payment, reducing the overall cost of purchasing or building a new home before any stamp duty concessions are applied.

Below, we provide a breakdown of the First Home Owner Grants available across Australia, outlining the specific details for each state and territory.

<h2>New South Wales First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $600,000. For land purchases and owner-builders, the threshold extends to $750,000.

Stamp Duty Benefits: Provides full stamp duty exemption for homes valued up to $800,000, with concessions available for properties up to $1 million.

<h2>Victoria South Wales First Home Owner Grant</h2>

First Home Owner Grant: Provides a $10,000 grant for first-home buyers purchasing or building new homes valued up to $750,000.

Stamp Duty Benefits: Offers full stamp duty exemption for properties up to $600,000, with concessions available up to $750,000.

<h2>Queensland First Home Owner Grant</h2>

First Home Owner Grant: Offers $30,000 for contracts signed between 20 November 2023 and 30 June 2025. The FHOG applies to new homes valued up to $750,000.

Stamp Duty Concessions: Provides additional concessions for properties valued up to $800,000.

<h2>Western Australia First Home Owner Grant</h2>

&nbsp;

First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $750,000 in the southern regions and up to $1 million in the northern regions.

Stamp Duty Concessions: Available for homes valued up to $600,000 for transactions entered into on or after 9 May 2024.

<h2>Australian Capital Territory First Home Owner Grant</h2>

First Home Owner Grant: Replaced by the Home Buyer Concession Scheme, offering full stamp duty concessions for eligible buyers.

<h2>South Australia First Home Owner Grant</h2>

First Home Owner Grant: Provides up to $15,000 for new homes, including houses, apartments, and townhouses. As of 6 June 2024, there is no property value cap for eligibility.

Stamp Duty Relief: Available for new homes and vacant land purchases.

<h2>Tasmania First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes and off the plan purchases.

Stamp Duty Exemption: Between 18 February 2024 and 30 June 2026, first home buyers of established homes valued up to $750,000 receive a full exemption on property transfer duty.

<h2>Northern Territory First Home Owner Grant</h2>

First Home Owner Grant: The Northern Territory provides a $10,000 grant for new homes only. Additional government grants and concessions are available for first home buyers.

Stamp Duty Exemption: The only stamp duty exemption available to property buyers is the House and Land Package Exemption (HLPE).

Eligibility criteria and application processes differ across states. Prospective buyers should refer to their respective state revenue offices for full details on grant availability, conditions, and additional concessions.

Every First Home Owner Grant for new property by state

In the ever-evolving landscape of sustainable architecture and environmentally conscious design, systems and ratings in place can help determine the energy efficiency of residential buildings in Australia.

Australia has multiple building rating systems that evaluate energy efficiency and sustainability in existing and new building designs.

Some systems assess individual building components, while others provide an overall rating for the entire structure.

A rating system ensures that homes are comfortable and energy-efficient, whether you are buying, renovating, or building.

NatHERS (Nationwide House Energy Rating Scheme) is a common way for new homes to meet energy efficiency requirements.

As new developments continue to shape the urban environment, understanding NatHERS ratings becomes essential for developers and homeowners. This article delves into the concept of NatHERS ratings, their significance, and how they contribute to creating energy-efficient homes.

<h2>What is NatHERS?</h2>

NatHERS is a national initiative implemented by the Australian government to promote energy efficiency in residential buildings. The scheme aims to provide a standardised method for assessing the thermal performance of homes, considering factors such as insulation, orientation, ventilation, and building materials.&nbsp;

NatHERS ratings are the most common way new homes meet the National Construction Code's (NCC's) minimum energy efficiency requirements.&nbsp;

NatHERS assessments provide thermal and whole-home ratings for new homes, townhouses, and apartments.

The rating helps evaluate the energy performance of buildings, guides homeowners and developers to make informed decisions about the energy efficiency of their properties, and encourages the construction of more sustainable, comfortable, and cost-effective homes.

<h2>How NatHERS Ratings Work</h2>

NatHERS ratings are determined through four accredited software tools (AccuRate, BERS Pro, FirstRate5, HERO) using a calculation engine CSIRO developed to predict building temperature based on various factors.

The tools can model complex effects of building mass, insulation, window size, and other elements.

The outcome is a star rating that reflects the building's overall thermal efficiency, indicating how well it can maintain a comfortable indoor temperature without excessive reliance on heating or cooling systems.

The star rating scale ranges from 0 to 10, with a 6-star rating being the minimum requirement for compliance with the National Construction Code (NCC).&nbsp;

Achieving a higher star rating demonstrates a commitment to energy efficiency and sustainability, as the building is better equipped to minimise its environmental impact and reduce long-term energy costs.

Anyone can use NatHERS tools, but accredited assessors can provide certified ratings and professional advice.

<h2>Benefits of Higher NatHERS Ratings</h2>

Energy Efficiency: Buildings with higher NatHERS ratings are more energy-efficient, requiring less heating and cooling energy. This reduces the structure's carbon footprint and lowers occupants' energy bills.

Cost Savings: Homes with higher NatHERS ratings are generally more energy-efficient, resulting in reduced energy consumption for heating and cooling. This translates to lower energy bills for homeowners, making sustainable living environmentally friendly and economically viable in the long run.

Environmental Impact: Lower energy consumption directly translates to a reduced environmental impact. Buildings with higher NatHERS ratings contribute to the overall goal of mitigating climate change by lowering greenhouse gas emissions associated with heating and cooling systems.

Improved Comfort: Buildings with high NatHERS ratings offer better thermal comfort to occupants. Proper insulation, well-designed ventilation, and optimal orientation maintain a consistent and comfortable indoor temperature, providing occupants with a more enjoyable and healthier space.

Market Value and Desirability: Higher NatHERS ratings can enhance the market value of a property. As energy efficiency becomes a more significant consideration for homebuyers, a well-rated building may attract a premium price and stand out in the real estate market.

Compliance with Building Codes: NatHERS ratings are a vital component of the National Construction Code (NCC), and compliance with these ratings is often a mandatory requirement for new developments. Local councils and planning authorities may set minimum energy efficiency standards that must be met to obtain development approval.

The Nationwide House Energy Rating Scheme (NatHERS) is a crucial initiative shaping the future of energy-efficient, resilient, and cost-effective homes. With its recent upgrades, NatHERS has evolved into a world-leading tool for the building sector, supporting the global commitment to achieving net-zero emissions by 2050.

Staff Writer

What is a NatHERS rating in new off the plan apartment developments?

Mixed-use developments have gained significant popularity across Australia in recent years due to their unique blend of residential, commercial, and recreational spaces.

Unlike traditional single-purpose developments, mixed-use projects offer a harmonious integration of various functions within a single locale.

Residential units seamlessly coexist with commercial establishments, retail outlets, dining venues, entertainment hubs, and recreational facilities, with the combination not only enhances convenience but also fosters a vibrant lifestyle and a sense of community.

<h3>Convenience and accessibility</h3>

Mixed-use developments are designed with convenience in mind. They often integrate residential units with commercial spaces, retail outlets, restaurants, and recreational facilities, creating a self-contained community.

[smartcode_project:default project_id=114215 project_image_fid=204874]

The proximity allows residents to enjoy the convenience of having essential amenities and services within walking distance. Whether it's grabbing a cup of coffee, going grocery shopping, or accessing healthcare services, everything is conveniently located, saving residents time and effort.

<h3>Vibrant lifestyle and community</h3>

One of the major advantages of mixed-use developments is the vibrant lifestyle they offer. With a diverse range of amenities and communal spaces, residents have ample opportunities to interact, socialise, and build a sense of community.

[smartcode_project:default project_id=107714 project_image_fid=214122]

The presence of parks, community centres, and shared spaces fosters a lively atmosphere, encouraging residents to engage in various activities and events. The vibrant lifestyle within these developments creates a unique sense of belonging and camaraderie among the residents.

<h3>Potential for higher rental yields and property value appreciation</h3>

Mixed-use developments tend to attract a broad range of tenants and buyers due to their versatile nature. This high demand can result in higher rental yields for investors and potentially lead to property value appreciation over time.

[smartcode_project:default project_id=139989 project_image_fid=212887]

The integration of commercial and retail spaces attracts businesses, which can provide a stable rental income stream. Additionally, the popularity of mixed-use developments often drives up property values, making them a potentially lucrative investment in the long term.

<h3>Enhanced security and maintenance</h3>

Mixed-use developments typically have comprehensive security measures in place. With controlled access points, CCTV surveillance, and professional security staff, residents can enjoy enhanced safety and peace of mind.

[smartcode_project:default project_id=108019 project_image_fid=212658]

Additionally, these developments often have dedicated maintenance teams responsible for the upkeep of common areas, landscaping, and infrastructure. This ensures that the overall appearance and functionality of the development are well-maintained, creating a pleasant living environment for residents.

<h3>Live-work-play balance</h3>

One of the key attractions of mixed-use developments is the ability to achieve a desirable live-work-play balance. The integration of residential and commercial spaces allows residents to live closer to their workplaces, reducing commuting time and improving work-life balance.

The proximity to various amenities and recreational facilities encourages an active and healthy lifestyle. Residents can easily access fitness centres, parks, restaurants, and entertainment options, all within the same development, leading to a more fulfilling and convenient way of life.

alisonwarters@gmail.com

The top five reasons to buy in a mixed-use development

When buying a property, everyone needs to be aware of the additional costs that come as part of the buying process.

Often the largest outlay, after the deposit which goes to the bank, is stamp duty.

<h2 style="line-height: 1.38;">What is Stamp Duty?</h2>

Stamp duty is an extra tax to pay the government when you buy land, a property, and other certain assets.

It happens when the legal ownership is transferred. It can also be known as property transfer duty or transfer duty.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture" allowfullscreen="" frameborder="0" height="415" src="https://www.youtube.com/embed/C32BWkB5--c" title="YouTube video player" width="660"></iframe>

<h2>Who pays Stamp Duty?</h2>

In some circumstances, you may get an exemption. For some states, you won’t have to pay for stamp duty if you are a first home buyer or a pensioner for houses under a particular price. There are also stamp duty concessions, where you may be entitled to a discount.

<h2>How much does Stamp Duty cost?</h2>

Each state has different rules which affect how much you need to pay. These rules can affect the rate you pay, and the timeframe you will need to pay in. Before you buy land or a property, make sure you check the up-to-date information for your state’s stamp duty.

You can use a free stamp duty calculator online to see approximately how much you’ll need to pay. Find out if you’re eligible for an exemption by enquiring on a project via Urban!

Overall, the stamp duty you need to pay will depend on:

<ul>
	<li aria-level="1">How much your land/property is worth</li>
	<li aria-level="1">Where your land/property is located</li>
	<li aria-level="1">What type of land/property it is</li>
</ul>

Want to find out more? <a href="https://www.youtube.com/@UrbanAustralia?utm_source=YouTube&amp;utm_medium=Video&amp;utm_campaign=Subscribe&amp;utm_id=Subscribe">Subscribe to our YouTube channel</a> for more property videos.

Ellen Walker

Off-the-plan property explained: What is stamp duty?

For most Australians, buying an apartment is one of the biggest financial decisions they'll ever make

The location, floorplan and price are often the first considerations, but in recent years another question has become increasingly important: who is actually delivering the project?

A series of high-profile builder collapses, construction delays and defect concerns have fundamentally changed how many Victorians approach buying off the plan. The collapse of Porter Davis in 2023, which reportedly left around 1,700 homes unfinished, became one of the most visible examples of the risks that can emerge when a construction company fails. <a href="https://www.equifax.com.au/sites/default/files/lpassets/pdf/Final-Business-Market-Pulse-June-Sector-Deep-Dive-Report-2.pdf">Similar challenges across the broader construction sector</a> have left buyers asking more questions before signing a contract.

As Victoria continues encouraging higher-density housing to address supply shortages, transparency is becoming just as important as location or price.

One tool increasingly entering the conversation is the <a href="https://icirt.com/">Independent Construction Industry Rating Tool (iCIRT)</a>, an independent assessment framework designed to help buyers better understand the developer or builder behind a project. Originally developed by Equifax in consultation with government and industry as part of NSW's Construct NSW reforms, the system has since expanded nationally.

<h2 data-end="1519" data-section-id="7nmx3" data-start="1492">What is an iCIRT rating?</h2>

Most Australians are familiar with independent ratings in everyday life.

We compare ANCAP safety ratings before buying a car. We look at Health Star Ratings in supermarkets. Banks rely on credit assessments when lending money.

Until recently, however, there has been very little independent information available to help apartment buyers assess the business responsible for delivering a residential project.

That gap is what iCIRT was designed to address.

Builders, developers and other construction professionals with an iCIRT rating have demonstrated high-trust characteristics through an independent, evidence-based assessment across six criteria: Character, Capability, Conduct, Capacity, Capital and Counterparties. This involves a rigorous review of financial health, past project track record, and ethical conduct. Crucially, an iCIRT rating could help provide property buyers with confidence that they are working with a professional who has demonstrated the capability, capacity, and willingness to return and rectify issues.

Importantly, iCIRT is not a recommendation to purchase a particular property, nor is it a traditional credit rating. It is an independent assessment framework designed to provide objective information about a construction business using a <a href="https://icirt.com/sites/default/files/2025-08/iCIRT-Methodology-Issue1-May-2021.pdf">published methodology</a>.

The system has been widely adopted in New South Wales, where more than one-third of medium and large residential builders and developers now hold an iCIRT rating, representing over two-thirds of the state's residential building market by value as of 2025/26.

<h2 data-end="3126" data-section-id="h6ohtj" data-start="3084">Why buyers are doing more due diligence</h2>

For many buyers, particularly those purchasing off the plan, the biggest risk isn't whether they'll like the kitchen finishes.

It's whether the project will be delivered on time, to the expected quality, and by a company capable of completing the development.

<a href="https://icirt.com/sites/default/files/2026-07/iCIRT%202025%20Consumer%20Survey%20Report%20v05.pdf">Consumer research commissioned by iCIRT</a> found more than half of respondents believed current protections do not adequately safeguard buyers from builder insolvencies or defective projects. Other research found 88 per cent of prospective buyers would seek independent ratings or due diligence before purchasing, while 90 per cent said trust in construction professionals is essential.

That doesn't mean buyers should rely on a single rating alone.

Independent legal advice, understanding the contract, and seeking financial advice all remain important parts of the due diligence process.

However, an independent assessment can provide another source of information alongside those traditional checks.

<h2 data-end="4138" data-section-id="pquzxc" data-start="4094">Trust is becoming a competitive advantage</h2>

The conversation isn't only changing for buyers.

Developers are also recognising that trust has become an increasingly important part of the sales process.

Five years ago, purchasers typically asked about floorplans, finishes and settlement dates.

Today, sales teams are increasingly being asked about the developer's experience, financial stability, previous projects and construction partners.

For companies with strong governance and established delivery records, an independent iCIRT rating provides another way to demonstrate those credentials before buyers even visit a display suite.

According to Equifax, the assessment can also help businesses drive sales and <a href="https://icirt.com/resources-for-business/icirt-rating-helps-scion-secure-high-value-projects">secure high-value projects</a>, as well as identify operational improvements and <a href="https://icirt.com/resources-for-business/mirvac-reinforces-brand-trust-and-quality-independent-icirt-rating">attract top talent</a>.

<h2 data-end="4962" data-section-id="1j54ng5" data-start="4912">Beyond buyers: lenders are paying attention too</h2>

The influence of independent construction ratings is also extending beyond consumers.

According to Stamford Capital's Real Estate Debt Capital Markets Survey, an increasing number of lenders now incorporate iCIRT ratings into their due diligence processes when assessing residential development finance applications.

The survey found lender adoption has continued to rise, with many respondents saying independent assessments provide additional insight into governance, counterparties and delivery capability beyond traditional financial analysis. Some lenders also reported declining funding applications where businesses had poor or no ratings.

As construction costs remain elevated and access to development finance becomes more selective, demonstrating credibility is becoming increasingly valuable.

<h2 data-end="5801" data-section-id="1qazuxs" data-start="5772">What it means for Victoria</h2>

Victoria's apartment market is entering a new phase.

The state is seeking to accelerate higher-density housing while simultaneously introducing reforms aimed at improving confidence in residential construction.

For buyers, that means there are more tools available than ever before to research the businesses behind a project.

For developers, it signals that transparency is becoming another point of differentiation in an increasingly competitive market.

Buyers are asking more questions than ever before and increasingly expecting independent information, not just marketing material, before making one of the biggest financial commitments of their lives.

Find out how to get iCIRT rated <a href="https://www.icirt.com/sites/default/files/2025-08/iCIRT-Infographic-Assessment-Process-Final.pdf">here</a>.

<hr data-end="6469" data-start="6466" />
The information contained in this article is general in nature and does not constitute personal, financial, legal or tax advice. It does not take into account your personal objectives, financial situation or needs. Therefore, you should consider whether the information is appropriate to your circumstances before acting on it and, where appropriate, seek independent professional advice.

This article contains links to third-party websites. These links are provided for convenience only. Equifax Australia does not control and is not responsible for the content, accuracy or privacy practices of external sites.

Copyright © 2026 Equifax Australia Information Services and Solutions Pty Ltd. All rights reserved.

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

<html><body>
The average Australian household's wealth is rising, but this is being driven by a rise in financial assets not from property.
The latest RBA chart pack shows a relatively steep decline in net wealth almost in tandem with a decline in dwelling values from 2009 to 2012.
However, since 2012 household wealth has been rising again (albeit still well off pre-GFC highs), while dwelling values have been flat.
Instead a rise in the value of financial assets - cash, shares, deposits etc - has driven the latest boost in household wealth.
Property - principally the family home - still makes up the bulk of household wealth.
<img src="/images/stories/april23tivoli/net_wealth.gif" width="470" height="410" alt="net_wealth">
</body></html>

lschlesinger-FZcF9M3vE6

Australians' net wealth rising but not from property: RBA chart pack

<html><body>
There are a lot of conflicting views about this so-called ‘new’ property market cycle.
Has the 2013 budget made it worse? Will it turn a corner after the election? If buyers think this will be the last chance to get into the property market before it becomes totally unaffordable, don’t be fooled; it’s not.
For the major cities in Australia it’s true that the housing supply problem will always ensure that there will be ready and willing buyers. But are they able buyers? That is, are they able to stump up a deposit?
Being able to pay the mortgage at today’s rates isn’t really the challenge. It’s being able to keep up repayments when things return to normal.
For instance, let’s take the average Sydney home price at approximately $650,000. At more normal 7% interest rates, that’s $45,500 per annum (after tax) to pay just in interest on the mortgage. Not only is this huge, but it’s also about the point some years ago where new buyers said “that’s enough, I’m out!” In other words, those who can afford property still have their limits.
Now with rates at historic RBA lows, the (variable) rate is currently 5.4%. This takes repayments down to $35,100 – almost 23% less (after tax) for the same mortgage – even less if they want to lock it in for a few years. So let’s say that those same buyers (who could afford 7% rates) bid the price of that average $650,000 up by 23% making it $799,500.
Is that really possible? You bet it is.
But this isn’t the problem; those lucky buyers getting into the market now (paying $650,000) with a great low interest rate will probably be the winners right now.
But what about the buyer who ends up paying $799,500 for that same property in, say, November 2014? How do they fare when rates return to normal again? Imagine $799,500 at 7%, with repayments of $55,965 - some $20,000 more than the lucky purchaser who locked in three-year rates in June 2013 at $660,000.
Keeping in mind the infamous phrase: “Confidence enters the room one person at a time. Fear exits the room all at once”. That sort of event usually leaves some double-digit price drops behind it.
And for those that don’t think that rates will return to normal? Check your history. They will. For those looking to cash in on the current low interest rates, here are just a few tips to help you through the next market cycle unscathed.
1) Buy under market value by 5-10%: Always go into a deal buying the property some 5-10% under market valuation. I adopt this as my number one rule in every purchase I make; Warren Buffet dub’s this his ‘margin of safety’. In the property industry I find the first and easiest way to do this is to avoid buying at auctions. When bidding at auctions, you will usually bebidding against owner occupiers rather than investors, making the property a personal (and emotional) acquisition to them – and making it nearly impossible for you to get a good deal. I buy over $100m of property a year and I’d say less than 1% of it is at auction. So much so that an auction campaign rarely gets my attention at all!
2) Keep debt low: As tempting as it is, now is not necessarily a good time to commit to high debt for the long term. We still don't know how this market will play out, and if the recent federal budget is any indication, all signs are pointing to higher unemployment, anaemic growth and little in the way of surplus cash going forward.
3) Fundamentals are... well, fundamental: While a good investor will never ignore good property fundamentals, this is especially relevant now. Remembering that at times like this every property can increase in value, even if they have deficiencies such as poor land value, main road status or no natural light. When things normalise however, bad properties will be punished.
4) Go North: For investors I'd be looking at major cities that are undervalued like Brisbane and the Gold Coast. I believe Melbourne was in a prolonged state of plateau before the rate decrease, so I don't see a lot of movement except for some ‘topping up’ of that affordability threshold. Sydney has further room to grow organically but it is limited by a high threshold that pushes affordability up – as seen in my earlier example. In fact, most of my tips for above par growth will be north of the NSW border for the medium term (2-4 years).
5) Read and learn. The investor of the future understands that property is just one piece in a jigsaw. That jigsaw also includes factors such as the greenback, parity, quantitative easing, terms of trade and yes you guessed it, China. So while you don’t necessarily need an economics or geopolitics degree (although it is handy), you would be well advised to start reading something that will get you thinking about the long term.
6) Think long-term. The final piece of advice could well be your best at times like this.
For any of you that think you can make your first million in just one market uptick, while interest rates are at record lows, you might just be setting the trap for your own personal armageddon – because I don’t think judgement day (i.e. higher interest rates) is that far away! In case you need some more positive inspiration though, I’ll let Mr Buffett sum up these thoughts better than I can: “Wealth is the transfer of money from the impatient to the patient.”
Gavin McPherson is the chief executive of <a href="https://www.oasisproperty.com.au/" target="_blank">Oasis Property Group</a>. His book, 'Value Investing in Property - What would Warren Buffet do if he was buying property in Australia?', takes aim at the get rich quick property experts and explains instead the sturdy path to wealth through value investing in property.
</body></html>

gmcpherson-YBEWnRLxLK

Six tips to help you through the next market cycle unscathed: Gavin McPherson

<html><body>
The Canberra suburb of Bonner was Australia’s top building and population hotspot in 2011/12, according to the latest HIA Population and Residential Building Hotspots report.
The report gives an indication of which locations are likely to experience a strong rise in residential construction activity over the coming years.
There is a $171 million worth of residential building work approved in Bonner, which has a population growth rate of 100%, reflecting the relatively new history of this area.
Bonner is in the district of Gungahlin, about 16 kilometres north of Canberra, named after Senator Neville Bonner, Australia's first Indigenous parliamentarian.
The second-placed hotspot was Forrestdale-Harrisdale-Piara Waters (about 30 kilometres south east of Perth) with $143 million worth of residential building work approved and a population growth rate of 23.5%.
Yanchep (56 kilometres north of Perth) ranked third where in 2011/12 the value of residential building work approved was over $102 million and the population growth rate was 18.8 %.
The top five list was rounded out by Baldivis (46 kilometres south of Perth), followed by Tarneit (25 km west of Melbourne).
The HIA defines a 'hotspot as a local area where population growth exceeds the national rate (which was 1.6% in the year to June 2012) and where the value of residential building work approved is in excess of $100 million.
Click to enlarge
<a href="/images/stories/2013/06/hiajune6one.gif" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/2013/06/hiajune6onethumb.gif"></a>
Source: Housing Industry Association
For the second consecutive year, Victoria dominated the hotspots rankings with the state accounting for 10 of the national top 20.
Western Australia also had a strong year with the state represented four times in the national top 20 ranking.
The ACT punched well above its weight, providing two hotspots to the national top 20.
New South Wales also had two hotspots in the national top 20, following no entries in last year’s list, while Queensland and the Northern Territory each made one contribution.
"Residential building activity is in decline in Victoria and the ACT, but is heading south from record levels. It is no surprise these two regions still feature prominently in the top 20 list. WA, meanwhile, is seeing a recovery in new home building this year and four spots in the top 20 list provide an indication of the potential in the west," said HIA chief economist, Dr Harley Dale.
“In total there are 68 hotspots identified and many more areas where population growth is relatively fast or where the value of approvals for new homes or larger alterations and additions is quite healthy,” Dale said.
“There is clearly considerable potential for residential construction work in Australia – for a start, six of Australia’s eight states and territories feature in the national top 20 hotspots list."
</body></html>

Canberra's Bonner is Australia's top dwelling approvals and population growth hotspot: HIA

<html><body>
Pessimists outnumbered optimists in the latest quarterly Jones Lang LaSalle (JLL) survey of shopping centre manager sentiment despite a strong lift in sales. 

Only 48% of shopping centre managers surveyed in the May quarter survey expect some growth in sales turnover over the next 12 months compared with 53% of managers surveyed in February. 
This is despite the survey being carried out after the RBA cut the cash rate to a 53-year low of 2.75% and JLL reporting strong annual sales turnover growth across its managed portfolio averaging 4.4% for sub-regional centres who took part in the survey and 5.2% for neighbourhood centres. 
The quarterly survey of managers of the 173 shopping centres that make up Jones Lang LaSalle’s managed portfolio indicates that it remains a tenants market with speciality rental income growth slowing in the year to March 2013, particularly for sub-regional centres and rental incentives "necessary for both new and sitting tenants".
Average rental growth of just 1.2% was reported for sub-regional centres in the 12 months to March 2013, down from 3.8% for the year to December 2012. 
"It continues to be a tenants’ market, with landlords keen to maintain high occupancy and quality tenants within their centres at a time when new enquiry is subdued,” notes the report. 
The latest drop in shopping centre manager sentiment mirrors recent Westpac-Melbourne Institute consumer sentiment data with consumer sentiment falling by 7% in May and 11.7% over the past two months, to now sit at 97.6, below the 100 neutral mark. 
“The retail market remains challenging.  The improved sentiment of centre managers reported in our February 2013 survey was short-lived,” says JLL Australian head of property management, Richard Fennell.
Shopping centre managers identified the economic outlook as their number one concern, with 50% expressing negativity about the year ahead compared with 46% in February’s survey. 
Impact on Turnover Performance (%)
<table style="width: 470px;" cellpadding="0" cellspacing="0" border="0"><tbody>
<tr>
<td nowrap width="136">
Impact
</td>
<td nowrap width="39">
V. Negative
</td>
<td valign="bottom" nowrap width="39">
Slightly negative
</td>
<td valign="bottom" nowrap width="39">
Neutral
</td>
<td valign="bottom" nowrap width="39">
Slightly positive
</td>
<td valign="bottom" nowrap width="39">
V. Positive
</td>
</tr>
<tr>
<td nowrap width="136">
Economic Outlook
</td>
<td nowrap width="39">
8
</td>
<td nowrap width="39">
42
</td>
<td nowrap width="39">
35
</td>
<td nowrap width="39">
16
</td>
<td nowrap width="39">
-
</td>
</tr>
<tr>
<td nowrap width="136">
Competition from other centres
</td>
<td nowrap width="39">
15
</td>
<td nowrap width="39">
27
</td>
<td nowrap width="39">
51
</td>
<td nowrap width="39">
7
</td>
<td nowrap width="39">
-
</td>
</tr>
<tr>
<td nowrap width="136">
Online retailing
</td>
<td nowrap width="39">
8
</td>
<td nowrap width="39">
34
</td>
<td nowrap width="39">
55
</td>
<td nowrap width="39">
3
</td>
<td nowrap width="39">
-
</td>
</tr>
<tr>
<td nowrap width="136">
Expected changes in tenancy profile
</td>
<td nowrap width="39">
5
</td>
<td nowrap width="39">
7
</td>
<td nowrap width="39">
53
</td>
<td nowrap width="39">
29
</td>
<td nowrap width="39">
6
</td>
</tr>
<tr>
<td nowrap width="136">
Planned refurbishment activity
</td>
<td nowrap width="39">
5
</td>
<td nowrap width="39">
3
</td>
<td nowrap width="39">
66
</td>
<td nowrap width="39">
20
</td>
<td nowrap width="39">
6
</td>
</tr>
<tr>
<td nowrap width="136">
Growth expectations within trade area
</td>
<td nowrap width="39">
1
</td>
<td nowrap width="39">
5
</td>
<td nowrap width="39">
65
</td>
<td nowrap width="39">
27
</td>
<td nowrap width="39">
2
</td>
</tr>
<tr>
<td nowrap width="136">
Political Environment
</td>
<td nowrap width="39">
3
</td>
<td nowrap width="39">
35
</td>
<td nowrap width="39">
47
</td>
<td nowrap width="39">
15
</td>
<td nowrap width="39">
1
</td>
</tr>
<tr>
<td colspan="6" nowrap width="333">
Source: Jones Lang LaSalle
</td>
</tr>
</tbody></table>
  The other key concerns were competition from other centres, the online shopping threat and the political environment. 
“The political environment continues to be an area of concern,” says JLL research director David Snoswell. 
“However, there are now more centre managers expecting a positive improvement in trading prospects in the year ahead due to the political environment compared with three months ago.  This may reflect a decisive election outcome for September. 
“Certainly there are now fewer ‘fence sitters’ in judging the impact of the political environment on trading as the election gets closer.  Those surveyed expressing the political environment as having a ‘neutral’ impact on turnover performance dropped from 77% in November 2012 to 56% in February and then 47% in May,” he added. 
The latest survey found that food retailing continues to outperform while clothing remains the concern. 
“Our May survey highlighted the poor performance of apparel in larger sub-regional centres as a major concern for centre managers,” says Fennell. 
“Getting the tenancy mix right is paramount.  Traditional views to the optimal tenancy mix are being challenged with many centres now focusing more on providing a greater mix of services, often at the expense of the fashion offer. 
“However, improved ABS sales figures in department store retailing and clothing, footwear and personal accessories are starting to come through, even if they are coming off a low base,” he adds. 
Customer numbers grew by an average 1% in the year to March 2013 with sub-regional centres (2.4%) and neighbourhood centres (5.5%) outperforming CBD centres, which have struggled to maintain their customer numbers.
</body></html>

Still a retail tenants' market as rental growth slows and shopping centre manager optimism fades: Jones Lang LaSalle

<html><body>
Bookmaker Tom Waterhouse does not understand the responsibility that comes with fronting your brand, says Aussie Home Loans founder John Symond. 
Symond has been the face of the Aussie Home Loans brand since its launch in the 1990s, most famous for his catch-phrases “We’ll save you” and “That’s confidence. That’s Aussie”. 
Waterhouse, the face of the Tom Waterhouse betting business (with the phrase “I know what punters want”) has come under fire for previously appearing as a pseudo commentator on live sports events and promoting betting odds on free to air television. 
According to Symond, Waterhouse failed to understand that television is a “sensitive space”. 
“Tom invaded their free space where they were relaxing. They didn’t want that,” said Symond as part of a Mumbrella panel discussion. 
Symond said there was no need for a bookmaker on footy shows. 
The others on the panel - Boost Juice boss Janine Allis, Lorna Jane creator Lorna Jane Clarkson and online tech marketer Ruslan Kogan – agreed with Symond on the great responsibility that comes with fronting your own brand, particularly when it faces criticism. 
“If you’re fronting the brand and the consumers think Aussie is John Symond, then John Symond’s got to come out and make a statement”, said Symond. 
Symond has faced criticism over his decision to sell the business to the Commonwealth Bank having launched Aussie Home Loans as a challenger to the dominance of the major banks. 
However he has stated that Aussie Home Loans continues to operate as a separate entity.</body></html>

Tom Waterhouse does not understand the responsibility of being the face of a brand: John Symond

<html><body>
Unlisted property fund manager ISPT is seeking to sell a portion of its 250 Spencer Street site that was previously occupied by The Age newspaper and which has approval for an $800 million six-tower apartment development.
The 11,750 square metres portion of the 15,200 square metres site (nearly a whole city block) is being sold off-market with expectations of between $70 million and $80 million, according to market sources, reports The Australian Financial Review.
The smaller eastern portion of the site was sold to Melbourne apartment developer Central Equity for $17 million in 2010.
In January, Victorian planning minister Matthew Guy granted approval for <a href="https://www.propertyobserver.com.au/victoria/six-high-rise-towers-to-replace-former-age-site-on-spencer-street/2013012959013" target="_blank">six Bates Smart-designed towers between 39 and 63 storeys</a> after the plans were first submitted in December 2011.
The sale of the site is being handled by Colliers International’s Tim Storey, with the campaign closing this week.
ISPT in partnership with Axiom Properties Limited bought The Age newspaper’s Melbourne headquarters for $66.1 million in 2007.
Axiom Properties cashed in its 50% stake in 250 Spencer Street, selling it to ISPT in 2010.
The Age – sometimes referred to as the Spencer Street Soviets – relocated to their new premises at the Bates Smart-designed Media House across from Southern Cross Station in December 2009.
It formally vacated the 250 Spencer Street property in February 2010.
</body></html>

ISPT looking to sell majority of Spencer Street site formerly occupied by The Age newspaper

<html><body>
Dwelling prices are trending up in five out of six of Australia’s major capital cities, albeit at different rates of uneven growth.
The strongest upward trends are in Sydney and Perth, the latest RBA chart pack's dwelling price graph shows.
The graph uses RP Data- Rismark data.
<img height="375" width="470" src="/images/stories/april23tivoli/house_prices.gif" alt="house_prices">
More insipid growth is occurred in Melbourne, Brisbane and Canberra while the Adelaide market has shown little sign of improving and is still well below its 2009 peak.
Sydney, Perth and Canberra dwelling prices are all close to their previous peaks.
Regional dwelling prices have hardly changed over the past four years.
AMP Capital Investors chief economist Shane Oliver has highlighted that the current recovery in dwelling prices following the start of the current monetary policy easing cycle (beginning in November 2011) is the<a target="_blank" href="/news"> weakest compared with the three previous easing cycles.</a>
</body></html>

Dwelling prices trending up in major capital cities but at uneven growth rates: RBA chart pack

<html><body>
When investing in property it is typical for buyers to purchase in areas they know well. Unfortunately, this strategy can sometimes be at the expense of investment performance.
Astute investors select property based on the facts. Selecting property from a range of suburbs or interstate can be appealing for many reasons; to diversify your portfolio, to access more affordable or upward trending markets or to access state or property-specific benefits. Whatever the reason, the common goal is to maximise the benefit of owning an investment property.
Despite the added complexity of distance, the process of investing interstate or in unfamiliar areas isn’t fundamentally different from investing in your own neighbourhood. So what are the key things to consider before buying a property in an area you don’t know?
What should I buy and where?
The geographic location and property type you invest in depends on your personal circumstances, including your budget and goals.
The key is to ensure your investment strategy is based on thorough analysis and research of the area, the street and the particular property before deciding to buy. Consider those areas that are supported by sound employment, a permanent population (as opposed to one supported by a transient or temporary workforce or community), well-established infrastructure, including transportation, education, retail, medical services, recreational and entertainment facilities.
What’s the best way to research my investment?
The costs associated with visiting an interstate property can sometimes compel investors to purchase a property without physically inspecting it. This can result in false expectations about the condition of the property and the neighbourhood it is located in. Always view the property, or have someone you trust do it on your behalf.
Research the local property market by reviewing local property prices, the population demographic and amenities. Also, ask the selling agent to provide you with recent comparable sales to support the asking price.
When is the best time to buy?
The property cycle moves differently in each market. While it is inadvisable to attempt to ‘time’ your entry into the market, you must consider the ebbs and flows of the marketplace in relation to the property you are considering. Ask yourself, “has this property performed in the bad times, as well as the good?” Remember, a property’s historical performance is a good indication of its future performance.
What do I need to know before I buy?
It’s important to know the real estate and planning laws employed in the state of purchase. Practices differ from state to state and what’s considered normal practice in Victoria may not apply in Queensland or other states.
When buying an investment property it’s wise to protect yourself by engaging a professional who knows the local market. A local buyers advocate can assist you in identifying, inspecting, negotiating and purchasing a property, while reducing risk exposure. Likewise, it’s wise to engage a solicitor or conveyancer in the state of purchase to ensure you have satisfied all of the legal requirements of the purchase. When compiling your team of experts ensure you enquire about their qualifications and experience and ask for references where possible.

<hr>
Greville Pabst is CEO of <a target="_blank" rel="nofollow" href="https://www.google.com.au/url?sa=t&amp;rct=j&amp;q=&amp;esrc=s&amp;source=web&amp;cd=1&amp;ved=0CEAQFjAA&amp;url=http%3A%2F%2Fwww.wbpproperty.com%2F&amp;ei=Jb4hUevODOyamQX6mIGYDQ&amp;usg=AFQjCNH0u8Ji9ymluq8AKARfB-KjHZ-aFA&amp;sig2=DNsIKQR7tQj4PtYuiJOHPA&amp;bvm=bv.42553238,d.dGY">WBP Property Group.</a>
 
</body></html>

gpabst-nAfzC8fgsR

Four tips for buying property interstate: Greville Pabst

<html><body>
New research on the US suggests high rates of home ownership are associated with high rates of unemployment over the long term. It’s getting a lot of profile but is it convincing?
There’s no end of awful things that researchers have pinned on suburban sprawl. Now there’s <a target="_blank" href="https://www.nytimes.com/2013/05/10/business/homeownership-may-actually-cause-unemployment?nl=todaysheadlines&amp;emc=edit_th_20130510&amp;_r=3&amp;">new research</a> that finds high rates of home ownership – which tends to be a suburban phenomenon in the US – are associated with high levels of unemployment.
The paper, <a target="_blank" href="https://www.piie.com/publications/wp/wp13-3.pdf">Does high home-ownership impair the labor market</a>, is written by economists David Blanchflower and Andrew Oswald. They compared the long run change in home ownership rates in the US at state level with the long run change in unemployment rates.
They looked at the period 1950-2010 and found “a doubling of the rate of home-ownership in a US state is followed in the long-run by more than a doubling of the later unemployment rate”. That’s not because home owners themselves are disproportionately unemployed – they aren’t.
Rather, they say, it’s because rises in home-ownership impose negative externalities on the labour market through (i) lower levels of labour mobility, (ii) longer commuting times, and (iii) fewer new businesses.
As I interpret it, they’re reasoning is that home owners tend to move address less frequently than renters. Rather than move closer to new jobs and schools, they consequently commute further. That exacerbates traffic congestion, which makes local business less productive.
Owners also have a bigger stake in protecting the amenity of their neighbourhood than renters. They’re therefore more likely to oppose new businesses setting up, as well as resist new housing developments that would attract newcomers and strengthen the local economy.
<a target="_blank" href="https://www.washingtonpost.com/blogs/wonkblog/wp/2013/05/07/study-high-levels-of-homeownership-can-kill-the-job-market/">Brad Plumer</a> at The Washington Post notes that the findings go against some common views. For example, some economists contend that “people who own homes have denser local networks, which make it easier for them to find jobs in their local area”.
If Professors Blanchfield and Oswald are right, this is an important finding. Mortgage interest tax deductability costs the US government $70 billion p.a. Yet as I’ve noted before (<a target="_blank" href="https://blogs.crikey.com.au/theurbanist/2012/06/17/are-high-home-ownership-countries-wealthier/">Are high home-ownership countries wealthier?</a>), the economic advantages of home ownership at the national level are over-stated.
The findings surprise some observers. <a target="_blank" href="https://www.petergordonsblog.com/2013/05/unemployment-and-commuting">Peter Gordon</a> from USC is worried that state-level data can mask very big variations between urban and regional areas and between cities. When he saw the paper, he compared metropolitan area commuting rates with unemployment rates and found no correlation, albeit he only looked at one year.
<blockquote>The correlations that I found for the 43 areas for which I could get data for both variables were these: 2009 mean commute time (minutes, solo drivers) and 2012 unemployment -0.07; 2009 commute time variance and 2012 unemployment -0.12; 2009 mean commute time and 2012-2013 change in unemployment, -0.08; 2009 commute time variance and 2012-2013 change in unemployment -0.10. For the commuting-unemployment link, there is apparently not much there.</blockquote>
The paper also provoked Charlie Gardener at the <a target="_blank" href="https://oldurbanist.blogspot.com.au/2013/05/homeownership-unemployment-and-economic">Old Urbanist</a> to crunch some related numbers. He looked at the change in median household income and home ownership between 1950 and 2010 and found a positive relationship between these two variables, with an R squared of 0.28.
The southern states, he says, experienced the largest increases in home ownership rates over the 60 years, as well as the biggest increases in incomes. This is also true when incomes are adjusted for housing costs.
Peter Gordon didn’t expressly look at home ownership and Charlie Gardner didn’t look at unemployment so their analyses are suggestive not definitive. Mr Gardner notes sagely that his analysis doesn’t alter “the pattern carefully discerned by the authors”. But it at least points to:
<blockquote>the complexity of the homeownership phenomenon, which is affected by numerous economic, demographic and political factors, and which benefits from being studied in the broadest possible context so as to avoid placing too much importance on any particular correlation.</blockquote>
I wonder if there might be some underlying factor that explains the association observed by Professor Blanchflower and Professor Oswald. For example, could it be that changes in the density of population and employment over the period explain why some states perform better on unemployment than others?
I also wonder if the relationship between home ownership and unemployment is even all that strong to begin with. As the exhibit shows (it’s taken from the paper), there is indeed a positive relationship between these variables, however the R squared is only 0.108.
I know statisticians emphasise that statistical measures need to be interpreted in their context, but that does seem a pretty unimpressive number. Remove one big city like New York from the regression on the grounds it’s an outlier and the relationship might vanish entirely.
Alan Davies is a transport and urban development consultant, and a blogger for <a target="_blank" href="https://blogs.crikey.com.au/theurbanist/">The Urbanist</a>.
This article originally appeared on <a target="_blank" href="https://www.crikey.com.au/">Crikey</a>.
</body></html>

po-LsXgBTHBmX

Is there a link between unemployment and home-ownership?

<html><body>
First-home buyers have deserted the NSW property market in droves with improved housing affordability and significantly reduced interest rates not having any impact on the willingness of this key market segment to climb onto the property ladder.
The number of home loans to NSW first-home buyer in the March quarter totalled 2,647 - 57% lower than a year ago and a 40.6% fall in the March quarter alone, the latest Real Estate Institute of Australia (REIA) figures reveal.
This was the largest annual decline recorded across the country but in line with a national trend of dwindling first-home buyer demand.
According to the REIA, first-home buyers made up 14.5% of the national owner-occupier market in the March quarter compared to 16.5% in the December quarter 2012 - the lowest level since the June quarter of 2004.
The number of new finance commitments to first home buyers decreased 22.5% to 18,348 in the March quarter.
Compared to the first quarter of 2012, new finance commitments to first home buyers decreased 21.3%.
Some of the blame for the  steep slide in NSW first-home buyer numbers will be attributed to the state government’s decision to axe the $7,000 first-home owner grant on September 31 in favour of a $15,000 grant for new homes only.
In Queensland, a state which has also cancelled its first-home owner grant in favour of a $15,000 handout for new homes in September last year, home loans to first-home buyer decreased by 43.7% over the March quarter  to 2,557 - the largest quarterly decline across the nation.
Victoria, the ACT, South Australia and Tasmania all plan similar changes to first-home buyer grants in the coming months.
Both <a href="/news">Property Observer</a> editor Jonathan Chancellor and <a href="/news">hotspotting.com.au’s Terry Ryder</a> have highlighted the ill-directed nature of such schemes (Ryder called Queensland’s grant “a new definition of insanity”) which attempt to dangle a financial carrot in front of the noses of first-home buyers to sway them towards new homes over existing ones.
The REIA is also campaigning for a re-commitment by these states to a universal grant available for both new and existing homes.
It should be borne in mind that first-home buyer numbers have declined despite housing affordability as measured by the REIA improving for seven consecutive quarters following the RBA cutting cash rate by 200 basis points since November 2011 and much of this (around 80%) being passed on by lenders to variable rate mortgage holders.
Over the same period, dwelling prices have risen by a moderate 2.4%, according to RP Data figures.
Clearly other forces are also at play including relatively low consumer confidence, concerns about job prospects and the high cost of home ownership in key markets like Sydney and Melbourne, despite recent incremental improvements.
Victoria, which has yet to implement its new homes only $10,000 first-home buyer grant, recorded a more modest 15.4% drop in the number of loans to first home buyers over the quarter to 6,053. However, the figure is unchanged compared with the same quarter of the previous year.
South Australia was the only state or territory to record a rise in the number of loans to first home buyers, up by 1.8%.
For the year, Western Australia recorded the largest increase in loans to first home buyers, up by 19.2%.
The number of first home buyers in Tasmania dropped by 3.9% over the quarter but increased 15.9% compared to the March quarter of the previous year, to 349. During the quarter, first home buyers made up 16.8% of owner-occupier market in Tasmania.
The number of first buyers’ loan commitments in the Northern Territory dropped 23.8% to 231 over the quarter but increased 0.9% compared to the March quarter of 2012. Of all owner-occupier housing finance commitments in the territory, first home buyers made up 21.9% during the first quarter 2013.
The number of first home buyers in the Australian Capital Territory fell 0.5% to 367 during the quarter. This is 9.9% higher than the figure recorded during the March quarter 2012.
</body></html>

Latest Expert Insights

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

Guides

Editor's Picks

Guides

Developments

New apartments

New townhouses

News

Latest Expert Insights

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

Guides

Editor's Picks

Receive the latest news stories to your inbox

Guides

Developments

New apartments

New townhouses

News