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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Home loan approvals are trending up strongly driven by owner-occupier upgrading into new homes and investor demand for mortgage finance, the latest RBA chart pack shows.
However, first home-buyer demand for mortgages remains low and has shown no signs of lifting since the start of 2013.
The graph below also shows the impact the first-home buyer boost had in dragging forward demand in 2009.
<img alt="6br-hla" height="378" width="470" src="/images/stories/2013/may23abelesauction/6br-hla.gif">
The scheme ran from October 2008 to December 2009.
Up until September 30, 2009, it provided first-time buyers with an extra $7,000 to purchase an existing home and $14,000 if they purchased a newly constructed home or built a new home. The scheme operated in tandem with the $7,000 grant no longer available or being phased out in NSW, Queensland, Victoria, South Australia, Tasmania and the ACT.
Between October 2009 and December 2009, the first-home owner’s boost was halved, with $3,500 available for the purchase of established homes and $7,000 for the purchase of new homes.
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lschlesinger-FZcF9M3vE6

Upgraders and investors drive rise in mortgage approvals: RBA chart pack

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Housing affordability improved by 0.5 percentage points in the first three months of the year with the proportion of income required to meet loan repayments decreasing to 29.9%.
It was the seventh successive quarterly improvement in housing affordability as measured by the Real Estate Institute of Australia (REIA) in partnership with Adelaide Bank.
A year ago, the proportion of income required to meet loan repayments decreasing to 32.7%.
Housing affordability woes peaked at a ratio of family income to average loan repayments of close to 40% in March 2007 just before the start of the Global Financial Crisis when the cash rate hit 7.25%.
<img src="/images/stories/2013/may23abelesauction/REIA_affordabiulity.jpg" width="470" height="290" alt="REIA_affordabiulity">
Source: REIA
Despite the continued incremental improvements in affordability over the past two years, first-home buyers as a proportion of the owner-occupier market dwindled to their lowest level since the June quarter of 2004.
First home buyers made up 14.5% of the owner-occupier market compared with 16.5% in the December quarter 2012, according to REIA figures.
“Affordability has been improving slightly now for seven consecutive quarters, with the proportion of income required at its lowest since the December quarter 2009 and compared to the same time last year, all states and territories saw improvements,” notes REIA president Peter Bushby.
"Investors are returning to the housing market with investment housing representing 36% of total lending in March 2013. Unfortunately this confidence is not shared by first home buyers with numbers plummeting since the First Home Buyer Boost was abolished," he says.
 
<hr class="system-pagebreak">
 Click to enlarge
<a href="/images/stories/2013/06/affordabilityjune5one.gif" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/2013/06/affordabilityjune5onethumb.gif"></a>
Source: REIA
The REIA blames the decision by state and territory governments in NSW, Queensland, South Australia, Tasmania and <a href="https://www.propertyobserver.com.au/residential/act-lifts-first-home-owner-grant-to-%2412500-but-for-new-homes-only-from-september-1-fhog-fhb/2013060361890" target="_blank">most recently the ACT</a> to axe the $7,000 first home owner grant for the purchase of existing homes for FHB numbers falling sharply.
“The impact of the decisions by the state Governments is clear in the plummeting number of first home buyers. Despite cuts in the official interest rate by the RBA to levels not seen for decades,the proportion of first home buyers decreased to 14.5% in March 2013," said Bushby in a statement earlier this month.
Renting become slightly less affordable in the March quarter - declining from 23.9% of median weekly family income required to meet weekly rent for a three bedroom house to 24.4% - but is still more affordable than a year ago (24.7%).
The largest improvement in housing affordability was recorded in the ACT where the proportion of income needed to meet loan repayments dropped by 1.4 percentage points to 17.3% driven by weekly incomes rising by $10 to $2,992 while average monthly loan repayments fell by $161 to $2,249.
The second biggest improvement in affordability occurred in NSW with ratio of household income to monthly mortgage repayments improved from 36% to 34.5% - a year ago it was 37.8%.
However NSW, with its high median house prices, remains the least affordable state followed by South Australia (an improvement from 31.4% to 30.6%), Victoria (an improvement from 30.6% to 30.2% and Queensland (an improvement from 28.1% to 27.9%).
Western Australia (up from 22% to 22.6%) and Tasmania (up from 25.2% to 25.6%) where the only two state or territory markets where housing affordability worsened over the quarter.
REIA March quarter figures show the number of loans to first-home buyers in NSW fell 40.6% to 2,647.
“When compared to the figure recorded a year ago, that’s a 5 7.0% drop. This is the largest annual decline in the number of first home buyers’ commitments across the country,” says Bushby.
In Queensland, the number of loans to first-home buyers decreased 43.2% to 2,557 and this is the largest quarterly decline across the nation. When compared to the figure recorded last year, it’s a 49.2% drop.
“The proportion of first-home buyers in the number of owner-occupied housing finance commitments is now at 14.2% and remains persistently low compared to the long-run average proportion of 20.1%,” says Bushby.
Victoria recorded a drop in the number of loans to first home buyers over the quarter, down 15.4%  to 6,053 while South Australia recorded the nation’s only increase, up by 1.8%.
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ACT and NSW lead “slight” improvement in housing affordability in March quarter but FHBs stay away: REIA report

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The RBA is likely to leave the cash rate on hold in July but economists are pencilling in a likely 25 basis point rate cut in August provided there is a benign second quarter inflation reading on July 24 and no sign of a significant pick-up in non-mining sectors of the economy. 
Westpac chief economist Bill Evans believes the end game for the RBA in the current easing cycle remains a 2% cash rate with the most likely timing being a 25 basis point rate cut in August followed by another one in the final quarter the year and one in the first quarter of 2013. 
“The Reserve Bank has retained an easing bias, but it is not an urgent one, says Evans, the first major bank economist to correctly tip the RBA to begin its easing cycle in November 2011.
“The path of easing from here will depend on developments in demand; the financial markets (the Australian dollar, as it jointly impacts demand and inflation) and the inflation story itself,” writes Evans in a note following yesterday’s RBA decision. 
Evans says a key piece of information the RBA will assess is the second quarter ABS inflation figure, which will be released on July 24 - between the July 2 and August 6 monetary policy meetings. 
“We have a more downbeat view on global growth next year and our domestic forecasts are also lower than the Bank's. 
“As such we already see a strong case for further monetary policy easing. 
“However, the tone of yesterday's statement implies that the RBA Board is looking for further evidence before acting again, which points to rates being kept on hold in July. 
“However, it is likely to signal at that meeting that the forthcoming inflation print could provide scope for it to support demand further within the context of its target [inflation band of between 2% and 3%],” he says. 
AMP Capital chief economist Shane Oliver, one of just a few economists who expected a cash rate cut yesterday, said the key message from yesterday’s accompanying statement from Glenn Stevens was that interest rates were appropriate for the "time being", but “importantly it also signalled that it retains a bias to cut interest rates again if needed”. 
“Our view remains that the RBA will have to act again on its easing bias,” says Oliver. 
“While the Australian dollar has fallen over the last month at around $US0.97 it hasn't really fallen enough to provide a big stimulus to the economy (it’s just at the low end of the range it’s been in for two years). 
“While the economy has shown tentative signs of responding to lower interest rates, its now crunch time for the Australian economy with peaking mining investment leading to a heightened sense of urgency that other parts of the economy start to pick up more vigorously,” Oliver says. 
“Ultimately this will occur, but its likely to require a lower Australian dollar and a further decline in interest rates to ensure the adjustment back to a more balanced economy is not too painful. 
“As a result we continue to see further interest rates cuts from the RBA, with the next move likely in the next month or so, although the RBA may decide to wait until the August meeting after which it will get a look at the June quarter inflation figures,” he says. 
CommSec chief economist Craig James highlights that the accompanying statement by Glenn Stevens was probably the smallest on record at 348 words. 
“Basically the Reserve Bank believes it has cut rates low enough to boost economic growth,” James says. 
“But if the economy continues to lag and inflation stays low, the Reserve Bank has vowed to cut rates further. 
James highlights the performance of the Australian dollar as one of the key uncertainties in the minds of the RBA. 
“While the Aussie dollar has fallen over the past month, we are still in the dark about the Reserve Bank’s 'comfort level', given the myriad of factors such as commodity prices, the trade accounts, our AAA credit rating and interest rate settings,” he says. 
He also says the RBA will look at the cash rate in relation to variable mortgage rates and how close they are to “normal”. 
“Currently the variable housing rates of major banks are around 6.20%, below the long-term average or “normal” rate of 7.20% but still modestly above the 41-year low of 5.75% recorded in April-May 2009,” says James. 
“Certainly there is more activity in the housing market at present, but the response has been more by investors rather than owner-occupiers. 
“Not only do analysts need to consider the environment, but also the different reaction funds of demographic groups, from Generation Y to baby boomers,” he says. 
James returned to the wording of the May monetary policy decision statement where the RBA said that only “some” of the scope to ease policy had been used, keeping some in reserve. 
“The Reserve Bank has kept the easing bias firmly in place. So we continue to pencil in the risk of another rate cut in August after the inflation data released in late July,” he says.
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RBA retains easing bias and will act on it with August cash rate cut: economists

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They don’t use land like they used to.  
Last Saturday a large crowd turned out for the auction of a two-bedroom unit at <a href="https://www.realestate.com.au/property-apartment-vic-hawthorn-113751283" target="_blank">5/52-54 Grove Road, Hawthorn</a> (pictured below).
<img alt="armstrongjune5one" src="/images/stories/2013/06/armstrongjune5one.jpg" width="470" height="347">
After spirited bidding the property sold for $741,000 illustrating strength in this sector. However, when we compare this price with the wider market it soon becomes clear this was an extraordinary result.
The property was held for less than four years after being purchased in October 2009 for $585,000. Based on this purchase price it has been growing by almost 7% compounding each year.
I think this level of growth means the property has performed well as an investment but considering we experienced a slump in 2011 and 2012 the result seems to defy the market.
To put this into context the median value of apartments in Melbourne over the same time frame has grown from $410,000 to $451,000, a compound growth rate of less than 3%. The Grove Road property has more than doubled the growth rate of the wider market for apartments.
In addition it has also proved to be a better investment than houses with the median value growing by only 4.12% from $470,000 to 545,000.
The Grove Road property was built more than 50 years ago at a time when skilled labour was relatively cheap and developer did not have to cram as many apartments onto the block. The property sits on 1500sqm of land yet there are only seven apartments in the development.
If a vacant block of land this size was to come onto the market in this location it would sell for around $3 million. This means each apartment has a notional land value of around $450,000. The vast majority of what the buyer is paying for is the land and this will underpin the capital growth potential because land is an appreciating asset.
There is just no way a developer would do this today.  The aim of a developer is to build as many apartments as town planning will allow.
Take for example this development on <a href="https://www.realestate.com.au/property-apartment-vic-hawthorn-113563607" target="_blank">Riversdale Road, Hawthorn</a>.
<img alt="armstrongjune5two" src="/images/stories/2013/06/armstrongjune5two.jpg" width="470" height="328">
The block of land is a similar size at 1400sqm yet the developer has crammed on 31 apartments that are selling for a similar price to the Grove Road apartment. The notional land value attributed to each apartment in this example is around $100,000. This means the cost of land to the developer for each unit is only $100,000.
When an investor purchasers this property the vast majority of what they are paying for is the construction of the building and the developer's profit.
The notional land value attributed to each unit is a great guide to assist us with the prediction of likely future capital growth. While it does not give an ironclad guarantee of investment potential it should not be ignored.
Properties like Grove Road will continue to defy and out perform the wider market because they are such a unique product. It is just not feasible to produce this product anymore and as a result the supply will never ever grow. Demand on the other hand is only getting stronger and stronger.  
Mark Armstrong is a director of <a href="https://www.ipropertyplan.com.au/">iProperty Plan</a>, which provides independent analysis and tailored advice to investors and home buyers.
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marmstrong-sd3emVLPPb

Older apartments will defy pricing trends as developers change land use habits: Mark Armstrong

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Daniel Ziffer, <a href="http://www.theage.com.au/comment/developers-tall-tales-are-all-pie-in-the-sky-20130603-2nm20" target="_blank">writing a comment piece in The Age on June 4th 2013</a> argued Melbourne was not like New York where “the diverse mix of housing in Manhattan — tenements, walk-ups, low-rise apartment buildings — is supported by the services that you get when a city develops over decades, not years”.

Unfortunately to date, the majority of the Melburnians have only been drip fed snippets from the mainstream media regarding apartment living and it has been a daunting and cumbersome task to truly gauge the sheer change that is upon the entire metropolitan area - and the author's above piece does not help.  

Not only is Melbourne retrofitting its suburbs in areas with existing services, public transport, schools and retail outlets, the bulk of new urban apartment development proposed or under construction in Melbourne is in the same category as New York's existing housing stock – low/mid-rise.

This is why I along with my co-director Mark Baljak started the Apartments.com.au project.

After more than a decade of inhabiting community forums dedicated to the observation and discussion of urban development around the world, we took great inspiration from <a href="http://www.urbantoronto.ca" target="_blank">Urban Toronto</a> and went about building a database of development projects in our home town which everyone could access and draw their own conclusions from.

Whilst most of the author's piece appears to be his own negative reaction to marketing strategies employed by various agencies working for developers, it would be tenuous at best to suggest "Melbourne is going along another model: Hong Kong". It is extremely naive to focus solely on the Melbourne CBD and Southbank with a passing mention of Richmond as the author has done. The redevelopment of the inner-core of Melbourne really only tells the tall story, not the complete one.

We created the <a href="/developments">Urban.com.au project database</a> for the sole purpose to aggregate and share the knowledge which is located in different corners of the web - we're passionate about Melbourne's future development and want to work toward producing a content-rich and open data source so no-one in our community will be under any false pretense as to the direction in which Melbourne is heading. By spending just 5 minutes on the database, anyone will be able to understand 'medium and high-density development' are terms that are just as diverse as our city's population itself and it's not just the central core of Melbourne or any particular scale of development which is bringing positive change to our growing city - it's the sum of the whole.

Media industry professionals, academia, urban industry representatives and of course the community at large are all welcome to use and reference Apartments.com.au as a tool to better understand the scope of change Melbourne is seeing - and perhaps over time we'll all recognise Melbourne's urban nodes of the future will have a little Midtown Manhattan/Tsim Sha Tsui and a lot of antipodean Brooklyn, Shoreditch or Lincoln Park.

Note to journalists/editors: feel free to republish this article with reference simply to "Apartments.com.au".
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Alastair Taylor

Melbourne's future: a sip of Tsim Sha Tsui and a gulp of Brooklyn

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In this <a href="https://his-best.biz/negotiate-and-win/" target="_blank">short video</a>, you will be given a quick introduction to the three key elements you need to underpin every negotiation.
Because, once you know how to negotiate, this will provide you with your ultimate passport to success.  
However, negotiating clearly involves far more than simply three elements, as you have so many other strategies, tactics and nuances that go into becoming a master negotiator.
But the good news is that all of these are teachable skills which you're able to quickly and easily learn with little or no effort.
As you can appreciate, over a career of 40-plus years, you tend to see and use virtually every negotiating technique there is. And one by one, I have tested them and noted them down.
To the point where I've now compiled: Your A to Z of Negotiating.? And therefore, let me quickly walk you through the very first aspect...
Agendas
Everyone going into a negotiation has an agenda. But the mistake most people make is in assuming that your agenda is the same as theirs.
You know, in all my years as a negotiator, I've never seen two identical agendas. Sure, there may be a few common items, but they never seem to be in the same order of importance, on both agendas.
As such, the number one item on their agenda may well be number seven on yours. And the secret lies in knowing just how to determine that, which is one of the other 25 techniques.
Because, once you know what's on their agenda, you are then in a strong position to trade your lesser items, to achieve your ultimate objective.
In fact, the biggest mistake you can ever make is to allow your negotiation to reach the point where price has become the only item under discussion. From there on, one party has tolLose in order for the other to win.
Basically, there are only four outcomes for every negotiation…
<img src="/images/stories/2013/06/langjune5one.jpg" alt="langjune5one" width="470" height="278">
Your aim ought be to take control of the negotiation and steer it towards a win-win result. That way, it ensures the deal will 'stick' while the documentation is being prepared.
Bottom Line: If you really are serious about improving your negotiating skills, you might care to <a href="https://his-best.biz/negotiating-secrets3/" target="_blank">enroll in my master class on negotiating</a>.
Chris Langis an advisor to commercial property investors, sell-out author and regular speaker on how to invest in commercial property. You can visit his website <a href="https://property-edge.com.au/" target="_blank" rel="nofollow">Property Edge Australia</a> to help you get the most out of your commercial property investing.
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chrislang-EQKojcgJPV

Negotiating the best deal in commercial property transactions: Chris Lang

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Local business owners are snapping up industrial properties below $1 million in Melbourne's bayside suburbs, with recent sales activity and a dwindling amount of space suggesting that investors and developers take a look at the market.
A stock shortage appears to be looming with just 11 properties offering space in excess of 1,000 square metres currently available, according to Colliers International industrial property agent Jamie Stuart.
Of the last five properties he has sold, four have been purchased by owner-occupiers from within the local area. 
“The bayside area is quite a localised owner-occupier market,” Stuart says.
“Businesses within the bayside region of Breaside, Mordialloc, Cheltenham, Moorabbin and the surrounds are bucking the trend and expanding due to increasing confidence in the market and the ability to attract and retain a solid work force in this area.”
Recent sales  include a 1,000 square metre office/warehouse at 1 Endeavour Way in Braeside bought by neighbouring business The Wrapping Paper Company Pty Ltd for $1,105,000; while a 750 square metre from  former engineering facility at 65 Shearson Crescent in Mentone was snapped up for $780,000 by a purchaser who already had premises in the same street. 
Other sales included:
<ul>
<li>A 208-square-metre modern boutique office/warehouse at 9/34 Christensen Street in Cheltenham was purchased by an owner-occupier from Middle Park for $330,000; </li>
<li>A 405-square-metre office with storage at 52 Parkhurst Drive in Knoxfield purchased by a photography company for $465,000; and</li>
<li>A 1,018-square-metre older style office/ warehouse at 15-17 Bond Street in Mordialloc purchased by a neighbour who was looking to expand operations, for $900,000 
</li>
</ul>
“From strong auction results in the last few months, we have buyers who missed out still waiting for opportunities to arise and fulfill their requirement,” he says. 
“We are seeing a real shift of enquiry from leasing to purchase, due to the affordability of cash and a long term desire to own within this dynamic and localised market place.”
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Melbourne bayside warehouses below $1 million are in demand

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The premises of Browns Bakery on Church Street in Brighton have sold to a local investor for a record $3.2 million at auction following a battle between seven bidders.
The final price for the 46a Church Street property represented a yield of just 2.6% with around 150 people in attendance at the on site auction.
It is believed this is the highest amount paid for a single-fronted property in the street, and may be the lowest sale yield achieved this year for a retail shop in Melbourne’s major shopping strips.
The property was offered for sale for the first time in over half a century, under instructions from executors, sold on behalf of the Ireland family who had owned it for around 50 years.
In October last year, the historic Lygon Street premises of <a target="_blank" href="https://www.propertyobserver.com.au/retail/lygon-street-premises-of-donatis-fine-meats-slices-records-with-emotion-driven-%24289-million-auction-sale/2012103057521">Donati’s Fine Meats in Carlton sold for $2.89 million at auction</a>, with a private investor paying nearly $1.4 million above pre-auction expectations for the trophy inner-Melbourne retail asset on a yield of around 2.3%.
The previous highest price paid on the retail strip was 93 Church Street, the premises of Rock Shop Clothing, which sold Mark Talbot for $2.99 million in September 2010 and included a separate first floor apartment.
Fitzroy's agent Mark Talbot handled the marketing campaigns of both properties.
The building stands on a 154 square metre site with total building area area of 179 square metres.
The property is leased to Browns Bakery on a three year deal with a further three-year term, currently returning $86,357 plus outgoings and GST.
Talbot says several shops of a comparable size within the immediate vicinity were currently returning rents circa $120,000 per annum plus outgoings and GST,which helped underpin the value of the offering.
“The recent sale confirms Church Street, Brighton as arguably the best, if not the best, retail strip in Melbourne,” says Talbot.
“To achieve a sale price reflecting a yield of only 2.6% shows that investors are willing to acquire prime property, even if the rent is below market rent.
“Earlier this year we saw the deli that adjoins the iconic Pantry sell for $2.9 million,returning $115,000 per annum, but to achieve $3.2 million for a shop only returning $86,000 demonstrates our ability to achieve a maximum sale result for our client.”
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Investor pays record $3.2 million for Brighton Street bakery premises on 2.6% yield

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Law firms continue to play a major role in taking up prime Sydney CBD office space with law firm DLA Piper signing a lease agreement covering 6,000 square metres of office at Charter Hall's 1 Martin Place office tower.
DLA Piper will occupy five floors in the high-rise tower on a 10-year lease term in one of the largest office leasing deals in the Sydney CBD signed this year.
The 24-level A-grade office building is jointly owned by the No.1 Martin Place Trust and Charter Hall.
Martin Place will serve as the Sydney headquarters for the law firm, which will move in mid-2014.
It currently leases level 38 at 201 Elizabeth Street.
The law firm merged with Phillips Fox in January 2011 to create the largest Australian-based law firm.
Charter Hall joint managing director David Harrison says there has been "significant leasing activity in the Martin Place precinct over the past 18 months as tenants refocus on the considerable benefits of operating out of high quality buildings, located in the heart of the CBD, surrounded by customers and clients".
The lease comes as the most recent Knight Frank Asia-Pacific Law Firm Review found that international law firms are reacting to market opportunities and changing regulatory environments to expand their presence in the Asia Pacific region.
According to the report in the past Sydney law firms "generally clustered around the courts and legal precinct".
"However following legislative changes and a consequent change of focus towards more corporate or commercial law, more firms have moved closer to their clients in the “Core” and into quality Grade-A/Premium grade office buildings.
"The increasing competitive pressure from international firms has manifested in a flight to quality, with the legal sector proving to be the most active sector of the market by transaction volume," says Knight Frank.
Recent law firm lease deals include Corrs Chambers Westgarth leasing 8,000 square metres at 8 Chifley Square from the third quarter of 2013 and law firm Ashurst leasing 14,000 square metres at 5 Martin Place.
<img height="167" width="470" src="/images/stories/2013/law_firms.jpg" alt="law_firms">
<div>Source: Knight Frank</div>
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DLA Piper was represented by Michael Kearins, director of Cushman &amp; Wakefield’s occupier services business.
The leasing of No.1 Martin Place is being managed by CBRE’s James Patterson and Jenine Cranston in tandem with Greg Fisher and Mark Semple of DTZ.
“We are in a competitive leasing market at the moment with tenants focussing on high quality," says Patterson.
In the past 18 months, tenant commitments for the Martin Place precinct have exceeded 60,000 square metres of space.
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DLA Piper signs 6,000 square metre Sydney CBD lease amid surge in law firm activity

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The McDonald's premises in Preston had the highest number of enquiries of all 21 NSW properties auctioned by Burgess Rawson last month, with attractive tax depreciation allowances a key factor driving investor interest.
The <a target="_blank" href="https://www.commercialrealestate.com.au/property/2010402539/for-sale/nsw/prestons/retail">two-year old premises are leased</a> to McDonald’s Australia for 20 years with 18 years still to run.
The premises (pictured below) were advertised as being "built in 2011 with attractive depreciation allowances".
{yoogallery src=[images/stories/2013/05/may15mcdonalds]}
They featured the latest McDonald's design as well as a drive-thru facility.
Burgess Rawson director Dean Venturato highlighted the fact that the premises were only two years old and that such assets “hardly ever come up”.
He told Property Observer investors would have taken the tax depreciation benefits into account when bidding for the property.
<a target="_blank" href="https://www.propertyobserver.com.au/retail/mcdonalds-australia-beats-private-investors-to-buy-its-own-preston-fast-food-premises/2013051561366">McDonald’s Australia was the winning bidder</a> buying back its own premises and fending off competition from private investors.
It paid $6.45 million for the premises on a 2,621 square metre site reflecting a yield of 5.65% on net income of $365,000 plus GST.
Two other NSW properties that sold as part of the same portfolio auction highlighted their tax depreciation allowances.
A First Choice Liquor outlet in Erina on the Central Coast sold for $4.5 million on a yield of 7.67%. It previously sold for $3.575 million in March 2007.
Leased by First Choice Liquor until 2017 with renewal option to 2037, it features a “modern building with depreciation allowances” on a 2,934 square metre site.
Childcare premises in West Hoxton, leased for 10 years to the Montessori Childcare group with a further 10 year renewal option sold for $1.63 million on a yield of 6.35%.
The free-standing building premises, built in 2008 offered "excellent tax depreciation" allowances were bought by Montessori Childcare.
Under Australian tax law, if you own commercial real estate or commercial property that is rented or used for income-producing purposes you are entitled to claim the depreciation of that property against your taxable income, explains quantity surveyor Washington Brown on its website.
“There are two types of depreciation allowances available: depreciation on Plant and Equipment, and depreciation on Capital Allowances.
“In order to maximise the tax savings on your investment property you'll need a professionally prepared tax depreciation report or tax depreciation schedule, the firm says.
According to <a href="https://www.propertyobserver.com.au/commercial/what-depreciation-commercial-property-investors-can-claim/2012041054202">Property Observer commercial property writer Chris Lang</a>, tax depreciation claims, can significantly enhance the overall return on your investment.
He says investors should seek professional advice to ensure they are claiming their full entitlement — and thereby, leave nothing on the table.
Lang says another vital step investors to need to consider when they acquire a commercial property is knowing how to correctly structure of the contract of sale in order to maximise your depreciation claim for commercial property.
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