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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The issuing of the <a href="/news">first two significant investor visas</a> to wealthy Asian investors has generated a seemingly disproportionate amount of press coverage amid claims that the program could deliver significant benefits ranging from funding key NSW infrastructure projects to stimulating the prestige end of the property market and creating a whole new class of managed investment products.
Some estate agents operating at the prestige end of the Sydney and Melbourne markets are talking about the impact the visa will have on sales and prices while property listings websites are attributing large spikes in searches for Australian property <a href="/news">in part to the ‘SIV-effect’</a>
Macquarie Bank has launched a new investment fund specifically targeted at providing SIV-qualifying investment options while <a href="/news">property fund manager Centuria</a> says all its new syndicate investments now qualify as part of the program.
But aren’t we getting a little ahead of ourselves?
Firstly, it bears mentioning again that just two visas have been issued to date - the first to a Chinese toy manufacturer who made a $5 million investment in Victoria state bonds - with Department of Immigration seemingly in no hurry to approve applications despite a pipeline of more than 400 applications.
At last count there were 222 invitations issued to investors, 212 of them to Chinese investors.
To qualify for a visa, offshore investors must commit to invest $5 million in complying investments.
These include Commonwealth, State or Territory government bonds, ASIC-regulated managed funds with a mandate for investing in Australia; and direct investment into Australian proprietary companies.
Direct property investment does not qualify – an investor cannot buy a $10 million mansion on Sydney harbour for example and apply for the visa - but logic dictates that successful applicants will want a place to live and given their wealth, a prestige home will most likely be on the shopping list.
<a href="/news">Dominic Ong, who heads up a new Knight Frank special significant visa team</a> specifically targeting wealthy Chinese investors, says he is showing Asian clients around some of the most expensive Sydney waterfront real estate.
He says they are looking in the $30 million to $50 million price range describing them as “ultra-wealthy Chinese individuals”.
“They want the best properties on the waterfront with a private jetty, harbour bridge view, swimming pool and many car parks.
“They want homes they can use for private functions and for entertaining,” he says.
Ong also says there is strong interest from wealthy Chinese investors in office, shopping centres and hotels (when they can find them) and development land – though none of these investment would qualify on their own for an SIV.
 
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The scheme is being heavily promoted throughout China with the Bank of China recently completing a SIV road show of Chinese cities to spread the word.
Ong says the market response has been “very positive”.
The NSW government has been the most vocal at trumpeting the significance of the scheme for its economy, given that it requires that investors put a third of the required $5 million into NSW Investor Migrant Waratah Bonds – the only state to have such a requirement.
The state bond program is used to fund key infrastructure projects such as new roads and highways with commentators writing that “infrastructure queue jumpers” as some have called them – will pour hundreds of millions of dollars into state coffers, paying for new roads and highways.
NSW deputy premier Andrew Stoner reported in parliament last week that 138 applicants had been nominated by New South Wales for a significant investor visa which if they proceeded to invest would deliver a minimum of $207 million paid into Waratah bonds.
“That is more money for WestConnex, upgrades to the Pacific and Princes highways and the Bridges for the Bush program,” he said.
Were all these applicants to be granted visas, then around $200 million in funds would indeed flow into NSW coffers – but that’s a pretty big ‘if’ and "when".
Other reports have talked about an apparent upper-end expectation of 400 visas being granted per year in NSW alone once the program is in full swing.
The Department of Immigration has made public statements about how many visas it expects to issue and given the slow progress to date, 400 a year in NSW seems wildly optimistic.
Certainly though, the overall importance of Asian and other foreign investment has been building for some time as seen in recent shopping centre purchases like the $400 million spent by a Korean pension fund for a half-stake in the <a href="https://www.propertyobserver.com.au/retail/gpt-confirms-sale-of-half-stake-in-erina-fair-shopping-centre-to-asian-interests-for-%243971-million-thegptgroup-jllnews/2013052061487" target="_blank">Erina Mall shopping centre on the Central Coast </a>and numerous other transactions and projects.
Andrew Stoner revealed in the same parliamentary budget update that he had just met with the Commonwealth Bank's head of institutional banking Ian Saines, David Jones chief executive officer Paul Zahra and China UnionPay chairman Su Ning to launch a partnership that will see all 170,000 Commonwealth Bank merchant terminals across Australia accept China UnionPay cards.
“This is a wonderful thing for the increasing number of Chinese tourists visiting Australia, Chinese students and business visitors to our fair shores who use China UnionPay cards,” Stoner said.
For its part, David Jones stores will now accept UnionPay credit cards.
All of this points to expectation of a rise in Chinese investor interest across all spheres of the Australian economy from business to farms to hotels to prestige real estate.
This is clearly happening. 
But as to the impact of the significant investor visa program, it has been largely non-existent to date.
Too many unknown factors remain for anyone to be certain just what kind of impact it will have over the medium and long-term.
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More hype than reality: Significant investor visa “queue jumpers” yet to be significant

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Renovation shows are proving to be a hit with Australian viewers, with The Block remaining popular in its seventh season and Channel 7's new House Rules.
The <a target="_blank" href="https://www.propertyobserver.com.au/residential/house-rules-the-new-addictive-reality-television-show-on-the-block-renovates-for-keeps/2013051261200">DIY shows</a> are likely to have influenced and encouraged homeowners to give their own kitchen that lick of paint or change the tiles in their bathrooms.
Almost 5,000 renovations were listed on <a href="https://www.serviceseeking.com.au/" target="_blank">ServiceSeeking.com.au</a> in the last month, with a high level of renovation activity in Sydney, Brisbane and Melbourne.
ServiceSeeking.com.au gives customers an idea of how much money home renovation costs to possibly avoid overpriced quotes from tradespeople.
The website allows you to post your job, then sit back and wait for quotes to roll in.
Exterior painting is the cheapest trade service listed on the site, with an average quote of $40 per hour including paint.
Sydney accounted for almost half of the jobs, with <a href="/news">Blacktown</a> in Western Sydney taking out the renovation hot spot.
The median house price in Blacktown is $390,000 and the median unit price is $301,350.
The Hills Shire region took out the next two spots with <a href="/news">Baulkham Hills</a> and <a href="/news">Castle Hills</a>.
In Brisbane, <a href="/news">Mount Gravatt</a> listed the most renovations, followed by the Southeastern suburb <a href="/news">Eight Mile Plains</a> and <a href="/news">Morningside</a>. 
<a href="/news">Glen Waverley</a> topped Victoria’s list of DIY suburbs, followed by <a href="/news">Hampton Park</a> and <a href="/news">Mitcham</a>.
The average renovation was listed around $3,500.
Gina Rushton of ServiceSeeking.com.au says majority of the renovators on their site are part of “the Bunnings market”; that is, homeowners who have braved DIY where they can then call in the experts for the more difficult task. 
“It is the age of the DIY renovator of the Bunnings market; renovators who try to only need the experts for areas in which they don’t have the tools, skills or know-how.
“It isn’t uncommon for our builders to be called into unfinished homes where people have failed to do it all themselves, possibly inspired by shows like The Block.
“Our business have told us that they spend a lot of time completing half-done renovations,” says Rushton.
Allan Bayad from Handyman-Tastic says he would much rather start from new rather than trying to fix stuff-ups.
“If you or a mate start a renovation on your own and can’t complete it, then expect a trade to come to the rescue, then prepare to pay the full price," he says.
"Nine out of 10 households usually do it wrong. It’s not easy trying to fix stuff-ups."
Kitchens and bathrooms were the most popular renovation over the six months, followed by new floors and paint jobs.
The top eight renovating suburbs for New South Wales, Queensland and Victoria are as follows:
NSW
1. <a target="_blank" href="/news">Blacktown</a>
2. <a target="_blank" href="/news">Castle Hill</a>
3. <a target="_blank" href="/news">Baulkham Hills</a>
4. <a target="_blank" href="/news">Surry Hills</a>
5. <a target="_blank" href="/news">West Pennant Hills</a>
6. <a target="_blank" href="/news">Marrickville</a>
7. <a target="_blank" href="/news">Dee Why</a>
8. <a target="_blank" href="/news">Cherrybrook</a>
QLD
1. <a target="_blank" href="/news">Mount Gravatt East</a>
2. <a target="_blank" href="/news">Eight Mile Plains</a>
3. <a target="_blank" href="/news">Morningside</a>
4. <a target="_blank" href="/news">Coorparoo</a>
5. <a target="_blank" href="/news">Annerley</a>
6. <a target="_blank" href="/news">Aspley</a>
7. <a target="_blank" href="/news">Capalaba</a>
8. <a target="_blank" href="/news">The Gap</a>
VIC
1. <a target="_blank" href="/news">Hampton Park</a>
2. <a target="_blank" href="/news">Glen Waverley</a>
3. <a target="_blank" href="/news">Mitcham</a>
4. <a target="_blank" href="/news">Reservoir</a>
5. <a target="_blank" href="/news">Mount Waverley</a>
6. <a target="_blank" href="/news">Bentleigh East</a>
7. <a target="_blank" href="/news">Craigieburn</a>
8. <a target="_blank" href="/news">Yarraville</a>
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Blacktown tops renovation nation as reality shows influencing the Bunnings market

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The RBA will most likely leave the cash rate on hold at 2.75% today. Rates should fall another 0.25% – as discussed as <a target="_blank" href="https://matusikmissive.com.au/2013/05/07/missive-extra-interest-rates/">few weeks back</a> – to make up for the federal ‘fiscal drag’.  
Where Aussie interest rates go from there depends on the direction of the Australian dollar and the amount of new housing construction.  
A high Australian dollar makes it harder for industries like manufacturing, tourism, construction and retail to be competitive.  
Despite the fundamentals for housing being sound – low and falling interest rates, pent-up housing demand, strong and increasing population growth and steady unemployment – new housing starts and new home sales continue to remain weak.  
As a result, the outlook for the Australian economy has lessened, with financial services firm JP Morgan downgrading their earlier forecasts of 3.25% economic growth in 2014, to 2.75% next year.  
This should force the RBA to cut the cash rate below 2.5%.  
At present the non-mining private sector continues to remain on the investment sidelines, and it is very much needed to help fill the void left by the ‘pullback’ in mining investment.  Note ‘pullback’ and not ‘crash’ or ‘collapse’ - but more on that next week.  
I don’t expect any great investment commitments this side of September 14 and for many months after that, to be honest. Confidence should improve post federal election, but by then we will be running into Christmas and besides… things, economically speaking, don’t happen that quickly.  
On a positive note – unless you are a builder - the RBA has little to fear from cost pressures (outside of union action) in the construction sector as building costs fell at their fastest pace in nearly four years during the March quarter.  On an annualised basis, building costs have been growing by just 2%, which is more than half the decade average growth rate.  
New housing construction has a huge multiplier effect across the economy.  It creates lots of jobs.  New housing starts must be stimulated.  Our current political crop doesn’t have the gonads to change the way property is taxed in Australia.  And we don’t have the money in the coffers anymore to take the easy route and cut property taxes such as stamp duties.  
I do note, however, we have a spare $80 million to give Bill Gates.  Now, I am all for having a world without Polio, but surely this type of donation should be coming from the likes of Clive Palmer and other billionaires first.  But I digress.  
The latest Bloomberg survey has 10 out of 21 economists forecasting a cash rate of 2.5% by the end of this year, with Westpac tipping a cash rate of 2.25% and the remainder anticipating no further rate cuts this calendar year.  At the time of writing, only two economists expect a rate cut in June.  
I think the cash rate rate could go as low as 2% by the end of this year.  The baton change from engineering to residential construction is taking much longer than anticipated.  If the Aussie dollar climbs again against the greenback, then all the more reason for a 2% cash rate.  
Given the current state of play the only lever we have to pull is interest rates. I think interest rates should fall today and then again in August – bugger the timing of the election – and then once more in November this year.  
We need to set up 2014 to be a massive year for change down under.
Michael Matusik is the founder of <a href="https://www.matusik.com.au/">Matusik Property Insights</a>, which has helped over 550 new residential projects come to fruition.  Read <a href="https://www.matusikmissive.com.au/">Michael’s Blog</a> or follow him on <a href="https://www.facebook.com/ThinkMatusik?fref=ts">Facebook</a> and <a href="https://www.twitter.com/michaelmatusik" target="_blank">Twitter</a> or connect via <a href="https://www.linkedin.com/in/michaelmatusik">LinkedIn</a>
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Change is needed to drive the Australian economy and we should start with another RBA cash rate cut: Michael Matusik

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Conveyancing is the legal transfer of a property’s title from the seller to the buyer. It is important that buyers research who they wish to use for conveyancing when they have a contract of sale on a property.
The Real Estate Institute of Queensland recommends the use of a qualified solicitor to undertake the conveyancing process.
Using a solicitor is important as they understand the laws and procedures involved with facilitating a property transfer including, payment of stamp duty, conducting searches and attending to mortgage related matters.  Using a solicitor who understands the process provides peace of mind when making what may be the largest single financial transaction of your life.
Costs associated with conveyancing include title searches, transfer duty, registration fees and solicitor’s professional fees.
Searches undertaken as part of the conveyancing process will usually include zoning, rates and outgoings and body corporates record searches where the property is a unit.
Local government searches have become important in the conveyancing process to determine how an area will develop in the years to come. They ensure major changes like new freeways and major road upgrades are not planned for the backyard of the property you are purchasing.
Searches for zoning and titles can also determine whether the property has any restrictions such as adverse planning, demolition orders, outstanding taxes or encumbrances on the title (for example, easements or caveats).
Most of these searches are standard in the conveyancing process but are often overlooked when buyers elect to do the conveyancing themselves.
It is important to understand the different roles that real estate agents and solicitors play in a residential real estate transaction.
A real estate agent, as the agent of the seller not the buyer, is responsible for obtaining the best possible price and contractual terms for the seller. The agent will receive a commission from the seller when the property is sold.
A solicitor will advise on the fairness of the proposed contract and whether or not to sign the contract as it stands. A solicitor may also suggest the inclusion of special conditions in the contract.
The REIQ always recommends that buyers contact the Queensland Law Society for details of qualified solicitors to conduct the conveyancing for their property purchase.
Pamela Bennett is chair of the <a href="https://www.google.com.au/url?sa=t&amp;rct=j&amp;q=&amp;esrc=s&amp;source=web&amp;cd=1&amp;cad=rja&amp;ved=0CD8QFjAA&amp;url=http%3A%2F%2Fwww.reiq.com%2F&amp;ei=XiesUbi2D-6jigfV_YGYCw&amp;usg=AFQjCNHYDAxb-XTUgP3_VCgg96FpGRR9gw&amp;bvm=bv.47244034,d.aGc" target="_blank">Real Estate Institute of Queensland</a>.
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The ins and outs of conveyancing: Pamela Bennett

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The average discount rate of properties in Melbourne has jumped nearly a full percentage point in one month, according to Australian Property Monitors.
The average discount in Melbourne in May was 7.3%, up from 6.4% in April.
In Canberra discount rates have dropped from 4.9% in April to 3.9% in May.
Changes in other cities were less dramatic with Perth the next biggest change, falling from 4.9% to 4.5%.
And for days on market, Adelaide was the <a href="https://www.propertyobserver.com.au/residential/no-slowing-in-canberra-house-and-unit-sales-speed-apm-heat-chart-apmnews/2013052961778" target="_blank">only capital city to show any significant improvement in April selling times</a>.
<img alt="heatchartmay30twothumb" src="/images/stories/2013/05/heatchartmay30twothumb.jpg" width="470" height="653">
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Level of vendor discounting jumps in Melbourne: APM heat chart

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A composite of both private sector and ABS housing data points to a "modest slowdown" in housing market growth, says Westpac senior economist Matthew Hassan. 
His comments follow the latest data from RP Data-Rismark showing a surprise <a target="_blank" href="/news">1.2% correction in dwelling values over May</a> despite Sydney auction clearance rates heading for their highest monthly result since April 2002. 
“The latest monthly data on Australia's housing market is a little tricky to reconcile with auction clearance rates hitting new highs in Sydney and recovering solidly in Melbourne, and a range of other market metrics pointing to continued recovery but a notable decline in prices through April-May,” says Hassan.
However, he points out that even in the two major capital cities, auction activity should only really be read as a "partial measure  as they account for about 15% of turnover in Sydney and 20% in Melbourne and tends to cover a different stock of properties compared to private sales".
To account for the volatility in monthly housing market measures, Westpac track six month annualised growth rates “for confirmation of shifts, keeping half an eye on three month growth rates near turning points”. 
It also favours using a composite of the four data providers – RP Data- Rismark, Australian Property Monitors (APM), ABS and Residex - to “strip out some of the measurement 'noise'”.
“On this basis there has been a modest slowdown from a 3.5% annual pace over the second half of last year to around 2% currently," says Hassan.
But, he adds, if the April-May weakness extends into June and is confirmed by other measures, that could be a more “pronounced slowing”.
 “Interpretation-wise, there are a few things that may account for the 'wedge' between the strong auction indicators and soft price growth – it may be that sellers are accepting lower prices in order to get sales or it may be that there is more pronounced weakness outside of the 14-20% of sales that go via auction. 
“That said, the divergence is not normally that large. 
“On balance we would tend to favour the auction data for now but will as it stands the price data is showing no indication of following earlier high clearance rate periods into double-digit price growth territory,” he says.
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April and May composite data points to "modest" slowdown in housing market: Westpac’s Matthew Hassan

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Investors should get their foot on the property ladder now while interest rates are low and heading lower and as the property market heats up, says Yellow Brick Road founder Mark Bouris.
“I think right now and for the next five years property in the major cities will become the hottest investment class you can possibly think of,” Bouris said in an interview on Channel Nine’s Saturday breakfast show.
Bouris expects the RBA to cut interest rates even further – below 2.5% - with borrowers getting bank mortgage rates at historical lows of between 4% and 4.5%.
“What [these low interest rates do] is reposition house prices upwards,” Bouris says.
“From now until about five years’ time house prices will go up quite a lot and it’s a good time to take the opportunity to invest in real estate.”
Bouris says you don't want to be entering the property market in five years’ time when you are paying the top price.
According to Bouris, property investing is a “cycle game”.
“You need to get in while the rates are coming down and make sure you are not paying the top price.
“Everything in business or investments  is all about your entry price or purchase price,” he says.
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Property the “hottest investment class” for the next five years: Mark Bouris

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Hobart houses are spending the longest time on the market - an average of 77 days - and are being discounted the most at an average of -12.2%, according to RP Data.
Hobart units are also being discounted the most around the nation at an average of -9.6% and an average of 103 days on the market, according to the week ending June 2 report. 
Melbourne comes in second with an average house discount of -8.7% and an average of 47 days on the market.
Adelaide units are the second most discounted at an average of -6.2% and an average of 76 days on the market.
<img alt="rpdatatimeonmarketjune3one" src="/images/stories/2013/06/rpdatatimeonmarketjune3one.gif" width="470" height="319">
<img alt="rpdatatimeonmarketjune3two" src="/images/stories/2013/06/rpdatatimeonmarketjune3two.gif" width="470" height="420">
<img alt="rpdatatimeonmarketjune3three" src="/images/stories/2013/06/rpdatatimeonmarketjune3three.gif" width="470" height="425">
‘Time on market’ (TOM) is simply the average number of days between when a property is first listed for sale and the contract date.
The rate of vendor discounting is the average percentage difference between the original listing price and the final selling price.
The statistics are calculated across results received by rpdata over the past week and include properties transacted over the past four weeks.
The data is based on private treaty sales only and records without a valid sale price have been excluded from the vendor discount analysis. The analysis also excludes results where there are less than 10 observations.
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Hobart spends the most time on market and discounts the most: RP Data

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So now we are officially told that Australia’s resources boom is over. The Australian Bureau of Statistics has just revealed that capital expenditure in mining peaked in mid-2012 then went into negative growth over the following six months culminating in a plunge in the March quarter of 2013 – which wiped $1.5 billion from Australia’s quarterly output.
This then turns the full attention to Australia’s non-resources sector which is not really performing all that well either. Australia’s federal government has been living in an economy nothing short of being off with the pixies given Australia’s fiscal policy is “up the creek without a paddle”.
So it will be the responsibility of the Reserve Bank of Australia (RBA) to start cutting the cash rate, starting this month, to bring the Australian dollar down to incentivise the non-mining industry. The other problem the RBA is facing will be controlling the beast from within – the real estate industry – given Sydney keeps posting auction clearance of 75%-plus. Historically, when clearance rates hit 80% our property markets are in boom mode.
Although this time around I see a totally different outcome given we are still in the hangover of the Global Financial Crisis (GFC) – so households will be more content with locking in the lowest possible mortgage rates. In Sydney we are seeing under-supply not oversupply. This scenario could very well change after the federal election on September 14 – should there be a change of government given property markets historically perform better under a Liberal government. A point the RBA will be most mindful of – the burning question now is just how low will the RBA drop the cash rate?
Australia’s GDP only increased by just 4% in the last five years which is somewhat scary given the resources industry investment last year comprised 60% of Australia’s GDP. The good news is that recent Top 100 Australian CEOs surveys welcome a Liberal government which is a positive sign for our economy. The negative is that the incoming government (like the RBA) will face the mother of all tasks finding a happy medium within the Australian economy.
<a style="padding: 0px; margin: 0px; border: 0px; outline-width: 0px; font-style: inherit; font-family: inherit; vertical-align: baseline; color: #003d7d; text-decoration: none;" target="_blank" href="https://www.smh.com.au/business/australia-the-worlds-happiest-nation-oecd-20130528-2n87z" title="Australia the world’s happiest nation: OECD ">Australia the world’s happiest nation: OECD </a>based on income, jobs, housing and health, despite signs of a slowing economy. Australia has now held the top spot for the last three years. The elephant within the economy will be what happens with employment although this can be seen as a positive as businesses have re-calibrated following the GFC to see them embarking on new strategies.
Again not much change in the volumes which still remain down when compared to this time last year. We expect this to pretty well remain the case until August when vendors start engaging the property markets based on the upcoming election hype.
<img src="/images/stories/2013/06/simeonjune3one.gif" width="470" height="333" alt="simeonjune3one">
Source: Australian Property Monitors
<h4>MOSMAN – 2088</h4>
• Number of houses on the market this time 2012 – 97 • Number of houses on the market last week – 83 • Number of houses on the market this week – 85 • Number of apartments on the market this time 2012 – 101 • Number of apartments on the market last week – 67 • Number of apartments on the market this week – 64
<h4>CREMORNE – 2090</h4>
• Number of houses on the market this time 2012 – 15 • Number of houses on the market last week – 8 • Number of houses on the market this week – 8 • Number of apartments on the market this time 2012 – 36 • Number of apartments on the market last week – 19 • Number of apartments on the market this week – 15
<h4>NEUTRAL BAY – 2089</h4>
• Number of houses on the market this time 2012 – 18 • Number of houses on the market last week – 9 • Number of houses on the market this week – 11 • Number of apartments on the market this time 2012 – 56 • Number of apartments on the market last week – 28 • Number of apartments on the market this week – 34
From an economic viewpoint it was pleasing to read Alan Kohler write on Business Spectator – <a target="_blank" href="https://www.propertyobserver.com.au/https://www.businessspectator.com.au/comment/310641" title="How Abbott would raise Hilmer from the dead ">How Abbott would raise Hilmer from the dead </a>– “The Coalition is planning to resurrect National Competition Policy if elected in September, including paying state governments to privatise. It’s also looking at ways to encourage infrastructure spending by providing Commonwealth guarantees and attracting investment from super funds, and is also considering keeping accelerated depreciation for business development.”
It is no secret that Australia needs a major infrastructure injection to get the non-mining industries back on the front foot. For this to happen we could very well see Australia’s cash rate fall to as low as 2%.
The next few months will be fascinating although we can expect to see businesses having a greater say to the Liberal government which will be in contrast to unions telling the Labor government how to run the economy. Based on polling it is quite apparent that Australians much prefer the former.
Robert Simeon is a director of <a rel="nofollow" target="_blank" href="https://www.rwm.com.au/" title="RWM">Richardson  Wrench Mosman and Neutral Bay </a>and has been selling residential real estate in Sydney since 1985. He has also been writing real estate blog <a rel="nofollow" target="_blank" href="https://www.rwm.com.au/news/" title="Virtual Realty News">Virtual Realty News</a> since 2000. The RWM real estate model has sold in excess of $1 billion in database sales globally.
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robertsimeon-hRNTwJyXkQ

RBA will have to cut cash rate to support non-mining industries: Robert Simeon

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Property investors should not be too alarmed at the <a href="/news">1.2% fall in capital city house prices recorded over May</a> by RP Data- Rismark, suggests economist Christopher Joye.
Weekly auction clearance rates suggest the housing market remains “in very good shape” writes Joye in The Australian Financial Review today.
He says the latest decline may be the result of people “questioning the outlook” following the May 7 rate cut – as happened a year ago, when consumer confidence “barely budged” and house prices fell 1.1% despite a surprise double (50 basis points) rate cut on May 2.
“It took until June and July for house prices and consumer confidence to belatedly respond,” writes Joye.
Joye says it would be a “real surprise” if house prices and mortgage lending did not rise in the coming months spurred on by low mortgage rates below 5%.
His comments suggest the RBA won’t response to the latest housing market data with a rate cut given the recent weakness in the Australian dollar give it a “more accommodative policy stance than it originally planned”.
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