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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Sydney’s auction clearance has burst through the 80% mark, according to the latest preliminary weekly results from RP Data.
RP Data figures showed 80.3?per cent of 623?auctions were sold in ­Sydney over the past week.
<img alt="rpdatacapitalsjune3onethumb" src="/images/stories/2013/06/rpdatacapitalsjune3onethumb.gif" width="470" height="245">
There was a  78% success rate on Saturday according to Australian Property Monitors.
The highest priced property was a waterfront reserve five-bedroom home at 4 Cheyne Walk, Castlecrag, which sold under the hammer for $3,270,000 through LJ Hooker agent Heidi King who revealed the reserve was $3.05 million for the unrenovated 1960s home with direct access to a Middle Harbour sandy beach.
A Bay Street Mosman home was passed in on a $5.5 million vendor bid and a Lang Road, Centennial Park property at a $6.5?million vendor bid.
<img alt="rpdatacapitalsjune3twothumb" src="/images/stories/2013/06/rpdatacapitalsjune3twothumb.gif" width="470" height="190">
In Melbourne, the Real Estate Institute of Victoria recorded a 74% success rate from 720 results within the 822?offerings. It was an improvement on the clearance rate in May which was 70% from 2,848 auctions, the REIV said.
The most expensive sale in Melbourne was a four-bedroom federation home on Nimmo Street, Middle Park at $3.93?million through ­Marshall White.
With the number of properties sold before scheduled auction over the weekend at around 15%, the Melbourne buyers' advocate Mal James advised it suggested a strong market in the $1 million-plus bracket.
"This trend seems to be being driven by buyers’ fear of missing out on a good property in a rising market.
"Rather than attend a hot auction and miss out because someone else has more money on the day, buyers are preferring to secure the property with a strong offer beforehand. "It can be a good buying strategy if buyers understand the issues.
"But there's no guarantee they will pay less this way.
"They will be negotiating directly with the vendor - and their agent - rather than against direct competition of other buyers in the auction.
"And we still think that the auction system is the most open and transparent market you can get," Mal James advised. "However the high number of bought-befores does confirm that this is still a strong market, and that anything of good quality is being hard fought for by buyers frustrated at an otherwise fairly ordinary choice of stock."

Both major capitals auction activity declines for the Queen's Birthday long weekend.
There are 840?auctions scheduled for Melbourne the weekend after the Queen’s Birthday holiday, which REIV said was a virtual record high, second only to the same weekend in 2010 when the ­Melbourne residential market was at its peak.
The most expensive sale at the weekend was a four-bedroom federation home on Nimmo Street, Middle Park at $3.93?million. It was listed with ­Marshall White.
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jchancellor-FAypfDUnLy

RP Data puts Sydney's clearance rate at 80%

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Perth was the only mainland capital city to buck a "broad-based" 1.2% decline in capital city dwelling values in May, the latest RP Data- Rismark monthly index shows.
This follows a 0.5% fall in April with RP Data-Rismark recording an eight capital city median value of $491,000 for May.
Capital city dwelling values are now just 1.1% higher over the first five months of 2013 and 2.9% higher compared to May last year, when the market bottomed out following a a 7.4% peak-to-trough fall.
Melbourne stood out as being one of the weakest performers with values down 2.1% over May and 1.9% over the quarter to a median of $512,500.
Adelaide dwelling values fell 2.3% to $380,000, Sydney dwelling values fell 1% to $580,000 and Brisbane dwelling values fell 0.9% to $425,000.
In contrast, Perth dwelling values lifted 1% over May to a median of $500,000 with the gain restricted to detached houses, which lifted 1.1% over May to a median of $519,000 with Perth unit values falling 0.4% to $423,250.
Perth house values are up 6.9% over the past 12 months while unit values have fallen 0.5% over the same period.
Click to enlarge
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/2013/06/rpdataindexjune3one.gif"><img src="/images/stories/2013/06/rpdataindexjune3onethumb.gif"></a>
Among the smaller capital city markets, Darwin experienced a notable correction, with its dwelling values down 3.5% to $487,500 while Canberra dwelling values fell 1.3% to $512,250.
Dwelling values declined despite key housing market metrics such as auction clearance rates, vendor discounting, time-on-market and transaction volumes performing well with a drop in consumer confidence and weak mortgage growth factors in receding property values.
According to Rismark CEO Ben Skilbeck there are one of two means by which these metrics improve: “either buyers increase their offer price in order to meet vendor expectations or, alternatively, vendors reduce their expectations in order to meet buyer offers”.
“The first is usually associated with a rising market, while the second relates to a flat or declining market.
“If credit growth is anaemic and consumer confidence is weak, both of which is currently the case, it’s a good indication that strength in auction clearance rates, and other associated metrics, may largely be driven by vendors reducing their initial expectations in order to meet buyer offers.
“Given the weak housing markets of 2011 and 2012 were followed by a very robust 2013 first quarter, we may well be seeing some natural market volatility associated with vendors acquiescing and taking the opportunity to sell,” he says.
<a href="https://www.propertyobserver.com.au/residential/price-growth-didn-t-emerge-amid-stellar-sydney-autumn-auction-results-and-speedy-private-treaty-sales/2013053061705" target="_blank">The same point </a> - that a stellar autumn auction season and speedy private treaty sales did not translate into price growth - was made on Property Observer last week.
Combined with these metrics, the May 7 RBA rate cut to 2.75% - passed on in full by nearly all lenders – also failed to drive up property values.
<img src="/images/stories/2013/06/rpdatachartjune3onethumb.gif" width="470" height="173" alt="rpdatachartjune3onethumb">
RP Data national research director Tim Lawless notes that the fall in dwelling values over the month of May and for the quarter was “broad-based with all capital cities apart from Perth and Hobart (up 2.2% over May to $321,000) recording a fall in values over the month, and with half of the capital cities recording a fall in values over the quarter”.
Despite its correction in May, Darwin remains the strongest performing housing market since the market bottomed out in May last year with values up 10.1%
It also has the highest gross rental yields for both houses (6.2%) and units (6.3%).
Melbourne is the weakest rental market with houses offering a gross rental yield of 3.7% and Melbourne units at 4.6%.
Lawless says the weak May result comes on the back of a substantial fall in consumer confidence over both April and May which can partly be attributed to a growing level of uncertainty about domestic economic conditions and possibly a sour reaction by consumers to the Federal Budget announcements in mid-May.
“The RP Data-Rismark daily index tracked higher from late April through to the 10th of May, and then went into a consistent decline over the remainder of the month.
“How much of this downwards pressure can be attributed to the lower confidence reading is anyone’s guess, but the correlation of housing market conditions with consumer confidence is a strong one.
“If we see confidence levels remain in the doldrums, there is likely to be a similar dampening effect on the housing market,” he says.
RP Data’s combined capital city index is stock weighted, meaning that larger cities like Sydney, Melbourne and Brisbane have a larger impact on the aggregated results.
“With Melbourne dwelling values down by 2.1% over the month and 1.9% over the last three months, the pull-down effect on the aggregated index has been substantial,” says Lawless.
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Perth bucks 1.2% "broad-based" property market decline in May: RP Data-Rismark

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With expectations strong that the RBA will leave the cash rate on hold tomorrow at 2.75%, the latest APRA banking figures provide a sobering reminder of just how the dominant the major banks are in the home loan market.
And how far behind the so-called “fifth banking pillar” is in reality.
The Commonwealth Bank is Australia’s biggest mortgage lender by some distance with an owner-occupier home loan book of $219 billion, followed by Westpac ($170 billion), NAB ($141 billion) and ANZ ($128 billion), the APRA April figures show.
The fifth biggest mortgage lender to owner-occupiers is ING Direct with a home loan book of $27.6 billion followed by the regional banks Suncorp ($24 billion), Bendigo &amp; Adelaide Bank ($16 billion) and Bank of Queensland ($12.5 billion).
Collectively, these second-tier banks have a mortgage book of around $80 billion, still nearly $50 billion below that of the smallest of the big four banks, ANZ.
In investment housing lending, the top two reverse with Westpac leading the pack with a $125 billion mortgage book followed by the Commonwealth Bank ($98 billion), NAB ($53 billion) and ANZ ($49 billion).
Bank of Queensland is the fifth-biggest investment mortgage lender ($10.5 billion) followed by Suncorp ($9.8 billion), ING ($9.7 billion) and Bendigo and Adelaide Bank ($9.6 billion).
For borrowers considering taking out a home loan with one of the big four banks or refinancing into a big four bank home loan, these are their lowest advertised fixed and variable offerings:
Standard variable rates:
<table border="1" cellspacing="0" cellpadding="0" width="346"><tbody>
<tr>
<td width="134" valign="top">
Provider
</td>
<td width="97" valign="top">
Rate
</td>
<td width="116" valign="top">
Comparison rate*
</td>
</tr>
<tr>
<td width="134" valign="top">
NAB
</td>
<td width="97" valign="top">
6.13%
</td>
<td width="116" valign="top">
6.22%
</td>
</tr>
<tr>
<td width="134" valign="top">
ANZ
</td>
<td width="97" valign="top">
6.13%
</td>
<td width="116" valign="top">
6.23%
</td>
</tr>
<tr>
<td width="134" valign="top">
Commonwealth
</td>
<td width="97" valign="top">
6.15%
</td>
<td width="116" valign="top">
6.29%
</td>
</tr>
<tr>
<td width="134" valign="top">
Westpac
</td>
<td width="97" valign="top">
6.26%
</td>
<td width="116" valign="top">
6.39%
</td>
</tr>
</tbody></table>
Discount variable rate package offerings:
<table border="1" cellspacing="0" cellpadding="0" width="470"><tbody>
<tr>
<td width="134" valign="top">
Provider
</td>
<td width="124" valign="top">
Loan name
</td>
<td width="97" valign="top">
Rate
</td>
<td width="116" valign="top">
Comparison rate*
</td>
</tr>
<tr>
<td width="134" valign="top">
NAB
</td>
<td width="124" valign="top">
NAB Choice Package with 85 basis point saving $500k+)
</td>
<td width="97" valign="top">
5.28%
</td>
<td width="116" valign="top">
5.66%
</td>
</tr>
<tr>
<td width="134" valign="top">
Commonwealth Bank
</td>
<td width="124" valign="top">
Wealth Package 80 basis point saving
</td>
<td width="97" valign="top">
5.35%
</td>
<td width="116" valign="top">
N/A
</td>
</tr>
<tr>
<td width="134" valign="top">
ANZ
</td>
<td width="124" valign="top">
Breakfree Home Loan Package with 70 basis point discount ($700k+)
</td>
<td width="97" valign="top">
5.43%
</td>
<td width="116" valign="top">
5.50%
</td>
</tr>
<tr>
<td width="134" valign="top">
Westpac
</td>
<td width="124" valign="top">
Premier Advantage Package with 70 basis point discount
</td>
<td width="97" valign="top">
5.56%
</td>
<td width="116" valign="top">
N/A
</td>
</tr>
</tbody></table>
Lowest one-year fixed-rate offerings
<table border="1" cellspacing="0" cellpadding="0" width="470"><tbody>
<tr>
<td width="137" valign="top">
Provider
</td>
<td width="123" valign="top">
Loan name
</td>
<td width="95" valign="top">
Rate
</td>
<td width="114" valign="top">
Comparison rate*
</td>
</tr>
<tr>
<td width="137" valign="top">
Westpac
</td>
<td width="123" valign="top">
Choice account and Premier Advantage package (limited time offer)
</td>
<td width="95" valign="top">
4.79%
</td>
<td width="114" valign="top">
5.87%
</td>
</tr>
<tr>
<td width="137" valign="top">
NAB
</td>
<td width="123" valign="top">
NAB Choice Package
</td>
<td width="95" valign="top">
5.09%
</td>
<td width="114" valign="top">
5.86%
</td>
</tr>
<tr>
<td width="137" valign="top">
ANZ
</td>
<td width="123" valign="top">
Breakfree Home Loan Package with 15 basis point discount
</td>
<td width="95" valign="top">
5.19%
</td>
<td width="114" valign="top">
5.66%
</td>
</tr>
<tr>
<td width="137" valign="top">
Commonwealth Bank
</td>
<td width="123" valign="top">
Wealth Package
</td>
<td width="95" valign="top">
5.19%
</td>
<td width="114" valign="top">
5.97%
</td>
</tr>
</tbody></table>
Lowest three-year fixed-rate offerings
<table border="1" cellspacing="0" cellpadding="0" width="470"><tbody>
<tr>
<td width="131" valign="top">
Provider
</td>
<td width="131" valign="top">
Loan name
</td>
<td width="96" valign="top">
Rate
</td>
<td width="111" valign="top">
Comparison rate*
</td>
</tr>
<tr>
<td width="131" valign="top">
ANZ
</td>
<td width="131" valign="top">
Breakfree Home Loan Package with 15 basis point discount
</td>
<td width="96" valign="top">
4.99%
</td>
<td width="111" valign="top">
5.39%
</td>
</tr>
<tr>
<td width="131" valign="top">
NAB
</td>
<td width="131" valign="top">
NAB Choice Package
</td>
<td width="96" valign="top">
5.09%
</td>
<td width="111" valign="top">
5.80%
</td>
</tr>
<tr>
<td width="131" valign="top">
Commonwealth Bank
</td>
<td width="131" valign="top">
Wealth Package
</td>
<td width="96" valign="top">
5.09%
</td>
<td width="111" valign="top">
5.86%
</td>
</tr>
<tr>
<td width="131" valign="top">
Westpac
</td>
<td width="131" valign="top">
Fixed with 20 basis points discount
</td>
<td width="96" valign="top">
5.29%
</td>
<td width="111" valign="top">
N/A
</td>
</tr>
</tbody></table>
*A comparison rate includes both the interest rate and the fees and charges relating to a loan, combined into a single percentage figure.
For information on refinancing, watch our free webinar <a href="/news">The Do's and Don’ts of Refinancing Your Existing Home Loan ... and How to Avoid Unnecessary Hurdles</a>.
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Cash rate likely to remain on hold in June: cheapest Big Four banks fixed and variable offerings

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There is "medium-term risk" of house prices rising too fast and Australia entering housing "bubble territory", says The Australian Financial Review’s economic commentator David Bassanese.
Bassanese expects the RBA to have a “fairly easy” decision to make about leaving the cash rate on hold at 2.75% when it meets tomorrow, but beyond that the path is uncertain.
He says the RBA would want a “reasonable lift” in established house prices as part of a recovery in non-mining sectors of the economy but would not want house prices to rise “too far or too fast” – the reason it is likely to be cautious about cutting rates “anytime soon”.
He still maintains the belief that there is one more 25 basis point rate cut on the cards.
He expects house prices to rise by around 10% to 15% over the course of the RBA’s easing cycle, peaking around mid-2014 and says the recent improvements in home sales rates in NSW suggests house prices are moving in the right direction.
“Having been flat for several years, they are not yet in danger of reaching bubble territory – though that remains a medium-term risk,” he says.
Since November 2011 the RBA has cut the cash rate by 200 basis points from 4.75% to 2.75%.
As noted by <a href="/news">AMP Capital chief economist Shane Oliver in May</a>, house prices had risen just 1.9% a year-and-a-half into the easing cycle since November 2011 compared with an 11% gain in the last easing cycle, which commenced in September 2008.
RP Data- Rismark will today report around <a href="https://www.propertyobserver.com.au/residential/autumn-blues-as-dwelling-values-dip-again-in-may-rpdata-timlawless/2013052661671" target="_blank">a 1% correction in house prices</a> following a 0.5% decline in April.
<a href="/news">Twenty four out of twenty five economists</a> polled by Bloomberg expect the RBA to leave the cash rate on hold in June when it meets on Tuesday.
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"Medium-term risk" of Australia reaching housing “bubble territory”: David Bassanese

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Tax time is approaching and many readers will be digging out their paperwork, putting their finances in order. Why not use this time to give yourself a financial health check? Here are some questions you need to ask yourself:
Home Loans
Have you reviewed your home loan in the past 12 months? There’s a spread between standard variable mortgage rates of around 5-6.2%. That’s a potential repayment difference of around $235 a month on a $300,000 mortgage. Are you getting the features you need and avoiding paying for the features you don’t use? Do you need a credit card or an offset loan? Check you are paying fortnightly – this will pay off your loan faster.
Insurance
Are you appropriately covered? Take a look at your home and contents – what would it cost to replace your belongings if something went wrong? What about life insurance? You want to make sure all your debts are covered and your family has enough to live off in case something happened to you. It’s worth also looking into trauma and/or income protection cover in the event of an illness or accident. If you had to stop working, how would you pay your household bills? If you don’t know what you need, engage an adviser to help you get the best premiums and ensure you’re adequately covered.
Savings
Do you know how much you have in savings? Do you have a plan for it? Cash is valuable and you can’t let it be eaten by inflation. Review the interest rates you are paid and compare it with other products, whether they are savings accounts or term deposits. The comparison sites are excellent for this.
Super
Do you know how much you have in super and how it’s performing? Go to your account and see how much you have, and what it is returning. Also, look closely at what fees are coming out: super funds vary in their overall fees by a factor as large as 2 per cent per year. Even if you go to a fund charging 1 per cent less than your current fund, the difference – over 30 years – adds up to tens of thousands of dollars. Small differences in fund performance produce big results in the long run, so spend some time selecting your investment options. Match volatility to your risk profile and life stage. Have a look at your original goals and assumptions: are they real? Do you really know how much you’ll need to live well in retirement?
Household costs
How much are you paying just to live? Review your telephone packages, your internet, your electricity/gas account and your petrol bill. By simply reviewing these household overheads, most people can save over $100 a month, which could be put to good use on your loan or in your super.
You won’t regret making this a habit. Remember, that a dollar saved is better than a dollar earned – you don’t pay tax on it.
Mark Bouris is executive chairman of <a href="https://www.ybr.com.au/" rel="nofollow" target="_blank">Yellow Brick Road</a>, a financial services company offering home loans, financial planning, accounting and tax, and insurance.
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mbouris-tauSvXGAM2

Give yourself a financial health check as tax time approaches: Mark Bouris

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This week I read with interest Melbourne’s newly released discussion paper, produced by the City of Melbourne, entitled ‘Future Living.’  
Once past the holiday brochure-inspired pictures designed to give the impression that a diverse range of attractive multicultural individuals are happily enjoying life in their rather ‘grand’ looking inner city studio apartments, <a href="https://www.melbourne.vic.gov.au/BuildingandPlanning/FutureGrowth/Documents/future_living_discussion_paper.pdf" target="_blank">the 'vision' is set forth</a>.  
Lord Mayor Robert Doyle opens with a commendable statement:  
“As Melbourne continues to evolve and attract more residents, good quality homes will be crucial.”  
The phrase ‘good quality’ deserves to be emphasised – as does ‘homes’ – as these are two areas of importance which have arguably been ignored in recent years.  
He goes on:  
“Our aspiration is for an inner city where housing is affordable, well-designed and meets the diverse needs of our residents. New housing must also be well planned and developed in ways that create safe and welcoming neighbourhoods, close to where people work.”  
You’d be hard pushed to argue with the noble intentions stated above.  Despite my many criticisms of Melbourne’s development projects, we remain an enviable ‘walkable’ city in the eyes of those who visit either locally or overseas.  
However, it has been clear for some time that Melbourne is undergoing a growth spurt which threatens exceed what both housing and services are able to comfortably deliver. And in response to an ageing population’s needs, the city is under pressure to provide a broad range of additional services to shelter a forecasted increase in the municipality’s population, from a current 100,000 to an estimated 180,000 by 2031.  
The paper invites discussion and should be applauded for the detail contained within its chapters.  It addresses issues such as minimum sizes for apartments, needed storage space for an average couple or individual (a big issue for apartment dwellers), parking facilities for a resident populous unwilling or unable to give up their vehicles. It also makes mention of critical points I have directed at current high-rise projects in previous columns, principally the difference between designing for investors/student renters, and home buyers.  
In my opinion, this is an important requirement.  For too long, the ‘squeeze as many on the block as possible’ mantra has dominated our skylines.  I doubt Melbourne's Lord Mayor has the time or opportunity to visit many of the completed high-rise blocks created to address the much spruiked housing shortage in which quality is often lacking. For want of a better term, much of it is ‘overpriced rubbish.’  
I've walked through many of the new developments, and from an owner-occupier perspective, unless the purchase is for one of the “luxury” units designed with the professional city worker in mind, the relatively small one and two bedroom apartments featured as “affordable” tend to fall into the investment sector of the market not just because of tight lending restrictions banks impose on first-home buyers for this type of accommodation - rather high owners’ corporation fees set aside to service the lifts and other security features, a lack of natural light, poorly thought out floor plans, and low quality appliances, place the units currently being updated by the rookie renovators on The Block, a far more desirable proposition.
 
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Therefore it's no surprise to find many are sold off plan to overseas buyers who are never required to set foot on the premises.
And as the paper points out, it's likely we're going to see ‘more of the same,’ as the new growth will be predominantly apartments, which have already accounted for 93% of the builds in the municipality over the past six years.
With any city plan, it's important to get the ingredients right, because one of the reasons vacancy rates are so high in many of the already established buildings in the Docklands or Southbank (as an example,) is due to a significant number of buyers who find the current standard of accommodation, neither desirable, nor affordable. Put simply, our consumer market doesn’t want to buy it – or rent it, and therefore the exercise so far, has failed to fulfil its purpose.  
Design and raising the standards of our inner city developments to ensure they last decades not years – employing good natural light, adequate private outdoor space, quality assured safety standards (something I have addressed previously,) and the ability to live side by side without fear of waking in the middle of the night to hear the next door neighbour’s television ‘insomniac’ watching activities, is very important.  
Various <a href="https://www.nber.org/mtopublic/" target="_blank">social studies</a> have shown, even without a change in financial status, an upgrade in living standards provided primarily through wise and well thought-out development which in principal, shouldn’t increase the capital cost, is enough to improve the health and wellbeing of residents, lowering the propensity for depression and other related illnesses.
And it’s fair to suggest, we’ll be seeing a greater proportion of renters opting for apartment living not only represented by a falling share of first-home buyers who have been termed ‘generation rent,’ but also home owners who are finding work related activities require periods of tenancy as excessive stamp duty charges deter any feasibility of a quick ‘profitable’ move. In other words, we also have a growing demographic of ‘generation invest’ - those who own, whilst renting their principle place of residence.  
However, at present, no matter how many apartments are built, there is no getting away from the fact, that home owners prefer low density – it’s been shown the elderly overwhelmingly downsize into medium density accommodation thereby avoiding high density developments – in fact latest figures show the proportion of elderly residents living in high density housing is on the decline.  Currently 5.6 per cent of our population reside in high density accommodation, however, only a meagre 4.1 per cent of those aged over 65, and there’s nothing to show a change is underway – if anything, the reverse is the case.  
Younger generations in their 20s and 30s have a better propensity towards high density housing and the proportion is increasing; however figures still only peak at around 14% at the age of 27 and the trend across all age groups is marginal, with only 1 in 20 choosing this form of accommodation nationwide (as of 2011.)  
This issue isn’t just a symptom of inner city development.  I’ve written previously about the need to establish quality housing for a larger proportion of buyers who will accept townhouse living, but reject high density developments and it is possible to accommodate an equal number of residents in medium density dwellings without building to the skies as movements such as <a target="_blank" href="https://www.policyexchange.org.uk/images/publications/create%20streets.pdf">Create Streets</a> in the UK, and Robert Dalziel - the London-based architect for Rational House, who visited nine cities around the world, including Mexico City, Shanghai and Berlin, to examine how to make high-density living agreeable for a broad demographic of home buyers, has shown in his book – commissioned and published the Royal Institute of British Architects: entitled <a target="_blank" href="https://www.propertyobserver.com.au/https://www.amazon.com/House-In-The-City-Architecture/dp/1859464521">A House in the City — Home Truths in Urban Architecture.</a>
 
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I’d suggest the construction industry would improve two-fold if we placed the same level of intelligence and innovation in Australia’s future design. However, at present, there’s little hope because it’s far more ‘profitable’ to build apartment blocks or multi-story dwellings, aimed at investors and housed by student renters, than it is to increase the supply of new accommodation for our home-buying demographic. And herein lays the problem.  
Architectural design is something that is often missed in the race to develop.  Too often it’s been claimed that planning departments sit in the pockets of developers who are under pressure to cut all possible corners in an effort to maximise profit.  
It also needs to be understood that whilst a push to increase underling supply is top of mind for city planners, developers are currently having tremendous difficulty financing proposed projects – there has been plenty of suggestion that banks won’t lend for a site, unless there is 100% debt cover – and in certain cases even more.  
In light of this, developers are pressured to pay vastly inflated commissions to achieve the pre-sale targets set out by the banking system – which as we’re all aware, lacks competition and is limited to just four major avenues.  
And therefore, even with a fancy research paper such as Melbourne’s ‘Future Living,’ investigating a ‘wish list’ of ‘wants,’ as far as a developer is concerned, if requirements become inflexible, producing an increase in the capital cost thereby resulting in a stagnation of sales for which they are unable to profit, it will have a roll on effect to supply.  
There are ways to solve the conundrum – but once again, it means thinking outside the square, attacking the system on a number of fronts (easier access to funding being one area of importance), and perhaps taking a clue from international markets which are centuries down the line in terms of inner city innovation.  
For example, as well as the ‘low density’ frameworks I cited above, there is method employed in Argentina in which architects construct apartment buildings funded directly from the ‘clients’ which rather than being a single developer, are a consortium of home buyers/investors who often end up being the eventual occupiers.  The method employs a “Fideicomiso” legal trust and works well in medium density projects on sites in which larger developers often overlook as being unprofitable – allowing smaller architects a leading edge in this field.  
One person at the forefront of the research is <a href="https://www.eliasredstone.com/about/" target="_blank">Elias Redstone</a> – editor-in-chief and co founder of the ‘London Architecture Diary,’ – therefore there is <a href="https://blog.britishcouncil.org/2013/04/26/fideicomiso-uk-argentina-architecture/" target="_blank">plenty of information</a> already available on the popular ‘self build’ model which can potentially help to increase ‘quality’ supply where there is already an existing problem of in-completed projects.  
I said above, in Sydney, where standards are arguably better, the market is under-supplied due to increased capital cost and a stricter enforcement of regulations. In Melbourne, the CBD is over-supplied with an arguable abundance of low grade ‘rubbish’ – therefore planning successfully for a larger population (fulfilling the wish list of future residents) and thereby ensuring developments are sold and remain fully occupied, is not going to happen under the current model of thinking. We need to explore other avenues.
Catherine Cashmore is a market analyst with extensive experience in all aspects relating to property acquisition.
 
 
 
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Melbourne's future plan has admirable goals but new strategies are needed to achieve them: Catherine Cashmore

<html><body>Australian Property Monitors (APM) has released a list of auction results in Brisbane for the weekend of June 1. <a target="_blank" href="https://www.homepriceguide.com.au/saturday_auction_results/Brisbane.pdf" rel="nofollow" style="font-size: 14px;">Click here</a> for the auction results, and click on each street address to see the property's marketing.</body></html>

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APM's Brisbane auction results for June 1 weekend

<html><body>Australian Property Monitors (APM) has released a list of auction results in Adelaide for the weekend of June 1. <a href="https://www.homepriceguide.com.au/saturday_auction_results/Adelaide.pdf" target="_blank" rel="nofollow" style="font-size: 14px;">Click here</a> for the auction results, and click on each street address to see the property's marketing.</body></html>

APM's Adelaide auction results for June 1 weekend

<html><body>Australian Property Monitors (APM) has released a list of results from 287 auctions in Melbourne for the weekend of  June 1. <a target="_blank" href="https://www.homepriceguide.com.au/saturday_auction_results/Melbourne.pdf" rel="nofollow" style="font-size: 14px;">Click here</a> for the auction results, and click on each street address to see the property's marketing.</body></html>

APM's Melbourne auction results for June 1 weekend

<html><body>Australian Property Monitors (APM) has released a list of results from 327 auctions in Sydney for the weekend of June 1. The clearance rate was 77.9%. <a href="https://www.homepriceguide.com.au/saturday_auction_results/Sydney.pdf" target="_blank" rel="nofollow" style="font-size: 14px;">Click here</a> for the auction results, and click on each street address to see the property's marketing.</body></html>

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