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

<html><body>
Of the five Brisbane suburbs identified as ‘top picks’ by property investment adviser Sam Saggers just over a year ago, just one has to date been a solid performer, Property Observer analysis reveals.
Saggers identified South Brisbane, Stafford, Newmarket, Annerley and Clayfield as his 'best buy' suburbs in the March 2012 issue of Smart Property Investment magazine based on annual RP Data figures to December 2011.
Saggers said at the time that from 2013 Brisbane would experience "double digit price growth" with a market high in 2016/2017 and with the five-year forecast “looking good”.
Currently, RP Data has Brisbane property values up 1.2% for the first four months of the year, suggesting double digit annual growth could be some way off.
However, he was not the only one to forecast a turnaround for the Brisbane market.
Researchers BIS Shrapnel anticipating, in late 2011, a moderate improvement in prices from January 2012 as the market entered a “consolidation phase” following a decline exacerbated by the December 2010 floods.
Of Saggers' five suburb picks, Stafford, six kilometres north of the CBD, is showing the best long-term prospects.
Stafford median house prices appear to have bottomed out after a 2% fall over 2012 to be 2% up over the 12 months to March 2013 from 84 sales.
Apartments in Stafford are performing even better with median prices up 7% based on 118 sales over the 12 months to March 2013.
House prices in Newmarket, five kilometres north west of the Brisbane CBD, appear to be close to bottoming out having declined by 6% in 2012 they are now just 1% down over in March based on annualised sales data.
In Annerley, six kilometres south of the CBD, both house and unit median prices have fallen substantially.
House prices are down 5% and unit prices are down 7% based on more than 114 house sales and 130 unit sales.
Clayfield is another poor performer to date with a 9% drop in the median house price from 86 sales and a more modest (but declining) 2% drop in unit prices based on 167 sales.
The South Brisbane unit market has also yet to fire. 
HOUSES
<table cellpadding="0" cellspacing="0" border="1" style="width: 470px;"><tbody>
<tr>
<td width="111" valign="top">
 
</td>
<td width="76" valign="top">
Median house price Dec 2011
</td>
<td width="76" valign="top">
Median house price March 2013
</td>
<td width="66" valign="top">
12 month change to Dec 2012
</td>
<td width="66" valign="top">
12 month change to March 2013
</td>
</tr>
<tr>
<td width="111" valign="top">
<a target="_blank" href="/news">Annerley</a>
</td>
<td width="76" valign="top">
$552,500
</td>
<td width="76" valign="top">
$525,000
</td>
<td width="66" valign="top">
-3%
</td>
<td width="66" valign="top">
-5%
</td>
</tr>
<tr>
<td width="111" valign="top">
<a href="/news">Clayfield</a>
</td>
<td width="76" valign="top">
$860,000
</td>
<td width="76" valign="top">
$800,500
</td>
<td width="66" valign="top">
-7%
</td>
<td width="66" valign="top">
-9%
</td>
</tr>
<tr>
<td width="111" valign="top">
<a href="/news">Newmarket</a>
</td>
<td width="76" valign="top">
$658,000
</td>
<td width="76" valign="top">
$644,000
</td>
<td width="66" valign="top">
-6%
</td>
<td width="66" valign="top">
-1%
</td>
</tr>
<tr>
<td width="111" valign="top">
<a href="/news">Stafford</a>
</td>
<td width="76" valign="top">
$452,500
</td>
<td width="76" valign="top">
$447,250
</td>
<td width="66" valign="top">
-2%
</td>
<td width="66" valign="top">
+2%
</td>
</tr>
<tr>
<td width="111" valign="top">
<a href="/news">South Brisbane</a>
</td>
<td width="76" valign="top">
$805,000
</td>
<td width="76" valign="top">
N/A
</td>
<td width="66" valign="top">
-17.3%*
</td>
<td width="66" valign="top">
N/A**
</td>
</tr>
</tbody></table>
*From only seven sales **Just one sale recorded in 2013
 Source: RP Data
UNITS
<table cellpadding="0" cellspacing="0" border="1" style="width: 470px;"><tbody>
<tr>
<td width="111" valign="top">
 
</td>
<td width="76" valign="top">
Median house price Dec 2011
</td>
<td width="76" valign="top">
Median house price March 2013
</td>
<td width="66" valign="top">
12 month change to Dec 2012
</td>
<td width="66" valign="top">
12 month change to March 2013
</td>
</tr>
<tr>
<td width="111" valign="top">
<a href="/news">Annerley</a>
</td>
<td width="76" valign="top">
$399,000
</td>
<td width="76" valign="top">
$369,000
</td>
<td width="66" valign="top">
-5%
</td>
<td width="66" valign="top">
-7%
</td>
</tr>
<tr>
<td width="111" valign="top">
<a href="/news">Clayfield</a>
</td>
<td width="76" valign="top">
$415,000
</td>
<td width="76" valign="top">
$357,500
</td>
<td width="66" valign="top">
+3%
</td>
<td width="66" valign="top">
-2%
</td>
</tr>
<tr>
<td width="111" valign="top">
<a href="/news">Newmarket</a>
</td>
<td width="76" valign="top">
$370,000
</td>
<td width="76" valign="top">
$380,000
</td>
<td width="66" valign="top">
-1%
</td>
<td width="66" valign="top">
-4%
</td>
</tr>
<tr>
<td width="111" valign="top">
<a href="/news">Stafford</a>
</td>
<td width="76" valign="top">
$346,000
</td>
<td width="76" valign="top">
$389,080
</td>
<td width="66" valign="top">
+7%
</td>
<td width="66" valign="top">
+7%
</td>
</tr>
<tr>
<td width="111" valign="top">
<a href="/news">South Brisbane</a>
</td>
<td width="76" valign="top">
$456,000
</td>
<td width="76" valign="top">
$460,000
</td>
<td width="66" valign="top">
-2%
</td>
<td width="66" valign="top">
-3%
</td>
</tr>
</tbody></table>
Source: RP Data
Image of jacaranda tree by Richard Fisher, courtesy of Flickr.
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lschlesinger-FZcF9M3vE6

Stafford blooms but four out of five Sam Saggers Brisbane hotspots yet to show promise

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Capping off Sydney’s strongest autumn home auction market for three years, Sydney's weekend clearance rate was a 75% success rate, based on its preliminary results. 
Sydney recorded seven consecutive weekends of clearance rates above 70%, Australian Property Monitor's Dr Andrew Wilson advised.
The auction market tracked at around 20% higher than the same time last year although interestingly listing numbers remained at around last year’s levels. No rush to the exits or to upgrade it seemed.
Autumn finished with a slight pick up in the volume of the prestige market from its low base with nine homes reportedly sold over Autumn's last weekend at $2 million plus – another year-high result.
Sydney’s inner west produced an 87% success rate on Saturday and an average sale price of $1.1 million from its 58 listings.
The city and east also produced a strong result with an 80% clearance rate. It too had an average sale price of $1.1 million.
The most expensive property reported sold at the weekend was a six bedroom, four bathroom house at <a target="_blank" href="https://www.georgesellis.com.au/real-estate/buy/nsw/strathfield/ge00lt/">87 Chalmers Road Strathfield</a> (pictured below) sold by Georges Ellis and Co for $2,942,000. It was last sold in 1999 for $675,000 but with a knock-down rebuild done around 2004.
{yoogallery src=[images/stories/2013/05/may31strathfield]}
Six bedrooms are hard to come by - but highly desired by multi-generational families.
Dr Wilson dubbed the standout performer in the inner west as a six bedroom 1860s house at 98 Darling Street, Balmain East which sold for $2.9 million. However it actually last sold at $2.85 million in 2010, so reflected growth of just $50,000 over the past three years.
The most affordable Sydney property reported sold last weekend was a two bedroom unit at Leumeah sold by Richardson &amp; Wrench Campbelltown for $261,500. It had last sold for $275,000 in 2008, so another example of the cheapest becoming cheaper - an almost weekly occurance over the past few months.
A Mount Druitt unit with two bedrooms and one bathroom sold for $230,500 through Ben Price Estate Agents. The Hythe Street unit previously sold in 2003 for $250,000.
A four bedroom, one bathroom Charmhaven home sold through Raine and Horne Charmhaven for $245,000. The Pacific Highway house last sold in 2010 for $285,000.
The decline is in part because of the absence of first home buyers seeking established properties given government grants seeking to channel their interest into new houses and apartments.
None the less Dr Wilson suggests there’s "almost almost irresistible market momentum set to continue into the normally quieter winter selling season."
But RP Data have noted Autumn brought with it a cold wind blowing through the property market.
 
<hr class="system-pagebreak">
With just a few days to go until the end of the month, the RP Data daily index suggests house values will decline by about 1% in May following a <a target="_blank" href="/news">0.5% drop in April.</a>
“RP Data's capital city dwelling index looking soft for May, likely to be down nearly 1% for month (-0.9% past 28 days),” tweeted RP Data national research director Tim Lawless yesterday.
This follows dwelling values posted a solid 2.8% gain over the first three months of 2013.
Its been described as a modest and bumpy recovery that began around  November last year.
But Sydney's sale pace has picked up as the time on market cut by half, according to the RP Data advisory.
With the fastest sales rate in the country, Sydney private treaty house stock is rushing out the door in just 35 days average time on market with vendors required to typically offer a 6% discount for houses.
For Sydney private treaty established unit stock is even quicker selling in just 32 days average time on market with vendors required to typically offer a 4.1% discount. The data covers the week ending May 26.
Just three months ago Sydney houses were also spending the least time on average on the market, but it was taking 70 days. Sydney units in late February were typically take 59 days to sell, <a target="_blank" href="/news">also the quickest sale type in the country</a>.
So effectively what's happened is that vendor's and buyers are now pretty much on the same page, but in most cases it's the vendor's who've had to give ground. 
 
 
 
</body></html>

jchancellor-FAypfDUnLy

Price growth didn't emerge amid stellar Sydney autumn auction results and speedy private treaty sales

<html><body>
Australians seem to have lost their mojo! For much of the last few years we were an unhappy lot, then just when confidence seemed to be returning earlier this year, it took a slump again.
So what does it take to make us happy?
Obviously, it's more than money because we're already the world's richest people.
Now, before you shoot me down, let me explain that I certainly realise that to be truly wealthy you need more than just money. Of course I realise that money is important in those aspects of your life where it is important (like paying the bills and the school fees) and money is not important in those areas of our lives where it is not important.
But many of us are still worrying about getting more money so we don't have to worry about money anymore.
Back to the point I was starting to make – we're already wealthy
Yes, we're already wealthy. This was confirmed in the <a href="/news">Credit Suisse 2012 Global Wealth Report</a>, which showed that Australians are now comfortably the richest population in the world with a median wealth per adult of $US194,000.
This is more than double that of second-placed Switzerland with $US87,000.
Interestingly, the report states that Australians comprised some 1,571,000 people in the top 1% of the planet’s wealthiest people.
By the way, in order to be in the world’s top 1% you need a net wealth of $US710,000 and if you have net assets of over $US71,000 you are in the richest 10% of global wealth holders.
<img src="/images/stories/2013/05/yardneymay30one.jpg" width="470" height="285" alt="yardneymay30one">
Source: <a href="/news">credit-suisse.com</a>
The fact that the proportion of Australians with wealth above $US100,000 is the highest of any country, and eight times the world average, is mainly thanks to Australia being sparsely populated, our high levels of natural resources and our high real estate prices.
How many millionaires?
America still has the largest number of millionaires – more than 11million – three times higher than its nearest rival Japan and Australia boasts more than 905,000 millionaires.
Better yet, the report forecasts that the number of millionaires in Australia will jump to 1.6 million over the next five years. That’s a staggering 82% increase!
<img src="/images/stories/2013/05/yardneymay30two.jpg" width="368" height="215" alt="yardneymay30two">
Source: <a href="/news">credit-suisse.com</a>
What's ahead?
The report suggests that total world household wealth is expected to increase by almost 50% in the next five years, with the United States retaining the top spot with wealth of US$89 trillion.
China is expected to add US$18 trillion to global wealth and overtake Japan as the second-wealthiest country in the world.
This bodes well for Australia – we just happen to be in the right spot at the right time.
As China transforms from an industrial economy into a consumer-driven society, this will offer abundant opportunities for Australia.
Not only will China and other developing Asian countries require our resources, but we can supply them with health services, education, food and technology. If we play our cards right, we can be the tourism playground for a new generation of middle-class Chinese, just like we were for the Japanese in the 1980s.
Yes, there’s some good reasons for our mojo to return!
Michael Yardney is a director of <a rel="nofollow" href="https://www.metropole.com.au/" target="_blank">Metropole Property Strategists</a> who create wealth for their clients through independent, unbiased property advice and advocacy. Subscribe to his <a rel="nofollow" href="https://propertyupdate.com.au/category/property-investment/" target="_blank">Property Update</a> blog.
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myardney-DFoGhGbSJX

Australia is at the top of the wealth pyramid and our future is bright: Michael Yardney

<html><body>
The former Prime Minister Kevin Rudd and wife Therese Rein paid $2.175 million for their home in leafy Yarralumla, Canberra in 2010.
It has now been listed for sale at $2.25 million through Shane Killalea of the Peter Blackshaw agency.
<a target="_blank" href="https://www.propertyobserver.com.au/https://www.allhomes.com.au/ah/act/sale-residential/35-mueller-street-yarralumla-canberra/1316859916511">Set behind electric gates, with double lock up car accommodation, the house (pictured below) is described as sophisticated and luxurious</a>.
{yoogallery src=[images/stories/2013/05/may31rudd]}
The difference was virtually eroded by their stamp duty acquistion costs that totalled around $130,000, along with estate agency commission and annual land tax of around $10,800 a year. 
The contemporary Mueller Street house was bought after departing The Lodge so as their son, Marcus, could finish his schooling.
The family home was leased at the end of 2011.
“The current tenants have indicated they would like to purchase another house and therefore it is an appropriate time to put the put the house on the market,” a spokesperson for Kevin Rudd told the Australian Financial Review.
The five-bedroom, four bathroom house is set on 936 square metres with a separate study, in-built sound system and pool.
While Yarralumla’s median house price is up over the past year by 7% to $1.07 million, according to RP Data Canberra’s housing market has slowed due to inpart to uncertainty around public service employment after the September federal election.
There is typically <a target="_blank" href="/news">a required 11.7% discount </a>among private treaty listings to secure a sale.
</body></html>

Kevin Rudd and Therese Rein list Yarralumla, Canberra home with no profit hope

<html><body>
Australia has moved from fifth to fourth most overvalued global property market but the overall risk of a housing bubble has subsided, according the very debatable The Economist magazine's 2013 global housing index.  
On a personal income housing affordability measure, <a target="_blank" href="https://www.propertyobserver.com.au/news/australia-moves-up-to-fourth-most-overvalued-housing-market-but-bubble-risk-subsides-the-economist/2013051761451">Australia ranks fourth</a> behind France (34%), the Netherlands (33%) and Canada (32%) while on a rents measure, Australia ranks third behind Hong Kong (81%) and Singapore (57%).  
The Economist calculates that Australian house prices are overvalued 24% (28%per cent last year) against average personal disposable income and 44% (38%per cent last year) against rents.  
What a load of rubbish!  Read <a target="_blank" href="https://matusikmissive.com.au/2011/12/07/house-of-horrors/">here</a> what we wrote about this stuff last time around.  
I believe The Economist has an issue with the Australian property market because we hadn’t experienced a substantial housing bust (or correction) here like most countries in the developed world.
For mine, due to our different lending practices here (full recourse loans etc) and high level of owner-occupier property, we were extremely unlikely to see the massive housing corrections that they experienced abroad, regardless of what Steve Keen believes!  
Also, most economists struggle forecasting things like actual economic growth and interest rates let alone property markets. Generally speaking, economists have a pretty poor understanding of the real dynamics and influences of property markets.  
Some economists (among others) have criticised me of late as being “too close to the market” i.e. that is involved in marketing and some very select selling - and therefore not somehow capable of independent thought or the tenacity the share it. The irony is that it is this very coalface contact with the market that is the most important when it comes to better property analysis.  
And as for an international economist – using a bunch of bland, internet-based, third party data sources – to speculate on Australia’s property markets, please give me a break! It is real estate after all. You must do a site visit. Walk the turf, kick the tyres, eyeball the vendor and quiz (interrogate) the salesperson.  
Australia, also, has a culture built on doing whatever is required to protect the family home – when things get a bit tough overseas they put the keys in an envelope and post them to the bank!  
Finally you cannot make comparisons between property and share markets. They are completely different.  
But maybe The Economist knows what it is doing.  It needs to sell its magazine and online advertising after all.  Well, if it ‘bleeds it leads’ and sadly telling us that our housing is going (again) to ‘hell in a hand basket’ must increase the magazine’s circulation.
Michael Matusik is the founder of <a href="https://www.matusik.com.au/" target="_blank" rel="nofollow">Matusik Property Insights</a>, which has helped over 550 new residential projects come to fruition.  Read <a title="blocked::https://www.matusikmissive.wordpress.com /" href="https://www.matusikmissive.com.au/" target="_blank" rel="nofollow">Michael's blog</a>or follow him on <a href="https://www.twitter.com/michaelmatusik" target="_blank" rel="nofollow">Twitter</a> or connect via <a href="https://www.linkedin.com/in/michaelmatusik" rel="nofollow">LinkedIn</a>.
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michaelmatusik-49YzLvdmNv

The Economist is wrong to argue that Australia's property market is overvalued: Michael Matusik

<html><body>
Australia has ranked as the sixth most overvalued OECD housing market behind Belgium, Norway, Canada, New Zealand and France, but with prices falling.
It is the only non-European country included in a category “where houses appear overvalued but prices are falling” released as part of the OECD's latest global economic update.
“This category is the largest as it includes many European countries where the post-crisis housing market correction is still ongoing, most notably Spain, but also the United Kingdom, Belgium, Denmark, Finland, the Netherlands and one non-European country, Australia,” says the OECD.
“While price corrections in these countries are necessary, they are also concerning as they weaken households’ financial health and potentially fragilize banking sectors.”
It follows The Economist magazine ranking <a target="_blank" href="https://www.propertyobserver.com.au/news/australia-moves-up-to-fourth-most-overvalued-housing-market-but-bubble-risk-subsides-the-economist/2013051761451">Australia the fourth most overvalued housing market behind France, the Netherlands and Canada</a> earlier this month.
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The OECD determines the fair value of a housing market based on two measures: the price-to-rent ratio (a measure of the profitability of owning a house) and the price-to-income ratio (a measure of affordability).
If the two measures are above their long-term averages, house prices are said to be overvalued, and vice-versa.
On a price-to-rent ratio Australian house prices are about 35% overvalued while on a price-to-income ratio they are about 20% overvalued.
The figures were released as part of the OECD’s latest global economic update, where it said the global economy was moving forward but with divergence between countries and regions reflecting “the uneven progress made toward recovery from the economic crisis”.
It projects Australian GDP growth of 2.6% in 2013 rising to 3.2% in 2014 outperforming other OECD countries with GDP projected to rise by 1.2% this year and by 2.3% in 2014.
“The expected weakening of the boom in mining investment will be only gradually offset by the sector’s increasing export capacity and the strengthening of the non-mining sector,” notes the OECD in its May economic forecast summary.
“The persisting high exchange rate and still fragile confidence are inhibiting the emergence of new drivers of growth. “In the absence of inflationary pressures, monetary policy should remain accommodative in order to underpin activity.
“The authorities need to gradually balance the public budget so as to restore fiscal leeway. Should activity worsen significantly, however, there is scope for fiscal policy to be relaxed to support demand. A tax reform to improve the effectiveness of housing taxation and lower corporation tax by means of an increase in VAT would enhance efficiency.”
The OECD anticipates the world real gross domestic product (GDP) is projected to increase by 3.1% this year and by 4% in 2014.
Across OECD countries, GDP is projected to rise by 1.2% this year and by 2.3% in 2014, while growth in non-OECD countries will rise by 5.5% this year and 6.2% in 2014.
In the US, activity is projected to rise by 1.9% this year and by a further 2.8% in 2014.
GDP in the euro area is expected to decline by 0.6% this year and then rebound by 1.1% in 2014, while in Japan GDP is expected to grow by 1.6% in 2013 and 1.4% in 2014.
“The global economy is strengthening gradually, but the upturn remains weak and uneven,” said OECD secretary-general Angel Gurría.
“Supportive monetary policies, improving financial market conditions and a gradual restoration of confidence are at the root of the recovery. Also, the fiscal adjustment of the last few years is beginning to pay off. Several countries are close to stabilising their government debt-to-GDP ratios and ensuring a gradual decline in indebtedness over the longer term,” he said.
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Australia’s housing market sixth most overvalued but prices falling: OECD

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The total number of new houses and apartments approved for construction in April lifted by a stronger than expected 9.1% to 13,774 dwellings with private sector house approvals trending up strongest in WA, NSW and Victoria, according to the latest ABS data.
This followed a fall of 5.5% in March on a seasonally-adjusted basis.
April’s result was well above economists median expectations of a 4% rise in building approvals in April, according to last week’s Bloomberg survey.
Building approvals are forward indicators of future demand for new houses and apartments and are also factored into RBA decisions about the cash rate.
Private sector housing approvals lifted 2.5% over April and have risen for four months.
In the more volatile apartment market, approvals lifted by 18% following a fall of 9.9% in the previous month.
Year-on-year private total dwelling approvals are up 27.3% with private sector housing approvals up 18.9% and apartment approvals up 37.2%.
Economists had tipped a 22.5% year-on-year total dwelling rise.
Looking at the longer-term trend, the ABS notes that the total number of dwellings approved have risen in April, in trend terms, for the first time in 2013.
Dwelling approvals increased in the Northern Territory (8.7%), Tasmania (2.9%), Western Australia (2.5%), New South Wales (0.7%) and Queensland (0.5%) in trend terms.
They declined in the ACT (-2.2%), Victoria (-1.1%) and South Australia (-0.8%). Dwelling approval trends have been rising for more than one year in both Western Australia and Queensland (15 months each) while falling for the last nine months in Victoria says the ABS.
Western Australia (1.9%), New South Wales (1.3%) and Victoria (1.1%) experienced the largest rises in private sector house approvals.
In New South Wales the trend has been rising since April last year (13 months). Private sector house approvals rose in Queensland (0.2%) for the first time since February 2012.
"The rebound in April was broad-based, reflecting an increased number of approvals in six of eight states and territories, Queensland and the Australian Capital Territory proving the exceptions,” said HIA chief economist, Dr Harley Dale.
“Over the three months to April 2013 approvals were up everywhere except New SouthWales and Victoria.
"In 2012 we had four out of eight new home building markets in Australia in recession. In that context the recovery implied by the profile for building approvals is very modest, a fact reinforced by the effectively flat trend evident in recent months.
“It is nevertheless vital to be seeing some signs of improvement – approvals suggest an increase in housing starts in the current fiscal year in the order of 7%, which is HIA’s forecast.
“The concern is that the new home building activity implied by a range of leading indicators, including building approvals, does not provide evidence of a durable recovery and certainly does not provide evidence of a recovery commensurate with the requirements of the Australian economy as it transitions away from a disproportionate reliance on resources-related investment
"This situation represents a challenge for state and federal government policy makers. Lower interest rates are delivering some traction for new residential construction. However, a recovery of the magnitude and duration required by the Australian economy will not be forthcoming without regulatory and taxation reform to reduce the excessive and inefficient cost base embedded in the new homebuilding sector,” said Dale.
In value terms, building approved fell 2.7% in April following a rise of 6.1% in the previous month.
The value of residential building rose 3.8% following a fall of 6.4% in the previous month. The value of non-residential building fell 10.3% following a rise of 25.2% in the previous month.
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Dwelling approvals rise by a stronger than anticipated 9.1% in April: ABS

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Consumer sentiment has recorded a significant uplift since late 2011, however if recent weaknesses in the measure continues we are likely to see repercussions for the housing market despite the low interest rate environment.
Based on the May results, consumer sentiment fell by -7.0% over the month following a -5.1% fall in April which now sees the index sitting at 97.6 points; the lowest reading since August 2012 and indicative of higher levels of pessimism than optimism.
While inherently a volatile monthly measure, sentiment based on the index results tends to react to the latest news and worldwide economic events where as an example, it was widely reported that the federal budget announcement was largely responsible for the weakness this month.
Nevertheless, looking at the six month average sentiment figure, it sits at 103.7 points, only slightly more optimistic than pessimistic.
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This would tend to suggest that consumer confidence remains fragile and is subsequently likely to be reflected in consumer spending habits.
With the results confirming that consumer sentiment eased over the past two months, RP Data anticipates that these results may foreshadow a slowdown in other sectors of the economy, specifically retail spending and housing.
It is reasonable to say that for any buyers wanting to purchase a home in the near future, they would be seeking to find more confidence in the economy so they are secure with their ability to service debt levels.
We have investigated the annual change in capital city home values against the annual change in the six month rolling average reading for consumer sentiment where ever since the beginning of 2008 there has been a strong correlation between home values and sentiment.
With the monthly consumer sentiment reading falling by -11.7% since March 2013, we would expect the lower sentiment reading to have a dampening effect on dwelling value growth.
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According to the rpdata-Rismark Home Value Index results, combined capital city home values fell by -0.5% in April and are down a further -1.1% over the month of May to date.
This suggests that the lower confidence readings may already be at work.
Interestingly, capital city values have been falling despite the fact that clearance rates have been strong throughout 2013 and are currently at their highest levels in three years. Of course, auctions represent just a small proportion of all sales and are more reflective of the premium housing market.
We believe that the auction market is likely responding to the fact that equities markets have recently rallied, premium home values have fallen by a much greater amount than other sectors of the market and mortgage rates are at very low levels on an historic basis.
The consumer sentiment trend in the Westpac &amp; Melbourne Institute Index also shows a strong correlation with housing market activity where the rpdata findings show an annual change in sales volumes in Sydney, Melbourne and Brisbane and the annual change in the six month average consumer sentiment reading.
Once again, there is a reasonable correlation between the two readings. Based on the recent decline in consumer sentiment it can be expected that sales activity may also slow over the coming months.
<img src="/images/stories/2013/05/kushermay30three.jpg" width="470" height="225" alt="kushermay30three">
Of course no one truly knows the future direction of the housing market but if recent trends are anything to go by it will be heavily influenced by consumer sentiment.
The two months of weakness in data could easily be reversed over the coming months however; the volatility in consumer sentiment and global economic uncertainty is making consumers much more cautious.
This fact is highlighted by additional data which shows households are saving around 10% of their income and have done so consistently for the past five years.
Another finding worth noting is the statistics produced by the Reserve Bank (RBA) on credit and debit card debt. On average, the results show that the outstanding balance on credit cards over the 12 months to March 2013 has fallen by an almost record -2.4% over the year.
The total number of credit card transactions has increased 1.7% over the year compared to average annual growth of 5.8% over the past decade.
Conversely, the number of debit card accounts increased by 6.7% over the year compared to the decade average annual growth of 4.2%.
These results show that consumers prefer to use their savings over borrowed money.
There has been clear evidence of weaker housing market conditions over the second quarter of 2013. The housing market is highly seasonal and we anticipated a slowing of conditions over the current period however, it is likely that the magnitude of the slowdown and subsequent value falls has been heightened by falling consumer sentiment.
Should this continue, it is reasonable to anticipate a less active housing market where value growth is lower than when confidence was much more buoyant.
Cameron Kusher is senior research analyst at <a target="_blank" rel="nofollow" href="https://www.myrp.com.au/">RP Data</a>.
 
 
 
 
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Lower consumer sentiment could see housing market repercussions: Cameron Kusher

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Investors in collapsed mortgage lender Provident Capital’s monthly income fund (MIF) have received further distributions as liquidators from PPB Advisory continue to dispose of loans.
MIF unit holders received nine cents per unit on May 17 following distributions totalling 61 cents per unit since December last year.
Unitholders in Provident Capital’s high yield fund (HYF) have received 66 cents per unit in total distributions, with the last payment of 14 cents per unit in February.
Creditors voted to <a href="https://www.propertyobserver.com.au/news/provident-capital-s-creditors-vote-to-liquidate/2012102457415">liquidate the $130 million subprime lender</a> in October.
Provident Capital acted as a lender of last resort on risky development, charging very high interest rates and fees.
It collapsed in July last year following an application by Australian Executor Trustees Limited (AET), a trustee for Provident Capital debenture holders. It then emerged that 85% of loans were six months or more in arrears.
“The timing and amount of any further payments from the fund will depend on how the wind up process proceeds and the extent to which the remaining assets continue to earn income,” said Marcus Ayres, Tony Sims and Philip Carter receivers and liquidators from PPB Advisory.
“Income distributions may be made at the same time as payments arising from the realisation of the fund's assets.
“Investors will receive a tax statement in respect of their income distributions at the end of the financial year
To date distributions to unitholders totalling 66 cents in every dollar invested have been made.
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Provident Capital investors receive further distributions

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TripAdvisor's reliability has been <a href="https://www.smartcompany.com.au/business-travel/052880-advertising-standards-authority-calls-out-tripadvisor-and-skytrax-for-fake-user-reviews-2" target="_blank">called into question again</a> after Accor's general manager of communications in Sydney admitted to anonymously posting more than 100 hotel reviews on TripAdvisor.
Peter Hook published glowing reviews about the hotels owned by his employer, Accor and Sofitel, and critical reviews about the hotel group's rivals.
"As a first time visitor to Phnom Penh I didn't know much about the hotel scene so booked a brand I knew well. It turned out to be a good choice," Hook wrote about the Sofitel in Phnom Penh.
In contrast, in a 2010 review Hook criticised rival the Intercontinental Hotel in Adelaide as "the ideal location but stuck in a time warp and rather expensive".
The communications manager was sprung by <a href="https://www.smartcompany.com.au/advertising-and-marketing/027174-online-reputation-6-steps-to-manage-a-crisis-5" target="_blank">online reputation management </a>firm Kwikchex after TripAdvisor introduced a Facebook app.
On TripAdvisor, Hook was known only as "Tavare" as the review site only identifies users by their username.
But the app displays a name, photograph and location taken from each user's Facebook account and Hook was revealed as the true author of "Tavare".
Hook has been stood down from his role at Accor and the hotel group said Hook's actions were a breach of its social media policy.
"We do regret this individual initiative from one of our employees did not comply with the Accor charter," Simon McGrath, the chief operating officer of Accor said in a statement.
"We reaffirm our wish to increase our watchfulness on this point."
McGrath said Accor was working closely with TripAdvisor to take "whatever action is necessary" to ensure the credibility and transparency of online travel reviews and forums.
Angus Struthers, global communications director at TripAdvisor, said all of Hook's reviews have been removed pending investigation.
"It would clearly be inappropriate for a senior executive of a hotel company to review hotels within their own company," he said.
TripAdvisor claims its reviews are screened by "world-class" tools for fraud.
Hook defended his reviews to London's Telegraph newspaper saying they were his personal observations.
"Every review I have written has resulted from personally experiencing the product," he said.
"However, it is fair to say that my professional position should have been mentioned in any review of the hotels."
This article originally appeared on <a href="https://www.smartcompany.com.au/" target="_blank">SmartCompany</a>.
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