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>Australian Property Monitors (APM) has released a list of results from 314 auctions in Sydney for the weekend of May 25. The clearance rate was 75.5%. <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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APM's Sydney's 314 auction results show a 75.5% clearance rate

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It would be pretty clear to most economic observers that the Australian economy faces massive challenges in the years ahead. Australia’s structural budget balance is not in a good place.
Following an unprecedented economic growth during the Howard years which brought about budget surpluses the Global Financial Crisis (with the benefit of hindsight) saw the Labor government embark on a massive spending spree (mostly unfunded) which today has the federal government living well beyond its means.
Last week we observed <a title="contractor collateral in mining’s stark retreat " href="https://www.businessspectator.com.au/article/2013/5/21/construction-and-engineering/contractor-collateral-minings-stark-retreat" target="_blank">contractor collateral in mining’s stark retreat </a>where a number of mining related businesses significantly scaled down their profit earnings. These announcements signified that the boom times in the mining industry are now a thing of the past where Australia will continue to see an ongoing scaling down of revenues and expansion.
<a title="Weak tax take threatens services: Treasury" href="https://www.smh.com.au/business/weak-tax-take-threatens-services-treasury-20130521-2jz0t" target="_blank">Weak tax take threatens services: Treasury</a> where the prognosis is that Australians will either have to pay more tax or expect poorer government services, the federal Treasury's Michael Parkinson warned.
“From its pre-crisis level of 23.7% the tax-to-GDP ratio fell to 20.1% in 2010-11.”
Finally, we are seeing Treasury acknowledging a much weaker tax take whilst the current settings for Treasury’s structural budget balance are yet to acknowledge this reality.
The dilemma the next federal government faces is finding new savings or new sources of revenue which has led to some suggesting a GST hike – which is an absolute joke!
Given that when the GST was introduced in 2000 it was agreed that the states would abolish taxes in compensation – which never happened.
<a title="Gillard rules out GST increase" href="https://www.businessspectator.com.au/news/2013/5/20/politics/gillard-rules-out-gst-increase" target="_blank">Gillard rules out GST increase</a> which is an expected commentary in an election year especially given at the last election the PM ruled out a Carbon Tax too.
<a title="Greiner says GST freeze juvenile " href="https://www.businessspectator.com.au/news/2013/5/21/national-affairs/greiner-says-gst-freeze-juvenile" target="_blank">Greiner says GST freeze juvenile </a>– “Changing the GST rate of 10 per cent and extending its base was dependent on the agreement of all states and territories, who were the beneficiaries of the tax. But we are in a very, very difficult unprecedented public finance situation in Australia, as is the world.”
Enter Peter Costello, the architect of the GST – <a title="Tax abolition is just comic relief " href="https://www.dailytelegraph.com.au/news/opinion/tax-abolition-is-just-comic-relief/story-e6frezz0-1226631780911" target="_blank">Tax abolition is just comic relief </a>where he referred to NSW as “temporarily deferring” the abolition of some state taxes for 13 years – stamp duty on property transfers was one such tax that technically had been agreed for abolition.
Peter Costello says “at the economic level there is a real leadership role for a premier willing to re-invigorate the productivity agenda, restarting reform in our energy markets and our labour market. What about getting the debate back to how we can take burdens off business rather than add to them? Perhaps we could even 'temporarily defer' the introduction of any new business costs? About 13 years might be an applicable period.”
<img alt="simeonmay27one" height="371" width="470" src="/images/stories/2013/05/simeonmay27one.jpg">
Throw in a falling Australian dollar where the Reserve Bank of Australia (RBA) has no choice but to keep cutting the cash rate or let the dollar keep rising to the detriment of the Australian economy. Australia has no choice but to enter the currency battle given interest rates in Europe and the United States are at close to zero. From what I have read and averaging out the good, bad and ugly, my prediction is that the Australian dollar will sit around 92 cents.
<img alt="simeonmay27two" height="274" width="470" src="/images/stories/2013/05/simeonmay27two.jpg">
Earlier this month Sydney auction clearance rate sat at 78.7%, which was the highest in three years.
This further challenges the RBA given the pressure to cut the cash rate whilst balancing a hotter property market – a booming property market would spell an absolute disaster.
Again interesting to note that the property volumes continue to contract although we are seeing signs that listings will increase significantly after September 14.
This analysis would suggest that selling now may very well achieve a higher sales result given after September 14 we may very well see an over – supply in stock.
The decision last week that Ford Australia would cease operations from 2016 should not come as a great surprise given motor vehicle manufacturing has not been economically viable in Australia for years. Australia simply can’t compete with Europe and Asia on the car manufacturing front so the billions and billions of government subsidies are much better spent elsewhere.
Protecting the Australian motor vehicle industry has only seen imported cars being taxed at higher rates which then make them more expensive to the consumers. Yes, it’s unfortunate for the job losses however the writing has been on the wall for years.
All global economies are re-calibrating. In Australia’s case we urgently need intelligent governments not wasteful ones who have shown little to no business acumen. It is also becoming very clear for Australian manufacturing to be competitive we need less union input into employment contracts. If the Australian unions are so smart I’m sure Ford Australia would be more than happy to sell them their entire business as a going concern.
Robert Simeon is a director of <a title="RWM" href="https://www.rwm.com.au/" target="_blank" rel="nofollow">Richardson  Wrench Mosman and Neutral Bay </a>and has been selling residential real estate in Sydney since 1985. He has also been writing real estate blog <a title="Virtual Realty News" href="https://www.rwm.com.au/news/" target="_blank" rel="nofollow">Virtual Realty News</a> since 2000. The RWM real estate model has sold in excess of $1 billion in database sales globally.
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robertsimeon-hRNTwJyXkQ

Hotter property market poses difficulty for RBA as challenges loom for Australian economy: Robert Simeon

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Like many others, I was somewhat taken aback by the comments put forward by Margaret Lomas last week in relation to negative gearing – significantly, the suggestion that any change from the current status quo would lead to ‘600,000’ homeless individuals and an ‘investor exodus.’
The comment attracted a range of responses - some humourous in particular, Fairfax Media reporter Chris Vedelago who suggested rather accurately on Twitter, that Margaret Lomas had derived her research from the ‘Magic Stat Tree.’
And whilst I agree that a sudden and complete retraction of the policy would be foolish – favouring a slow wind-down whilst other policies are implemented – in particular strategies to aid development and increase supply - the notion that touching the ‘golden egg’ of negatively geared property assets in a way which may dissuade buyers from ‘banking’ on the established market to fund their retirement would be disastrous - seems to be one that’s culturally ingrained in the real estate fraternity.
I won’t go into detail on why I feel the policy of negative gearing needs to be altered; it’s an issue I have detailed in previous columns and therefore feel I’ve made my opinion clear.
However, I do feel it is worth touching upon the obsessive preoccupation with real estate investment in general, which has played a prime role in pushing the price of property to ever escalating levels, resulting in the yearly assessment made by a number of publications – most recently <a href="https://www.propertyobserver.com.au/news/australia-moves-up-to-fourth-most-overvalued-housing-market-but-bubble-risk-subsides-the-economist/2013051761451" target="_blank">The Economist</a> – that Australia’s property market is ‘overvalued’ - with many off shore and local analysts speculating a fall in prices will eventuate in either the near - or distant ‘post mining’ future.
Even the RBA, which recently gave a speech entitled <a href="https://www.rba.gov.au/speeches/2013/sp-so-230413" target="_blank">“Housing and Mortgage Markets: The Long Run, the Short Run and the Uncertainty in Between”</a> have not ruled out a ‘major housing downturn’ at some distant point - stating:
“We certainly can’t rule out the possibility of a major housing downturn in the longer-term future. It is hard to know exactly what the outcome would be because it depends on how we got to that point.”
The paper makes an interesting read, because it highlights just how ‘uncertain’ the RBA are of... well, ...anything much at all:
“We don't have a strong view about whether the ratio of prices to income should be mildly rising, falling or constant from here”... “we think it is very unlikely to return to its 1970s levels, or to rise rapidly once again.”
Leading one to speculate that if the sophisticates at the RBA are so unsure about the longer term future of Australia’s housing market in a lending environment of which they have marginal control – so much less the rest of us.
And it’s easy to look at the sub-prime crisis in the USA – wag a finger – and preach the safety of our arguably ‘regulated’ Aussie banks.  However, whilst the sub-prime crisis played a role in the great American property bubble – it was not the cause.
The rapid escalation in both prices and private debt was born from a culture of expectation that the future would look like the present or as Alan Greenspan, an American economist who served as Chairman of the Federal Reserve from 1987 to 2006, put it in the publication of his 2007 book The Age of Turbulence:
“'Flippers' – speculators in places like Las Vegas and Miami.. would use easy credit to load up on five or six new condos aiming to sell them at a large profit even before the apartments were built.”
Albeit, for readers feeling a little nervous at the above revelations, a few sentences later he provides at least some reassurance:
“I would tell audiences that we were facing not a bubble but a froth – lots of small, local bubbles that never grew to a scale that could threaten the health of the overall economy”.
And as we’ve seen in Australia – irrespective of lending rates which reached close to 9% in the lead up to the onset of the GFC – when such an attitude takes hold, it is remarkably difficult to break or 'deflate'.
For example in China, despite strict measures such as preventing unmarried couples purchasing more than one residence, or requiring higher deposits for second homes coupled with an increase in the capital gains tax when selling, it has done little to suck air out of a country which has few investment options for individuals outside of real estate.
And in Australia – regardless of the recent comparative blip to property prices since the peak of 2010 (when compared to Europe or the USA) – we remain a nation completely obsessed with housing.
You only have to turn on the TV to be bombarded with programs from The Living Room to The Block, which make everyone feel like a rookie renovator able to ‘tap into’ the wealth of their property investments with a quick makeover or fuel the perception that you can pick up a good property ‘below its intrinsic value’ and ‘add value.’
 
<hr class="system-pagebreak">
And yet bubbles when/if identified are undoubtedly unhealthy from the broader perspective of society, leaving a widening gap between owners and renters as speculation pushes prices northwards which, following decades of poor planning for population growth, leave governments firing shots at the market in the form of short term first-home buyer grants as the only ammunition they have to reverse the trend – which of course leads to the intended side effect of pushing the market higher still.
As John Howard declared back in 2007 during prime minister’s question time (and good on him for being honest because without exception, I would think most other politicians from all sides of the table would view a ‘crisis’ in similar terms):
"A true housing crisis in this country is when there is a sustained fall in the value of our homes and in house prices”.
And perhaps it’s worth mentioning that Howard’s response was in reply to a question challenging the plight of first-home buyers from soon to be elected Kevin Rudd – who upon taking office less than 12 months later promptly inflated the market three fold with his first-home buyers ‘boost,’ which had the consequence of leaving many new owners in subsequent negative equity once it was stripped away.
And indeed it is a conundrum.  Considering the levels of private debt – mostly leveraged against housing, and the long term acceleration in the investment sector, which currently makes up around 44% of Australia’s buying market, prices are once again moving northwards as a number of social and economic factors collide.
Increased confidence, availability of cheap credit (such as our current low interest rate environment) and more importantly, the continuation of a cultural illusion that forgoes any financial prudence as investors pull their finances out of savings accounts before it’s purchasing power is diminished completely – in an attempt to beat the well contained genie of inflation and shore up future security in an environment where basic living costs are high and growing.
There are no quick fixes to the housing affordability conundrum. In light of our high private debt ratios it would be extremely damaging to the economy if there were a crash. High levels of debt, when followed by downturn in house prices, generally result in a greater reduction of economic growth and subsequently an increase in unemployment.
And yet, negatively geared investors, mortgage lenders, leveraged home owners, future state and federal budgets are all counting on rising house prices for future spending needs and long term security.
So the question remains, how much higher can prices possibly go at the expense of a new generation of renters (or as they put it in the UK ‘Generation Rent’) who have long given up on the Australian dream?
It can’t be solved with short term thinking, however, neither are we sitting in a revolving chorus of ‘There’s a Hole in my Bucket’ –  our economy is strong and there are plenty of sustainable long term policy decisions that would benefit a structured plan to allow a greater number to take ownership and contain inner city inflation.
The key of course is to slowly unpick the current distortions that tie up the established market such as negative gearing as one example, and first-home buyers grants as a second, whilst at the same time employing policies to increase supply and raise the dollars needed to fund essential infrastructure through (as suggested by economist Leith Van Onselen) bonds, or encouraging large superannuation funds, <a href="https://www.heraldsun.com.au/news/victoria/ted-baillieu-urged-to-use-super-funds-to-deliver-major-transport-projects/story-e6frf7kx-1226553107681" target="_blank">who are clearly open to the idea</a>, to fast track some of our major projects.
What we can’t afford to do is kick the can down the road and continue with the same obsessive lines of limited thinking.
Catherine Cashmore is a market analyst with extensive experience in all aspects relating to property acquisition.
 
 
 
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There are no quick fixes to the housing affordability conundrum: Catherine Cashmore

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Some of the numbers associated with retirement seem really big. Take the lump sum that the average Australian couple will have to save in order to retire comfortably: one million dollars.
It seems like a lot of money, but it makes sense.
The Association of Superannuation Funds of Australia (ASFA) says that an average couple will need around $56,000 per year in order to fund a comfortable retirement.
“Comfortable” in this case means that you’ll have private health insurance, that you’ll be able to get a decent car and good clothes, and that you’ll be able to maintain your home, plus have some money for domestic and occasional overseas travel.
What it doesn’t include are the things that a lot of people in retirement look forward to: helping their children with a deposit on a first home, taking multiple trips abroad, treating the grandkids to special gifts for birthdays and Christmases, and actually replacing that car a few times over the course of 20 years. It also assumes that you own your own home and that you don’t have any housing costs except for general maintenance and repair. Finally, it doesn’t factor in that you might have a large unforseen medical expense such as a hip replacement, which could cost you tens of thousands of dollars.
So if you factor in a few of these, in addition to allowing for cost of living increases at say 3% per year, then you’re looking at a number that’s more like $65,000 per year for you and your spouse.
If you can rely on average investment returns of 5% per annum, then you’ll need a least $1 million to generate that $65,000 income per year in retirement.
So what you need to do is work out how you’re going to do it, because even though it sounds like a lot, it’s actually obtainable. But you need to take control and you need to start planning early. Trust me, I haven’t met a person in their fifties or sixties who hasn’t wished that they started saving sooner. And if you think the compulsory super contributions are going to get you to the million dollar mark, think again.
If you’re a 30-year-old earning $70,000 with a current super balance of $30,000, and you put in the compulsory 9% over the next 35 years, you will retire at 65 with $330,000, which generates $21,500 per year for 22 years. Even if compulsory contributions are raised to 12%, you won’t get there. The same person who invests 12% cent over 35 years will end up with $420,000.
So set yourself a $1 million challenge and start taking control of your superannuation.
You now know your goal, so set yourself up with a solid plan and get some help if you need it. I’m not saying you have to come to a Yellow Brick Road branch, but you should talk to someone who can assist you. An adviser can work with you to create a plan, and then it’s up to you to own 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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Compulsory super contributions alone won't fund a 'comfortable' retirement: Mark Bouris

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A four-bedroom Californian bungalow in Balwyn will go to auction this weekend, with its agent suggesting there has been plenty of interest from potential buyers.
The property is featured in this week's Property Tycoon auction tipping competition, which is entering its final round.
It's the website, <a target="_blank" rel="nofollow" href="https://www.propertytycoon.com.au/">www.propertytycoon.com.au</a>, where punters can guess five auction results in Melbourne and Sydney, with no outlay. It's mostly about testing your market knowledge with a small cash prize as a sweetener.
<img alt="propertytycoonmay24one" height="289" width="470" src="/images/stories/2013/05/propertytycoonmay24one.jpg">
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Californian bungalow in Balwyn featured in final round of Property Tycoon auction tipping

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Last week there were 1,520 capital city auctions, down from 1,582 the previous week.
The combined capital city auction clearance rate was recorded at 67.3% last week, up from 65.6% over the previous week.
Auction clearance rates have now been above 60% for seven consecutive weeks; the last time this occurred was in June 2010.
In Melbourne, Australia’s largest auction market, the clearance rate was recorded at 71.9% last week. This was up from71.3% the previous week. However, the number of auctions which took place in Melbourne fell to 738 from 807 the previous week.
In Sydney, the auction clearance rate increased last week to 72.1% from 67.7% over the previous week.
Auction volumes across Sydney were unchanged over the week with 516 auctions.
<img height="306" width="470" src="/images/stories/2013/05/rpdataauctionsmay23one.jpg" alt="rpdataauctionsmay23one">
Meanwhile, the number of new listings added to the market fell by -2.0% over the last week.
Nationally, 42,451 new listings were added to the market, with 25,768 of these located in a capital city.
With the number of new listings falling over the week, there was also a decline in the number of total listings. There were 283,754 homes advertised for sale over the past four weeks.
Across the combined capital cities there were 127,526 homes available for sale; 45% of the total stock available for sale.
New listings nationally are now -10.8% lower than they were a year ago and total listings are -1.9% lower than they were at the same time last year.
Click to enlarge
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Capital city auction clearance rates hit 67.3% while new listings fall: RP Data

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The proportion of Australian taxpayers that have become landlords has more than doubled since negative gearing was re-introduced  in September 1987 with a surge in those who claimed losses on their investments from 1999 onwards, according to analysis of ATO figures by MacroBusiness.
The negative gearing tax break for property investing was briefly abolished between 1985 and 1987 by the Hawke government, before being hastily reintroduced.
"Australia has morphed into a nation of landlords. In 1989-90, 696,000 taxpayers – 7.2% of the total – reported net rental income to the Australian Taxation Office (ATO). But in 2010-11, 1,811,000 did – 14.2% of total taxpayers," writes MacroBusiness's Leith van Onselen.
The surge in property investing from 1999 coincided with the ability of investors to minimise their tax bills via negative gearing, combined with easier access to credit – more lenders, a diversity of lending products, growth of mortgage broking - and the halving of Capital Gains Tax (CGT) in 1999 by the Howard government.
Recently, both the Coalition and the incumbent Labor government said they had <a target="_blank" href="/news">no plans to remove negative gearing</a>.
The graph below documents the rise in the proportion of taxpayers who are landlords (blue line) since 1979, with a steep rise occurring from around 1989 onwards.
The red line shows the proportion of landlords who negatively gear their investments has risen from around 6% in 1999 to in excess of 9% in 2011.  
<img height="280" width="470" src="/images/stories/2013/macrobusiness_chart_1.jpg" alt="macrobusiness_chart_1">
The recently published 2010-2011 <a href="https://www.propertyobserver.com.au/landlords/two-thirds-of-property-investments-negatively-geared-ato-figures/2013043060891">ATO annual report</a> revealed that around two-thirds of 1,811,174 property investors - 1,213,597 taxpayers – claimed losses on their investment properties for the 2010-11 tax year up from 1,110,290 who claimed losses in the 2009-10 tax year.
The average loss recorded for negatively-geared property investors was $10,947 in 2010-11, up from $9,132 in 2009-10.
The highest proportion of tax payers claiming rental deductions are those earning between $37,000 and $80,000 per year, making up more than a third of all negatively-geared property investors.
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Landlord numbers have doubled since negative gearing reintroduced in 1987

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With interest rates at 53-year lows, and confidence returning to much of the Australian property market, it seems a smart time for not only new investors to get into the market but for existing investors to add to their portfolios.
Like many other existing investors at the moment – and despite the outcomes and revelations from the federal budget plan for the year ahead recently – I am going through the process of re-financing my portfolio. Existing home owners and investors alike should all be considering refinancing in these times of (very) cheap interest rates on offer.
However, it is important to run the numbers and make sure that you will actually be better off switching to a new lender and/or new mortgage products. If most investors are like me – i.e. working Australians on a sub-six-figure salary who have a medium to long term 'buy and hold' approach to property investing – reducing the amount of interest you pay on your mortgage(s) will be a huge priority. I would argue that the only investor types who do not value the importance of reducing interest repayments on loans would be those who are on much higher incomes ($150k plus), where they may be so negatively geared that it is more beneficial for them, year-to-year, to pay more interest due to the tax benefits for them.
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I digress though. Assuming you are an average property investor and are considering re-financing in these opportunistic times, here is a list of things to think about when refinancing, to not only secure the best possible deal, but to maximise your interest-paying efficiencies throughout the property holding period. 
1) Be conscious of the 'real cost' of attractive ‘honeymoon’ style loan products when switching
Honeymoon loans are products that will offer heavily reduced interest rates for the first year or two, sometimes significantly lower than even the best standard rates in the marketplace at any time, and are very appealing for that reason. But you must investigate what then happens in say year #3 and beyond, when you take up such a product. For instance, what does your rate revert to, at that time? Oftentimes these offers from lenders are to attract new customers in, however the true cost of these products is not nearly as heavily promoted during the marketing campaign. Run the sums and calculate if this is actually a better product over say a 20 year holding period than say the most attractive standard deal on offer from another lender. Most of the time, standard mortgage products fare better in the medium-to-long term. 
 
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2) Lender fees for breaking your existing mortgage (aka ‘break fees’)
Once you’ve found a loan product that you are convinced will save you money on your interest repayments during the short, medium, or long term (or even one that saves money from day #1 onwards), you must consider the additional fees and charges to break your current mortgage. Up until a few years ago this was a nightmare, with some lenders charging their customers exorbitant exit costs should they break a contract. However, there is great news here: in recent years, the federal government has introduced new strict guidelines that all lenders must abide by, to ensure customers can exit mortgage products without paying severe penalties to that lender for doing so.
Whilst the legislation assures much saving, it is still very critical that you check what the exit fees on your current loan(s) actually are, before committing to a new lender's products, as there are loopholes within the legislation that lenders have identified and capitalised fee structures around. For example, one of my mortgage products is less than one year old. Many lenders will have severe fees for those who break their mortgage in say the first twelve months. Fortunately for me, this particular lender only charged $95 to break this mortgage though other lenders can have fees in the thousands of dollars for breaking a contract within the first year. Such fees can make a plan to refinance to save money, redundant in the first place! 
3) Changes to the value of loan credit you are seeking creating additional expenses
When refinancing, the new lender will need to approve you just as your previous lender did. Just because you were approved for lender X, several years ago, does not mean lender Y will not do their homework on you! New lenders will always demand a valuation of the property be conducted, and good lenders worth their salt will have an independent valuer dispatched at your expense – and not just use their own internal valuer and no (aka ‘free to you’) expense. This is a good thing – you should consider the independent valuation and investment and here is why: It is smarter for you to pay a small $100 (or so) valuation fee (tax deductible, mind you) and get a 'true' appraisal of your property value, rather than the new lender using their an internal bank-employed valuer, who will almost always provide a more conservative/lower end value which is worse for you. Variances could be in the tens of thousands of dollars, so if you were looking to refinance to extend your mortgage further, this valuation could make all the difference, so be sure to request from your new lender that an independent valuer be appointed at your cost.
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4) Loan-to-value changes potentially causing Lender’s Mortgage Insurance to be paid
As mentioned above, if you are looking to increase the amount of the mortgage when refinancing, that valuer’s final figure is all the more critical. Why? A favourable valuation even $5K higher than a conservative one could be that 'make or break' difference between paying lenders mortgage insurance (aka LMI, which is arguably my biggest pet hate in all of property investment finance!), or not paying it. As a general rule/recommendation, I would argue that almost any refinancing plan where LMI becomes payable as a result of refinancing, is a bad refinancing plan, and you should be hitting the abort button and staying put in your mortgage product for another year or so.
 
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5) Non-lender based transfer of title fees should be considered
Nominal as they may be, you are best to explore these as they may vary from state to state, as they must be tallied in with everything else when you are forecasting your profitability spread sheet prior to refinancing. If you are refinancing say an entire portfolio of ten properties, you can imagine these nominal costs adding up! Usually the state will charge paperwork (administration/stamping duty) fees for exiting one mortgage and transferring the title to the new lender. The good news is that most of this is a tax deductible expense. Part of the reason I am refinancing now, right near the end of financial year, is to make an early claim for these expenses as quickly as possible, to enable my case flow to increase faster, and get me expanding my portfolio with the next property purchase, quicker too.
6) New lender establishment fees and ongoing charges
Last of all you have the setup/establishment fees for the new lender. These can vary from lender to lender but my recommendation is this, the more established an investor you are, and the more properties you may be transferring to one lender (I.e. bringing more 'new business' to the new lender), the more negotiating power you have up your sleeve to get these initial costs such as application fees, waived or reduced. Maybe you can get some waived? Remember, in life of you don't ask, you don't get, so it never hurts to ask! Also remember that as you grow in your life as a property investor, you’ll eventually become a highly desirable customer to any lender, so use this leverage. Even as a first time investor who is refinancing your first property, do not be afraid to talk yourself up during this process. Mention that you are a professional investor who is looking to ‘grow’ with a strategic lender partner, as you expand your portfolio over the years. This is usually music to a lender rep’s ears, and they will regard you very highly as a result.
And negotiation should not end there. Some lenders may consider you a 'high value customer' if you have loans totalling over a particular dollar value, use this as negotiating power to maximise the rate deal you are offered. Consider both the establishment fees and ongoing fee schedule into your forecasting spread sheet to realise whether it is worth your while to switch lenders or not
Once you have tallied up all the lender and government costs to refinance in your spread sheets, simply run two scenarios:
1) The first one assumes you are switching and you should calculate say the first three years of that mortgage product.
2) The second one assumes you stay in your current mortgage product for the same term (another three years) for example. Though your rate might be higher, you could be better off staying put for three years if this figure overall is lower than the Sanrio #1's figure. Admittedly this scenario forecast is a lot harder to conduct if you are in a variable rate product and are switching to a mostly-fixed product.
Stay tuned for Part #2 where I will mention some refinancing tactics to consider and illustrate these with some examples.
Cameron McEvoy is a NSW-based property investor and maintains a blog, <a href="https://propertyspectator.blogspot.com.au/" rel="nofollow" target="_blank">Property Correspondent.</a>  
 
 
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It's a great time to re-finance but consider the true cost of doing so: Cameron McEvoy

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Savvy property investors know how to negotiate a better deal for themselves by applying pressure to three critical negotiating points.  
These pressure points are at work in every negotiation; either you are applying pressure to the other party or they are using them on you. So let’s take a look at them.  
1. Options  
When you’re buying a property it is important to convince the seller that you have more options than they do, because power in negotiation goes to the person with the most options.  
Look at it this way: if a seller has two buyers lined up waiting to offer him $500,000 for his property, then he has options. You probably have little chance of getting him to accept your offer of $480,000.  
However, it’s important to realise that in negotiations you often deal with perception rather than reality.  
Agents will often tell you they have other buyers interested or better offers than yours, but they are simply applying this same pressure tactic on you.  
To gain power in negotiations you must convince the vendor through his agent that you have more options than they do. Currently, this isn’t too difficult because in most markets there’s an abundance of properties for sale.  
Let the agent know that there are also other properties you are interested in. You could say something like: “We like this property but there are two others we have in mind in a better location and at a lower price”.  
Remember: the person with the most options has the upper hand in the negotiation.  
2. Time
 
If a vendor is highly motivated and under time pressure you could find yourself a terrific buy.  
While it may be hard to work out what type of pressure the vendor is under, the selling agent will sometimes tell you that they have already purchased another property and must settle at a particular time.  
Other time-motivated sellers include people going through a divorce or moving interstate.  
To help find out how motivated the vendor is you could ask the selling agent: why is the vendor selling? Where are they moving to? Would they consider a lower offer for a quick settlement?  
Other sensible questions to ask are:
• How long has the property been on sale?
• Have they received any offers on the property?
• How did the vendor come to his selling price?  
I like to use time pressure when making a written offer to purchase. I’ve found it helps if I put a deadline on my offer such as “this offer expires at 6.00 pm on Thursday 23rd May.”  
I always give an explanation to the agent such as: “Well…I’m considering purchasing a particular property that’s going to auction this weekend and if the vendor doesn’t accept my offer by Thursday I’m keen to purchase the other property and can’t have this current offer remaining open when I go to the auction .”  
3. Knowledge
 
In negotiations, the side with the most knowledge will do better.  
If you’ve done the proper research you should know more about the property market in which you are buying than the seller.  
However, apart from researching the local property market, it’s also good to find out what you can about the vendor. The problem is that most of what you know comes from the agent.  
But the reason you should find out as much as you can about the seller and their property is that it will give you a better insight into the real motivation for selling. This could lead to a creative win-win solution that will let you buy the property at below market price.  
In summary:
Remember these three critical negotiating pressure points when negotiating your next property purchase. Make sure you take advantage of them and that the selling agent doesn’t apply them to you.    
Michael Yardney is a director of <a href="https://www.metropole.com.au/">Metropole Property Strategists</a>, who create wealth for their clients through independent, unbiased property advice and advocacy. Subscribe to his <a href="https://propertyupdate.com.au/category/property-investment/">Property Update</a> blog.
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Three pressure points that can swing property purchase negotiations in your favour: Michael Yardney

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Platinum, Salvo Property Group's striking 52-level apartment building set for construction in Melbourne's Southbank, has secured around 200 prior sales ahead of this week's official launch. 

Capped by platinum-coloured blades, Platinum comprises 435 apartments - predominantly in two-bedroom layouts.
The project's architect is Squillace Architects - a Sydney firm working on its first Melbourne high rise - and has already been awarded the best high-rise design in Australia prize in the this month's International Property Awards in Asia Pacific.
<a target="_blank" href="https://www.platinumtower.com.au/">Platinum</a> will rise from the site at 245 City Road Southbank for a 2016 completion. 

There will be an opulent hotel-style lobby, ground level café and restaurant.
It will have its recreational facilities on its 52nd floor with views of Port Phillip Bay, Albert Park and the Melbourne CBD.
"We want to offer our buyers value, quality and a point of difference," Salvo chief Mario Salvo said this week.
"It's all done with love and passion," he said.
Asked about headlines suggesting an oversupply of Melbourne apartments, Mario Salvo noted "we are almost halfway in our sales and we haven't had a retail launch."
"Why should I feel there is oversupply?
"I don't see the gloom," he said saying the demand for inner city abodes made sense in this day and age.
Squillace Architect director Vince Squillace says the residential building has been designed to complement the Melbourne cityscape when viewed from a distance, with inspiration drawn from textures and forms found in some of Melbourne’s more remarkable towers. 

“Our design contributes to the street and will create social activity in the area, which together with the vertical garden, will soften what is currently a harsh urban environment,” Vince Squillace says.
With many apartments having a winter garden feature, Salvo Property Group sales and marketing director Christina Salvo says Platinum heralded the "greening of Southbank."
It's also a reference to the car park facade featuring one of Australia’s largest vertical gardens. 
Rising from its third level, the seven-storey vertical garden will both conceal and naturally ventilate parking for 265 cars and storage units. 

Salvo Property Group sales and marketing director Christina Salvo says Platinum would become an icon building for Melbourne. 

“We wanted the communal areas of Platinum to feel like you are walking into your own private hotel.
"Residents will enter a rich, warm lobby, addressed by a concierge and flanked on either side by a café or restaurant.” 

Residential lift lobbies on all floors will have wallpaper, bronze mirrors and designer lighting.
Its five star facilities include a sky lounge with function room and bar on its 52nd floor along with a winter garden, indoor pool, spa and gym.
While predominantly two-bedrooms around four per cent of the stock will be three-bedroom and several four-bedroom and penthouse apartments.

The two-bedroom apartments have an average internal area of 66 square metres with balconies of between eight and 10 square metres and a starting price of $438,000. 
The three-bedroom apartments have an average internal area of 97 square metres with penthouses up to 328 square metres. 
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