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.

Joel Robinson

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

Lender, fund manager and apartment developer Princeton has completed <a href="https://www.apartments.com.au/buildings/marque-rockdale-602-608-princes-highway-rockdale-nsw-2216">Marque Rockdale</a>, the first new apartment development in South Sydney to provide its owners with a 10-year Latent Defects Insurance policy, the most comprehensive insurance available for a new apartment building.

The policy has been a key consideration for prospective purchasers of the 58 one-, two-, and three-bedroom apartments, strategically located between&nbsp;Rockdale Plaza and Rockdale Station.&nbsp;

Buyers have also been drawn to the fact that it is one of few new apartment developments delivered in the suburb in the last 10 years, and the only one located on Princes Highway to be set well back from the street to reduce noise. There's also a communal rooftop, a rarity in the suburb, complete barbecue facilities, landscaped seating areas, a children's play zone and herb gardens.

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Ray White Projects’ Matt Otway said buyer enquiry reflected the increasingly diverse and cosmopolitan population that has made Rockdale home.

“We’re seeing strong interest from a broad mix of buyers, including young professionals and people who have rented in Rockdale and the surrounding suburbs and now see Marque as an opportunity to buy a brand-new apartment in an area they already know,” Otway said.

“Proximity to the CBD and Sydney Airport is another key advantage particularly for buyers working in these locations who want the added convenience of living close by.”

Investors have also been attracted to the project, with rental yields of more than five per cent, which is considered a strong result for the Sydney market.

[smartcode_project:default project_id=136442 project_image_fid=374090]

Adding another layer to the buyer proposition is Marque's 10-year Latent Defects Insurance policy from Resilience Insurance, making it the only new apartment development in Rockdale to offer the cover.

The policy protects apartment owners against major structural and waterproofing defects for 10 years following completion, giving Marque purchasers cover until early 2036 at no additional cost.

The likelihood of defects emerging has also been mitigated through the Technical Inspection Service (TIS), which saw independent experts inspect the building at various stages throughout construction to identify potential issues during the build, rather than after the fact.

SDSS, which provided the TIS, consistently ranked the construction quality at Marque, undertaken by iCIRT-rated builder Coplex, among the best across its extensive portfolio of projects.

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Otway said the LDI had become a major drawcard for buyers, particularly given Rockdale has seen relatively little new apartment development over the past decade.

"Rockdale hasn't had a lot of new apartment buildings in the last decade, and has never had a project with 10-year defect insurance," Otway said.

"Marque presents a truly rare opportunity at an affordable price point, so well connected to the Sydney CBD."

One-bedroom apartments at Marque start from $735,000.

[smartcode_project_cta:default project_id=136442]

Marque Rockdale completes as South Sydney’s first apartments backed by 10-year defect insurance

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.

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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.

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The integration of commercial and retail spaces attracts businesses, which can provide a stable rental income stream. Additionally, the popularity of mixed-use developments often drives up property values, making them a potentially lucrative investment in the long term.

<h3>Enhanced security and maintenance</h3>

Mixed-use developments typically have comprehensive security measures in place. With controlled access points, CCTV surveillance, and professional security staff, residents can enjoy enhanced safety and peace of mind.

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Additionally, these developments often have dedicated maintenance teams responsible for the upkeep of common areas, landscaping, and infrastructure. This ensures that the overall appearance and functionality of the development are well-maintained, creating a pleasant living environment for residents.

<h3>Live-work-play balance</h3>

One of the key attractions of mixed-use developments is the ability to achieve a desirable live-work-play balance. The integration of residential and commercial spaces allows residents to live closer to their workplaces, reducing commuting time and improving work-life balance.

The proximity to various amenities and recreational facilities encourages an active and healthy lifestyle. Residents can easily access fitness centres, parks, restaurants, and entertainment options, all within the same development, leading to a more fulfilling and convenient way of life.

alisonwarters@gmail.com

The top five reasons to buy in a mixed-use development

When buying a property, everyone needs to be aware of the additional costs that come as part of the buying process.

Often the largest outlay, after the deposit which goes to the bank, is stamp duty.

<h2 style="line-height: 1.38;">What is Stamp Duty?</h2>

Stamp duty is an extra tax to pay the government when you buy land, a property, and other certain assets.

It happens when the legal ownership is transferred. It can also be known as property transfer duty or transfer duty.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture" allowfullscreen="" frameborder="0" height="415" src="https://www.youtube.com/embed/C32BWkB5--c" title="YouTube video player" width="660"></iframe>

<h2>Who pays Stamp Duty?</h2>

In some circumstances, you may get an exemption. For some states, you won’t have to pay for stamp duty if you are a first home buyer or a pensioner for houses under a particular price. There are also stamp duty concessions, where you may be entitled to a discount.

<h2>How much does Stamp Duty cost?</h2>

Each state has different rules which affect how much you need to pay. These rules can affect the rate you pay, and the timeframe you will need to pay in. Before you buy land or a property, make sure you check the up-to-date information for your state’s stamp duty.

You can use a free stamp duty calculator online to see approximately how much you’ll need to pay. Find out if you’re eligible for an exemption by enquiring on a project via Urban!

Overall, the stamp duty you need to pay will depend on:

<ul>
	<li aria-level="1">How much your land/property is worth</li>
	<li aria-level="1">Where your land/property is located</li>
	<li aria-level="1">What type of land/property it is</li>
</ul>

Want to find out more? <a href="https://www.youtube.com/@UrbanAustralia?utm_source=YouTube&amp;utm_medium=Video&amp;utm_campaign=Subscribe&amp;utm_id=Subscribe">Subscribe to our YouTube channel</a> for more property videos.

Ellen Walker

Off-the-plan property explained: What is stamp duty?

For most Australians, buying an apartment is one of the biggest financial decisions they'll ever make

The location, floorplan and price are often the first considerations, but in recent years another question has become increasingly important: who is actually delivering the project?

A series of high-profile builder collapses, construction delays and defect concerns have fundamentally changed how many Victorians approach buying off the plan. The collapse of Porter Davis in 2023, which reportedly left around 1,700 homes unfinished, became one of the most visible examples of the risks that can emerge when a construction company fails. <a href="https://www.equifax.com.au/sites/default/files/lpassets/pdf/Final-Business-Market-Pulse-June-Sector-Deep-Dive-Report-2.pdf">Similar challenges across the broader construction sector</a> have left buyers asking more questions before signing a contract.

As Victoria continues encouraging higher-density housing to address supply shortages, transparency is becoming just as important as location or price.

One tool increasingly entering the conversation is the <a href="https://icirt.com/">Independent Construction Industry Rating Tool (iCIRT)</a>, an independent assessment framework designed to help buyers better understand the developer or builder behind a project. Originally developed by Equifax in consultation with government and industry as part of NSW's Construct NSW reforms, the system has since expanded nationally.

<h2 data-end="1519" data-section-id="7nmx3" data-start="1492">What is an iCIRT rating?</h2>

Most Australians are familiar with independent ratings in everyday life.

We compare ANCAP safety ratings before buying a car. We look at Health Star Ratings in supermarkets. Banks rely on credit assessments when lending money.

Until recently, however, there has been very little independent information available to help apartment buyers assess the business responsible for delivering a residential project.

That gap is what iCIRT was designed to address.

Builders, developers and other construction professionals with an iCIRT rating have demonstrated high-trust characteristics through an independent, evidence-based assessment across six criteria: Character, Capability, Conduct, Capacity, Capital and Counterparties. This involves a rigorous review of financial health, past project track record, and ethical conduct. Crucially, an iCIRT rating could help provide property buyers with confidence that they are working with a professional who has demonstrated the capability, capacity, and willingness to return and rectify issues.

Importantly, iCIRT is not a recommendation to purchase a particular property, nor is it a traditional credit rating. It is an independent assessment framework designed to provide objective information about a construction business using a <a href="https://icirt.com/sites/default/files/2025-08/iCIRT-Methodology-Issue1-May-2021.pdf">published methodology</a>.

The system has been widely adopted in New South Wales, where more than one-third of medium and large residential builders and developers now hold an iCIRT rating, representing over two-thirds of the state's residential building market by value as of 2025/26.

<h2 data-end="3126" data-section-id="h6ohtj" data-start="3084">Why buyers are doing more due diligence</h2>

For many buyers, particularly those purchasing off the plan, the biggest risk isn't whether they'll like the kitchen finishes.

It's whether the project will be delivered on time, to the expected quality, and by a company capable of completing the development.

<a href="https://icirt.com/sites/default/files/2026-07/iCIRT%202025%20Consumer%20Survey%20Report%20v05.pdf">Consumer research commissioned by iCIRT</a> found more than half of respondents believed current protections do not adequately safeguard buyers from builder insolvencies or defective projects. Other research found 88 per cent of prospective buyers would seek independent ratings or due diligence before purchasing, while 90 per cent said trust in construction professionals is essential.

That doesn't mean buyers should rely on a single rating alone.

Independent legal advice, understanding the contract, and seeking financial advice all remain important parts of the due diligence process.

However, an independent assessment can provide another source of information alongside those traditional checks.

<h2 data-end="4138" data-section-id="pquzxc" data-start="4094">Trust is becoming a competitive advantage</h2>

The conversation isn't only changing for buyers.

Developers are also recognising that trust has become an increasingly important part of the sales process.

Five years ago, purchasers typically asked about floorplans, finishes and settlement dates.

Today, sales teams are increasingly being asked about the developer's experience, financial stability, previous projects and construction partners.

For companies with strong governance and established delivery records, an independent iCIRT rating provides another way to demonstrate those credentials before buyers even visit a display suite.

According to Equifax, the assessment can also help businesses drive sales and <a href="https://icirt.com/resources-for-business/icirt-rating-helps-scion-secure-high-value-projects">secure high-value projects</a>, as well as identify operational improvements and <a href="https://icirt.com/resources-for-business/mirvac-reinforces-brand-trust-and-quality-independent-icirt-rating">attract top talent</a>.

<h2 data-end="4962" data-section-id="1j54ng5" data-start="4912">Beyond buyers: lenders are paying attention too</h2>

The influence of independent construction ratings is also extending beyond consumers.

According to Stamford Capital's Real Estate Debt Capital Markets Survey, an increasing number of lenders now incorporate iCIRT ratings into their due diligence processes when assessing residential development finance applications.

The survey found lender adoption has continued to rise, with many respondents saying independent assessments provide additional insight into governance, counterparties and delivery capability beyond traditional financial analysis. Some lenders also reported declining funding applications where businesses had poor or no ratings.

As construction costs remain elevated and access to development finance becomes more selective, demonstrating credibility is becoming increasingly valuable.

<h2 data-end="5801" data-section-id="1qazuxs" data-start="5772">What it means for Victoria</h2>

Victoria's apartment market is entering a new phase.

The state is seeking to accelerate higher-density housing while simultaneously introducing reforms aimed at improving confidence in residential construction.

For buyers, that means there are more tools available than ever before to research the businesses behind a project.

For developers, it signals that transparency is becoming another point of differentiation in an increasingly competitive market.

Buyers are asking more questions than ever before and increasingly expecting independent information, not just marketing material, before making one of the biggest financial commitments of their lives.

Find out how to get iCIRT rated <a href="https://www.icirt.com/sites/default/files/2025-08/iCIRT-Infographic-Assessment-Process-Final.pdf">here</a>.

<hr data-end="6469" data-start="6466" />
The information contained in this article is general in nature and does not constitute personal, financial, legal or tax advice. It does not take into account your personal objectives, financial situation or needs. Therefore, you should consider whether the information is appropriate to your circumstances before acting on it and, where appropriate, seek independent professional advice.

This article contains links to third-party websites. These links are provided for convenience only. Equifax Australia does not control and is not responsible for the content, accuracy or privacy practices of external sites.

Copyright © 2026 Equifax Australia Information Services and Solutions Pty Ltd. All rights reserved.

Buying off-the-plan in Melbourne? How independent iCIRT ratings are set to change Victorian property

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The most expensive sale for the week ending May 19 was an original coastal cottage in Bronte, New South Wales, which sold at auction on May 15 for $4.05 million, according to RP Data.
Located on Bronte Road, the property (pictured below) was listed by Jason Black and Brent Foster of <a target="_blank" href="https://www.propertyobserver.com.au/https://www.blacklp.com.au/3373786">Black Lifestyle Property Randwick.</a>
<img height="244" width="470" src="/images/stories/2013/05/brontemay22one.jpg" alt="brontemay22one">
The three-bedroom, one-bathroom house sits on approximately 530 square metres and offers the possibility to be renovated or rebuilt.
The property last sold in April 1990 for $615,000, reflecting an annual compound growth rate of 8.54%.
New South Wales dominated the list, with a total of seven properties securing spots.
The top 10 most expensive sales last week
<a target="_blank" href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/449_bronte_road_bronte_nsw_2024/1609659">449 Bronte Road, Bronte, NSW, 2024</a>, three-bedroom house, sold on May 15 by Black Lifestyle Property Randwick for $4.05 million
<a target="_blank" href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/1_bridge_street_balmain_nsw_2041/1251783">1 Bridge Street, Balmain, NSW, 2041</a>, four-bedroom house, sold at auction on May 18 by Cobden &amp; Hayson for $2.735 million
<a target="_blank" href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/3/112_milson_road_cremorne_point_nsw_2090/2004689">3/112 Milson Road, Cremorne Point, NSW, 2090</a>, three-bedroom unit, sold on May 16 by Ray White Lower North Shore for $2.65 million
<a target="_blank" href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/28_vernon_street_strathfield_nsw_2135/6496416">28 Vernon Street, Strathfield, NSW, 2135</a>, six-bedroom house, sold at auction on May 18 by Richardson &amp; Wrench Strathfield for $2.65 million
<a target="_blank" href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/3_welwyn_avenue_brighton_east_vic_3187/10041305">3 Welwyn Avenue, Brighton East, VIC, 3187</a>, four-bedroom house, sold at auction on May 18 by Marshall White for $2.575 million
<a target="_blank" href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/84_birriga_road_bellevue_hill_nsw_2023/1368216">84 Birriga Road, Bellview Hills, NSW, 2023</a>, four-bedroom house, sold at auction on May 18 by Liang + Simmons Double Bay for $2.425 million
<a target="_blank" href="https://www.myrp.com.au/property/277_coopers_shoot_road_coopers_shoot_nsw_2479/1954587/">277 Coopers Shoot Road, Coopers Shoot, NSW, 2479</a>, three-bedroom house, sold at auction on May 18 by McGrath Estate Agents for $2.4 million
<a target="_blank" href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/37_stanley_street_nedlands_wa_6009/12887777">37 Stanley Street, Nedlands, WA, 6009</a>, five-bedroom house, sold prior to auction on May 18 by Acton Dalkeith for $2.37 million
<a target="_blank" href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/3_howard_street_strathfield_nsw_2135/6486636">3 Howard Street, Strathfield, NSW, 2135</a>, six-bedroom house, sold at auction on May 18 by Devine Real Estate for $2.335 million
<a target="_blank" href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/20_beaver_street_malvern_east_vic_3145/11585506">20 Beaver Street, Malvern East, VIC, 3145</a>, four-bedroom house, sold at auction on May 18 by Hocking Stuart Glen Iris for $2.26 million
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Original coastal home in Bronte records 8.5% annual growth over 23 years: RP Data

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Roseville Anglican College for Girls has spent $3.7 million to expand its holdings in Sydney's upper North Shore.
It was described to Property Observer as "a very bullish $3.7 million" paid in Roseville.
They last bought on Bancroft Avenue property in 2011 paying $3.675 million suggesting they are intent on increasing their land holdings in the street for some future college expansion.
There were intending home buyers at the auction represented by Skeen Property Buyer's Robert Skeen who were anticipating renovating the Federation home back into a family home.
The vendors at the McGrath Estate Agents auction were the Shepherd Centre.
<div>Nestled on a vast 1,839 square metre parcel in one of Roseville’s finest streets, <a target="_blank" href="https://www.propertyobserver.com.au/https://www.mcgrath.com.au/buy/house-roseville-nsw-2069/181066">the double brick Federation classic is a substantial free flowing single level home with timeless period detail interiors</a>. It last traded at $3.15 million in 2005.</div>
Members of the last family to reside in the house were present at the auction and keen for another family to secure its purchase as a residential home.
"Roseville College looked like they would have bought the property at any price," one attendee noted.
Roseville Anglican College for Girls was established in 1908.
It has followerd the trend of other expansionary schools.
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Roseville College buys another Bancroft Avenue residence

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The Domus US Multifamily Real Estate Fund will test Australian investor appetite for American rental property, with plans to join the ASX on June 18, subject to a successful $80 million initial public offering.

The company plans to invest in ‘multifamily’ apartment blocks in Texas and New Mexico with more than 150 apartments spurred on by the improving residential market in these states,  a larger pool of renters following the aftermath of the US housing crisis and more Americans moving to the North West and Mid West.
<img height="328" width="470" src="/images/stories/2013/domus.jpg" alt="domus">
“There is a strong renting culture across the US," says Domus CEO Robert Geringer.
“The housing crisis has changed the perception of the property market from the American dream to the American nightmare. It has created a renter class,” he says.
He says currently renting is just a bit more expensive than owning a home, but as house prices recover and rates rise, owning a home will exceed renting costs.
Geringer says going public in Australia was attractive because of Australian’s love affair with real estate. 
“We looked at listing in New York, but that wouldn’t work. They start at $1 billion and up for REITS,” he tells Property Observer.
Multifamily properties are a foreign concept to most Australian investors, being seperate apartments all on one title - as opposed to a strata model - which Domus says creates "significant management efficiencies".
 
<hr class="system-pagebreak">
It will follow the likes of the Dixon Advisor <a target="_blank" href="https://www.propertyobserver.com.au/international/thinking-of-buying-in-harlem-dixon-advisory-provides-australian-investors-with-tourist-style-walking-tour-guide/2013050360970">ASX-listed US Masters Residential Property Fund</a>, which has successfully invested in multi-dwelling residential property in New York and New Jersey and attracted signficant amounts of Australian SMSF investment capital, but not without having to overcome some negative perceptions about the US market.
The Domus fund will use the proceeds of its IPO to purchase (through a US subsidiary) two multifamily projects costing approximately US$60 million on June 6 and to acquire other multifamily assets. 
The two projects are Mission Ranch, a 295 unit garden style luxury apartment complex in Dallas, Texas and Mesa del Oso, a 221 unit condo style, luxury apartment complex in Albuquerque, New Mexico ( a city familiar to any investor who is a fan of hit TV show Breaking Bad). 
These two apartment projects will make up the initial portfolio, with the investments funded via low fixed-rate US government-insured debt with interest rates currently between 2.9% and 3.5% allowing the fund to maintain a leverage ratio of between 60% and 70%. 
Domus has the exclusive first right to negotiate on a further portfolio of over 35 multifamily real estate Assets, consisting of over 6,500 individual apartments with an estimated market value of over US$750 million. 
Such assets, the product disclosure statement says, have 90% average occupancy rates with the US housing crisis leading to a steep decline in the number of owner-occupier assets. 
While the fund will initially invest in the southern and western regions of the US, where typically there are lower unemployment rates than other regions, it will consider expanding into other parts given an “ongoing trend for individuals and business to relocate from the more recessed mid-western and north eastern states to southern and western states.” 
The fund hopes to acquire around $250 million to $320 million of US multifamily assets by March 31 2014 with the initial public offer will close on May 31. 
Domus has lodged a product disclosure statement with the ASIC for an offer to raise up to $100 million, with a minimum subscription amount of $80 million, at a unit price of $1.00. 
Applicants will receive one option for every four units which they are allotted. 
Options will be exercisable at $1.00 at any time during the period from 1 January 2014 to the third anniversary of the date of the listing of Domus on ASX.  Options will not be quoted on ASX.  
Geringer says there has been good response to the offer from investor road shows from institutions, investment funds, REIT and small cap funds.
Geringer met with investors in road shows in early May in Hong Kong and Singapore.
He says the perception of the US housing market is good.
“They want to own a piece of US real estate and to invest in the residential recovery. They don’t have to be on the ground themselves,” he says.
Geringer has 30 years of experience in the US property market as a tax lawyer and real estate professional.
The fund will make quarterly distributions with the first scheduled for October 2013 with forecast distributions of 3.6 per unit for the first two forecast periods, an annualised distribution of 6.2% on the offer price.
 
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US property fund Domus set for ASX listing as it seeks to tap into growing demand for rental property in Texas and New Mexico

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The Australian dollar appears to be less of a factor than some believe in encouraging offshore investors to buy Australia’s commercial property, research by Jones Lang LaSalle suggests.
The graph below shows that funds poured into Australian commercial real estate when the Australian dollar was well above parity against the US dollar in 2012, rather than discourage investors.
It suggest that the opposite could happen if the Australian dollar falls – or perhaps that the Australian currency is less of a factor in commercial real estate as it may be in residential investment.
Click to enlarge
<a href="/images/stories/2013/05/joneslanglasallemay24one.gif" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/2013/05/joneslanglasallemay24onethumb.gif"></a>
Source: Jones Lang LaSalle Research
As Australian Financial Review property editor Robert Harley highlights, listed property trusts like the Goodman Group hedge 86% of their offshore income, so changes in the exchange rate have much less of an impact.
Savvy offshore investors would be able to do something similar to counter the exchange rate impact, while also attracted to Australian real estate due to its sound property market fundamentals - transparency, rising capital values, a strong economy and its proximity to Asia.
Certainly Asian investors are showing no signs of slowing down their appetite for Australian commercial property purchases, with a <a target="_blank" href="https://www.propertyobserver.com.au/retail/gpt-confirms-sale-of-half-stake-in-erina-fair-shopping-centre-to-asian-interests-for-%243971-million-thegptgroup-jllnews/2013052061487">South Korean pension fund </a>paying close to $400 million for 50% of the Erina Fair Shopping Centre on the Central Coast this month.
Harley also points out that the lower Australian dollar – which will support industries like manufacturing and tourism – may also flow through to benefit rural property and tourism property.
And a stronger Australian dollar is attractive to company’s like Westfield Group, which has nearly half of its income-earning assets in the US.
The Australian dollar peaked at $1.11 against the greenback in July 2011 and remained mainly above parity until the recent fall in early May sparked by the cash rate falling to a 53-year-low of 2.75%.
In 2007, the rising Australia dollar was also not an impediment to funds flowing into commercial real estate, with investors most likely seeing Australia as a safe investment haven.
In other periods – such as the late 1980s and mid-1990s – a rising dollar was also accompanies by an increase in funds flowing into commercial property.
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Australian dollar less of a factor in commercial property investment: Jones Lang LaSalle chart

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As a bushfire approaches a dwelling, or anything else in its path, the dwelling will be subject to the following threats:  

Wind-borne burning embers – these may be carried up to 5 km ahead of, or fall up to 1 km behind, the fire front (in extreme cases embers may travel 35 km). These embers may cause spot fires well ahead of the fire front or cause fresh fires to break out after the threat has seemingly passed.
High winds – the velocity of winds associated with bush fires may be greater than that for which houses in the same locality but not subject to bushfire attack have to be designed. Wind behind a bushfire creates a moving fire front that consumes fuel in its path. Fire fronts most often travel at about 5 km/h, but can move at up to 30 km/h depending on terrain, wind and fuel availability. In large fires, the thermal energy can create its own weather phenomena, eg flaming whirlwinds in crowns of trees and rolling clouds of fire. Where a bushfire front comes up to or passes a dwelling, these local weather phenomena within the fire may result in reversal of wind direction and increase the magnitude of the wind forces to which the dwelling is subjected.
Wind-borne debris – the high winds can tear off branches from trees or sheet metal coverings from roofs and these then may become missiles that impact on adjacent dwellings.
Heat – the fire heats the air above it; this heated air is then frequently blown ahead of the fire front and dries out and preheats potential fuel sources and may in some cases raise the temperature above the ignition temperature5. When the fire is close, external surfaces of the dwelling will be subject to radiation that also may raise the surface above the material’s ignition temperature.
Direct flame – if the dwelling is close to the bush (or if adjacent trees, shrubs or combustible material ignites), the external walls and roof may be subject to attack from flames. Further, the local weather phenomena described above may mean that buildings some distance away from the fire front may also be subject to direct attack from flame.  
Source:  <a href="https://www.concrete.net.au/publications/pdf/Bushfire.pdf" target="_blank">https://www.concrete.net.au/publications/pdf/Bushfire.pdf</a>  
Property Bloom recently found a development site across the road from a site where we had just completed a dual occupancy project.
On one side of the road where we had just built the land was not bushfire prone. On the other it was a different matter and the land was rated bushfire prone.
So what exactly does this mean and how will it impact on development costs?
Bushfire prone land maps are prepared by local councils across the State of NSW and are certified by the <a href="https://www.rfs.nsw.gov.au/dsp_content.cfm?cat_id=1052" target="_blank">Commissioner of the NSW Rural Fire Service (RFS)</a>.
 
<hr class="system-pagebreak">
Whilst we want to build dwellings that are safe, what exactly do we need to add to our dwellings when they are in a bushfire zone to meet requirements?
Firstly, let’s define bushfire-prone. A bushfire-prone area is an area that can support a bushfire or is likely to be subject to bushfire attack. In general, a bushfire-prone area is an area occurring within 100m of a high or medium bushfire hazard.
New development on areas identified as bushfire-prone are subject to the development and planning controls of ‘Planning for Bush Fire Protection 2006’ and must be designed to improve the survivability of the development and the occupants that are exposed to a bushfire hazard.
For our development, to meet the requirements we need to add aluminium fly screens to all windows and doors in lieu of standard mesh made of woven fibreglass yarn coated with PVC.  
Tiled roofs must be fully sarked - sarking is an impervious barrier comprising of foils and films which is used to prevent water from penetrating the building envelope beyond the exterior roof and it’s a requirement in some bushfire prone areas.  
Metal fascia and gutter guards were also required to stop leaves from building up and becoming a potential hazard. During a bushfire, sparks can travel many kilometres in front of a main fire front and can ignite dried leaves and rubbish in your gutters. Another advantage of adding these guards is to keep birds and rodents out of the gutters and roof as they can cause damage and spread lice.
Spark proof garage door seals which involves an aluminium holder fastened to the door which closes any gaps to the entry.  It’s flame retardant rubber compound slides into the holder and rests above the lintel to provide a barrier to help delay the onset of fire.  
Metal covers for the weepholes to the brick vents. Sub-floor vents are screened to allow free air movement, but prevent spark or ember ingress. The non-combustible screen is covered with a corrosion-resistant metal spark guard.
This has impacted on the build costs for this particular dual occupancy project by about $10,000.  
What we will also consider is that mortar joint finishes ironed or flush joints have been found to perform better than raked joints when subjected to fire but this is not mandatory.  
BAL Risk Assessment – Granny flats
The <a target="_blank" href="https://www.rfs.nsw.gov.au/dsp_content.cfm?cat_id=900">NSW Rural Fire Service </a> regulations require a Bushfire Attack Level (BAL) for a granny flat project. If the BAL is 40 or the highest risk, Flame Zone, approval must be sought by a DA with the local Council.
If the BAL is low, there is no need to do anything except pay for a Bushfire Assessment from a qualified assessor as long as the property is complying.
If the BAL is 15 to 25, there will be requirements for protection measures. This may include toughened glass, aluminium flyscreens and gutter guards.
Generally, Property Bloom does not look for granny flats sites within bushfire-prone areas unless a water hydrant is nearby as it can add costs to the construction and this strategy is all about low costs and high yields.
It’s important to understand that whilst building and developing property in bushfire prone areas can be very desirable due to the views and peaceful environment a bush setting brings. But it will add to the build costs and these additional costs may not always be seen to add value.  You should use these upgrades as selling points as in effect what you have done is in included a ‘bush fire protection system’ for the home, much like a security system will add value, so should the bushfire protection system. So be sure to point this out to potential buyers and valuers.
In the end, the location of our dual occupancy project – a premium area close to all facilities – outweighed the additional costs for the bushfire requirements and we looked at this as an ‘opportunity cost’ to build in this leafy, green area.
Jo Chivers is director of <a style="font-size: 14px;" target="_blank" rel="nofollow" href="https://www.propertybloom.com.au/" title="Property Bloom">Property Bloom</a>, which manages property development.
 
 
 
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The impact of bushfire zoning on your development: Jo Chivers

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The onset of the GFC saw the highest proportion of Australian landlords claim losses on their property investments.
In the 2008 tax year, around 1.2 million taxpayers said they made a net rent loss on their investment properties compared with around 500,000 who made a net rent profit, ATO figures analysed by MacroBusiness show.
Property investors claimed a record $9.1 billion in aggregate losses in 2008, lower than $7.9 billion in aggregate losses claimed in 2010-2011 when 1,213,597 out of 1,811,174 landlords held negatively geared property investments.
Analysis by MacroBusiness shows that a greater proportion of property investors negatively gearing their investments from 2002 to 2008, coinciding with booming property markets before the GFC brought the party to a halt.
In 2009 and 2010, as the property market underwent a correction and property investors became more cautious, fewer landlords negatively geared their investments.
In 1998-99 – just before the Howard government halved capital gains tax and mortgage lending became more easily available - the number of investors with positively geared investments was roughly equal to those with negatively geared investment.
<img height="286" width="470" src="/images/stories/2013/macrobusiness_chart_2.jpg" alt="macrobusiness_chart_2">
“Up until 2000, property investment was more or less neutral from an income perspective, with aggregate rental receipts covering costs,” says MacroBusiness editor David Llewellyn-Smith.
“Since then, however, the situation has changed markedly, with the latest ATO data showing that there were just over 1.2 million negatively geared property investors in Australia in 2010-11, representing two-thirds of all property investment,” says MacroBusiness's Leith van Onselen.
“From 2000 onwards, however, net rents deteriorated sharply; with aggregate losses totalling $7.9 billion in 2010-11,” he says.
The logical explanation for the decline in net rental returns from 2000 and the surge of negatively geared property investment, says van Onselen was the Australian Government’s decision in 1999 to change the nation’s capital gains tax (CGT) rules by halving the rate of tax payable on capital gains earned on assets held for more than 12 months.
“This change, in combination with the negative gearing provisions allowing investors to offset rental losses against other (labour) income, encouraged investors to speculate on rising housing values in full knowledge that any losses would reduce their overall tax liability, and any capital gains would be taxed at only half the rate of labour income,” says van Onselen.
“The net result of these policies is that Australian investors have increasingly become Ponzi borrowers – Hyman Minsky’s term for borrowers who rely heavily on capital gains to repay debt and interest – in the belief that housing is a sure fire investment,” he says.
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Proportion of landlords making rental losses peaked in 2008: Macrobusiness

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Sydney properties priced between $500,000 and $1.5 million could rise as much as 10% over 2013, says Australian Property Monitors senior economist and Dr Andrew Wilson.
Dr Wilson says low interest rates and increasing buyer confidence are the two key factors that could drive this portion of the market to outperform the prestige market and properties priced below $500,000.
The permabull market observer is sticking with his view that there will be an overall 3% to 5% gain in Sydney property prices in 2013 "though closer to 5 than 3".
Earlier this month, he tipped the property market to pick up a little in 2014 with gains of between <a target="_blank" href="https://www.propertyobserver.com.au/residential/house-prices-could-rise-up-to-7-in-2014-apms-andrew-wilson/2013050961167">5% and 7% forecast</a>.
“[The $500,000 to $1.5 million price bracket] is going to be the strongest portion of the market," Wilson told Fairfax media.
"There's a lot of activity from investors but very few first home buyers and the prestige market is still relatively flat."
The latest <a href="https://www.propertyobserver.com.au/trends/budget-woes-sees-consumer-sentiment-fall-to-lowest-since-august-2012-but-housing-sentiment-lifts-westpac-index-westpac-consumersentiment/2013052261575" target="_blank">Westpac-Melbourne Institute survey of consumer sentiment</a>, carried out after the May 7 rate cut recorded a carried a sharp 7% fall in the consumer confidence index from 104.9 in April to 97.6, pushing it back into a range where pessimists outnumber optimists for the first time since October 2012.
However, sentiment about the property market is much stronger with the ‘time to buy a dwelling’ sub-index lifting 11.2% in May to be up 20.7% over the past 12 months to 142.7.
Two years ago it was at 110.7.
“Households recognise the significance of the rate cut for housing activity along with evidence that a patchy upswing in dwelling prices is under way,” said Westpac chief economist Bill Evans.
Wilson says the revival of the Australia’s housing markets was confirmed 2012 with leading indicators such as rising auction clearance rates pointing to a market heating up.
Last weekend, Sydney’s auctions clearance rates hit new highs with 78.6% of houses sold at auction, the strongest result since early 2010, according to preliminary APM figures which will be updated tomorrow by APM.
Clearance rates have remained high all year, edging steadily higher again since Easter.
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Investor demand could spur 10% gain in mid-market Sydney property prices in 2013: APM’s Dr Andrew Wilson

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Hi Margaret,
I am currently residing in Wisconsin, USA however I own a two-bedroom townhouse in north-western Sydney. I am interested in potentially selling this property with a view to buying a property in the USA. When, in your opinion, would be the optimum time to sell in Sydney in the next 6-18 months, and why? Thank you for any information and advice you may be able to provide. Kind Regards, Michael
 
Hi Michael,
I’d have to say that the optimum time to sell a property in Sydney is not likely to be in the coming 18 months at all!  Of course this will depend very much upon where your property actually is, but if it is somewhere around the Hills District, which I imagine it is since that is North Western Sydney, then this is an area which is slated to continue with some respectable growth.  
While the area has, over the past 15 years, had a population growth of almost twice that of Western Sydney, there is more to come yet. Industrial and office rents consistently rank well below the Sydney average, which means that business is well and truly attracted to the area. Purchase costs for commercial and industrial property also rank lower than the Sydney average and this should enhance employment growth.  
While question marks still hang over the development of good transport infrastructure, this must come, since the population is showing no signs of slowing down. There are some significant land releases planned which, for a time, may cause growth to hover a little, but an upward climb should still be seen.
In my opinion, I wouldn’t be likely to buy in right now, as to do so would be at the cost of buying into a market which will boom sooner, however I also would not be inclined to sell, unless you bought the property for a song and already have significant gains.  If that’s the case then selling now, or in 18 months’ time, won’t make a lot of difference.  If not, then I’d be hanging around for the gains likely to be seen over the coming 10 years.
Margaret Lomas is a best-selling author and writes and hosts the popularProperty Success With Margaret Lomas and heads up the panel on Your Money, Your Call, both on Sky News. She is the founder of <a rel="nofollow" target="_blank" href="https://destiny.com.au/dotnetnuke/en-au/home.aspx">Destiny</a>.
Have a property question? <a target="_blank" href="mailto:askmargaret@propertyobserver.com.au">Ask Margaret!</a>
 
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mlomas-KC9MUPZ6Ca

Ask Margaret: is there a good time to sell in Sydney soon?

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A former State Savings Bank which has been used as a set for the 2003 film Ned Kelly and featured in the Australian classic Mad Max was auctioned last weekend in the regional Victorian town of Clunes.
<a href="https://www.realestate.com.au/property-house-vic-clunes-113572131" target="_blank">The property</a>, which had been marketed by Jo Millar from AAG Property Consultants, was passed in at a bid of $550,000.
Constructed of rendered triple brick and built circa 1871, the building sits on a 794-square-metre block and has four bedrooms with a study, retail space with original cedar bank counter, cellar and bank vault.
Retaining its period style characteristics, the residence is a throwback to the past with its pressed metal ceilings, marble fireplaces, living area and maid’s room complete with bell and a cloak room. Downstairs the property has a kitchen, bank chambers, manager’s sitting room, the original steel plated walk in vault and a private backyard complemented by a 100-year-old pear tree.
Potential residents can also expect the stalwart security typical of banks with a monitored alarm system and CCTV cameras on the property.
Located 36 kilometres north of Ballarat, Clunes was home to Victoria’s first registered gold discovery by James Esmond which later paved the way for the establishment of the township and the first gold rush in Victoria.
Clunes is recognised as one of the most architecturally intact gold towns in the state, with the area producing up to 1.2 million ounces of gold from the 1850s through to 1893.
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Former bank used as a set for the film Ned Kelly, with a door signed by Heath Ledger, auctioned in Clunes

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They effectively acknowledged they'd been waiting five decades. And finally Cranbrook School got the adjoining Bellevue Hill property.
Albeit at a considerable cost - $15,501,000 - some $6080 a square metre.
"This unique property is not ready for our immediate use, but is rich in potential and will provide us with the scope and opportunity to enrich the teaching and learning experiences, and improve the school environment for, present and future generations of Cranbrook students," the school council president,<a target="_blank" href="https://www.propertyobserver.com.au/news/cranbrook-school-secures-the-%24155-million-bellevue-hill-former-home-of-sir-peter-abeles-cranbrook/2013052261595?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=news"> Helen Nugent said</a> in an email to parents today.
And despite being long established, they now they face the likelihood of resistance from remaining residents who don't like the expansionary ways despite their own looming potential windfall gains.
Scots College bought two Bellevue Hill properties on Kambala Road over recent years - $4.1 million in 2008 and $4.9 million in 2009 - and has faced a hostile neighbourhood seeking to influence the generally sympathetic Woollahra Council.
The existing local residents action group, Concerned Scots Neighbours Incorporated have quickly deemed the Cranbrook purchase "cause for concern."
“I’ve had members emailing me about it,” member Paul Blanket told The Australian Financial Review this afternoon. They claim a membership of about 150 residents, but presumably not Helen Nugent, whose own Bellevue Hill home is closer to Scots than Cranbrook, where she is the school council president.
Scots has suggested its expansion involved no increase in numbers of students or staff of The Scots College as a result of its acquisitions.
But there's no stopping the schools expanding their holdings across Sydney.
Property Observer is aware of another, almost as intense auction, earlier this month on the upper North Shore when a very bullish $3.7 million was paid in Roseville.
The successful purchasers were Roseville Anglican College for Girls which was established in 1908.
They'd bought another Bancroft Avenue property in 2011 for $3.675 million suggesting they are intent on increasing their land holdings in the street for some future college expansion.
There were intending home buyers represented by Skeen Property Buyer's Robert Skeen who were intending to renovate the old Federation home back into a family home.
The vendors at the McGrath Estate Agents auction were the Shepherd Centre.
<div>Nestled on a vast 1,839 square metre parcel in one of Roseville’s finest streets, <a target="_blank" href="https://www.propertyobserver.com.au/https://www.mcgrath.com.au/buy/house-roseville-nsw-2069/181066">the double brick Federation classic is a substantial free flowing single level home with timeless period detail interiors</a>. It last traded at $3.15 million in 2005.</div>
Members of the last family to reside in the house were present at the auction and keen for another family to secure its purchase as a residential home.
"Roseville College looked like they would have bought the property at any price," one attendee noted.
Earlier this month the Wenona School purchased the Independent Theatre, at 269 Miller Street, North Sydney, from the Australian Elizabethan Theatre Trust for $4.97 million.
"This beautiful heritage building, adjacent to our school, has served as a venue for many Wenona drama performances, HSC music recitals, presentations and other functions, throughout its long history," said the Wenona principal Dr Briony Scott.
"Some of our independent school’s first students in 1886 may well have trod parts of the current building which date from the same year, when it was built as a cable tram terminus and depot," she said of the building used as a boxing hall, a vaudeville hall, car service depot and even an ammunition store over the years.
Its not quite like the other recent sales as this sale actually followed an approach by the AETT to Wenona, the AETT chairman, Lloyd Waddy confirmed. Waddy thanked the Vincent Fairfax Family Foundation and previous donors to the Seaborn Broughton and Walford Foundation, and The Friends of the Independent.
The building will provide much-needed presentation and performance spaces for Wenona’s students. Wenona has been an independent, non-denominational day and boarding school since 1886.
In 2009 Sydney Church of England Grammar School (Shore), made the biggest known acquisition spending $35.2 million for the historic Graythwaite estate. It took its portfolio to 86 properties at its 5.65-hectare campus near North Sydney's business district along with nine hectares of playing fields in Northbridge.  
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