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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All seven hardware store premises listed for sale in Sydney and Melbourne Burgess Rawson portfolio auctions have sold to investors with yields ranging from 5.79% to 10.28%.
Six of the seven stores are Home Timber and Hardware, 67% owned by Woolworths and 33% by US-based Lowes - the same partnership that owns the Masters business - and one was the Bunnings (pictured below) in Warragul, Victoria.
{yoogallery src=[images/stories/2013/05/may17bunnings]}
The successful sales under the hammer comes as demand rises among private investors for commercial property assets with strong lease covenants.
Total enquires for the Melbourne portfolio exceeded 650 for the first time ever for a Burgess Rawson portfolio auction.
Burgess Rawson’s previous best was 641 in April 2009 where five more properties were offered than this 14 property campaign.
The top price paid under the hammer was $4.63 million on a yield of 8.54% for the Bunnings in Warragul, a regional town 104 kilometres southeast of Melbourne.
It was bought by a Brisbane-based investor, who had missed out on previous Bunnings properties.
Burgess Rawson director Billy Holderhead said Bunnings assets were always “really popular” among investors both in upturns and downturns.
“Masters has made it a much competitive environment for Bunnings, rents have increased fairly significantly.
“In some situations leases have been renegotiated to be a little more landlord friendly,” he told Property Observer.
The Warragul Bunnings is at 10 June Court with a lease running until 2022 with two renewal options of five year's each.
It brings in annual rent of around $395,992.
The modern 5,094 square metre building includes a drive through plus nursery and secured yard on a 10,510 square metre site.
The vendor was a Bunnings private syndicate.
The highest yield of 10.28% was achieved for the Home Timber &amp; Hardware store in the Tasmanian port town of George Town, on a brand new seven year lease with 21 years of renewal options.
The two level store has 1,070 square metres of retail space on a 1,777 square metre site with further development potential.
The stores sold for $458,000 below pre-auction expectations of around $500,000 plus.
 
<hr class="system-pagebreak">
Another Tasmanian store, the Becks Timber &amp; Hardware premises at Shearwater sold for $890,000 on a yield of 8.66%.
Holderhead said the yield would have been above 10% when the business was privately owned. It forms part of the Woolworths/ Lowes enterprise with a brand new seven year lease with multiple renewal options and a new lease  of $71,000 net per annum.
Shearwater is a popular holiday destination 17kms from Devonport and one of Tasmania's fastest growing towns.
A third Tasmanian hardware store – Becks Timber &amp; Hardware – sold for $890,000 on an 8.66% yield.
All three Tasmanians hardware stores were bought by Melbourne-based buyers, who bought them sight-unseen.
Holderhead says there were Tasmanian bidders, but they were unsuccessful.
The other hardware businesses to sell were the Home Timber and Hardware in Canberra, which sold for $4.57 million on a 7.68% yield, a Home, Timber and Hardware in Queanbeyan, NSW which sold for $3.275 million on a yield of 7.79% and the Home, Timber and Hardware in Footscray which sold for $3.11 million on a 5.79% yield.
In addition, the Port Adelaide state office of hardware chain John Danks &amp; Son Pty Ltd, also tenanted as part of the Woolworths/Lowes partnership, sold for $712,000 on a yield of 8.01%.
In total 12 out of 14 properties in the portfolio auction sold under the hammer totalling $21,395,000 following Tuesdays seven property sell-out, bringing in $24,846,000.
In the Melbourne auction, the average premium on reserve expectations for the properties sold yesterday was 14% (or $1,913,000 overall), with three properties achieving 35% or more in excess of the vendor’s pass mark.
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Bunnings Warragul store snapped up by Brisbane investor for $4.6 million as Coles versus Woolies DIY battle pushes up rents

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Sydney has been named Australia’s most walkable city by US-based Walk Score in its first ranking of Most Walkable Australian Cities and Suburbs.
Walk Score’s ranking of the top 10 largest Australian cities includes:
1. Sydney (Walk Score: 63) 2. Melbourne (Walk Score: 57) 3. Adelaide (Walk Score: 54) 4. Brisbane (Walk Score: 51) 5. Perth (Walk Score: 50) 6. Newcastle (Walk Score: 49) 7. Wollongong (Walk Score: 48) 8. Gold Coast (Walk Score: 48) 9. Central Coast (Walk Score: 41) 10. Canberra (Walk Score: 40)
<a href="https://www.walkscore.com/rankings/australia" target="_blank">The complete list of ranked cities and their suburbs </a>is available at walkscore.
“There are more than 50 walker’s paradise suburbs in Australia, 31 of which are in Sydney alone,” said Walk Score CEO Josh Herst.
“Australia’s most walkable cities and suburbs make it easier for residents to leave their cars at home more often which is great for your wallet, health, environmental impact, and quality of life.”
Walk Score’s walkability ranking is the only international, quantitative rating of neighbourhood walkability. Cities and suburbs are rated on a scale of 0-100, with locations receiving a score of 90-100 deemed a “Walkers’ Paradise.”
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<a target="_blank" href="https://www.propertyobserver.com.au/residential/walkability-will-become-more-important-as-cities-become-denser-michael-yardney/2013051661402?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=observers">Walk Score</a> delivers more than 9 million scores for apartment and home addresses per day across a network of more than 15,000 real estate sites.
According to independent research conducted by CEOs for Cities, one point of Walk Score adds up to US$3,000 to home values.
Australians can find their Walk Score by entering an address at <a target="_blank" href="https://www.walkscore.com.">https://www.walkscore.com.</a>
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jchancellor-FAypfDUnLy

All tracks lead to Sydney saleability: Walk Score rankings

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Consumers in WA are being warned about free property investment seminars being offered by east coast “property investment spruikers” a day after ASIC banned a Melbourne-based property investment adviser, also calling him a “spruiker”.
With the ominous heading of “Beware property investment spruikers”, WA’s department of consumer protection is urging potential investors “who may be lured into attending so-called ‘free’ property investment and wealth creation seminars to carefully consider what’s being offered before signing any contracts”.
It follows officers from consumer protection attending a number of these seminars to gauge the content and message being presented to potential investors.
WA commissioner for consumer protection Anne Driscoll said seminar attendees were subject to “high pressure sales tactics that promote coaching and mentoring programs costing between three and ten thousand dollars".
East coast property investment spruikers most likely see WA, with its cashed-up beneficiaries of the money boom, as easy targets for their investment programs.
The WA warning comes a day after ASIC banned<a href="https://www.propertyobserver.com.au/industry-news/property-investment-smsf-spruiker-matthew-george-director-of-money-choice-banned-by-asic-for-multiple-compliance-failures/2013051561378?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=news" target="_blank"> Melbourne-based property investment adviser Matthew George, director of Money Choice</a> and labelled him a “spruiker” as part of its crackdown on advice in relation to self-managed super fund property investments.
Last month a letter obtained by the Australian Financial Review revealed that <a href="/news">four Melbourne businesses running seminars on investing in real estate through self-managed super fund</a>s are being investigated by ASIC over the potentially misleading nature of flyers, advertisements and online ads promoting these seminars.
Consumer protection officers have attended three separate seminars recently and report that all followed a similar formula:
<ul>
<li>The seminars were free to attend but were mainly a forum to sell expensive mentoring and coaching programs</li>
<li>Downplay the risks and costs involved in property investment</li>
<li>Claim to offer the secrets to financial success</li>
<li>Offer hints or teasers at the seminars, but participants had to pay for programs to get any further information</li>
<li>“Special” rates for the programs were offered if attendees signed up on the day</li>
</ul>
“The advertising of these seminars give the impression that those who attend simply receive free information about how to secure their financial future but, in fact, they are subjected to high pressure sales tactics that promote coaching and mentoring programs costing between three and ten thousand dollars ,” says Driscoll.
“The presentations highlighted the benefits of investing while downgrading the risks involved in securing the financial future of participants. They also appear to exaggerate the potential gains from property and other investments by following the promoter’s programs.
“The seminars appear to be just a clever sales tactic to get people into a room for many hours with the hope that they will sign up to expensive training courses, but very little information is offered for free. The question to ask is what would be the benefit to a promoter of holding a ‘free’ seminar if they didn’t sell something at the event.
“We believe some of the courses and programs on offer are just the next stage to get investors to make large financial investments that will be of benefit to the promoter, or simply a way to sell their coaching and mentoring packages.”
“I am concerned that the practice of offering special discounts to sign up on the day is designed to prevent the participants from having time to think carefully about their decisions and getting some independent professional advice,” the Commissioner said.
“We warn attendees to resist the pressure to sign any contracts or pay any fees when attending these events, without first getting proper independent advice from financial advisers and property investment professionals. Consumers should be wary about any ‘get rich quick’ claims being made.
“Consumer Protection has reviewed advertising material and seminar content and is preparing to issue substantiation notices to ensure promoters are able to justify the claims and representations that they make to members of the public.
“Promoters will be asked to justify their claims including the financial resources investors need to buy a property, the potential profit they could make within short periods of time and the substance of the course content.
“In certain instances, people may have rights to a 10 day cooling off period if they signed up for something they were not aware would be offered to them when agreeing to attend the seminar. If people believe they have been pressured into buying something under those circumstances, they can contact Consumer Protection to have their cases reviewed and to ascertain their rights.”
WA consumers with inquiries, concerns or complaints about property investment seminars can contact Consumer Protection on 1300 30 40 54 or email: <a href="mailto:consumer@commerce.wa.gov.au">consumer@commerce.wa.gov.au</a>.
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WA government warns consumers about east coast “property investment spruikers"

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The national residential vacancy rate lifted from 1.9% to 2% in April with all capital cities except for Darwin recording a rise in their vacancy rates, the latest SQM Research figures show. 
SQM Research managing director Louis Christopher says this is the first time that national vacancies have reached the 2% mark excluding seasonal months (December) since September 2009, “suggesting that the rental crisis is truly beginning to ease”. 
“While the rental market is unlikely to blow out to an oversupply situation in this cycle, we do believe an easing of what has been an extended period of tight conditions for tenants, will now come into existence. 
“It means rent rises which have been running at above inflation for the past five years now, will now slowdown to be more in line with CPI and indeed this is already occurring according to our newly released weekly rents index," he says. 
SQM Research records there were 56,973 properties available for rent across the eight capital cities in April compared with 52,931 in March and 50,884 in April last year. 
The vacancy rate lifted by 0.2 percentage points in Sydney from 1.5% to 1.7% with 9,631 rental properties available over April while Melbourne remains the most favourable capital city market for tenants with its vacancy rate rising from 2.6% to 2.7% with 11,609 properties for rent.
Click to enlarge
<a href="/images/stories/2013/05/sqmmay16one.gif" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/2013/05/sqmmay16onethumb.gif"></a>
Key points:
<ul>
<li>Darwin has recorded the tightest vacancy rate of the capital cities, revealing a vacancy rate of 1.1% and a total of 272 vacancies.</li>
<li>Canberra has recorded the highest yearly increase in vacancies. Climbing 0.7% to 1.5% since the corresponding period of the previous year (April 2012) and coming to a total of 753 vacancies.</li>
<li>Hobart has recorded the largest yearly decrease in vacancies, falling by 0.3% to 2.5% since the corresponding period of the previous year (April 2012) and coming to a total of 699 vacancies.</li>
<li>Hobart has however, recorded the highest monthly increase in vacancies, rising by 0.5% during April 2013.</li>
</ul>
SQM’s calculations of vacancies are based on online rental listings that have been advertised for three weeks or more compared to the total number of established rental properties.  
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Rental crisis easing as national residential vacancy rate rises to 2%: SQM

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Mortgage lender RAMS has cut its two-year fixed-rate home loan by 26 basis points to 4.99% as well as reduced its three, four and five-year fixed-rates as it recorded a rise in home loan enquiries from investors.
Its three-year fixed-rate home loan has been reduced by 20 basis points to 5.09%, its four-year fixed rate has been reduced by 25 basis points to 5.39% and its five-year fixed-rate by 24 basis points to 5.45%.
RAMS one-year fixed-rate home loan remains unchanged at 4.99%.
It passed on the full 25 basis points to variable rate borrowers following the May RBA cash rate cut with its lowest advertised variable rate offer being at 5.29%.
RAMS will also waive its $595 application fee and $275 settlement fee for any RAMS home loan "predominantly for investment purposes" for applications received until June 30 2013.
RAMS reported a 23% uplift in the volume of investor customer enquiries to their call centre and online in the first quarter of the 2013 calendar year compared to the same period in 2012 (January to March 2013 versus 2012). It follows the latest ABS housing finance data for March confirming investors are leading mortgage growth with a 21% increase in investment housing commitments over a 12-month period compared to owner occupied housing commitments at 12%.
Commenting on the rise in investor demand, RAMS chief executive, Melos Sulicich said historic low interest rates and greater competition in the home loans market were “creating opportunities for savvy investors to get into the property market”.
“It is encouraging to see property investment activity on the rise and early indications shows the investor market is set to lead the housing market uplift over the coming months,” he said.
Earlier this week, <a href="/news">Aussie Home Loan cut fixed-rates</a> on its Aussie-branded home loan with a 4.99% three-year fixed-rate offering.
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RAMS cuts two-year fixed-rates to 4.99% and waives investment home loan fees as investor demand rises

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The federal government has called on state governments to introduce stamp duty concessions for seniors to help encourage them to downsize.
Federal ministers Jenny Macklin and Mark Butler released a joint statement announcing the <a target="_blank" href="https://www.propertyobserver.com.au/demographics/federal-budget-s-trial-program-encouraging-downsizing-to-smaller-homes-without-affecting-aged-pensions/2013051461357?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=latestnews">$112 million pilot scheme</a> to encourage seniors to downsize and calling for stamp duty concessions to make it work.
“We would also like to see state governments move to assist seniors who wish to downsize by introducing or improving concessions on stamp duty, and therefore removing a further impediment to downsizing,” they said.
The federal budget announcement on Tuesday included a scheme to make it easier for pensioners to downsize their family home by excluding any profits from means-testing for the pension.
Those eligible will be able to invest up to 80% of the net gain from downsizing, up to a limit of $200,000, in a special account which is excluded from means testing for 10 years.
The scheme has been cautiously welcomed by representative bodies but they say that stamp duty remains the biggest impediment to downsizing for seniors.
Groups say stamp duty costs are prohibitively expensive and make downsizing an expensive choice even with this scheme.
The REIA’s Peter Bushby says the scheme is a positive move but it doesn’t go far enough.
“It is most unfortunate that stamp duties as an impediment to downsizing have again been ignored,” Bushby said.
“The Budget has called on the jurisdictions to reform inefficient state taxes including stamp duty. This pays lip service to the need for reform and ignores the leadership role that the Commonwealth should be taking.”
<a target="_blank" href="https://www.propertyobserver.com.au/economy/act-to-lead-federal-budget-downsizing-seniors-home-scheme-given-stamp-duty-concession-availability/2013051561368">ACT is the principal leader in stamp duty concessions for seniors</a>.
Groups are also <a target="_blank" href="https://www.propertyobserver.com.au/demographics/seniors-group-say-swan-s-seniors-house-downsizing-pilot-unlikely-to-work/2013051461362">criticising the stringent restrictions on the budget</a>.
The scheme is only available to people who have owned their home for 25 years or longer.
Mary Wood, executive director of the Retirement Living Council, says “25 years is overly onerous and don’t reflect the needs and circumstances of most aged pensioners”.
Michael O’Neill, chief executive of Nation Seniors Australia, says the special account is restrictive and means pensioners won’t be able to use the money for daily expenses.
The three year trial will commence on July 1, 2014 where senior Australian homeowners who downsize when buying another home will have <big>an option to invest</big> at least 80 per cent of surplus funds remaining (up to a cap of $200,000) <big>in a special account</big>. The funds invested in the account would be exempt from the age pension means test for up to 10 years. The scheme would only be available to Australians over age pension age who have owned their home for at least 25 years.
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Federal government calls for state government stamp duty concessions for downsizing seniors

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Fast-expanding serviced apartment group Quest has listed its Sydney Olympic Park apartment hotel for sale seeking around $39 million.
The group is looking to free up cash to fund the development of more than a dozen new serviced apartment projects and tap into growing investor demand for Australian hotels and serviced apartments, particurlarly from Asian investors.
Total hotel sale activity for 2012 was in excess of $1.25 billion, an increase of 30% on the total value for 2011 and the strongest since 2007, according to Colliers International.
Asian-based funds accounted for more than 70% of all sales, with investors from Malaysia, Hong Kong and Singapore the most prevalent.
The largest hotel transaction to occur so far in 2013 is the sale of the 4.5 star Holiday Inn on Flinders in Melbourne, which sold to New Zealand based Priscilla David Ltd for $50 million. Going against the recent trend,  the hotel was sold by an Asian investor, Singapore-listed Lasseters International Holdings. 
Last year, the largest single hotel property sale was the purchase of the <a href="https://www.propertyobserver.com.au/leisure/sydney-shangri-la-hotel-sells-to-hong-kong-shangri-la-asia-group-for-record-%24352-million/2012062555249">Shangri-La Hotel in Sydney for $330 million </a>by Hong Kong based Shangri-La from the Government of Singapore Investment Corporation.
Should the sale of the Sydney Olympic Park hotel prove successful, Quest will look to sell a further $170 million worth of apartment hotels to fund $220 million of new Quest projects.
In February, Quest announced plans to build <a href="https://www.propertyobserver.com.au/commercial/quest-to-build-10-new-serviced-apartments-buildings-in-nsw-over-next-two-years/2013020659191">ten new apartment buildings in NSW by 2014</a> in addition to three new properties that will open in Queensland, one in outer Melbourne, one in regional Victoria and another in the Adelaide CBD this year.
The group currently has over 150 serviced apartment properties in Australia, New Zealand and Fiji, located in CBDs suburban and regional areas.
The Sydney Olympic Park property, featuring 140 studio, one, two and three-bedroom apartments, each with kitchen and laundry facilities as well as a café, gym, conference room and basement car park.
It is being sold by Mark Durran and Peter Harper of Jones Lang LaSalle.
It opened in October last year, built at a cost of $30 million with the aim of tapping into the growing Olympic Park business hub, which attracts around 10,000 employees a day.
The newness of the building means it is being offered “with substantial depreciation benefits”.
Meriton paid a <a target="_blank" href="https://www.meriton.com.au/blog/meriton-buys-olympic-park-site/">reported $22 million plus to buy a 15,000 square metre</a> site with plans for 300 apartments in Sydney’s Olympic Park in February this year.
Quest at Sydney Olympic Park is the only serviced apartment in the area.
Quest has a long-term lease over the property.
Earlier this month, Quest said it would target the growing number of extended-stay business travellers in Queensland, with five new properties across the state to open in the next 12 months.
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Quest lists Sydney Olympic Park serviced apartments as appetite for Australian hotels rises

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GPT looks to have found a buyer for its half share in the Erina Fair shopping centre on the Central Coast.
National Pension Service of South Korea has been named by both The Australian and Australian Financial Review as the likely buyer, though this has not yet been confirmed by ASX-listed GPT.
The shopping centre and commercial property landlord and manager was seek around $400 million for its half share in the 113,700-square-metre centre, which was valued at $392.9 million as of June last year and is the largest mall on the Central Coast.
The cash injection might help fund a higher offer for Australand – with negotiations between <a target="_blank" href="/news">Australand and GPT set to resume</a>.
GPT co-owns the mall with Lend Lease’s Australian Prime Property Fund Retail (APPRF). Lend Lease is the manager of the mall.
The sale is being handled by Simon Rooney of Jones Lang LaSalle.
It paid in excess of $80 million to acquire its half share of the mall in June 1992 from the Capita Statutory Fund and has been refurbished twice – in 2003 and 2009.
It reportedly put up its half-share for sale in February, though it has not publicly stated its intention to sell the mall.
However, in June last year, GPT revealed plans to “reweight the retail portfolio to 50% and increase the weighting in office and logistics &amp; business parks to 35% and 15% respectively".
GPT sold stakes in two Brisbane Homemaker centres – bulky good stores – at Jindalee and Aspley in January for $91.7 million and has also sold half-stakes in malls in Canberra and Darwin.
The Korean pension fund investment is part of a wave Asian institutions buying up Australian malls, hotels and office spaces, including <a target="_blank" href="https://www.propertyobserver.com.au/new-south-wales/singapore-s-bright-ruby-seeks-out-more-sydney-office-acquistions/2013022059457">Singapore-based investment house Bright Ruby</a> and Chinese conglomerate HNA Group, which paid $117 million for 1 York Street from Colonial First State in 2011 in the Sydney CBD.
Recent smaller deals include a Gold Coast-based Singaporean investor buying the Harbour Town shopping centre at Biggera Waters for $10.3m in a deal negotiated by Colliers International.
In its latest retail market update, Jones Lang LaSalle’s head of retail Tony Doherty painted a mixed picture for the sector.
“While there has been a modest recovery in underlying retail spending, and some reasonably positive signs for the short term outlook, market rents continue to remain under downward pressure,” he said.
He also highlighted a growing trend of capital partnering to unlock funds for future development following Coles and property superannuation fund ISPT announced a joint venture transaction, involving the sale of a 75%t interest in an initial portfolio of 19 Coles-owned shopping centres across Australia valued at $532 million, delivering proceeds to Wesfarmers of approximately $400 million.
The portfolio included 18 neighbourhood shopping centres and one sub-regional.
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South Korean pension fund set to acquire GPT's half of Erina Fair mall for $400 million

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Today I’d like to talk about asset bubbles, but first a little about collectors’ items.
Back in 1986, a company called Pannini released an amazingly popular sticker collection book by the name of Football ’86.  
The idea was that for a few pence (ahh, inflation) youngsters could buy a packet of stickers bearing the photos of soccer players from all the major British teams and the respective trophies for which they competed. The goal, of course, was to fill the entire book and show off proudly to your mates.
Cleverly, Pannini often gave away the actual books for free in order that eager kids then felt compelled to buy the stickers. It worked a treat!
Whether or not it was true, there were always rumours that Pannini printed fewer stickers of certain players, and these elusive few became hugely sought after.  A few stickers were made in a special silver colour, such as the ‘FA Cup’, and these also became must-have stickers.
After a while the craze passed, strangely to be replaced by ‘spinners’, which was how the ever-creative Coca-Cola company cleverly re-branded one of the simplest of all toys, the yo-yo.
If you still own a completed Football 86 book in mint condition it would retain some value (£40) as a collectors item, but the market today has once again become relatively small.  
Tulip mania
The search for Pannini FA Cup stickers paled into insignificance when compared to what was perhaps the first ever great economic bubble, the Dutch tulip mania.
The tulip mania peaked in 1637, when the price of a single tulip had become as expensive as ten times an annual skilled salary!
While it may seem ridiculous in retrospect, at the time landowners were prepared to offer many acres of land in exchange for the in-demand item: the humble tulip. Such manias tend to be characterised by wild price volatility and hugely irrational exuberance.  
Bitcoin bubble
The latest craze of the last four years or so has been the ‘bitcoin’, a virtual currency which owners can store in electronic ‘wallets’. Confusing? Yes, it is a little, although this article has a game stab at explaining the concept. Back in February, bitcoins were trading for only $20, but since then…
<img width="470" src="https://1.bp.blogspot.com/-CVqRg-kqfNQ/UWjfdXx3rGI/AAAAAAAAJC8/ATcA-TyD4_c/s1600/bitcoin.jpg">
Since this chart was produced, over the last weeks, bitcoin prices have been all over the place. From a peak of well over US $200, the price quickly swung to a low of just $105, yet by Wednesday the price had rebounded to $175 before plummeting again to $120 on Thursday.
The extreme volatility caused one major exchange to call a 12 hour halt to trading and has caused skeptics to question whether an item with such wild swings in prices can even be referred to as a “currency” at all.
The total supply of bitcoins in circulation today is said to be worth around $1.3 billion. Where that figure will be in 6-12 months time is anybody’s guess.  
The end of the gold standard
The problem with a virtual currency is that its value only holds up while those trading it hold a faith in its enduring value.
One of the greatest challenges facing us as individuals today is that our actual currency – our dollars and cents – are in a similarly precarious position. Since money is no longer backed by the gold standard, over time there is a risk that the value of cash diminishes materially.
History has shown us that over time, our currency becomes severely devalued as its worth is destroyed by the ‘silent thief’ inflation.
This is no accident, for the <a href="https://rba.gov.au/" target="_blank">RBA</a> in Australia has a targeted range of inflation of 2-3%: it is actually the policy to devalue our currency over time.
Confusingly, this presents us with a dilemma, and Ben Bernanke in the US highlighted how we often spend more time thinking of where to put our money (to avoid its value being inflated away) than we do thinking of how to put our money to productive use.  
What to do? Assets of enduring value
With the gold price having been hammered by 23% since September 2011 and the great gold price bubble of the last 12 years finally appearing ready to deflate, investors are finding a need to look elsewhere.
The reason holding shares in the industrials index can be a smart idea is that profitable companies will always have value.
Every day people will up and eat their cornflakes, and as an owner of shares in all of Australia’s major food companies, you can breathe a great sigh of relief.
Others turn to <a href="https://propertyupdate.com.au/" target="_blank">residential property</a> as another example of a ‘tangible asset’ in which to store their wealth. It is certainly a proven investment strategy, but I’ll add one caveat: real estate, just like bitcoins and tulips, is only worth what someone else is prepared to pay for it. Therefore, you should only own property where there is a huge demand and a growing population.
In recent years, some groups have tried to organise a “homebuyers strike” in protest against house prices being expensive in the major capital cities (at least, I assume they refer to those capital cities, because elsewhere in Australia, property prices can often be reasonably cheap).  
The logic is flawed…
One might as well try to organise a strike on breathing.
People will always need somewhere to live close to employment and city centres, and as the population booms, so does the demand for quality property.
Surely the future for Australia’s housing affordability should be focussed on transport and infrastructure so that we can use the vast size of the country more effectively as the population looks set to increase from 23 million to a staggering 40 million by 2050.
But while we continue to obsess over how we can shoehorn millions more of us into a handful of popular beachside and inner-city suburbs, prices will continue only to move in one direction.
Pete Wargent holds a range of finance and property qualifications and is the author of <a target="_blank" href="https://petewargent.blogspot.com.au/" rel="nofollow">Get a Financial Grip – a simple plan for financial fr</a><a target="_blank" href="https://petewargent.blogspot.com.au/" rel="nofollow">eedom.</a>
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Real estate is only worth what someone else will pay for it: Pete Wargent

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It’s amazing how a significant national decision or event can bring investor decision-making to a dead stop.
My experience of seven years with a property investment website is that any interest rate decision, whether up or down, causes a temporary shutdown of normal business.
A federal budget has the same effect. So too does an election.
So there was a perceptible pause when last week’s interest rate change was following a week later by Wayne Swan’s budget.  
None of these things should have that impact but experience shows that they do – not because the reaction is realistic but because the perception exists and perceptions matter.  
When Julia Gillard gave unprecedented warning earlier this year of the impending federal election – a case of dead woman walking if ever I’ve seen it – the speculation began instantly about how it would cause the recovery in property markets to stall.  
So the Hotspotting team did some digging and asked a range of people who do real research, rather than indulge kneejerk speculation, what they had found.  
Professor Jakob Madsen of Monash University said he had “searched for evidence that elections affect the housing market but found nothing”. Michael Matusik of Matusik Property Insights said there was no historical evidence that election campaigns impacted on housing markets. And Louis Christopher of SQM Research said: "The only quantifiable impact of a federal election occurs on the actual day of the election."
Yet economists and other attention seekers continue to babble about markets slowing down because an election is looming.  
Any change in interest rates, whether up or down, makes consumers stop to reconsider their plans while they ponder what’s behind the change.  
Changes in interest rates should be irrelevant to property investors. In the past 20 years we’ve had 52 changes in the official cash rate, including 25 reductions and 27 increases. We can be sure that the next 20 years will have a similar pattern, with many changes in concert with movements in the economy, inflation and world events.  
Yet people contemplating a mortgage that will span the next 20 to 30 years delay decisions to await the next Reserve Bank meeting.  
What these kinds of reactions tell us is that very few people have anything resembling a long-term plan. No one should approach property investment without goals and strategies for achieving them but, in my experience with investors, very few have a coherent game plan.  
The sensible minority who have their plan of attack sorted are unlikely to be swayed by RBA meetings or political shenanigans or speeches by the federal treasurer.  
Anyone with a strategy, a belief in the future of Australia and a devotion to research would be just getting on with business.
Terry Ryder is the founder of <a href="https://www.hotspotting.com.au/" target="_blank" rel="nofollow">hotspotting.com.au</a>
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