<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.

[smartcode_project:default project_id=7877 project_image_fid=355754]

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.

[smartcode_project:default project_id=7877 project_image_fid=355852]

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.

[smartcode_project_cta:default project_id=7877]

Joel Robinson

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.

[smartcode_project:default project_id=151614 project_image_fid=371872]

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.

[smartcode_project:default project_id=151614 project_image_fid=372083]

"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.

[smartcode_project:default project_id=151614 project_image_fid=371890]

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.

[smartcode_project:default project_id=151614 project_image_fid=371877]

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.

[smartcode_project_cta:default project_id=151614]

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.

[smartcode_project:default project_id=136442 project_image_fid=374084]

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.

[smartcode_project:default project_id=136442 project_image_fid=374088]

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 developer <a href="https://www.apartments.com.au/developers/odus">ODUS Property Group</a> is continuing to expand its local Gold Coast development pipeline, filing plans for a new 40-storey tower in the Southport CBD.

Odus, which bought two luxury Main Beach projects, now La Mer and Le Reve, to make its move into the booming Gold Coast apartment market, has secured its third site. But it is tweaking the plans for a previously proposed 50-storey skyscraper, now seeking to deliver 40 storeys.

The project, dubbed <a href="https://www.apartments.com.au/new-apartments/80-marine-parade-74-80-marine-parade-southport-qld-4215">80 Marine Parade</a>, sits on a prime&nbsp;2,032 sqm amalgamated corner site at 74–80 Marine Parade and 4 Welch Street, across the road from the Gold Coast Aquatic Centre. It will have unobstructed, never-to-be-built-out views to the east given its position opposite the Broadbwater Parklands.&nbsp;

The plans are for 316 apartments, ground-floor retail, and resort-style resident amenities. The project sits within Precinct 1 (Central Business District) of the Southport Priority Development Area, where high-density residential and commercial development is actively encouraged.

BGD, ran by Bayden Goddard and the architecture firm behind Le Reve, has revised the original concept plans, substantially reworking the built form. Basement parking has been replaced by an expanded podium designed to improve functionality while reducing the tower's overall visual impact.&nbsp;&nbsp;

<img alt="First look: Odus Property Group plots landmark 40-storey tower for Southport's Broadwater gateway" data-entity-type="file" data-entity-uuid="0f13d065-2cf5-45ec-aa17-1a03754d93d8" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Southport%20da%202.png?VersionId=.9QS2n7kBc_U3PyaI247uOyNSXIqnXSE" />

The tower rises above the eight-storey landscaped podium with a distinctive architectural language defined by sweeping arches, integrated greenery, bronze-toned glazing, and a sculptural rooftop crown.

The development will comprise 104 one-bedroom apartments, 208 two-bedroom apartments, and four four-bedroom penthouses across levels 9 to 36. Apartments are designed to accommodate both permanent residents and short-term accommodation within the same building.

A double-height lobby and reception will anchor the ground floor alongside a 23 sqm food and drink outlet, activating the Marine Parade frontage.

Parking will be accommodated within the podium, providing 288 vehicle spaces and 74 bicycle spaces, accessed from Welch Street.

<img alt="First look: Odus Property Group plots landmark 40-storey tower for Southport's Broadwater gateway" data-entity-type="file" data-entity-uuid="d7528b91-2c47-4094-98b3-5eecbacc0041" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Southport%20da%20podium.png?VersionId=efF5oWs4T9PDvxJwJEDHu5kSQ5eE3IBy" />

Residents will have access to an extensive suite of amenities spread across multiple levels. A podium recreation deck will include a swimming pool, spas, sauna, steam room, cinema, residents' lounge and children's games room, while a second wellness level near the top of the building will feature a gym, co-working spaces, reading room, dining areas and communal kitchen. Extensive podium landscaping wraps the building to soften the built form and strengthen its interface with the surrounding streetscape.

The planning report notes the project responds directly to Southport's ongoing urban transformation.

"Consistent with much of Southport, the surrounding area is undergoing significant transition, with many older low-rise developments progressively being redeveloped for higher-intensity urban outcomes, as envisaged within Precinct 1."

It also states that the proposal "will contribute to a defined and legible eastern gateway to the Southport CBD, reinforcing the area's high-density urban character while maintaining a strong visual connection to the adjoining public open space network."

<img alt="First look: Odus Property Group plots landmark 40-storey tower for Southport's Broadwater gateway" data-entity-type="file" data-entity-uuid="0b9fdebd-4b35-400b-a287-6bd1cdbcdb1b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Southport%20da.png?VersionId=4LG35XR5mfir7jvG2TShtQx.utMLYBxu" />

Located opposite the Broadwater Parklands, the site enjoys immediate access to the Gold Coast Aquatic Centre, Australia Fair Shopping Centre, TAFE Queensland Southport campus, the G:link light rail corridor and Southport's established commercial precinct. The location places future residents within one of the Gold Coast's fastest-evolving mixed-use centres, where numerous high-rise residential projects are reshaping the CBD skyline.

Odus is headed by development professionals Byron Sakha, Jarrod Younan and Sebastian Younan. The Younans also head family-owned builder Nazero Constructions, established in the 1960s.

They are currently delivering La Mer, 24 luxury apartments on Main Beach Parade, and Le&nbsp;Rêve, on the same street but on the prized beachfront side of the sought-after strip.

ODUS plans landmark 40-storey tower for Southport's Broadwater gateway

A boutique collection of just 10 residences could become the catalyst for the next phase of renewal along the southern end of Surfers Paradise Boulevard, with new plans laid for a mixed-use tower designed to transform a long-vacant site.

The proposal for <a href="https://www.apartments.com.au/new-apartments/3098-surfers-paradise-boulevard-surfers-paradise-qld-4217">3098 Surfers Paradise Boulevard</a> has been conceived as more than a standalone residential project. Designed by <a href="https://www.apartments.com.au/architects/bda-architecture">BDA Architecture</a>, the development aims to spark the revitalisation of what the design team describes as the "South Boulevard" precinct, creating an active streetscape with retail uses at ground level beneath a collection of full-floor luxury residences.

The application, by PR Property Holdings, an entity directed by the Brisbane-based Ryan and Petrovic families, seeks approval for a 17-storey, 62.2-metre mixed-use development on a compact 427 sqm site between Surfers Paradise Boulevard and Appel Street.

The project will comprise just 10 apartments, including eight full-floor residences and two duplex apartments, positioned above a two-level retail podium. Three podium parking levels will accommodate 26 vehicle spaces, while a recreation deck is proposed on Level 4.

<img alt="First look: PR Property Holdings plans boutique apartment tower to kickstart Surfers Paradise's 'South Boulevard' revival" data-entity-type="file" data-entity-uuid="46cfa37d-5051-4449-8d8e-6724f8ca0d59" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Article%20Feature%20Image%20%28Grid%29_8.png?VersionId=e7UkeV1eTZAC2lXhdq72E3jpUbwiFD2t" />

Rather than pursuing apartment volume, the proposal focuses on large-format homes with a slender tower form intended to maximise outlooks while limiting visual bulk.

BDA Architecture said the proposal has been designed to become an urban renewal catalyst for the precinct.

"The ambition of 3098 Surfer's Paradise is that it provides the catalyst for incremental infill redevelopment and upgrade of what is coined the 'South Boulevarde' of Surfers Paradise which connects to the beating heart of Cavill Avenue."

The architects added: "An incremental approach to development that provides quality ground plane interface, human scale design, integrated subtropical landscape and semipublic permeable frontage can over time entirely upgrade a precinct."

The architecture adopts soft curves, articulated balconies and a slender tower profile rising from a human-scaled podium. The design report describes the project as delivering "bespoke residences of enduring distinction, sculpted with precision and quiet sophistication," with a focus on timeless coastal architecture.

The application also includes retail tenancies addressing Surfers Paradise Boulevard, reinforcing the site's role as an active mixed-use destination rather than a purely residential address. The planning report states the combination of the podium, landscaping and active frontage is intended to strengthen the pedestrian experience while contributing to the evolving character of the boulevard.

The site occupies a prominent position in the southern section of Surfers Paradise, directly opposite the G:link light rail corridor and within walking distance of Surfers Paradise Beach, Cavill Avenue, the Nerang River and Bruce Bishop Car Park. It is currently vacant, having previously accommodated a single-storey commercial building that was demolished in 2022. The planning report notes the surrounding area is characterised by a mix of commercial buildings and residential towers, with unlimited building height provisions applying under the Centre Zone.

The proposal also replaces an earlier 2022 approval for a restaurant and bar on the site, instead introducing a permanent mixed-use development that combines retail activation with boutique residential living.

Boutique apartment tower to "kickstart" Surfers Paradise's 'South Boulevard' revival

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.

[smartcode_project:default project_id=114215 project_image_fid=204874]

The proximity allows residents to enjoy the convenience of having essential amenities and services within walking distance. Whether it's grabbing a cup of coffee, going grocery shopping, or accessing healthcare services, everything is conveniently located, saving residents time and effort.

<h3>Vibrant lifestyle and community</h3>

One of the major advantages of mixed-use developments is the vibrant lifestyle they offer. With a diverse range of amenities and communal spaces, residents have ample opportunities to interact, socialise, and build a sense of community.

[smartcode_project:default project_id=107714 project_image_fid=214122]

The presence of parks, community centres, and shared spaces fosters a lively atmosphere, encouraging residents to engage in various activities and events. The vibrant lifestyle within these developments creates a unique sense of belonging and camaraderie among the residents.

<h3>Potential for higher rental yields and property value appreciation</h3>

Mixed-use developments tend to attract a broad range of tenants and buyers due to their versatile nature. This high demand can result in higher rental yields for investors and potentially lead to property value appreciation over time.

[smartcode_project:default project_id=139989 project_image_fid=212887]

The integration of commercial and retail spaces attracts businesses, which can provide a stable rental income stream. Additionally, the popularity of mixed-use developments often drives up property values, making them a potentially lucrative investment in the long term.

<h3>Enhanced security and maintenance</h3>

Mixed-use developments typically have comprehensive security measures in place. With controlled access points, CCTV surveillance, and professional security staff, residents can enjoy enhanced safety and peace of mind.

[smartcode_project:default project_id=108019 project_image_fid=212658]

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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As a mother of two beautiful boys, my focus is to teach my sons the value of setting themselves up for the future early.
I only really learnt that I was totally responsible for supporting myself after reading the book “Rich Dad, Poor Dad” by Robert Kiyosaki when I was pregnant with my first son twelve years ago.
The book opened my eyes to lots of things, but my two main insights were: the more time we have to build our investments, the more money we should have when we are ready for retirement. And, that we need to educate ourselves financially and not just handover our money and trust others to invest it for us. We are responsible for building our own wealth.
So off I rushed to build our investment portfolio and along the way I also created a business developing property for others. I found that I loved my new business; it was flexible to accommodate my baby and I was doing something that I loved: property.
As my son grew older and our second son was born, my investments started to really show the benefits of holding property over the long term. Rental returns slowly increased and capital growth created equity. Then I started to develop and add value to my regional investment which lead to my understanding of compounding equity creation through development.
I try to talk about property investing as much as possible with the kids, sometimes they come with me to the development sites and I try to explain in simple terms about basic economics.
“We are building houses here... if you borrow money to build or invest you’ll get some help from the government to help you pay the loan costs.  You will get paid rent and this will be a source of income for you...” I tell my eleven-year-old who is starting to understand.
We set up a term deposit that we empty his piggy bank into every now and then. I tell him it’s for his first property deposit. Slowly I plan to build on his knowledge of economics and how he can make money by being entrepreneurial.
Kids are pretty smart with money so engage them and encourage it. I try not to say ‘we can’t afford it’ and rather ‘how can we afford it?’ Let them come up with ideas to make money. To nurture the genius in your child is a great gift.
As Robert Kiyosaki says: “Don’t just protect your child from the future; prepare them for it”.
I don’t want my kids to have to deal with the tyranny of compounding bad debt as well as the compounding interest on that debt. We must educate our children and teach them the difference between bad and good debt.
The world is full of teachers and they are not all in the classrooms. Our kids need to learn early how to make money, invest and manage their finances. Experience and making mistakes along the way is the best way to learn. As parents we can help our kids think differently to the way we did when we were young.
Happy Mother’s Day for Sunday to all the mums out there.
Jo Chivers is director of <a title="Property Bloom" href="https://www.propertybloom.com.au/" rel="nofollow" target="_blank" style="font-size: 14px;">Property Bloom</a>, which manages property development.
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Financial education is one of the best gifts for your children: Jo Chivers

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The retired AFL football champion Jason Akermanis has listed his Aberfeldie family home - reportedly given his coaching role with the North Albury Hoppers.
Megan Akermanis, the wife of the Brownlow medalist has the four-bedroom house listed for June 1 auction through Lou Rendina at Rendina Real Estate Kensington.
More than $2 million is being quoted to those inspecting the house which is set amid Japaense-inspired gardens.
 "Undeniably one of Aberfeldie's most illustrious, impressive properties, this refined, faultlessly renovated family residence's elegant formal entertaining areas give period character a fresh, vibrant feel," says Lou Rendina.
The house comes with study.
There is also a fully self-contained two storey lodge and double carport.
<a target="_blank" href="https://www.realestate.com.au/property-house-vic-aberfeldie-113769967">"It is a home of landmark luxury - and benchmark beauty," the marketing says.</a>
The house cost $1.51 million in 2007.
In 2011 Akermanis played for the the local side, the Abers in the Essendon District Football League for one game.
He has been appointed captain-coach of the Hoppers for 2013, with the option of an extension in 2014.
Akermanis played with Brisbane, and then almost three seasons at the Bulldogs.
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jchancellor-FAypfDUnLy

Jason Akermanis lists Aberfeldie home as he moves north

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Buffett speaks
Warren Buffett has appeared on NBC this week advising investors to shun bonds and look towards equities at the present time. Buffett has warned that the present trend towards near-zero interest rates and the effective ‘printing’ of money in the US (known as quantitative easing) will hurt savers.
It seems hard to imagine how recently we were discussing the Dow Jones index trading around the 7,000 range and yet overnight the Dow burst on to unprecedented highs at above 15,050.
Economic data from the US and globally has not suggested such a dramatic improvement in the outlook, but with more money than ever seeking a home and some kind of reasonable return (which fixed-interest investments are not providing), money has fairly flooded into stocks.
A new era of lower interest rates
This week’s interest rate decision in Australia was to take the cash rate down to a new record low of just 2.75% and this presents Aussies with similar problems. Bond yields are low and savings accounts are not providing much of a worthwhile return either.
The likely consequence will be a flood of money into bank stocks, which pay handsome franked dividend returns, and capital city investment real estate.
And the rate cuts perhaps aren’t done yet. Westpac’s Bill Evans suggested this week that we may yet see three further cuts down to the previously unthinkable cash rate level of just 2.00%.
Property trends
There has been a long debate in Australia about this structural shift to lower inflation and lower interest rates.
Housing bears have been arguing for well over half a decade now that ‘what goes up, must come down’. That is, house prices in Australia had increased as interest rates fell, and therefore prices must revert to the mean and a lower house price to income ratio.
Steve Keen, who predicted a 40% crash, represented one of the more extreme views. To date, at least, he has been completely wrong as was evident from today’s chart pack release from the Reserve Bank.
<img src="/images/stories/2013/05/wargentmay10onethumb.gif" width="470" height="374" alt="wargentmay10onethumb">
<a href="https://4.bp.blogspot.com/-NAlISD7UtfA/UYnMsgF51JI/AAAAAAAAJOc/KHHrlOncT1w/s1600/RBA+Dwelling+prices.gif" imageanchor="1"></a>
Source: RBA
What those of us of a more optimistic bent have long suggested, is that a shift to low interest rates would likely lead to greater household leverage and higher nominal prices. Although the lower rates could actually see repayments fall comparatively low.
This has been occurring as the cost of capital has fallen, and - even before yesterday's rate cut - repayments on new housing loans for a nationwide median-priced home have fallen close to around only a fifth of household disposable income.
<img src="/images/stories/2013/05/wargentmay10twothumb.gif" width="470" height="477" alt="wargentmay10twothumb">
<a href="https://4.bp.blogspot.com/-drwMxm7bq8k/UYnmCCLl93I/AAAAAAAAJPE/7gkZc16vJXA/s1600/Luci+Ellis.gif" imageanchor="1"></a>
Source: RBA
 
 
<hr class="system-pagebreak">
RP Data’s index shows that prices have increased in the past 12 months across all major capital cities, most notably in Sydney (+5.25%), Perth (+4.37%) and Melbourne (+3.36%).
<img src="/images/stories/2013/05/wargentmay10threethumb.gif" width="470" height="291" alt="wargentmay10threethumb">
<a href="https://3.bp.blogspot.com/-7PWMZZGTwAg/UYnNUh01f3I/AAAAAAAAJOs/OIfLR8qV_O8/s1600/RP+Data+prices.jpg" imageanchor="1"></a>
Source: RP Data
A new focus on quality
After the financial crisis, we have now entered a new period of low global interest rates, and it will be a new era too for Australian property. Gone are the high levels of inflation and thus easy gains of yesteryear when the value of debt was inflated away. A focus on a diversified portfolio of shares in quality, profit-making companies and quality city property will be essential.
Asian influences
One of the reasons I have spent so much time in Singapore and Hong Kong over the last few years is to gain a glimpse into Australia’s future. If you think about it, if the populations are to grow as forecast in Sydney (to 7 million), Melbourne (to 10 million), Brisbane (to 4 million) and Perth (to over 3 million) then our cities of the future will look markedly different from those we know today.
Click to enlarge
<a href="/images/stories/2013/05/wargentmay10four.gif" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/2013/05/wargentmay10fourthumb.gif"></a>
<a href="https://2.bp.blogspot.com/-3T5DWfsbLqw/UYnNph1nFMI/AAAAAAAAJO0/VWbjffKq1d0/s1600/ABS+forecasts.jpg" imageanchor="1"></a>
Source: ABS
Regional prices are dead flat
For a long time, some promoters of property have been talking up regional centres and remote-location property, but as the RBA’s chart pack release above clearly shows, most regional property growth occurred long ago during the great increase of household leverage through to around half a decade ago.
There has been no growth at all for years now – prices are absolutely dead flat – a trend I expect to continue with relatively high nominal prices already in existence.
To some extent, Australian property owners have gotten off lightly. In regional markets across Britain prices have been slammed by more than a quarter of their value over. Those who more sensibly stuck to the populous south-east in and around London have seen a surge of foreign capital drive prices on to all-time highs.
This, I believe, is part of the new normal in real estate. Global investors looking for a safe haven for their money head to key capital city markets and drive prices up.
Much of the growth experienced in the last 12 months in Australia has been from a surge in new investors rather than from homebuyers.
Foreign investment capital
There has been much talk in recent times of a proliferation of Asian buyers bringing ‘hot money’ to Australia.
Foreign investment rules dictate that non-residents are permitted to buy residential property which is under construction (i.e. 'off the plan') or for re-development, or to purchase new dwellings which have not yet been sold.
Other purchases may require Foreign Investment Review Board (FIRB) approval and <a href="https://www.firb.gov.au/content/_downloads/AFIP_2013.pdf" target="_blank">the FIRB states that</a> "foreign investors cannot buy established dwellings as investment properties or as homes" save for certain exceptions, but there are question marks as to whether these rules are enforced robustly (or even at all).
For such cashed-up buyers, the rumour mill suggests that attractive yields and to some extent even purchase price appear of little relevance as well-located investment properties are sought at almost any cost. This accords with what has been seen in London where residential property yields are generally poor yet foreign investors continue to drive prices higher.
Reliable statistics on whether foreign (i.e. non-resident) buyers are actually purchasing existing dwellings in Australia are by definition not available, but if you keep your ear to the ground and ask estate agents and buyers' advocates: “is it happening?” I suspect that the nudge might well be "yes, to some extent". 
Just as foreign investors in Britain only appear interested in London, it’s likely that equivalent investment here will be focussed on the major capitals. It’s one of the many reasons I’ve always argued that quality inner suburbs in those cities represent a far lower risk than regional or outer suburbs. When the next downturn comes, a relaxation of foreign investment rules may support key city prices, but those in the regions, where few investors venture, may suffer.
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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The low interest rate environment is a new era for Australian property: Pete Wargent

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Brisbane tops the list of the highest average discount for homes at 8.7% and an average of 77 days on the market. 
However, Hobart houses spend the longest time on the market with an average of 83 days and a discount of 7.5%.
With units, Adelaide has the highest average discount of 8.1%, followed by Brisbane at 6.5% discount rate.
Darwin units spend the longest time on the market with an average of 101 days.
<img alt="rpdatavendordiscountingmay7one" src="/images/stories/2013/05/rpdatavendordiscountingmay7one.jpg" width="470" height="326">
<img alt="rpdatavendordiscountingmay7two" src="/images/stories/2013/05/rpdatavendordiscountingmay7two.jpg" width="370" height="332">
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Brisbane vendors must discount the most at 8.7%: RP Data

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Award-winning architect Neil de la Coeur of Bird de la Coeur Architects will do a meet and greet this Saturday, May 11, 2013 in South Yarra. 
Bird de la Coeur Architects are responsible for the design of South Yarra’s Yarra House, a 25-level complex featuring 114 apartments.
De La Coeur will be at shop 4 Yarra Lane, South Yarra on May 11 from 12pm to 2pm.
Located on Yarra Street, <a target="_blank" href="https://yarrahouse.com/">Yarra House</a> is developed by Michael L Yates &amp; Co and features 38 one-bedroom apartments and 76 two-bedroom apartments.
<img height="247" width="470" src="/images/stories/2013/05/yarrahousemay10one.jpg" alt="yarrahousemay10one">
Buyers have the choice to acquire two apartments on the same floor and turn them into a three-bedroom, two-bathroom apartment ranging in size from 142 square metres to 148 square metres.
One-bedroom apartments start from $495,000 and have an internal area of 47 square metres.
Two-bedroom apartments start from $595,000 and range in size from 57 square metres to 91 square metres.
Three-bedroom apartments start from $1,595,000.
Yarra House will have interior designs by Hassel and feature a rooftop deck with a pool, gym and steam room.
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Meet and greet in South Yarra with Yarra House's architect Neil de la Coeur

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Canberra's foundations stemmed from a design competition.
And as part of the celebrations for the Centenary of Canberra in 2013, the University of Canberra and the Gallery of Australian Design invited designers to participate in a design ideas competition for a possible new official residence for the Prime Minister of Australia which they envisage as on the shores of Lake Burley Griffin in Canberra.
{yoogallery src=[images/stories/2013/05/may10lodge]}
The competition has the endorsement of the Australian Institute of Architects and the Australian Institute of Landscape Architects.
The first prize is $80,000 with second and third prizes of $20,000 and $10,000 with the jury chaired by Professor Lyndon Anderson, dean of the Faculty of Arts and Design at the University of Canberra.
The competition entrants are being looked at by the jury at a local Canberra high school hall (pictured above).
There have been 238 entries - many of which are pictured below surrounding competition adviser Annabelle Pegrum - in the competition, which is titled Lodge by the Lake Design.
<img alt="2" height="312" width="470" src="/images/stories/2013/05/2.jpg">
Of course there are no actual intentions to replace the exisiting Adelaide Avenue landmark residence, known as The Lodge.
The competition is not connected to any agency of the Australian Government or to any Australian political party.
The official residence of the Prime Minister of Australia - The Lodge at 5 Adelaide Avenue, Deakin, ACT - has been the Canberra home of 16 of Australia’s 27 Prime Ministers and their families.
The building and grounds have important cultural and heritage significance.
Prime Minister Stanley Melbourne Bruce (pictured below) moved from <a target="_blank" href="https://www.propertyobserver.com.au/victoria/stanley-melbourne-bruce-s-former-frankston-home-sells-in-mortgagee-sale/2013051061231?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=news">Frankston</a> into the Lodge with his wife Ethel on 4 May 1927, five days before the first sitting of the Federal Parliament at Canberra.
<img height="239" width="470" src="/images/stories/2013/05/stanleymelbournebrucemay10one.jpg" alt="stanleymelbournebrucemay10one">
The Lodge has been altered and extended from time to time to accommodate Prime Ministers and their families and to address functional and security needs.
The competition guidelines fancifully suggested a new Lodge was needed to match the opportunities of the future, but Prime Ministers have been historically reluctant to spend the money required to purchase and build elsewhere such as at Attunga Point, on the southern foreshore of Lake Burley Griffin.
Some conestants thought the competition ought have stuck with expanding the existing Lodge facilities into Lodge Park. Or made its location Collins Park in Tasmania Circle in Red Hill or the grounds of Government House in Yarralumla.
Property Observer will report the winners of the design competition upon their announcement.
Images of design competition courtesy of Michelle McAulay, University of Canberra.
Image of Prime Minister Stanley Melbourne Bruce and his wife Ethel at The Lodge, Canberra, February 1928, courtesy National Archives of Australia. 
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Fanciful ideas on the next The Lodge - Canberra has another design competition

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Property taxes remain a staple income earner for the federal and state and local government coffers where, despite a weak property market across Australia during the 2011-2012 financial year period, tax revenue collected by government continued to rise.
Analysis by RP Data on the amount of tax income derived from property to bolster state and local government revenue during the 2011/12 financial year revealed that a whopping $33.515 billion was earned from this source.
<img alt="kushermay10onethumb" src="/images/stories/2013/05/kushermay10onethumb.gif" width="470" height="244">
Over the year, this equated to 46% of all taxation revenue for state and local governments and while down from 47.2% over the 2010/11 financial year, the total amount of property-related taxes rose by 0.9% over the financial year.
Although we saw an increase in tax revenue, it is the smallest annual change in revenue since revenue fell -10.4% over the 2008/09 financial year.
<img alt="kushermay10twothumb" src="/images/stories/2013/05/kushermay10twothumb.gif" width="470" height="367">
Our data shows that the total value of dwelling sales across the country fell by -6.1% over the financial year and despite this, property taxes increased.
To add to this, the combined capital city home values fell by -3.6% over the year and the annual number of home sales across the country was -6.1% lower.
Given these figures, it is clear there was only one way state and local governments could increase their tax revenue, and that was by raising tax rates on property.
Looking at where property taxes are earned by category over the 2011/12 financial year, the results show that the two largest sources of revenue are municipal rates (39.6%) and stamp duties on conveyances (34.8%).
 
<hr class="system-pagebreak">
<img alt="kushermay10threethumb" src="/images/stories/2013/05/kushermay10threethumb.gif" width="470" height="201">
These two categories accounted for almost 75% of all property-related taxes collected. If land tax revenue is then added, these three categories account for 92.6% of all property-related tax revenue.
Over the 2011/12 financial year, municipal rates revenue rose by 6.1% and land tax revenue rose by 1.6%, while stamp duty revenue fell by -4.7%.
While there have been many calls to dump stamp duty and change it to a broad-based land tax, it appears that neither side of politics is seriously considering the change which would most likely be fairly unpopular with voters.
With home values and transactions falling during the 2011-2012 financial year, it is clear that revenue from stamp duty has received the full brunt of the slowdown.
It is interesting to note that stamp duty revenue over the 2011/12 financial year was -18.4% lower than the peak recorded in 2007/08 - clearly highlighting the impact of reduced sales volumes on this important government revenue stream.
<img alt="kushermay10fourthumb" src="/images/stories/2013/05/kushermay10fourthumb.gif" width="470" height="251">
Interestingly, excluding Queensland and Western Australia, stamp duty revenue actually fell across each state over the 2011/12 financial year.
In Queensland, the stamp duty collection rose by 4.7% and in Western Australia it increased by 29%.
(Note: over the year, the number of house and unit sales increased by 4.0% in Queensland and by 10.9% in Western Australia.)
Municipal rates, which rose by 6.1% across every state and territory during the 2011-2012 financial year, are the largest source of taxation revenue for states and local governments.
The revenue derived from rates is increased through either lifting the amount of rates collected or by the developmentof new properties therefore increasing the ratepayer base.
Land tax is recorded as the third largest source of revenue and it increased by 1.6% at a national level over the year.
Land tax rose over the year in each state except for Queensland where it fell by -2.8%.
Property tax is clearly the most important source of revenue for state and local governments across the country and it is therefore important for governments to find ways to grow revenue over time or alternatively, look for other ways to create it.
Since the end of the last financial year, we have seen an increase in sales activity across the national housing market.
As a result, stamp duty revenue is likely to increase over the next financial year however, any increase is unlikely to be significant.
Overall we would expect that at a national level property-related tax revenue will increase over the 2012/13 financial year however, the rate of growth is once again likely to be quite low.
Cameron Kusher is senior research analyst at <a href="https://www.myrp.com.au/" rel="nofollow" target="_blank">RP Data</a>.
 
 
 
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Property taxes remain a strong earner for governments: Cameron Kusher

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I recently read an article suggesting that financial planners often recommend that, based on current average annual returns, a couple would need close to $1 million in superannuation when they retire to live modestly.
In my opinion that would only give them a very modest lifestyle since they would, in general, live off the $40,000 or so interest they receive on this, or on dividends from the shares in the super fund.
Apparently, a single person would need about $800,000, once again to live modestly.
By the way; I think you will need much, much more than this to fund a comfortable retirement.
Either way, this means millions of Australians will struggle in retirement because only 10% of Australians have more than $100,000 in their super accounts. 
A report from last year by the Association of Superannuation Funds of Australia says:
“On the basis of the current average superannuation balance and average income of those aged 35 to 44 and the assumption of only compulsory superannuation contributions being made, the average retirement superannuation payout at age 60 for a male currently aged 35 to 44 would be $183,000, while for a female it would only be $93,000.”
That’s scary stuff…  
Most Gen X-ers will fall far short of being able to retire on their superannuation.  
Little wonder that more and more Australians are looking at taking control of their financial future and setting up self-managed super funds (SMSF).  
With 5.3 million Baby Boomers transitioning into retirement over the next 15 years or so, I see properties bought in a SMSF as a major driver of property values over the next decade.
How much super is enough? 
So, the big question is how much money do you really need for your retirement?
Well, lifestyle is a very personal thing – luxury living for one person is a modest existence for someone else.
While you’re in your working years, choosing a lifestyle is simple – most of us live the life we can afford. If we want a fancier lifestyle, we need to earn more, win the lottery, marry someone rich or inherit money from a rich relative.
However, if you want a comfortable life in retirement, then you better start working on your financial independence now. Super alone is unlikely to get you there, but growing a substantial property portfolio just may.
The 4-step formula to financial independence
Here are four timeless rules for achieving financial freedom. Please don’t dismiss them because they sound so simple:
1. Spend less than you earn
This maxim may seem obvious, but many people have difficulty following it. If you're spending more than you earn, you will never become financially independent. You will be paying money to others for the rest of your life. The earlier you start living by this rule, the better. It is never too late to start.
2. Invest the difference wisely 
It may surprise you, but the average Australian earning between $50,000 and $60,000 a year for 40 years will earn somewhere between $2-3 million during their working life. Yet most of them will retire poor. Clearly, the level of your income has no bearing on the level of wealth you achieve; what is critical is the amount you save and invest wisely.
3. Reinvest your investment income so you get compounding growth
As you are beginning to understand, you will never become financially independent on your earnings alone. You need to keep reinvesting. In fact, by the time you become financially free almost all your assets will have come from compounding capital growth, not from your income, your savings or your rent.
4. Keep doing steps 1 and 2 until your asset base reaches a critical mass so that you have the cash machine that gives you the income you desire.
If you’ve been following my blogs you’d know I advocate growing a multi-million dollar property portfolio as your cash machine. In fact, I’ve written a best selling book on that topic, <a href="https://www.thebookonpropertyinvestment.com/">How to Grow a Multi-million Dollar Property Portfolio</a>. This book is about helping you build your own cash machine.
So how many properties do you need to retire? 
Do you know? Well, it’s a trick question.
It’s not really how many properties you own that’s important. I’d rather own one Westfield shopping centre than 35 small regional properties.
In other words, what’s really important is the size of the asset base you build – the size of your cash machine. And this probably needs to be a lot bigger than you think.
Over the last few years, more and more property investors are considering setting up a self-managed superannuation fund (SMSF) as a vehicle to buy their properties and increase their asset base.
So what are the main advantages and disadvantages of taking this tack when it comes to building your own retirement nest egg?
The good
&gt; Control – You have control over your SMSF rather than entrusting your future financial wellbeing to a complete stranger, who will take your hard-earned cash and invest it in shares and managed funds that may or may not perform.  
&gt; Leverage – You can make the money in your SMSF work harder by using it as a deposit and borrowing to buy investment properties that grow in value.  
&gt;Tax savings – In the past, those who bought a property in their fund until they retired were exempt from paying either capital gains tax if you sell the investment, or income tax on any rental income should you decide to hang onto it. Before they retired, any capital gains or rental income generated by your SMSF was taxed at a rate of 15% and 10% Capital Gains Tax was applicable if they sold the property after holding on to it for over a year.
Recent changes to the tax law means that in the future these concessional tax rates will change, but owning property in super may still be tax effective for you.  
&gt;You will have a diversified super portfolio that is not reliant on just one investment vehicle, meaning you will have better financial security for the future.  
The bad
&gt;The cost! This usually involves thousands of dollars in establishment costs and sometimes there will be higher fees involved in borrowing to buy property through your SMSF.  
&gt;The confusion – There’s no denying that managing your own super fund can be a minefield of complicated rules and regulations. Get something wrong and you could end up paying hefty penalties. Of course, you can pay a professional to manage it on your behalf and this is something I would strongly advise anyone with a SMSF to do – whether they’re buying real estate or not!  
&gt;You have to have the cash to do it. This is not a strategy for someone with a small amount of cash in his or her super fund. Basically, unless you have over $150,000 of available funds in your SMSF and are still contributing to your SMSF, the banks may not be willing to lend money for you to buy property in your SMSF.
If you’re at all concerned about financial independence in retirement, put some plans in place, review your finances, do something now and don’t leave it until it’s too late.
Be careful  
Of course, before you go down the route of setting up your own SMSF, it is critical to seek independent advice from a properly qualified financial planner to ensure that it is appropriate for your circumstances, and that you set up things correctly and don’t fall foul of the tax man.  
Michael Yardney is a director of <a target="_blank" href="https://www.metropole.com.au/">Metropole Property Strategists</a> who create wealth for their clients through independent, unbiased property advice and advocacy. Subscribe to his <a target="_blank" href="https://propertyupdate.com.au/category/property-investment/">Property Update</a> blog.
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Weighing the pros and cons of SMSFs as you plan for retirement: Michael Yardney

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Sydney has the lowest average time on market for houses and units and the second lowest average vendor discounting for houses of all the capital cities, according to RP Data.
Houses spend an average of 36 days on the market in Sydney, with the average discount at 6.9%. Units sell slightly quicker at 32 days and at a discount of 5.3%.
Darwin has the lowest vendor discount for houses at 4% while Perth has the lowest for units at 2.3%.
Houses take the longest to sell in Hobart, at 83 days, and units take the longest in Darwin, at 101 days.
Houses are the most discounted in Brisbane, at 8.7% and Adelaide has the most discounted units at 8.1%.
<img height="321" width="470" src="/images/stories/2013/05/rpdatatimeonmarketmay7one.jpg" alt="rpdatatimeonmarketmay7one">
<img height="325" width="370" src="/images/stories/2013/05/rpdatatimeonmarketmay7two.jpg" alt="rpdatatimeonmarketmay7two">
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Sydney houses sell faster than other capital cities: RP Data

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The number of new house listings in Sydney has dropped 9.3% over the last 12 months, according to RP Data.
There were 6,757 new listings in the last 12 months bringing the total number of listings to 28,484 - down 9.8% over the year.
Meanwhile, in Melbourne, new listings are up 5.3% over the year, with 8,219 additions. Total listings are up 9.2% over the year to 39,985 - the highest for any capital city.
In Darwin new listings increased 16% to 319 listings - the biggest increase for all the capital cities.
The total number of listings in Brisbane has dropped 14% over the last 12 months, with 9.2% fewer new listings this year.
<img alt="rpdatacapitallistingsmay7one" src="/images/stories/2013/05/rpdatacapitallistingsmay7one.jpg" width="470" height="270">
<img alt="rpdatacapitallistingsmay7two" src="/images/stories/2013/05/rpdatacapitallistingsmay7two.jpg" width="470" height="202">
A new listing is one which has not been advertised for sale over the past 6 months. Total listings include new listings and properties which have been previously advertised.
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