<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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Running the auction clearance rate numbers overnight, Sydney has had its strongest auction weekend in three years, according to Australian Property Monitors.
The 78.1% clearance rate across Sydney on Saturday was the highest level since early 2010, the APM senior economist , Dr Andrew Wilson said.
He noted it was just below 2002-2003 boom levels.
"Sydney's stunning auction clearance rate of 78.1% today highest recorded for years and a clear signal that prices are continuing to rise," Dr Wilson tweeted.
Dr Wilson anticipated the clearance rate surge within the first few weeks of the 2013 auction season getting underway in February noting "the real impact of those historically low interest rates."
"Jet-fuelled low interest rates kicking in?" <a rel="nofollow" href="https://twitter.com/DocAndrewWilson" target="_blank">Dr Wilson tweeted on the February 16 weekend</a>.
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Sydney's "stunning" 78% weekend auction clearance rate highest for 3 years: APM

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An unremarkable double-fronted brick veneer villa at Blackburn North was the one occupied for 18 months between 1967 and 1969 by a couple calling themselves Terry and Charmain Cook.
They were subsequently revealed as the notorious 1963 British train robber Ronald "Ronnie" Biggs and his wife, Charmain.
The $24 a week rented house (pictured below) was raided at 8pm on October 18, 1969 by police - the day after Biggs had fled following a news report that Biggs was working as a carpenter on the Tullamarine airport construction under the name of Furminger.
The house is not for sale and indeed hasn't been sold since 1994. It previously sold in 1984.  <a href="/news/great-train-robber-ronald-biggs-former-blackburn-north-melbourne-hideout-sold">But it did sell in 2014 fetching $805,000 at March auction</a>.
It was briefly advertised for sale through the Noel Jones agency in early 2011 as a "three bedroom family home with vitality plus immediate appeal commencing with the eye catching front garden setting. The separate dining room and kitchen-meals overlook the generous rear garden - without doubt a delightful play area for children to enjoy - on its attractive allotment measuring 585 square metres in a neighbourhood that always holds its popularity and value."
No mention was made of its status amid the annals of Australian crime folklore.
Over recent weeks its been top of mind among those who can recall the amazing 1969 events, as Title Tattle does. It follows the current Channel 7 mini-series, Mrs Biggs. Ronald Biggs's former wife, Charmain Brent, as she became known, assisted in the script of the British ITV production from her long-time Melbourne eastern suburbs home which she secured in the early 1970s.
<img src="/images/stories/2013/05/hibiscusmay3one.jpg" alt="hibiscusmay3one" width="470" height="308">
The Hibiscus Road house has been written about in the James Cockington books, Mondo Weirdo and History Happened Here.
In 1960 Ronnie Biggs married Charmian. The Great Train Robbery of August 8, 1963 secured some £2.6 million from a mail train. After being convicted and jailed, he escaped from HM Prison Wandsworth in July 1965 by scaling the wall with a rope ladder. He fled to Paris, where he acquired new identity papers and underwent plastic surgery. 
<img src="/images/stories/2013/05/biggsmay3one.jpg" alt="biggsmay3one" width="470" height="339">
 
Ronnie Biggs flew to Sydney, Australia on a BOAC flight under the name of a Terence Furminger on New Year's Day 1966. Charmain didn't come until June 1967, spending her first night in Darwin. The self-confessed green poms, with no idea, set out and drove from Darwin down to Tennant Creek, and then across through Cloncurry and Julia Creek. They settled in the Adelaide seaside suburb, Glenelg North.
In 1967 shortly after their third child was born, Biggs received an anonymous letter from Britain telling him that Interpol suspected that he was in Adelaide and that he should move. The South Australian 5KA radio announcer Maxwell Phillips had reportedly identified Biggs as Terry King, a boarding house proprietor from late 1966 to early 1967.
With jobs including working in set construction at Channel 9 Melbourne, Biggs and the family resided at Blackburn North, in Melbourne, Australia. The house, built by Monmia Developments within a Hooker Corporation land-subdivision estate, had been sold in 1964 and then rented out by its purchaser, a Richmond small goods distributor.
After his departure from Hibiscus Road, Biggs stayed at the $15 a night Alexander motel in Essendon for the first night. He then stayed at a cottage in Kalorama in the Dandenong Ranges which was raided in the week after his escape from the Victorian police. He'd fled it in the nick of time, just hours before the police raid, possibly because the local fire brigade had been testing its siren earlier that day which reportedly spooked Biggs.
After fleeing to Brazil via Panama in 1970, his wife and sons stayed behind in Australia. There was then the sad 1971 loss of their 10-year-old son Nicholas, who was killed in a car crash after the Biggs had departed Australia aboard the liner Oronsay in February 1970.
Ronald Biggs spent the next three decades of his life a fugitive in Rio De Janeiro, and became something of a media celebrity. In 2001 he voluntarily returned to the United Kingdom and spent several years in prison, where his health declined. In 2009 Biggs was released from prison. Charmain was reportedly the first person Biggs phoned after being released from jail.
Charmian flew to Britain from Australia in early 2012, just before filming began when she visited Ronnie who was ill, as although the couple had divorced in 1976 they remained on good terms.
Charmian appears in the background of one of the five episode mini-series scenes - in the public gallery of the Australian court when the lawyer is arguing for her to be released.
It's possibly her first appearance since her 2001 ABC Australian Story when she advised her wealth didn't stem from the robbery proceeds.
"I was paid $65,000 for the story but the tax man took $40,000 of it. <a href="https://law.ato.gov.au/atolaw/view.htm?locid='JUD/71ATC4195'" target="_blank">It's a case that's in all the law books now</a>. So I was left with enough money to buy this house which was $19,000 at the time," <a href="https://www.abc.net.au/austory/transcripts/s316009.htm" target="_blank">she said</a>.
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Flashback to the Blackburn North, Melbourne home of the great train robber Ronald Biggs and wife Charmain

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Sydney's weekend auction success rate hit 78.1%, according to the preliminary results from Australian Property Monitors.
And in Melbourne there were 627 auctions reported to the REIV today, with 447 selling and 180 being passed in, 112 of those on a vendor bid.  The Melbourne clearance rate of 71% compared to 69% last weekend and 57% this weekend last year.
There were 200 sales to APM amid the 256 reported results this weekend in Sydney.
The full Sydney tally will cover around 408 listings.
The 78% result is the highest Saturday night preliminary result this year.
Last weekend's revised result was 73% down slightly on the initial 74% result on the Saturday evening.
And on the prior weekend the 75.6% result was revised down to 73.6%.
The April 13 weekend was revised down from 73% to 69.6%.
Sydney’s weekend auction clearance rates have been remarkable for their consistency and strength so far this year, according to APM senior economist, Dr Andrew Wilson. There was a 60% success rate on the same weekend last year.
Dr Wilson said leading up to this weekend clearance rates have averaged 72% this year which is 15% higher than the 57% averaged over the same period a year ago and clearly the best start to a year since the strong market conditions of 2010.
Sydney's highest weekend sale was a five bedroom Tamarama duplex property sold through McGrath at $3 million to the downstairs owner. It had sold at $2.9 million in late 2010.
Maroubra in the eastern suburbs was the most active suburb in Sydney for auctions this weekend with 8 properties listed. Some four of the five reported Maroubra listings found buyers. The next busiest was Condell Park in Canterbury Bankstown with 7 auctions followed by Newtown and Merrylands each with 6 properties listed. All six of the reported Condell Park results were sold.
Melbourne's highest reported price this weekend was on Henham Street, Hawthorn East  at $2,645,000.
But there were higher unreported prestige Melbourne sales that Property Observer is aware of including Grace Street, Malvern and on Richardson Street, Albert Park.
Reservoir had the highest volume of auctions this weekend with 16 expected to be held. The results showed seven sales and six passed in at Reservoir. There were also 15 listings in Elwood and 14 in Kew.
A full auction round up on Monday on Property Observer.
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Sydney weekend auction success rate hits 78% and Melbourne heats up too: APM & REIV

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Victorian property owners falsely claiming to live in their holiday homes to avoid land tax bills could get caught by a state government audit.
About 27,000 home owners are expected to be contacted over a three-year period, the Treasurer Michael O'Brien told The Saturday Age ahead of Tuesday's state budget formal annoucement.
O'Brien wants a crackdown against tax dodging, with a new unit team within the State Revenue Office cross-checking information against rental tenancies and Tax Office figures.
The state collects about $1.6 billion a year in land tax.
The crackdown follows O'Brien's concerns that growing numbers of landlords are falsely claiming to live in investment properties and beach houses to avoid land tax.
The new squad, costing $10 million, is expected to net an extra $90 million over four years.
Mr O'Brien said it would improve revenues and equity. ''Every $1 of tax that is evaded is $1 more of tax that people who are doing the right thing have to pay,'' he told Fairfax Media.
<div title="Page 6">
<div>
<div>
Holiday home numbers can be roughly deduced at census time as coastal towns have significantly higher vacancy rates than the Victorian average which sits at around 12%.
In the 2011 census 11 of Australia's 20 highest vacancy rates were located in Victoria. High vacancy rates were recorded in Portsea-Sorrento-Blairgowrie at 76% and Lorne-Anglesea was at 68%.
In the 2006 census the average vacancy rate for Victorian coastal towns was 42%, with 24 towns having vacancy rates above 50%.
High vacancy rates in 2006 were in Smiths Beach and Venus Bay with rates around 82%, followed by Lorne at around 72%.
 
</div>
</div>
</div>
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Land tax evasion audit of Victorian holiday home owners expected to secure $90 million

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Australian listed property trust sector returns to investors in April were the best monthly returns in over three-and-a-half years  and the sixth strongest monthly result since 1992, according to analysis by Goldman Sachs.
<img alt="areit_returns2" height="312" width="470" src="/images/stories/april23tivoli/areit_returns2.jpg">
The Woolworths proprety spin-off Shopping Centres Australasia (SCP) was the only REIT to post a negative return, "although with the highest yield of any REIT and the longest unexpired lease term by a large margin providing high earnings certainty" said Goldman Sachs analysts Simon Wheatley and Andrew MacFarlane.
The analysts said based on this, SCP represented an opportunity for investors.
The best performers were Federation Centres, Dexus, GPT and Charter Hal, which all recorded double digit price gains.
<img alt="areit_returns" height="316" width="470" src="/images/stories/april23tivoli/areit_returns.jpg">
"Interestingly there is no core theme amongst these four REITs.
"One is diversified, one shopping centre focused, one office focused and one funds management focused.
"Despite there being a yield demand theme during the month, these four REITs also were not the best yielders – they currently have prospective average yields of 5.0%, marginally below the sector average," says the report.
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A-REIT returns in April rise to sixth best in 21 years: Goldman Sachs

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Borrowers hoping for some relief from the RBA next week are likely to be disappointed with the most likely outcome being the cash rate remaining on hold at 3%, though the call could go either way if money markets are to believed.
They have the chance of a rate cut priced in at 54%.
However, the latest Bloomberg survey of economists has just eight of 29 tipping a rate cut on Tuesday with none of the major banks expecting the Reserve Bank to resume its easing cycle that would take the cash rate to a 2.75%.
However, with ANZ and Westpac both reporting 10% rises in interim cash profits to the end of March (a combined $6.72 billion), despite subdued mortgage lending and “challenging” conditions, media commentators are again speculating about the major banks cutting variable mortgage rates outside of official RBA decisions.
There was no hint in the mix of media releases, presentation packs and financial reports from either ANZ or Westpac that they would consider cutting mortgage rates outside of the RBA, though both have been more than willing to raise them outside of an RBA move in past years while also not passing on recent rate cuts in full.
Both Westpac’s Gail Kelly and ANZ’s Mike Smith have hinted they are not currently contemplating an out-of-cycle rate cut.
Kelly defended Westpac’s track record on rates saying overall costs have been rising as the bank looks to grow its customer deposits while Mike Smith has said ANZ’s current interest rate setting are “appropriate”.
Fairfax economic commentator Malcom Maiden argues that the banks have the big profits to pay increased dividends to their shareholders and now need to give something back to their customers too.
“The banks can no longer argue that they need to retain some part of any future rate cut, and the case for them not only passing on cuts in full but moving unilaterally to cut their own rates is growing. They can certainly afford it, as the March half profit results show,” Maiden writes.
He expects that “sometime this year” one of the major banks will either announce a cut in its variable home loan rate unilaterally, or pass on all of an RBA cash rate cut, plus an additional cut of its own.
Once one does, he says, the others will be forced to follow.
We'll just have to wait and see, but I for one would not be holding my breath given future profit expectations.
Looking ahead to Tuesday’s cash rate decision, Westpac’s Bill Evans expects the RBA board will keep rates on hold while maintaining its clear easing bias though he says the decision will be a “closely run event” with the case for another cut “now been made”. 
“However, with rates at historical lows, we think the Board will be cautious and decide to wait another month before moving. 
“Accordingly we are retaining our forecast that the next move in rates will be a reduction of 25 basis points in June to a new historical low of 2.75%. 
“We have held that forecast for a low of 2.75% since May last year. Our current view is that rates will then be on hold through 2013 and 2014 but we recognise that the risks are clearly to the downside – recent developments have increased those risks,” Evans says. 
AMP Capital chief economist Shane Oliver also believes the case has been made for a rate cut on Tuesday but says the RBA may “prefer to get a look at the Budget the week after and March quarter business investment data to be released later in May”. 
“So while I expect a cut in the cash rate to a record low of 2.75%, I am agnostic as to whether it’s on Tuesday or next month. 
“The money market also appears to be agnostic with just a 54% chance of a cut priced in for Tuesday,” he adds.
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Big banks under pressure to cut rates without RBA prompting as no cash rate cut tipped for next week

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Mortgage broker alliances helped Macquarie Group grow its Australian mortgage portfolio by $1 billion (9%) to reach $11.8 billion for the year to March 31, the investment bank has revealed in its annual results today.
Its home loans are distributed through John Symond’s Aussie Home Loans business, AFG, Vow, Mortgage Choice and Mark Bouris’s Yellow Brick Road after it formed a mortgage distribution alliance with the franchise group in November.
This compares to just <a href="/news">1% growth in Westpac’s mortgage book</a> over the six month period to March 31, also announced today.
<a href="/news">ANZ grew its mortgage book by 2%</a> over the same six-month time frame.
Macquarie reported a 17% rise in net profit to $851 million in the year ended March 31, driven by improved market conditions and reduced costs.
This is the first time profits have risen in three years.
The growth was assisted by the bank offering a 1.01 percentage point discount off the standard variable rate over the life of its home loans through its third-party distribution channels.
Macquarie’s banking and financial services group paid $86 million in fees and commission to mortgage originators and mortgage brokers to distribute its home loan offerings over the course of the year.
It also acquired a stake in listed non-bank lender Homeloans Limited in April last year.
Macquarie will pay shareholders a full-year dividend of $2 per share.
Chief executive Nicholas Moore said global market conditions had improved generally during the year and together with “strong cost-controls across the group leading to the improved result”.
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Branchless Macquarie grows its mortgage book by 9% through brokers 

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The judging panel for the Crown Sydney Hotel Resort will soon go into deliberation, having released the architectural designs submitted after a design competition for the as-yet unapproved proposed project at Barangaroo South.
Internationally acclaimed architects Adrian Smith and Gordon Gill, Kohn Pedersen Fox and Wilkinson Eyre Architects submitted their designs to be reviewed by the judging panel.
Property Observer is seeking your preferred choice.
<h1 style="font-size: 14px;">Entry below by Adrian Smith and Gordon Gill Architecture (AS+GG):</h1>
 
{yoogallery src=[images/stories/2013/05/may3barangaroofour]}
{yoogallery src=[images/stories/2013/05/may3barangaroofive]}
 
Entry below by Kohn Pedersen Fox Associates (KPF):
{yoogallery src=[images/stories/2013/05/may3barangaroosix]}
<img alt="barangaroosevenmay3" src="/images/stories/2013/05/barangaroosevenmay3.jpg" width="470" height="788">
 
Entry below by Wilkinson Eyre Architects (WEA):
{yoogallery src=[images/stories/2013/05/may3barangarooeight]}
<img alt="barangarooninemay3" src="/images/stories/2013/05/barangarooninemay3.jpg" width="470" height="702">
<img alt="barangarootenmay3" src="/images/stories/2013/05/barangarootenmay3.jpg" width="470" height="702">
 
{module Which proposed Barangaroo hotel design do you prefer?}
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Barangaroo's Crown Sydney Hotel Resort design poll: Property Observer reader survey

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There has been plenty of interest for 16 Pisces Court, Donvale, with close to 100 groups of potential buyers taking a look and many returning for a second peek. 
The property will <a href="https://www.realestate.com.au/property-house-vic-donvale-113508983" target="_blank">go to auction</a> this weekend and is featured in this week's Property Tycoon auction tipping competition.
It's the website, <a style="font-size: 14px;" href="https://www.propertytycoon.com.au/" rel="nofollow" target="_blank">www.propertytycoon.com.au</a>, where punters can guess five auction results in Melbourne and Sydney, with no outlay. It's mostly about testing your market knowledge with a small cash prize as a sweetener.
The amount of interest in the Donvale house (pictured below) suggests there will be a good level of competition for this one when the auction begins on Saturday.
<img alt="propertytycoonmay3one" src="/images/stories/2013/05/propertytycoonmay3one.jpg" width="470" height="344">


Meanwhile, an exclusive address and luxury living could be added to your portfolio when <a href="https://www.domain.com.au/Property/For-Sale/House/NSW/Balgowlah-Heights/?adid=2010382864" target="_blank">2 Fisher Street, Balgowlah Heights</a> (pictured below) goes under the hammer.
 
<img alt="propertytycoonmay3two" src="/images/stories/2013/05/propertytycoonmay3two.jpg" width="470" height="343"> 
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Balgowlah Heights and Donvale in the spotlight for this weekend's Property Tycoon auction tipping

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Nearly a quarter (24%) of Westpac customers fixed their home loan rate in the six months to March 31, the latest interim results reveal.
This was up from just 13% in the previous six month period.
The jump in fixed-rate demand came after Westpac cut its two year fixed-rate to 4.99% for a short period between February and March, the first major bank to offer a sub-5% fixed-rate since September 2009.
Lending to investors picked up to 45.6% and loans to first-home buyers fell marginally to 11.1%.
Borrowers stumped up a hefty 30% deposit on average for a Westpac mortgage.
<img alt="westpac_porfolio" height="484" width="454" src="/images/stories/april23tivoli/westpac_porfolio.jpg">
1 Represents Westfield Retail Bank brands (WRBB) and St.George (including RAMS). 2 Flow is all new mortgage originations total settled amount originated during the 6 month period ended 31 March 2013 and includes RAMS. 3. Excludes RAMS. 4. Dynamic LVR represents the loan-to-value ratio taking into account the current outstanding loan balance, changes in security value and other loan adjustments. 5 Property valuation source Australian Property Monitors. 6. Average LVR of new loans is based on rolling 12 month window for each year end period. 7. Customer loans ahead on payments exclude equity/line of credit products as there are no scheduled principal payments. 8 Mortgage insurance claims 1H13 $10m (2H12 $17m and 1H12 $13m). 9 ABA Cannex August 2012
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