<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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I did a radio interview this week and was asked to answer three seemingly simple questions:
- Should an investor buy old or new property?
- Where should they be buying?
- When should they be buying?
Simple, right? Well, not really. The three questions above have endless answers but I’ll run through what I answered.
Should you buy new or old property?
Neither. My answer was to build. Right now the NSW government wants to stimulate construction and is offering a <a target="_blank" href="https://www.osr.nsw.gov.au/benefits/grant_scheme/">$5,000 incentive to build</a>.
If you buy the right land at the right price, then you can create equity even on a single house build. But if you build a duplex or dual occupancy on that land, then the equity created can be much more.
Just this morning I was offererd a duplex site that was only $160,000. To build a three-bedroom duplex will cost about a third more than a single four-bedroom house. But the end value of the two dwellings will be so much higher. That is how Property Bloom creates equity for clients.
Where to buy?
Well, of course, that depends on two main things.
Do you want negatively geared property or neutral/cashflow positive property? An investor on a higher income paying lots of tax may be more interested in buying in the capital cities and will more than likely end up with a negatively geared property.
If it’s a new apartment or house, then they will also benefit from strong depreciation benefits. An investor looking to boost their income with the property investment may find a more cash flow positive property in regional areas.
In general, yields are higher in regional areas compared to capital cities. Of course, you can build in regional areas and create both a high depreciating dwellings with strong yields and benefit from cashflow, equity creation and depreciation.
When to buy?
This was the easiest question and my answer was: right now!
My opinion has always been that property should be held for the long term, for me that is over ten years.
I remember in the early 2000s when the market was moving up and friends said to me, “I’ll think I’ll wait for the market to come back before buying”.
Of course, they kicked themselves years down the track when the market was still high.
In the Hunter region of NSW, we did not see any correction after the rapid growth of 2000-2004, and since the market has enjoyed controlled incremental growth.
I think it’s best to get into the market as soon as you can but do your research and look for areas of good value. If you are clever and choose a flow-on suburb rather than a suburb that has already experienced strong growth, you can buy well and watch as the suburb eventually goes up in value.
I also believe the conditions right now are perfect: low interest rates, high rental returns and a good selection of property to buy. Soon, we may see an undersupply of investment stock and that can push prices higher. For me, this is an awesome time to be buying property (and developing it), our clients seem to agree.
There are many questions to answer on property investment; starting with these three may help you get into the market sooner than later.
Jo Chivers is director of <a target="_blank" rel="nofollow" href="https://www.propertybloom.com.au/" title="Property Bloom" style="font-size: 14px;">Property Bloom</a>, which manages property development.
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When? Where? Old or new? Three key questions about property investment

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One of Melbourne’s greenest buildings, the Grocon-built Pixel has been listed for sale.
Located at 205 Queensberry Street Carlton, the distinctive building is touted as a highly-sustainable commercial office development.
<img src="/images/stories/2013/04/pixelapril19one.jpg" alt="pixelapril19one" width="470" height="313">
It comes with $6 million plus reported price hopes.
The building has previously been used by Ross Garnaut’s climate change team as temporary office accommodation in 2011. It has also served as the sales suite for the Swanston Square apartments.
<img src="/images/stories/2013/04/pixelapril19two.jpg" alt="pixelapril19two" width="470" height="300">
Sitting on 900 square metres, the building has received many awards since it was built in 2010, including a perfect score from the Green Building Council of Australia. It also earned the highest sustainability rating from the US Green Building Council. Designed by Melbourne-based Studio505, it has four levels of office space and a rooftop garden with wind turbines and solar panels powering the building.
<img src="/images/stories/2013/04/pixelapril19three.jpg" alt="pixelapril19three" width="470" height="325">
Pixel has achieved an unprecedented number of accolades and awards since construction began in 2009, including 6 Star Greenstar Ratings from the GBCA, with a perfect score of 105 credits for Design and 104 credits for As Built. In 2012, it also achieved the world’s highest LEED rating and score from the US Green Building Council.
Grocon and Umow Lai, the sustainability and engineering services consultancy, are now finalising the BREEAM submission (UK rating) seeking to achieve the highest score to date using this tool.
"We are well on the way to realising our BREEAM target,” said Grocon’s David Waldren.
“Pixel is an iconic building for Grocon and one of which we are extremely proud, both from its innovation in design and construction as well as its industry leading green credentials.”
Grocon says the striking façade allows for maximum daylight, shade, views and glare control.
The private developer expects to receive interest from owner-occupiers and investors looking to express their green values.
“We are hoping that any purchaser will share our values in cutting edge innovation and sustainability,” Grocon CEO Daniel Grollo says.
“Many of the discoveries in building design and technology have been successfully transferred to our other developments,” Grollo says.
CBRE City Sales agents Josh Rutman and Tom Tuxworth are undertaking an expressions of interest campaign closing May 23.
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Carlton's green, but multi-coloured Pixel office block listed for sale by Grocon

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Sydney, Melbourne and Adelaide have seen significant drops in the amount of time dwellings are spending on the market, while the figure for Brisbane has climbed sharply.
The latest information from Australian Property Monitors shows a month-on-month reduction of eight days in Sydney, 15 days in Melbourne and 13 days in Adelaide. Canberra and the Gold Coast each had a reduction of two days.
The figure for Brisbane, however, jumped from 108 days to 123 days.
Meanwhile, all capital cities except for Brisbane saw either no change or a reduction in the level of discounting that vendors are having to offer in order to sell dwellings.
The average discount required by Brisbane vendors to secure a sale rose from 6.7% to 7.7%.
Click to enlarge
<a title="Click to enlarge" href="/images/stories/2013/04/apmapril18one.jpg" rel="shadowbox"><img src="/images/stories/2013/04/apmapril18onethumb.jpg"></a>
Source: <a href="https://apm.com.au/" target="_blank">APM</a>
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Sydney and Melbourne dwellings spending less time on market: APM

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A study on borrowing with a friend by HomeLoanFinder.com.au has found that 83.5% of Aussies wouldn’t even conceive buying a property with on of their mates.
Of the 83.5%, 57.2% said they would worry that buying a place with a friend could ruin the friendship, while 26.3% wouldn’t dream of trusting a friend to make this high level commitment.


A surprisingly large 16.5% of Aussies think that purchasing a property with a friend is a great idea.


Buying a property with a friend will take the relationship to extremes normal friendships aren’t meant to endure. Which is why the rules of purchasing a property with a friend must be established early, with the ground rules of the process and relationship clearly spelled out.
1. Use a co-ownership agreement

Establishing the ground rules from the start will communicate very clearly to your friend what your expectations are and seriousness of the commitment. As a co-ownership agreement is a legal document, there will be clear steps to follow in a disagreement.


2. Decide how costs will be shared

Does your friend have a realistic expectation of some of the ongoing costs with property? Are they good with their money? How would you deal with a situation where your friend always says ‘I’ll get the next one’ when the bills start rolling in?
Managing a mortgage together takes maturity and strict budgeting skills. If your friend lacks self-restraint, your joint-venture could be doomed from the start.


3. Have an exit strategy

When buying property, it is worth using Murphy’s law to plan — whatever can go wrong will go wrong, in the worse possible way.


This shouldn’t be approached in a way that scares people out of borrowing, however buyers should plan properly for the many various troubles that could occur:
- one of you dies or becomes seriously ill or disabled

- a cut in pay or loss of job

- bankruptcy

- relationship changes with your friend or issues with spouses and families become harmful

- the property is sold at a loss


Have in mind your desired outcome from the beginning and how this can be realistically achieved and managed amicably.


4. Choose the correct title on the property

A word to the wise, if you ensure that you get the correct title on a property, it will make any future legal issues much easier if death, illness, debts or breakdown in a relationship occur.


There are two types of title to use which have very distinct implications in the case of death.


A ‘joint tenants’ title means that, following the death of one of the borrowers, the property will automatically transfer to the co-owner and not those specified by the deceased in a will.


Tenants-in-common is the other type of title whereby the death of a co-borrower results in the property rights passing onto those nominated in their will. This is the better situation for passing on assets to a spouse, relatives and dependents.


Each borrower should seek independent legal advice on this matter.


5. Know how it could affect your borrowing power

In the eyes of lenders, each co-borrower is liable for the full debt on the property, and with that, the possibility of servicing the loan individually may be used as the basis for your current expenses when you seek to borrow for another property.


Therefore, borrowing with a friend could reduce your future borrowing power. It is worth talking to a trusted financial planner or mortgage broker as to how this could impact the growth of your property portfolio in future.


6. Get adequate insurance cover

As your assets and financial commitments are about to dramatically increase, it is worth considering insurance cover to close this gap.
Further, if you are binded by a co-borrowing agreement, it is important that you are covered if the conditions are proscriptive during times of financial stress.


It is worth considering <a href="https://www.lifeinsurancefinder.com.au/insurance-types/life-cover-death-benefit/">different l</a><a target="_blank" href="https://www.lifeinsurancefinder.com.au/insurance-types/life-cover-death-benefit/">ife insurance options</a>, health cover, <a target="_blank" href="https://www.google.com/url?q=http%3A%2F%2Fwww.lifeinsurancefinder.com.au%2Finsurance-types%2Fincome-protection-insurance%2F&amp;sa=D&amp;sntz=1&amp;usg=AFQjCNFYYmH4qliEzgNpgBV_En2GfeEYqw">adequate income protection</a> and home and contents insurance are all worth considering.


Lets face it, buying a property with a friend is not a decision to be taken lightly. Do it with some careful thought and it could be a savvy move, but be prepared to face friendship tests along the way. With proper preparation, you may just find yourself gaining memories rather than losing friends in the long run.


Adrian Barclay is a personal finance writer for the comparison website <a target="_blank" href="https://www.homeloanfinder.com.au/">HomeLoanFinder.com.au</a>
 
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Six important rules for buying a property with a friend

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Jackson's on George, owned by veteran publican Chris Crawley, was placed in receivership this week by its lenders. 

Crawley attempted to sell the iconic drinking hole in mid-2011 when Property Observer reported potential buyers of the four-storey building tenanted by all-night Sydney drinking hole Jackson's on George were being enticed with the prospect of being part of a proposed new city square in the heart of the Sydney CBD.
The bar occupies the entire 485-square-metre site at 174 to 176a George Street in the Sydney CBD and is opposite the Four Seasons Hotel. It has occupied the site since 1987 and trades 24/7 except on Christmas and Good Friday.
<img src="/images/stories/jacksonmap.jpg">
The square, known as “APDG block”, is bordered by Alfred, Pitt, Dalley and George streets.
The hotel as owned by well-known Sydney publican Chris Crawley who has been caught in a  costly legal bill dispute.
All bar and management staff are continuing in their roles.
The building – constructed in 1975 – last changed hands for $14.5 million in 1989.
According to the 2011 investment report, the bar brings in income of about $1.5 million annually.
Mr Crawley's other hotels include The Belvedere Hotel in the CBD, and Cohibar and the Watershed Hotel, both in Darling Harbour are also now in receivership. PPB Advisory was appointed on Tuesday as receivers for the J&amp;J O'Brien group of companies by the ANZ bank.
PPB Advisory's Marcus Ayres and Stephen Parbery have been appointed as receivers and managers to the group and Quentin Olde and Michael Ryan of FTI Consulting have been appointed as administrators.
Ayres said it is still “very early days” in the receivership process and the receivers have not identified the cause of the group’s collapse.
“[J&amp;J O’Brien] hasn’t complied with its banking requirements; it’s pretty hard to identify what is going on,” he says.
“We just want to keep everything running smoothly for the time being.”
In the meantime the receivers will continue to operate J&amp;J O’Brien’s four venues.
“We are just making an assessment of the business and it is still business as usual but we will develop a strategy to put the assets on the market,” Ayres says.
He says the group had a turnover of $23 million last year and its major creditors are the breweries and ANZ bank.
“They are pretty substantial assets we just have to work out the best way to put them on the market,” he says.
A first meeting of creditors is scheduled for April 29.
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Jackson's on George hotel group under receivership control

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Property industry confidence has remained negative in Tasmania and the ACT, despite improvements in all other states, according to research by ANZ and the Property Council of Australia.
Click to enlarge
<a rel="shadowbox" href="/images/stories/2013/04/anzapril18one.gif" title="Click to enlarge"><img src="/images/stories/2013/04/anzapril18onethumb.gif"></a>
While the states with the greatest exposure to the mining industry (Western Australia and the Northern Territory) continued to report the highest readings, property industry confidence converged across the states and territories.
NSW property industry confidence increased sharply (to 131) in the June quarter to be only marginally lower than the NT (132).
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Property industry confidence remains negative in Tasmania and the ACT

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I watched Margaret Thatcher's funeral last night, and one of the many clergy who spoke, quoted her thus:
"You should never simply believe what you are told, always question for yourself".
That's a key rule of investment. If you follow the crowd, you will most certainly buy and sell at the wrong time and miss out on the best investment opportunities. You often hear a number of phrases and buzzwords repeated, in investing, and especially about the Australian housing market. One you hear quite often is: "Booms are always followed by busts."
It is certainly true that booms are sometimes followed by busts. But always? Or is it possible that with lower interest rates in many global economies and in inflationary environments (such as exist in most developed world economies) a boom may be followed my a steady fall in house prices or a plateau while wages catch up, before price growth returns.
Popular beliefs
Popular consensus would have you believe that the Global Financial Crisis saw property prices across the globe plummet wildly, but is that actually true?
It certainly did happen in a number of countries. I know that in Britain house prices fell sharply in many areas away from London, although I note that price growth is now returning after a lull spanning several years. As a homebuyer, presumably you would be buying with a longer time horizon than a few years in mind so you will not have lost out.
As an investor, you are afforded the luxury of being able to invest wherever you like and you are not restricted to any one region. In the areas in and around London, and notably in areas where supply is not keeping pace with demand in the populous south-east of England, prices barely fell at all and have now easily powered on to new highs.
Ireland
In the share markets I sometimes hear investors bemoan that "we worry about the Greek economy more than the Greeks do" - and it certainly sometimes feels that way when it comes to Australia's property markets.
Over and over again we see in-depth analysis of Ireland's property market crash. On the one hand, it is good that countries should try to learn from the mistakes of others, but on the other it may be offering false hope to housing market bears and first homebuyers to insist that because house prices collapsed in Ireland, then they must surely do so in Australia.
Nothing is guaranteed to attract more derision than a statement such as "it is different here!", but it is certainly true that Australia does not have the monumental oversupply of properties that Ireland achieved ("<a href="https://www.independent.ie/business/irish/itll-take-us-43-years-to-fill-all-empty-houses-26863864" target="_blank" style="text-decoration: none; color: #7f7f7f;">43 years worth of oversupply"</a> and nearly 300,000 vacant houses) during its phenomenal run-up in housing market prices and construction.
It's true that I would not recommend investing in most of Australia's regional markets, but in our capital city markets the populations are growing very quickly and vacancy rates in many areas are very low and below 2% (as compared to 15% in Ireland). In the 12 months to September 2012,  Australia's population boomed by 382,500 people with a high proportion of immigrants heading to the capital cities.
Affordability dividend
The good news for Australians who are not yet on the housing market ladder is that in cities such as Brisbane and Adelaide, some years of weak price growth combined with falling interest rates have improved affordability dramatically.
It's true that median prices are high in Sydney and Melbourne, although reporting is often obsessively focused on how hard it is for first homebuyers to buy property close to the city. What is rarely mentioned is that Sydney's west has suburb after suburb of gleaming 4 bedroom homes on huge blocks of land which are not particularly expensive, especially with interest rates and mortgage rates as low as they are.
<img alt="wargentapril18one" height="385" width="470" src="/images/stories/2013/04/wargentapril18one.jpg">
 
 
<hr class="system-pagebreak">
It's also common to hear to that previous generations "never had it this tough" but the RBA's house price data contradicts that claim. In this month's Charter magazine, Adam Creighton refers to Fisher's Money Illusion. Over three decades, incomes have oustripped price growth across all income groups in Australia, and since 2003, he notes, the poorest fifth of houses holds are $42 better off and the richest fifth $576.
The Money Illusion refers to our instinctive focus on nominal price increases rather than real price movements after accounting for inflation.
<img src="/images/stories/2013/04/wargentapril18two.jpg" width="470" height="443" alt="wargentapril18two">
Last month Michael Matusik, who is well known for speaking his mind, opined: "It's nonsense. Well over 60% of first homebuyers bought 4 bedroom homes last year. Expectations are way out of whack."  
Niagara Syndrome
I remember when I qualified as a Chartered Accountant in my mid-20s being well and truly unable to afford London house prices. In that scenario, you only really have two choices: you either whinge about it or invest your money smarter elsewhere.
Moaning doesn't tend to achieve much, for as soon as you allow your own happiness to be dictated by outcomes which are outside your own control you are engaging in what Tony Robbins would call 'Niagara Syndrome' and you risk being washed up in a place you didn't intend to be. As the old sporting motto goes: "Control the controllables".
 
<hr class="system-pagebreak">
Global property booms
<a style="text-decoration: none; color: #7f7f7f;" target="_blank" href="https://www.globalpropertyguide.com/real-estate-house-prices">This website</a> shows house price charts from around the globe. To pick a few at random from around the world:
<img alt="wargentapril18three" height="829" width="470" src="/images/stories/2013/04/wargentapril18three.jpg">
Could it rather sometimes be the case that with lower interest rates in many parts of the world, absolute prices have moved higher as bank lending criteria have been deregulated and owners can service higher repayments (particularly as many more households have more than one income today)?
Don't take my word for it. Check out for yourself the house price charts for Austria, Belgium, Canada, China, Columbia, Finland, Iceland, Israel, Luxembourg, Malaysia, Malta, Serbia, South Korea, Taiwan, Sweden, Uruguay...you will see that by no means must a boom necessarily be followed by a bust.
In some cases it might happen, but a certainty it is not.
In Australia we saw a downturn from 2010 through to the middle of 2012, with median prices falling from peak to trough by around 7%, while households set about improving their buffers.
Since May 2012, prices have rebounded strongly across the country. You should never say never, but we haven't seen a housing bust in any of Australia's major capital city property markets yet, and the property market recovery continues.
Pete Wargent holds a range of finance and property qualifications and is the author of <a rel="nofollow" href="https://petewargent.blogspot.com.au/" target="_blank">Get a Financial Grip – a simple plan for financial fr</a><a rel="nofollow" href="https://petewargent.blogspot.com.au/" target="_blank">eedom.</a>
 
 
 
 
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It's not a given that booms are followed by busts

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Something I've learned in my property investment endeavors over the years is the importance of always pursuing a maximised investment portfolio.
In life we often hear of the mantra ‘It’s not about the destination, it’s the journey’. This sentiment can, in a way, be applied to property investment.
Whilst the destination is financial freedom, the key thing is that the journey itself is like a ‘Choose Your Own Adventure’ path, with different decisions along the way resulting in different outcomes and ultimately different degrees of ‘financial freedom’.
I make these remarks with the understanding that for most property investors – myself included – property investment is not a get-rich-quick scheme. It is a mid-long term strategy.
It is ‘buy and hold’ strategy that I am referring to. Buy-and-hold, however, is sometimes directly interpreted as, or referred to, as ‘set and forget’. I.e. you purchase a property under specific terms, and those terms remain the same for 20 or 30 years, and you then ‘cash out’ at the end of that term.
This approach used to work well for previous generations of property investors. It can produce some ‘okay’ results still today. But as I mentioned earlier, the journey is where a savvy investor truly maximises the income-producing capacity of a property.
So, whilst 'set and forget' strategies work well for some, those who are constantly pursuing ways to get more out of their properties they hold; year-in/year-out; tend to do better in the end.
And rightly so. The harder you work, the more shopping around you do for better deals, better tenants, improved cash flow, and better renovations; to your property portfolio, the better your gains towards the end.  There are so many ways to maximise your investment properties during your holding tenure; so today I’ll focus on just one particular element that has worked well for me, and would benefit many other newer investors.
I am referring to independent, or third-party paid valuation reports. Those reading who already invest are probably thinking 'of course, I got one of those when I bought my property', or 'the lender provided that service themselves; they did that for me; this is nothing new; I’ve already done that, what’s next?’.
However, valuations are not only useful just as you are purchasing a property, but throughout the holding journey. They are useful when refinancing, and also in other ways whilst holding properties.
So today I’ll list five reasons why an independent valuation can help investors; and how this can translate to improved cash-flow, or greater overall gains. Independent valuations will always come at an extra cost to the investor – typically around $50-$300 – however, I'll list ways to highlight how this cost should be seen as an investment that can unlock further wealth in an existing property. 1) An independent valuation figure itself In truth, banks and other lenders will unquestionably always want to know the value of any property, before they feel comfortable giving John or Jane Smith a mortgage product for it.
Unfortunately, however, lender-in-house valuations produced at the time of mortgage issuance, do not always benefit the investor. This is because some lenders, when using their own internal valuers, will low-ball the value of a property, in order to make themselves feel more comfortable and that risk to them is reduced. Lender vals will usually come back lower than true market value, for this reason.
That said; this can actually be a blessing on some occasions, but usually only at the initial property purchase point.
Imagine this scenario; a property is listed for sale at $300K. Jane Smith makes an accepted offer at $290K. When seeking finance though, the lenders' valuation comes in at only $275K. It is possible the true value is higher, however the bank's lower valuation could give Jane alarm bells that the property is not a good investment.
In truth; her negotiated price may be a great buy-rate, but if she could just show the agent that lower valuation to negotiate further down; she'd be well positioned. However, in my experience, internal lender valuers will rarely share with you the actual PDF report. You are usually not entitled to view the full details, because you have not paid for this report yourself.
In other words; they won't give you anything tangible that you can take to a real estate to negotiate harder. Also, lender valuations usually occur after your offer has been accepted, and lender valuers will usually only confirm that the property is either A) worth ‘at least’ what your offer was accepted as, or 2) that it is worth less than your agreed purchase rate. They will never tell you the maximum value. An independent valuation will.
 
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 2) Independent paid valuations reveal the true value – and before you finish agent negotiations
Taking the above example but changing Jane’s actions during the buy process, let's assume that Jane got at independent valuation done, for say $100 out of her pocket, prior to entering negotiations with the vendor.
The independent could come showing a true value of $310K. It is listed at $300K, clearly a good deal already now that we know the real value, but Jane cleverly pursues negotiation anyway and secures the property at $290K. Two good things have happened in this instance:
1) She has made an instant equity gain of $20K before even signing a dotted line. As a home buyer this wouldn't be particularly valuable information. But remember, Jane is a budding investor and this is her first property. Creating an instant $20K in equity now, will aid her in twelve months’ time when she goes to purchase property #2. Sure, independent valuations are only valid for three months, but the $20K will stay in the back of Jane’s mind when it comes time to refinance to draw equity for property #2’s purchase.
2) She has not relied on a bank’s valuation which would have been issued after Jane’s $290K offer was accepted. The likely result would have been one line in an email from the lender simply stating ‘the valuer came back agreeing that the property is worth $290K – we are comfortable to proceed with loan approval’. Jane would never have known the future equity unlock potential, and would have to ‘chance it’ again on the next property purchase.
3) Independent valuations are 5-10 pages of PDF goodness
They really are. You get so much data and information for your buck that can better inform your choices. Some of the most important things are:
- Actual market value on the property, perfectly calculated by the valuer running analysis software and tools such as RP Data, and then cross-referencing this with similar recent sales in that street, suburb etc, whilst cross referencing this with a physical internal and external inspection of the property to check condition and features of fixtures and fittings
- Rent rate achievable. Very valuable both for new investment purchases, and to ‘check in’ on existing properties in your portfolio
- Market risk score. These scores measure the security of your property and it’s likelihood to maintain its value over time. These are usually assessed over 8 or more categories with scores ranked out of five
- Internal photos of the rooms. Very handy if you are several years into holding a property, and your agents have been conducting their routine inspections without supplying photos (meaning you must take them at their ‘word’ when they tell you ‘relax, everything is fine!’)
 
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4) Getting new independent valuations done each time you refinance is the way forward
What I was saying earlier about set-and-forget being the lazy investors’ option (well – I didn’t call it lazy, but I am now); is true. Even if you get a paid independent valuation done at the beginning, you can continue to get additional ones done every couple of years. This could be either at points where you want to refinance your portfolio into better mortgage products/deals; or could simply be to check that your rent rate that your managing agent is charging, really is in line with market rates.
For example, I trusted one of my managing agents implicitly with rent rate for that property’s tenant, yet after getting my first independent valuation in four years for that property recently, I discovered that the tenants currently in this property were paying $45 per week below ‘fair market rate’ for that property. The $50 I paid for that particular valuation has not only paid for itself instantly, but with the gradual introduction of rental increases with this tenant, could potentially improve my holding cash flow by $180 per month (before managing agent costs are deducted, of course).
5) Independent valuation costs may be tax deductible at times
Providing that the commissioning of a valuation was done to refinance loans for investment properties, or as part of a pre-renovation depreciation schedule assessment, some of the cost of these reports can be claimed back as tax deductible expenses. Just like the interest on loans attached to investment properties is tax deductible at your appropriate tax rate; so too are other managing costs associated with finance for the investment, which can at times include valuation costs.
Cameron McEvoy is a NSW-based property investor and maintains a blog, <a href="https://propertyspectator.blogspot.com.au/" rel="nofollow" target="_blank">Property Correspondent.</a>  
 
 
 
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Five great reasons to get an independent valuation

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Economist David Bassanese says the Reserve Bank of Australia will cut interest rates again despite effects from rate cuts being already seen.
The Australian Financial Review columnist says rising unemployment from the mining and manufacturing industries will force the RBA to lower rates again by the end of the year.
“It’s true that asset prices especially are responding to lower interest rates, but whether this will be enough to contain unemployment in the face of the looming mining sector downturn and extreme pain from the high exchange rate remains to be seen,” Bassanese wrote today.
He says the rate cuts are having an effect on the interest-rate sensitive sectors of the economy including a moderate lift in housing demand.
Auction clearance rates lifted to their highest level since mid-2010
“As I’ve argued since last year, rising established house prices are exactly what we should be expecting at this stage. After all, measures of home mortgage affordability are below long-run average levels,” he wrote.
“My call has been that a 10% to 15% pop higher in nationwide house prices is possible by early 2014.”
He said with non-mining sector parts of the economy picking up house price growth will be more pronounced in Sydney and Melbourne.
This will lead to increased confidence and spending despite sluggish employment growth.
And retail spending has been strong so far this year while consumer sentiment remains above long-run average levels.
“So far so good, but serious questions remain over the smoothness of the transition in economic growth from the mining investment boom to non-mining domestic spending,” he wrote.
“In terms of the housing sector, for example, the upturn in home building demand remains reasonably modest and is not yet destined to provide major growth offset from the downturn in mining investment.
“Meanwhile, sectors sensitive to the exchange rate, such as manufacturing and even mining, are also feeling the pinch, with the $A remaining at relatively high levels.”
Holden has announced massive job cuts while Woodside is scaling back LNG operations.
He says the decline in business conditions have been led by the mining sector and there is extreme weakness in manufacturing.
“The labour market reflects this sectoral tug of war. The number of job advertisements measured by ANZ Bank fell in March after two promising monthly gains, while the nation’s unemployment rate ticked up to 5.6%.”
“My call is that unemployment will reach 6% by year end, which should be enough to goad the RBA into cutting interest rates again.”
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Unemployment will force the RBA to cut rates again while house prices set to rise 10%: David Bassanese

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There is a rising trend in rental vacancies in mining towns across Queensland and Western Australia, according to the latest data from SQM Research.
Some of the mining towns that now have high vacancy rate rises are:
<ul>
<li>Gladstone (QLD) 5.6%</li>
<li>Port Hedland (WA) 4.6%</li>
<li>Karratha (WA) 3.7%</li>
<li>Roma (QLD) 2.6%</li>
</ul>
SQM Research managing director Louis Christopher says investors need to be cautious when it comes to buying in these towns which have a vacancy rate well above the national 1.9% vacancy rate.
The vacancy rate in Gladstone, Queensland has more than tripled to 5.6% in March from 1.7% a year ago.
In Port Hedland the 4.6% rate compared with 1.6%  a year ago. The 3.7% vacancy rate in <a href="https://www.sqmresearch.com.au/graph_vacancy.php?postcode=karratha&amp;t=1">Karratha</a> compared similiarly last March, but with 0.2% two years ago.
“Property investors over the past 10 years have done extraordinarily well if they held real estate in mining towns,” SQM managing director Louis Christopher said.
“However, there is always a risk that when a downturn arrives these markets could have a very rapid and severe correction.”
"We are now watching the data very closely on the various mining towns in the country," he says.
"We remind investors to remain very cautious when it comes to these towns."
Canberra’s rise in rental vacancies has been noticeable since July 2012 and may be associated with a well-known increase in apartment developments, together with federal government attempts to reduce the budget deficit, says SQM.
For other capital cities, vacancies generally remained steady or modestly declined for the month of March. The net result at a national level during the month was 52,931 vacancies, which represented a vacancy rate of 1.9%, which was similar to the preceding month.
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