<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]

Joel Robinson

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 selling agent Matt Otway said buyer enquiry had reflected the diverse, cosmopolitan population Rockdale has increasingly become known for.

"We're getting buyers from all walks of life," Otway said.

"There's a real mix of young professionals, Chinese, Indian and Eastern European buyers who have rented in Rockdale and the surrounding areas and see Marque as their opportunity to buy into the area in a brand new apartment."

Investors have also been attracted to the project, with rental yields of around five per cent.

[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

One of Hervey Bay's best-known waterfront landmarks could undergo its biggest transformation in decades, with plans lodged to redevelop the Hervey Bay Hotel &amp; Resort into a four-tower mixed-use precinct combining apartments, retirement living, a new hotel, wellness facilities, retail and an expanded hospitality offering.

The proposal seeks approval to redevelop the 8,981 sqm site at 249 Esplanade, Pialba, transforming much of the existing 1980s-era hotel and resort into a staged masterplanned precinct while retaining the Hervey Bay Hotel as its centrepiece.

Rather than a conventional apartment project, the proposal has been designed as four distinct towers delivered across four stages, each with a different role within the precinct.

<img alt="First look: Four-tower transformation planned for iconic Hervey Bay Hotel site" data-entity-type="file" data-entity-uuid="89db2163-cdf2-484e-90a0-9804ece86a31" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Pialba%20da%201.png?VersionId=JsYhCwLtFk2p72uhjPQBqQ57.vWoIPeB" />

The largest hospitality component sits within Stage Two, which combines a refurbished tavern, sports bar, gaming lounge, bottle shop, lobby café and wellness facilities beneath a new 52-room hotel and 55 apartments, including 30 dual-key residences. The tower rises 14 levels above the Esplanade and includes gym, spa and wellness facilities together with more than 260 car spaces.

Stage One introduces a retirement living component comprising 69 retirement apartments alongside communal facilities, while Stage Three delivers 59 apartments overlooking the Esplanade. Stage Four includes a retail tenancy at ground level with a further 45 apartments above. Collectively, the masterplan provides 228 apartments across the four towers in addition to the new hotel accommodation.

Urban Planet Town Planning Consultants, acting on behalf of Herbay Pty Ltd, says the redevelopment builds on the long-standing role of the hotel within the Fraser Coast community.

"The Hervey Bay Hotel is an iconic use (notwithstanding the current format) and the retention for this facility in the community as an effective and successful business will advance the goals of the Planning Scheme," the town planner noted in its planning documents.

<img alt="First look: Four-tower transformation planned for iconic Hervey Bay Hotel site" data-entity-type="file" data-entity-uuid="cca3617b-693f-40e2-8fa3-f609c2c95d00" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Pialba%20da%202.png?VersionId=8.hhkMuikoiLvoD6ei655Pj9mTKob4xV" />

The planning report argues the redevelopment responds to demand for greater housing diversity, additional tourism accommodation and expanded hospitality offerings within Hervey Bay's established urban area, rather than continued greenfield expansion.

"The delivery of contemporary services in the form of hotels, dining opportunities and short-term accommodation will be the cornerstone of the proposed development and does have a significant community outcome in the retention and expansion of existing services."

The masterplan has been prepared by <a href="https://www.apartments.com.au/architects/oge-group-architects">OGE Group Architects</a> and features three basement parking levels beneath towers rising to around 14 storeys, creating one of the largest integrated mixed-use developments proposed for the Fraser Coast. The design also incorporates gym and wellness facilities, communal recreation areas, retail space and new landscaped public interfaces across the four street frontages.

The site occupies a prominent waterfront block bounded by the Charlton Esplanade, Thomas Street, Watson Street and George Street, immediately opposite the foreshore and within walking distance of Hervey Bay's city centre, Wetside Water Park and surrounding commercial precinct. The existing Hervey Bay Hotel &amp; Resort currently occupies the site, with buildings dating largely from the 1980s.

First look: Four-tower transformation planned for iconic Hervey Bay Hotel site

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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The impact of lower interest rates on the established housing market have been noted by RBA assistant governor Christopher Kent in a speech made at the Bloomberg Australia Economic Summit this week.
Kent also highlighted the RBA’s expectation of a pick-up in non-mining investment, including dwelling investment, with mining investment likely to peak this year, but with a degree of uncertainty about how this recovery would take shape.
“As you all know, there has been a significant easing in monetary policy, starting in late 2011,” said Kent.
“There are signs that the low level of interest rates is having some of the expected effects and these are likely to have further to run.
“The effects are clearly evident in the established housing market and, as I have discussed at some length recently, this should help to underpin further moderate growth in dwelling construction,” he said.
He presented the following chart showing the recent improvement in housing affordability and the deleveraging of households in favour of higher savings since the GFC.
Click to enlarge
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/2013/04/kentapril11one.gif"><img src="/images/stories/2013/04/kentapril11onethumb.gif"></a>
Kent’s speech examined the outlook for business investment in Australia and considered the outlook for mining-related investment and non-mining related investment.
“Non-residential building activity remains relatively subdued, but prospects are that investment in building and structures outside of the resources sector will pick up gradually.
“The current growth of the population – at around 1.7% annually – will provide some support for demand.
“Not only does population growth add to the demand for new goods and services, it also gradually eats into any existing spare capacity that might be hanging over some industries and provides an impetus for investment in new capacity,” Kent said.
Kent warned that the peak in resources investment “is now close” and that once it has passed, the decline in mining investment would weigh on economic growth.
He said non-mining business investment was “currently at relatively low levels as a share of GDP” and “relatively low as a share of nominal GDP” but that it has been growing in real terms over the past two years.
“So far during the current episode, the growth of non-mining business investment has been less than it was during the early 2000s and mid 1990s, but more than it was during the financial crisis and the early 1990s recession.
“Our forecasts in the February statement on monetary policy (SMP) embodied moderate growth in non-mining business investment, which would, if it comes to pass, place the current episode in between these four earlier episodes.
Kent concluded by highlighting the RBA’s expectation of a “gradual recovery in non-mining business investment and further moderate growth of dwelling investment” but warned that the profile for non-mining business investment remains “uncertain, including because of the high level of the exchange rate”.
“The profile for mining investment also remains uncertain, though it appears that the peak in mining investment is likely to occur this year. Pulling all of this together suggests that growth for the economy as a whole will be a little below trend this year and then pick up gradually through next year,” he said.
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Effects of lower interest rates clearly evident in housing market: Christopher Kent

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Darlinghurst's tightly-held Oxford Square retail centre has been listed by a syndicate headed by veteran property developer Leon Fink with reported $70 million-plus hopes.
The low-rise Oxford Street complex site last traded in 1986 for $24.2 million when sold by the insurance company, The National Mutual Life Association of Australasia Limited.
The retail and commercial complex, built in 1969, had a 2005 renovation. It sits in the shadow of  the former Koala Travel Inn which was transformed into a 191-apartment residential project called Monument by Multiplex Living.
<img src="/images/stories/2013/04/oxfordapril11one.jpg" width="470" height="313" alt="oxfordapril11one">
The fully leased retail centre earns $5.48 million in net income per year. The list of tenants in the building include Duffy Bros Supermarket, Liquorland, Chemist Warehouse, NAB, Fitness First and Deutscher &amp; Hackett art auctioneers and gallery. The building is 100% leased.
Before outgoings, the gross rental income is $6.99 million per year.
Duffys Supermarket, on 1,425 square metres, alone attracts 1,600 customers a day to the complex located between Riley Street and Pelican Street in a densely populated area.
The commercial building on offer has a net lettable area of 12,088 square metres on its 5,446 square metre island site at 55-73 Oxford Street.
It has basement parking for 37 vehicles.
It is being sold by Jones Lang LaSalle agents Simon Rooney and Luke Harris.
According to JLL, the property has an established main trade area of 17,310 people which is set to increase with the addition of more residential developments.
<img alt="oxfordapril11two" height="329" width="470" src="/images/stories/2013/04/oxfordapril11two.jpg">
Harris says the population of the area is forecast to grow 1.5%.
Marketing for property says the centre is in a high spending power catchment with main trade area income levels significantly higher than Sydney metropolitan benchmarks, on both a per household and per capita basis - 74% and 17% above the average, respectively.
 
<hr class="system-pagebreak">
The weighted average lease expiry in the centre is 5.65 years by area and 5.56 years by gross income.
The leases are generally structured over three year terms with some ranging between two and seven year terms. The leases have fixed 3.0% to 4.0% rent increase reviews as well as CPI reviews.
The outgoings for the 2014 financial year are forecast at $1,524,791 per annum - $126 per square metre.
Internally, the layout of the common mall forms an L shape with Duffy’s supermarket located near the Riley Street entrance.
Recent sales in the area include the Castle Hill Homemaker Centre, which sold for $19 million in February, the Supa Centa <a target="_blank" href="/news">Tuggerah</a>, which sold for $23.5 million in December, the Kings Cross Centre, which sold for $24.5 million in November, and the Centro <a target="_blank" href="/news">Toormina</a>, which sold for $65.5 million in December.
The expressions of interest campaign ends on May 9. Oxford Square Investments was the investment syndicate owned by the Fink and Birnbaum families.
Click to enlarge
<a href="/images/stories/2013/04/oxfordapril11one.gif" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/2013/04/oxfordapril11onethumb.gif"></a>
 
 
 
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Darlinghurst's Oxford Square retail centre listed with $70 million-plus hopes

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Mid-range suburbs across Australia’s capital cities are currently attracting the greatest increases in home values, while values across the affordable city suburbs and some of the most expensive suburbs have fallen.
Across the middle-priced capital city suburbs, 60% of these have recorded growth of 1.6% over the year to February 2013, whereas values have fallen by as much as -0.9% and -0.6% across affordable suburbs, and the most expensive suburbs respectively.
<img height="234" width="470" src="/images/stories/2013/04/kusherapril11onethumb.gif" alt="kusherapril11onethumb">
The RP Data-Rismark Home Value Index results for March 2013 out last week confirmed that capital city home values increased by 1.3% over the month, 2.8% over the quarter, and 2.4% over the year.
Overall, home values have now increased by 4.7% since they reached their recent low. Based on available data to February 2013, home values increased in every capital city across the middle-priced suburbs over the 12 months excluding Adelaide where values fell by -0.7%.
It is important to remember that over the 12 months to March 2013, each capital city except Adelaide recorded an increase in home values; Adelaide home values fell by -0.5%.
On the other hand, the most affordable suburbs have recorded the weakest market conditions over the year in Melbourne, Brisbane and Adelaide whereas in Sydney and Perth, the most expensive suburbs have endured the weakest performance.
<img height="236" width="470" src="/images/stories/2013/04/kusherapril11twothumb.gif" alt="kusherapril11twothumb">
At a combined capital city level in February 2013, home values were -6.4% lower than their peak in the most expensive suburbs, -3.4% across the most affordable suburbs and just -1.6% lower across the middle market.
The most expensive suburbs have been noticeably weaker across the more expensive capital cities of Sydney, Melbourne and Perth, with values -3.9%, -11.6% and -10.1% lower than their peak respectively.
<img height="228" width="470" src="/images/stories/2013/04/kusherapril11threethumb.gif" alt="kusherapril11threethumb">
In Brisbane and Adelaide the most affordable suburbs experienced the weakest performance with values -16.3% and -10.0% lower than they were at their peak.
For the Sydney market, home values are now back above their previous peak which is highlighted by the fact that values across the most affordable and the middle-priced suburbs of the city have surpassed their previous peak.
Values across the most affordable Sydney suburbs are 2.8% higher than their previous peak, and the middle priced suburbs are 2.4% higher than they were at their previous peak.
Values across the major capitals remain below their historic highs and will need to see a significant recovery in order to return to the previous highs.
Cameron Kusher is senior research analyst at <a target="_blank" rel="nofollow" href="https://www.rpdata.com.au/">RP Data</a>.
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ckusher-ujnxiKuFQs

Home value increases currently driven by middle-priced market

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Many investors become confused with what key characteristics they should look out for when purchasing an investment property.
Our buyer’s agency has purchased over 2,000 investment-grade properties on behalf of buyers over the last thirteen years.
So what comprises an investment-grade quality property that will ensure tenants are queuing up to lease your property ahead of other rental properties?
Location, Location, Location!!!
Some investors are lured by how “cheap” or affordable properties overseas or interstate are.
Three golden rules of property investment are location, location, location (just like the TV show!).
It must be walking distance (fifteen-minute maximum) to a train station because as Melbourne’s population grows to seven million people by 2050 and our lifestyles become busier and busier, people will want to reduce commuting times and have easy access to the CBD and the rest of Melbourne.
An investment property should be a short walking distance to lifestyle attractions such as cafes, shops, parks, beaches and any other positive amenities such as shopping centres, restaurants, and bars.
Check out a property’s walkability or walk score on <a target="_blank" href="https://www.walkscore.com/">walkscore.com</a>, which rates every property on a scale of 1 (car dependant) to 100 (walk everywhere). If the score is less than 75, you should consider another property in a location that is closer to lifestyle amenities.
Car parking
An investment property should have at least one car park allocated. A vast majority of the population still use cars for various reasons, such as visiting family and friends or going on social outings, even if they don’t use them to commute to work on a daily basis. Ideally, the car park will be “on title” and it would be a bonus to have secure or undercover parking or a garage.
Security
Do your homework on the crime rate in the areas you are looking to purchase in and there may also be certain streets in the area which are considered to be dodgy or high in criminal activities. Properties that have high security gates and fences and/or security intercom systems and alarms will be preferred by many tenants.
If you wouldn’t want your daughter living there, then you should choose a safer location. When buying apartments, avoid ground floor apartments that are more accessible to break into and choose apartment buildings with secure gates and a security entrance.
Street appeal
They say you only get once chance to make a first impression when you meet people and the same is true when a tenant first sees your property. Many tenants will use google maps “street view” to check out the street appeal of your property and could rule it out instantly if it is not a quiet, tree-lined residential location.
If the property looks shabby or rundown from the outside, many tenants will put your property towards the back of the queue. Be careful of buying properties on main noisy roads or properties adjacent to freeways or other negative amenities such as backing onto train lines, bus or tram stops, petrol stations, factories or schools.
 
<hr class="system-pagebreak">
Orientation and light
Get the compass application out on your iPhone and make sure the living areas are facing north or north-west as most tenants prefer to live in well-lit properties that are more energy efficient and that have the right orientation all year round to be have quality light without having to have the lights on all the time.
Avoid south-facing properties and properties where the living areas face east as they will only receive brief morning sun or light.
Aspect or views
Properties with a favourable aspect or appealing views will always be highly sought after by tenants. Properties that overlook attractions such as the city, water, parks and gardens will always have a certain “WOW” factor that sets them apart.
Many investors buy a property because it is “cheap” but it will always be cheap when they go to sell it too.
A savvy investor instead focuses on a quality property with views that you will always pay a bit more of a premium for, but it will be one that will usually achieve higher capital growth, better rental returns and shorter vacancy periods.  
Summary
In summary, buying an investment-grade quality property is about focusing on the key criteria above to set your property apart from the other rental properties competing against yours. It will remove that stressful situation for landlords of having a rental property vacant and needing to attract a new tenant.
With Melbourne’s rental market easing and the rental vacancy rate increasing by 43% (from 1.6% to 2.3% vacancy) and more than 25,000 new properties set to hit the market in the next year, it will become even more important to choose an investment property that ticks most of the boxes.
Frank Valentic is managing director of award-winning buyers' agency <a target="_blank" rel="nofollow" href="https://www.advantageproperty.com.au/">Advantage Property Consulting.</a>
 
 
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How to buy an investment property that stands out from the crowd

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The Westpac Index of Consumer Sentiment dropped by 5.1% in April, despite rises over the past two months and some recent positive economic news.
The move is a surprise, considering the <a href="/news">Reserve Bank decided to keep interest rates on hold at 3%</a> during last week’s meeting.
Over the previous two months consumer sentiment had risen by 9.9% and while economists believed sentiment the momentum would have slowed, a fall of this nature wasn’t expected.
Westpac senior economist Matthew Hassan said there had previously been signs of a cyclical recovery in consumer sentiment.
“The drop of 5.1% was quite surprising. Economic factors such as retail sales and job numbers in the past month had been positive and there was also just a slightly better vibe,” he said.
“Clearly there were also negatives, but given how things were tracking in sectors like the property market, we didn’t think we’d see such a decline.”
Hassan said the result shows “consumers are fragile” and the ongoing recovery is “shaky”.
“There has been more speculation about the potential for interest rates to rise, if this is the case it indicates sentiment is influenced by interest rates, which is something the Reserve Bank should be aware of,” he says.
All five sub-indexes were also down. The outlook for family finances over the next year fell 0.2%, while the outlook for economic conditions over the next 12 months dropped 4.5%.
The outlook for conditions over the next five years dropped 8.3%.
The largest decreases in consumer sentiment were from households earning an income of between $40,000 and $60,000 and from those who are renting a property.
Consumer sentiment among people earning between $40,000 and $60,000 dropped by 17.3% this month. This income bracket is the only one to have recorded an overall decline in sentiment since this time last year.
Westpac chief economist Bill Evans said in a statement consumers could be concerned over a potential rise in interest rates, with the index tracking views on ‘time to buy a dwelling’ down 11.4%.
“Rising house prices can have a mixed impact on assessments on 'time to buy' with the potential for capital gains acting as a positive, but reduced affordability for potential first home buyers acting as a negative.”
“However, the sharp decline in April may be further evidence around the fragility of the consumer and its nervousness around any suggestions of rising interest rates,” Evans says.
The RBA is due to meet on May 7 and Evans does not expect there will be a change in interest rates – but there may be a move later this year.
“The Board retains an easing bias but the tone of various communications from the Board suggests it is comfortable to remain on hold. Westpac is forecasting that growth in the Australian economy in both 2013 and 2014 will be around 2.5%, well below potential of around 3.25%.
“With inflation firmly under control that suggests that there is a need for the economy to get more stimulus. Accordingly, we expect that rates will come down further in 2013,” Evans says.
This article originally appeared on <a href="https://www.smartcompany.com.au/" target="_blank">SmartCompany</a>.
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Westpac index records 5.1% drop in consumer sentiment

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A regional family-owned construction company in New South Wales responsible for redeveloping regional hospitals across Australia has collapsed, placing 180 jobs at risk.
On Monday afternoon, National Buildplan temporarily ceased work on its projects as administrators Martin Green and Peter Krejci of insolvency firm BRI Ferrier were appointed.
Initial investigations by the administrators have revealed many of the company's 50 active projects have been unprofitable, with four major projects taken on by National Buildplan resulting in substantial financial losses for the company.
A statement on National Buildplan's website says the company was placed in administration after "recent strategies to restructure the company and secure additional funding" were unsuccessful.
In an interview with ABC Radio yesterday, Krejci said the losses from the unprofitable projects are in the millions.
Krejci also said the company, which originally started in the regional New South Wales town of <a href="/news">Armidale</a>, employs 180 people and so far 110 jobs will be lost.
He said 70 employees will stay on to "ensure we maximise the value we get for those contracts" already in existence.
He said the unprofitable projects caused the firm to seek extra funding from its bank, but the bank decided not to extend the funding.
In November last year, National Buildplan and Watpac Construction secured a $65 million contract to expand the <a href="/news">Port Macquarie</a> Base Hospital.
The company also won an $8 million contract for works on the <a href="/news">Dubbo</a> Base Hospital and has a variety of other projects across regional New South Wales, Western Australia and Queensland.
There have also been reports of the company owing sub-contractors thousands of dollars. Krejci said sub-contractors in government projects will likely receive their money.
"The good news for a lot of the sub-contractors are those contracts would need to be continued with and whether the government decides to continue with the company under administration or find another builder, my understanding is it's the government's policy to ensure a lot of these sub-contractors are paid," he says.
The past year has seen a <a href="https://www.smartcompany.com.au/construction-and-engineering/054290-construction-company-collapses-owing-18-million-as-insolvency-figures-show-industry-in-for-more-pain" target="_blank">high number of collapses</a> within the construction industry and, in late January, the NSW Government inquiry into the industry listed 44 recommendations in an attempt to curb insolvencies.
These recommendations included establishing a new regulatory body, requiring contractors to set up and administer project trust accounts and strengthening the security of payment legislation.
Fairfax Media has reported National Buildplan made $152.41 million in revenue last financial year, but only made a net profit of $1.09 million.
This article originally appeared on <a href="https://www.smartcompany.com.au/" target="_blank">SmartCompany</a>.
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Jobs at risk following collapse of NSW construction company

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Two Asian investors have battled heartily for the premises of the KFC restaurant in Mentone in Melbourne’s southeast, but not before a sub-lease issue relating to the neighbouring Hungry Jacks eatery created some confusion among a packed room of bidders at Crown Casino.
The <a href="https://melbourne.burgessrawson.com.au/pol/property/search.asp?f_propertyID=1974963&amp;xsl=3546&amp;f_st=2&amp;f_ct=2&amp;f_ps=2&amp;tmpl=auction_detail" target="_blank">restaurant premises</a> eventually sold for $3.505 million equating to a gross yield of around 6.5% based on rent of around $227,167 per annum.
Bidding started at $2.8 million with a handful of bidders competing but eventually became a contest between two Asian buyers with $5,000 increases in the final stages of bidding.
Earlier the auction of the restaurant, listed third as part of a Burgess Rawson portfolio auction of 12 properties, was pushed back to later in proceedings due to clarification sought over the contractual arrangement with Hungry Jacks.
Bidding resumed later in the morning after auctioneer David Scholes read out a statement from the vendor’s lawyers that Hungry Jacks has agreed free use of about half a dozen car parks and the driveway that form part of the KFC premises until 2018, when Hungry Jacks' lease expires.
The KFC Mentone stands along the Nepean Highway and is the flagship store of Southern Restaurants which owns 50 KFC restaurants and 14 Pizza Huts in Australia.
Southern Restaurants has a brand new 10 year lease to 2023 with four further five year renewal options and has operated a KFC on the site for around 20 years.
The 258-square-metre restaurant stands on a 2,360 square metre site and was recently upgraded at a cost of $350,000.
Nearby is the Thrift Park Shopping Centre anchored by Woolworths Supermarket, which sold for $29.5 million in 2011.
The KFC premises were marketed by Jamie Perlinger and Billy Holderhead of Burgess Rawson.
Another KFC premises at Karingal near Frankston, also tenanted by Southern Restaurants, was passed-in at $2.95 million.
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Flagship KFC Mentone premises bought by Asian investor for $3.505 million 

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There was a small increase in the number of home loan borrowers more than one month behind in their mortgage repayments in the final quarter of 2012, according to the latest Fitch Dinkum Index.
The index monitors underlying Australian residential mortgage-backed securities – a form of funding where loans are bundled together and sold to institutional investors by lenders.
The percentage of loans between 30 and 59 days in arrears increased by 20 basis points in the December quarter from 0.49% to 0.69%, despite the RBA rate cut in October 2012.
This led to a marginal increase in 30+ delinquencies in the Australian prime RMBS sector to 1.46% of mortgages in the fourth quarter of 2012 compared with a rate 1.36% in the third quarter of 2012.
<img alt="fitchapril10one" height="170" width="470" src="/images/stories/2013/04/fitchapril10one.jpg">
“The stable environment and the significant number of [LMI] claims in the fourth quarter of 2012 have helped reduce 90 plus days arrears by 8 basis points to 0.55%, the lowest level since December 2010,” says Fitch.
With a stable outlook on Australian macro-economic conditions, Fitch expects arrears rates in 2013 to remain similar to what they were 2012.
Fitch expects a seasonal increase in arrears due to holiday and Christmas spending to be evident in the first quarter of 2013, although this will be partially mitigated by the December 2012 cash rate cut and some continuing impact from the October 2012 decrease.
“Australia’s economic conditions remain stable, as over the past 20 years. Low interest rates and over 20 years of economic growth have resulted in a rise in real estate values and a significant build-up in household debt,” says Fitch.
“An economic downturn, coupled with high unemployment and/or rising interest rates, would affect the ability of individuals to service debt.”
Low-doc arrears rates increased from 1.66% to 1.72% for borrowers more than a month behind on mortgage repayments.
Around 90% of securitised home loans are prime, full-doc mortgages with around 7% prime low-doc and the remainder non-conforming loans.
The Dinkum index is compiled by Hai Duong Le, James Zanesi, and Natasha Vojvodic.
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Mortgage arrears rates rise slightly in final quarter of 2012: Fitch

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The premises of the Midas Car Care centre on Whitehorse Road in the affluent east Melbourne suburb of Balwyn have sold for $2.85 million at auction today.
The 240 square metre premises standing on an 836 square metre site at <a href="https://www.realcommercial.com.au/property-retail-vic-balwyn-500657503">267 Whitehorse Road</a> is leased to Midas on a 10 year lease expiring in August with no further terms of Lease renewal.
The property, which has 30 square metres of street frontage on the ‘homeward’ bound side of Whitehorse Road was marketed as an opportunity for an investor to either re-lease, occupy or redevelop.
Its net income was around $112,000 per annum. There were around four bidders.
The investor report notes that the landlord recently agreed to reduce the rent to $120,160 per annum due to a long-standing relationship with the tenant.
In the first year of the lease in 2003, Midas paid rent of $90,000.
The premises have been leased by Midas for over 20 years and include work bays, 12 on-site car spaces and paved hardstands and driveways. Midas have indicated a keenness to extend their lease according to auctioneer David Scholes.
The redevelopable land is zoned business 2 with the premises marketed by Billy Holderhead and Sam Newton of Burgess Rawson.
In August 2011, two retail shops set on a 400 square metre block of land on <a href="https://www.realcommercial.com.au/property-retail-vic-balwyn-5798564">Whitehorse Road sold</a> for $3.68 million on a yield of around 3.5% through Nick Peden of Savills.
Midas is an international automotive service chain headquartered in the US with over 80 shops in Australia.
Midas Australia was acquired by Lazard Limited’s private equity arm in 2008/09.
Other prominent retailers on Whitehorse Road include McDonalds, branches of the Commonwealth Bank and NAB, Woolworths and First Choice Liquor.
Balwyn is located within the city of Borondara, about 10 kilometres east of the CBD with a large, <a href="https://www.propertyobserver.com.au/victoria/balwyns-school-zone-continues-to-draw-asian-buyers/2013031158731">affluent Chinese population</a> attracted to the suburb due to it being in the Whitehorse school zone.
Balwyn is home to the Balwyn High School along with a dozen other secondary schools nearby, including Box Hill High and Canterbury Girls School.
It is home to 2,861 residents of Chinese descent, out of a population of 12,944, according to the 2011 census.
The median house price is $1,280,000 according to RP Data and there is ample public transport infrastructure, particularly trams.
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Midas premises on Whitehorse Road in Balwyn sells for $2.85 million

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The premises of an ANZ bank branch in the Victorian heritage country town of Korumburra in South East Gippsland has sold at auction today for $462,000.
It had pre-auction hopes of around $325,000 with bids starting $300,000.
There were around six bidders and the property sold on a yield of around 5.2%.
The bank premises, with a three year lease beginning January 2013, were marketed by Raoul Holderhead and Jamie Perlinger of Burgess Rawson.
Located at <a href="https://www.commercialrealestate.com.au/property/2010343234/for-sale/vic/korumburra/offices/retail" target="_blank">27 Commercial Street</a> – the main retail strip running through the town – the two-level brick building measuring 177 square metres brings in annual income of just under $25,000.
It is leased to ANZ for three years with renewal options and with fixed 3% annual rent increases.
It has seven metres of street frontage and includes an ATM in the lobby.
The building which has housed the bank for 25 years was recently upgraded at a cost of $230,000.
The most recent sale on Commercial Street was a <a href="https://www.realcommercial.com.au/property-retail-vic-korumburra-500361699" target="_blank">vacant shopfront</a> measuring 110 square metres, which sold for $159,000 plus GST through Alex Scott &amp; Staff - Korumburra. It had been listed at $180,000.
Korumburra, which dates back to the 1880s, is 120 kilometres south-east of Melbourne with a trade catchment population of around 6,000 people.
It is the base of the popular tourist railway South Gippsland Railway.
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