High-profile apartment defect cases have changed the way many NSW buyers approach purchasing, putting greater scrutiny on building quality, strata records and the parties behind a development before a contract is signed.

The industry buyers are assessing today, however, is also different from the one in which cases such as Opal Tower and Mascot Towers emerged.

NSW has introduced a series of regulatory measures aimed at strengthening oversight of apartment construction, including Building Commission NSW, the Residential Apartment Buildings Act 2020 and the Strata Building Bond and Inspections Scheme. Under the latter, developers are required to lodge a bond, with independent inspections forming part of the process for identifying defects in new strata developments.

Those changes provide another layer of protection, but they haven't removed the importance of buyer due diligence.

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For purchasers considering an apartment, that means looking beyond the residence itself. Building and strata history, strata reports, the track record of the builder and developer, the condition of common property and any known or planned expenditure by the owners corporation can all form part of assessing a building before purchase.

Whether the development is already complete can also materially change what can be assessed.

An off-the-plan purchaser is necessarily buying before the finished product exists. A completed apartment, by comparison, can be walked through before contracts are signed, allowing the purchaser to see the finishes, common areas and broader building as they have actually been delivered rather than relying solely on plans and renders.

It also removes exposure to some of the uncertainties that exist between an off-the-plan purchase and completion, including construction delays, cost pressures and builder insolvency during the delivery period.

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<a href="https://www.apartments.com.au/project-marketer/equitifund-group">Projects by Equitifund</a> National Sales Director Ben Hamblett said that greater focus on tangible evidence is increasingly evident among apartment purchasers.

“The biggest shift we're seeing is buyers wanting proof, not promises,” Hamblett said.

“That's exactly why we deal in completed stock - you can inspect the building before you commit - and why we've backed every purchase with a cash bond against special levies.”

At <a href="https://www.apartments.com.au/buildings/the-lennox-parramatta-12-phillip-street-parramatta-nsw-2150">The Lennox</a> in Parramatta, that emphasis on a completed, inspectable product is already in place.

The 413-apartment, 46-level tower at 12 Phillip Street is being marketed by Projects by Equitifund, allowing prospective purchasers to inspect the residences, common areas and resident facilities before committing.

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The Lennox also introduces another layer to the due-diligence conversation through Strata Surety.

The vendor-funded arrangement provides purchasers with a cash-backed bond held in their own solicitor's trust account from settlement. According to Equitifund, the bond covers any special levy raised during the applicable cover period and is provided at no cost to the purchaser.

Special levies can create an unexpected cost for apartment owners where an owners corporation needs funding beyond its existing strata contributions. Under NSW strata law, a special levy requires approval by owners at a general meeting.

Equitifund Executive Chairman Greg Huxley said Strata Surety was designed to provide something more concrete than reassurance about that potential exposure.

“Buyers have every right to ask hard questions about strata risk - the industry has given them plenty of reasons to,” Huxley said.

“Our answer isn't a reassurance, it's a bond. Strata Surety puts real money behind that confidence, held by the buyer's own solicitor, not by us.”

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For The Lennox, its completed status also means purchasers can assess not only the apartment itself, but a building that has already been occupied and operating for several years.

Completed in 2021, the $300 million development, designed by <a href="https://www.apartments.com.au/architects/marchese-partners">Marchese Partners</a>, comprises one, two, three and four-bedroom apartments, with open-plan living areas extending to private balconies. Interiors incorporate engineered timber flooring, stone benchtops and integrated appliances, while many upper-level residences have views across the river and surrounding district.

Its established amenity can similarly be inspected in operation. Resident facilities include the Watermark precinct with a 20-metre pool, outdoor terrace, barbecue areas, gym, fitness studio and conference room, while ground-floor retail addresses the river walk and surrounding public space.

The Lennox is also home to the Southern Hemisphere's first fully robotic residential car park, which has now operated for several years. Its nine-level basement combines three conventional parking levels with six automated levels, accommodating 327 vehicles using technology from German firm Lödige Industries.

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The riverfront address puts The Lennox close to much of central <a href="https://www.apartments.com.au/developments/parramatta-nsw-2150">Parramatta</a>'s existing infrastructure, including Parramatta Station, Westfield Parramatta, Parramatta Park, and the Church Street dining precinct.

The remaining apartments form part of a limited release secured by Equitifund, following the sale of the majority of residences before and shortly after completion.

The regulatory environment around NSW apartment construction has changed considerably since the defect cases that reshaped public discussion around the sector. For purchasers, however, regulation is only one part of the equation. The ability to investigate a building's history, review its strata position and, where possible, inspect what has actually been delivered remains central to making an informed apartment purchase.

At The Lennox, its completed status provides that opportunity before contracts are signed, while Strata Surety adds a financial backstop against special levies beyond the protections already provided under NSW strata law.

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Joel Robinson

Buying with confidence: What NSW apartment buyers should check beyond the defect headlines

Too often, heritage buildings become the podium for a contemporary tower. At <a href="https://www.apartments.com.au/new-apartments/623-collins-607-623-collins-street-melbourne-vic-3000">623 Collins</a>, <a>Sterling Global</a> challenged its design team to reverse that process.

The brief to <a href="https://www.apartments.com.au/architects/plus-studio">Plus Studio</a> was deliberately simple: "Don't design around the heritage. Design from it." It became the philosophy behind a project that draws inspiration not only from two landmark heritage buildings, but from Collins Street itself, a street layered with architectural history and civic significance.

That philosophy has shaped one of <a href="https://www.apartments.com.au/developments/melbourne-vic-3000">Melbourne</a> CBD's most considered residential projects, where the 1924 State Savings Bank and neighbouring Batman's Hill Hotel have become the architectural foundation for 623 Collins rather than remnants preserved beneath a new development.

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Rather than approaching the site as a blank canvas, <a href="https://www.apartments.com.au/developers/sterling-global">Sterling Global</a> saw the existing buildings as the beginning of the story.

"Sites like this rarely become available," the developer said.

"623 Collins wasn't simply an opportunity to develop a prominent CBD site. It was an opportunity to restore and reimagine one of Melbourne's important heritage landmarks while contributing to the continued evolution of Collins Street. For us, the existing buildings weren't constraints. They were the beginning of the story."

Instead of mimicking the ornate heritage architecture, Plus Studio studied the proportions, rhythm and craftsmanship of the original buildings before translating those characteristics into a contemporary 42-storey tower.

[smartcode_project:default project_id=145324 project_image_fid=372748]

"The brief challenged us to create a contemporary landmark that respected Melbourne's architectural history without becoming nostalgic," Plus Studio said.

"Rather than mimicking heritage, we sought to understand its proportions, rhythm and material language before translating those qualities into a distinctly contemporary architectural expression."

The practice says the State Savings Bank and Batman's Hill Hotel became the project's primary source of inspiration, allowing the heritage buildings and contemporary architecture to exist "in conversation rather than contrast." Generous planted terraces further soften the transition between old and new, creating elevated green spaces while reinforcing the dialogue between the restored podium and the contemporary tower.

That dialogue continues throughout the interiors, where Melbourne designer Fiona Lynch developed a material palette inspired by the idea of alchemy, balancing contrasting materials that reference both the Neo-Grec detailing of the original bank and contemporary urban living. The result is a series of spaces that feel timeless rather than trend-driven.

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The project will deliver 316 residences across four collections, Heirloom, Signature, Reserve and the Penthouse Collection, with each responding differently to its position within the building, from the restored heritage podium through to the upper levels of the tower. The Heirloom Residences retain defining heritage elements including original heritage windows, generous proportions and high ceilings, while the tower introduces contemporary homes with expansive layouts and elevated views.

Amenities have likewise been designed to support long-term city living rather than short-stay convenience. Residents will have access to concierge services, wellness facilities including a pool, cold plunge, sauna, steam room and gym, alongside private lounges, entertaining spaces and dedicated resident clubs.

Sterling Global says that approach is resonating with buyers seeking permanence rather than novelty.

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According to the sales team, purchasers are looking for enduring architecture, generous floorplans, heritage character and long-term value, with many commenting that 623 Collins "doesn't feel like another apartment development" because of the way the architecture has been curated around the site's history.

Situated on the prominent corner of Collins and Spencer streets, the project occupies one of Melbourne's most recognisable gateway sites, marking the western entrance to the city's best-known street. For Sterling Global, it also reflects a broader shift in city-making.

"Rather than maximising development yield, the project embraces adaptive reuse as a design philosophy, allowing heritage to inform architecture, interiors and the overall resident experience," the developer said.

"The result is a building that feels uniquely connected to Melbourne."

[smartcode_project_cta:default project_id=145324]

How Sterling Global designed 623 Collins from Melbourne's history

Avant Townhomes is adding to Ivanhoe’s family-sized housing options with <a href="https://www.apartments.com.au/new-townhouses/three-82-ivanhoe-382-upper-heidelberg-road-ivanhoe-vic-3079">Three 82</a>, a collection of just 16 four-bedroom townhomes on Upper Heidelberg Road.

The <a href="https://www.apartments.com.au/developers/intrapac-property">Intrapac Property</a> townhome division has taken a contemporary approach to the traditional family home, pairing larger floorplans with the lower-maintenance format of a townhouse.

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Designed by <a href="https://www.apartments.com.au/architects/arcadia-studio">Arcadia</a>, with landscaping by Landsite, the homes feature generous open-plan living and dining areas that connect directly to outdoor spaces, with layouts also designed to maximise natural light and privacy.

Natural stone is used throughout the interiors, including in kitchens that pair stone surfaces with bespoke cabinetry, considered storage and SMEG appliances.

The four-bedroom layouts include built-in wardrobes and a main bedroom with its own ensuite, while family bathrooms service the additional bedrooms. Each home also includes a lock-up double garage and intercom entry.

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Energy efficiency has been incorporated into the design through solar panels, double glazing and reverse-cycle heating and cooling, with the homes targeting 7-star energy ratings.

Rather than incorporating extensive communal facilities, Three 82 has been conceived around private residential amenity, with the 16-home scale keeping the focus on individual homes and their own indoor and outdoor spaces.

The development is located at 382 Upper Heidelberg Road, around one kilometre from Ivanhoe Village's cafés and retail and a short drive from Eaglemont Station and Ivanhoe Station.

[smartcode_project:default project_id=152069 project_image_fid=374393]

Several of Ivanhoe's established schools are also nearby, including Ivanhoe Girls' Grammar and Ivanhoe Grammar School. The address also provides access to the suburb's parklands and the wider Yarra River corridor.

<a href="https://www.apartments.com.au/project-marketer/nelson-alexander">Nelson Alexander</a> has been appointed to handle sales.

Construction is underway and progressing well, with Three 82 currently tracking toward completion in Q2 2027.

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Three 82 brings boutique four-bedroom townhome collection to Ivanhoe

Builder-developer&nbsp;<a href="https://www.apartments.com.au/developers/graya">Graya</a> has secured a prime Newstead site from fellow developer Fraser, subsequently lodging plans for The Silo, a major mixed-use residential project in Newstead designed around a new public laneway linking the James Street precinct with the wider Gasworks and Newstead neighbourhood.

Proposed for the corner of Chester and Morse streets, the <a href="https://www.apartments.com.au/architects/bureauproberts">Bureau^Proberts</a>-designed project places its strongest emphasis at ground level, where retail, landscaping and a new cobblestone pedestrian connection would open the site to the surrounding neighbourhood. The design team describes The Silo as “more than a residential building”, positioning the development as an extension of Newstead’s public realm rather than a standalone apartment tower.

“A new cobblestone laneway and landscaped connection between James Street and Gasworks unlock a missing pedestrian link, improving walkability and stitching together two of Brisbane’s significant urban destinations,” Bureau Proberts said in its Urban Design Report.

<img alt="First look: Graya plans The Silo as new pedestrian link between James Street and Gasworks" data-entity-type="file" data-entity-uuid="0ea1b06a-75f5-40a5-b2c5-33c97bc86052" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/silo%20bldg.png?VersionId=KmjsAtNePu57_B31EM_DJ5T6KPJHtcmo" />

The Silo is planned as a mixed-use development incorporating apartments alongside a bar and centre activities including food and drink outlets, indoor sport and recreation, office and retail uses.

Architecturally, Bureau Proberts has conceived the building as a collection of vertically expressed, stepping forms rather than a single uniform tower. The composition rises from an articulated podium before being broken by a triple-height landscaped recreation level, with the upper section becoming more compact before terminating in a landscaped rooftop garden.

The project's name and architectural language draw directly from Newstead's industrial history. Patterned off-form concrete is proposed as the principal façade material, complemented by slender metal rod balustrades and extensive planting. The cylindrical and vertically ribbed elements give the building its silo-like expression, while curved balconies and planted edges introduce a softer subtropical layer.

“The Silo reinterprets its robust forms, scale and materiality through a contemporary subtropical architectural expression, creating a building that acknowledges its industrial legacy, while responding to the way the precinct is occupied today,” Bureau^Proberts said.

The recreation level is one of the defining breaks in the tower. Plans include a lap pool, mature subtropical planting and shared resident facilities within an elevated communal garden. Landscaping continues through the podium and onto the rooftop, where a further garden forms what the architects describe as a “subtropical crown” to the building.

<img alt="First look: Graya plans The Silo as new pedestrian link between James Street and Gasworks" data-entity-type="file" data-entity-uuid="f8451036-35a4-49a9-8d88-2ef4438eba3d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Silo%20Lane.png?VersionId=h8N31_rYmCEqoNrpt4kbYVQhJGZn60LH" />

At street level, the development has been designed to establish a more permeable block. Retail and hospitality tenancies address the public realm, while landscaped pedestrian spaces lead into the new laneway connection. Renders in the design report show the proposed “Silo Lane” as a substantial opening through the podium, framed by cylindrical concrete forms with cascading planting above.

The Silo continues Graya's move into larger apartment developments after building its reputation across high-end residential projects in Brisbane and the Gold Coast.

Graya buys Frasers Newstead site, plans The Silo between James Street and Gasworks precincts

<a href="https://www.apartments.com.au/developers/wickton">Wickton</a>’s completed Linacre Rise development in Hampton is giving Bayside downsizers the opportunity to move into a spacious apartment near the beach, with the developer covering stamp duty for a limited time.

The 27-residence development has been designed for buyers who want to simplify their living arrangements without giving up the space, warmth and quality associated with a long-term family home. Most apartments have already been secured by Bayside locals, leaving a select collection of two and three-bedroom residences and penthouses available.

Two-bedroom apartments are priced from $1.275 million, three-bedroom residences from $2.25 million and penthouses from $3.375 million, with the completed homes available to inspect and move into now.

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<a href="https://www.apartments.com.au/buildings/linacre-rise-hampton-8-10-linacre-road-hampton-vic-3188">Linacre Rise</a> occupies an elevated position on one of <a href="https://www.apartments.com.au/developments/hampton-vic-3188">Hampton</a>’s quiet, tree-lined streets, around 250 metres from the bay and 500 metres from Hampton’s village centre. Its setting gives residents access to the beach, local cafés, shops and Hampton Train Station while retaining the feel of an established residential neighbourhood.

Architecture and interiors by <a href="https://www.apartments.com.au/architects/ewert-leaf">Ewert Leaf</a> draw on the warmth and permanence of traditional brickwork, with the building integrated into terraced landscaping by <a href="https://www.apartments.com.au/landscape-architect/john-patrick-landscape-architects">John Patrick</a>. Ground-floor apartments are elevated above the street and include private garden courtyards, while several upper-level residences have generous balconies and outlooks toward the bay.

Inside, the residences favour natural materials and generous proportions. Herringbone-pattern European oak flooring, natural stone benchtops, premium joinery and Swiss V-ZUG appliances are among the key inclusions, while integrated storage has been incorporated across kitchens, bathrooms, studies and living areas.

The kitchens have been planned as practical spaces for both everyday use and entertaining, with substantial island benches, detailed cabinetry and adjoining dining and living zones. Full-height wardrobes, plush bedroom carpeting and carefully considered lighting reinforce the residential character Wickton sought to retain for buyers moving from larger homes.

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A Linacre Rise purchaser said the completed apartment had delivered the space, outlook and construction quality they had been seeking.

“The unit is very light, has views to die for over the bay, all construction materials and fittings are premium quality, we have secure parking for three cars, EV charging at very competitive rates, the neighbours are friendly and there is just a lovely ambiance about the place,” the purchaser said.

Environmental features include solar panels, shared electric vehicle charging stations, rainwater harvesting for toilet flushing and landscape irrigation, double-glazed windows and water-efficient fixtures and appliances.

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The development was built by Balmain &amp; Co, with Wickton managing the broader development process through its in-house team.

For downsizers, the project’s completed status removes much of the uncertainty associated with buying off the plan. Purchasers can inspect the finished apartments, understand their outlook and proportions, and move in without waiting for construction to conclude.

The remaining selection includes north-oriented balconies, corner configurations and penthouses with elevated bay views. The developer-paid stamp duty initiative is available for a limited time, with potential savings of up to $200,000 depending on the residence purchased.

[smartcode_project_cta:default project_id=95289]

Limited-time stamp duty offer at completed Linacre Rise apartments in Hampton

Sydney’s property market is known for high prices, competitive bidding, and mounting pressure on first home buyers. But change is on the horizon.

From late 2025, eligible first home buyers in New South Wales will have access to a new federal government initiative aimed at addressing affordability: the Help to Buy Scheme.&nbsp;

<h2>What is the Help to Buy Scheme?</h2>

The program introduces a shared equity model intended to reduce the upfront cost of entering the property market, particularly in high-demand urban areas such as Sydney.

The scheme operates under a shared ownership structure in which the federal government takes an equity stake of up to 40 per cent for new homes, or 30 per cent for existing dwellings. This arrangement allows eligible buyers to significantly reduce their loan size and avoid the added cost of Lenders Mortgage Insurance (LMI).

Under this model, purchasers can enter the property market with as little as a two per cent deposit, well below the traditional 10 to 20 per cent usually required. The government’s contribution is not a loan but a co-ownership stake in the property. As such, there is no interest or rent charged on its portion.

Because the government’s equity combined with the buyer’s deposit typically meets or exceeds the 20 per cent threshold, LMI does not apply. The remaining balance, generally between 60 and 70 per cent of the property’s value, is financed through a standard home loan with a participating lender.

The government's equity in the property remains in place until the buyer chooses to repay it voluntarily or until the property is sold. Buyers can buy back the government’s share over time, in increments of at least five per cent, depending on their financial situation.

There is no fixed repayment timeline, but the amount to be repaid will be based on the property's market value at the time of repayment, not the original purchase price.

<h2>How do you qualify for the&nbsp;Help to Buy Scheme?</h2>

To qualify for the Help to Buy Scheme, applicants must meet the following conditions:

<ul>
	<li>Be an Australian citizen at least 18 years of age.</li>
	<li>Be a first-home buyer who does not currently own property.</li>
	<li>Intend to live in the property as their primary residence.</li>
	<li>Earn less than $100,000 per year for individuals, or $160,000 for couples.</li>
	<li>Purchase a property within the regional price caps, currently $950,000 in Sydney, though this is expected to rise to approximately $1.3 million ahead of the program’s launch.</li>
</ul>

While the Help to Buy Scheme does not solve affordability challenges across the board, it does offer a more accessible pathway for a defined segment of the market, particularly younger buyers with moderate incomes who have been priced out of traditional lending routes.

The scheme is expected to commence in NSW in late 2025, as part of a national rollout.

Under the new model, purchasers can enter the property market with as little as a two per cent deposit, well below the traditional 10 to 20 per cent usually required

Help to Buy Scheme: What first home buyers in NSW need to know

The First Home Owners Grant (FHOG) is a government initiative designed to help eligible first-time home buyers by offering financial assistance towards the purchase or construction of a new home.

While the FHOG is a nationwide program, it is administered separately by each state and territory, meaning the eligibility criteria, grant amounts, and property requirements can vary depending on your location. This means that the amount available and the conditions attached to the grant will differ, so it is important to check the specific guidelines for your state or territory.

It’s important to note that the FHOG is just one of several incentives available to first home buyers. In most states and territories, the grant is not linked to stamp duty exemptions or concessions, with the exception of the Australian Capital Territory (ACT). The FHOG is typically a one-off payment, reducing the overall cost of purchasing or building a new home before any stamp duty concessions are applied.

Below, we provide a breakdown of the First Home Owner Grants available across Australia, outlining the specific details for each state and territory.

<h2>New South Wales First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $600,000. For land purchases and owner-builders, the threshold extends to $750,000.

Stamp Duty Benefits: Provides full stamp duty exemption for homes valued up to $800,000, with concessions available for properties up to $1 million.

<h2>Victoria South Wales First Home Owner Grant</h2>

First Home Owner Grant: Provides a $10,000 grant for first-home buyers purchasing or building new homes valued up to $750,000.

Stamp Duty Benefits: Offers full stamp duty exemption for properties up to $600,000, with concessions available up to $750,000.

<h2>Queensland First Home Owner Grant</h2>

First Home Owner Grant: Offers $30,000 for contracts signed between 20 November 2023 and 30 June 2025. The FHOG applies to new homes valued up to $750,000.

Stamp Duty Concessions: Provides additional concessions for properties valued up to $800,000.

<h2>Western Australia First Home Owner Grant</h2>

&nbsp;

First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $750,000 in the southern regions and up to $1 million in the northern regions.

Stamp Duty Concessions: Available for homes valued up to $600,000 for transactions entered into on or after 9 May 2024.

<h2>Australian Capital Territory First Home Owner Grant</h2>

First Home Owner Grant: Replaced by the Home Buyer Concession Scheme, offering full stamp duty concessions for eligible buyers.

<h2>South Australia First Home Owner Grant</h2>

First Home Owner Grant: Provides up to $15,000 for new homes, including houses, apartments, and townhouses. As of 6 June 2024, there is no property value cap for eligibility.

Stamp Duty Relief: Available for new homes and vacant land purchases.

<h2>Tasmania First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes and off the plan purchases.

Stamp Duty Exemption: Between 18 February 2024 and 30 June 2026, first home buyers of established homes valued up to $750,000 receive a full exemption on property transfer duty.

<h2>Northern Territory First Home Owner Grant</h2>

First Home Owner Grant: The Northern Territory provides a $10,000 grant for new homes only. Additional government grants and concessions are available for first home buyers.

Stamp Duty Exemption: The only stamp duty exemption available to property buyers is the House and Land Package Exemption (HLPE).

Eligibility criteria and application processes differ across states. Prospective buyers should refer to their respective state revenue offices for full details on grant availability, conditions, and additional concessions.

Every First Home Owner Grant for new property by state

In the ever-evolving landscape of sustainable architecture and environmentally conscious design, systems and ratings in place can help determine the energy efficiency of residential buildings in Australia.

Australia has multiple building rating systems that evaluate energy efficiency and sustainability in existing and new building designs.

Some systems assess individual building components, while others provide an overall rating for the entire structure.

A rating system ensures that homes are comfortable and energy-efficient, whether you are buying, renovating, or building.

NatHERS (Nationwide House Energy Rating Scheme) is a common way for new homes to meet energy efficiency requirements.

As new developments continue to shape the urban environment, understanding NatHERS ratings becomes essential for developers and homeowners. This article delves into the concept of NatHERS ratings, their significance, and how they contribute to creating energy-efficient homes.

<h2>What is NatHERS?</h2>

NatHERS is a national initiative implemented by the Australian government to promote energy efficiency in residential buildings. The scheme aims to provide a standardised method for assessing the thermal performance of homes, considering factors such as insulation, orientation, ventilation, and building materials.&nbsp;

NatHERS ratings are the most common way new homes meet the National Construction Code's (NCC's) minimum energy efficiency requirements.&nbsp;

NatHERS assessments provide thermal and whole-home ratings for new homes, townhouses, and apartments.

The rating helps evaluate the energy performance of buildings, guides homeowners and developers to make informed decisions about the energy efficiency of their properties, and encourages the construction of more sustainable, comfortable, and cost-effective homes.

<h2>How NatHERS Ratings Work</h2>

NatHERS ratings are determined through four accredited software tools (AccuRate, BERS Pro, FirstRate5, HERO) using a calculation engine CSIRO developed to predict building temperature based on various factors.

The tools can model complex effects of building mass, insulation, window size, and other elements.

The outcome is a star rating that reflects the building's overall thermal efficiency, indicating how well it can maintain a comfortable indoor temperature without excessive reliance on heating or cooling systems.

The star rating scale ranges from 0 to 10, with a 6-star rating being the minimum requirement for compliance with the National Construction Code (NCC).&nbsp;

Achieving a higher star rating demonstrates a commitment to energy efficiency and sustainability, as the building is better equipped to minimise its environmental impact and reduce long-term energy costs.

Anyone can use NatHERS tools, but accredited assessors can provide certified ratings and professional advice.

<h2>Benefits of Higher NatHERS Ratings</h2>

Energy Efficiency: Buildings with higher NatHERS ratings are more energy-efficient, requiring less heating and cooling energy. This reduces the structure's carbon footprint and lowers occupants' energy bills.

Cost Savings: Homes with higher NatHERS ratings are generally more energy-efficient, resulting in reduced energy consumption for heating and cooling. This translates to lower energy bills for homeowners, making sustainable living environmentally friendly and economically viable in the long run.

Environmental Impact: Lower energy consumption directly translates to a reduced environmental impact. Buildings with higher NatHERS ratings contribute to the overall goal of mitigating climate change by lowering greenhouse gas emissions associated with heating and cooling systems.

Improved Comfort: Buildings with high NatHERS ratings offer better thermal comfort to occupants. Proper insulation, well-designed ventilation, and optimal orientation maintain a consistent and comfortable indoor temperature, providing occupants with a more enjoyable and healthier space.

Market Value and Desirability: Higher NatHERS ratings can enhance the market value of a property. As energy efficiency becomes a more significant consideration for homebuyers, a well-rated building may attract a premium price and stand out in the real estate market.

Compliance with Building Codes: NatHERS ratings are a vital component of the National Construction Code (NCC), and compliance with these ratings is often a mandatory requirement for new developments. Local councils and planning authorities may set minimum energy efficiency standards that must be met to obtain development approval.

The Nationwide House Energy Rating Scheme (NatHERS) is a crucial initiative shaping the future of energy-efficient, resilient, and cost-effective homes. With its recent upgrades, NatHERS has evolved into a world-leading tool for the building sector, supporting the global commitment to achieving net-zero emissions by 2050.

Staff Writer

What is a NatHERS rating in new off the plan apartment developments?

Mixed-use developments have gained significant popularity across Australia in recent years due to their unique blend of residential, commercial, and recreational spaces.

Unlike traditional single-purpose developments, mixed-use projects offer a harmonious integration of various functions within a single locale.

Residential units seamlessly coexist with commercial establishments, retail outlets, dining venues, entertainment hubs, and recreational facilities, with the combination not only enhances convenience but also fosters a vibrant lifestyle and a sense of community.

<h3>Convenience and accessibility</h3>

Mixed-use developments are designed with convenience in mind. They often integrate residential units with commercial spaces, retail outlets, restaurants, and recreational facilities, creating a self-contained community.

[smartcode_project:default project_id=114215 project_image_fid=204874]

The proximity allows residents to enjoy the convenience of having essential amenities and services within walking distance. Whether it's grabbing a cup of coffee, going grocery shopping, or accessing healthcare services, everything is conveniently located, saving residents time and effort.

<h3>Vibrant lifestyle and community</h3>

One of the major advantages of mixed-use developments is the vibrant lifestyle they offer. With a diverse range of amenities and communal spaces, residents have ample opportunities to interact, socialise, and build a sense of community.

[smartcode_project:default project_id=107714 project_image_fid=214122]

The presence of parks, community centres, and shared spaces fosters a lively atmosphere, encouraging residents to engage in various activities and events. The vibrant lifestyle within these developments creates a unique sense of belonging and camaraderie among the residents.

<h3>Potential for higher rental yields and property value appreciation</h3>

Mixed-use developments tend to attract a broad range of tenants and buyers due to their versatile nature. This high demand can result in higher rental yields for investors and potentially lead to property value appreciation over time.

[smartcode_project:default project_id=139989 project_image_fid=212887]

The integration of commercial and retail spaces attracts businesses, which can provide a stable rental income stream. Additionally, the popularity of mixed-use developments often drives up property values, making them a potentially lucrative investment in the long term.

<h3>Enhanced security and maintenance</h3>

Mixed-use developments typically have comprehensive security measures in place. With controlled access points, CCTV surveillance, and professional security staff, residents can enjoy enhanced safety and peace of mind.

[smartcode_project:default project_id=108019 project_image_fid=212658]

Additionally, these developments often have dedicated maintenance teams responsible for the upkeep of common areas, landscaping, and infrastructure. This ensures that the overall appearance and functionality of the development are well-maintained, creating a pleasant living environment for residents.

<h3>Live-work-play balance</h3>

One of the key attractions of mixed-use developments is the ability to achieve a desirable live-work-play balance. The integration of residential and commercial spaces allows residents to live closer to their workplaces, reducing commuting time and improving work-life balance.

The proximity to various amenities and recreational facilities encourages an active and healthy lifestyle. Residents can easily access fitness centres, parks, restaurants, and entertainment options, all within the same development, leading to a more fulfilling and convenient way of life.

alisonwarters@gmail.com

The top five reasons to buy in a mixed-use development

When buying a property, everyone needs to be aware of the additional costs that come as part of the buying process.

Often the largest outlay, after the deposit which goes to the bank, is stamp duty.

<h2 style="line-height: 1.38;">What is Stamp Duty?</h2>

Stamp duty is an extra tax to pay the government when you buy land, a property, and other certain assets.

It happens when the legal ownership is transferred. It can also be known as property transfer duty or transfer duty.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture" allowfullscreen="" frameborder="0" height="415" src="https://www.youtube.com/embed/C32BWkB5--c" title="YouTube video player" width="660"></iframe>

<h2>Who pays Stamp Duty?</h2>

In some circumstances, you may get an exemption. For some states, you won’t have to pay for stamp duty if you are a first home buyer or a pensioner for houses under a particular price. There are also stamp duty concessions, where you may be entitled to a discount.

<h2>How much does Stamp Duty cost?</h2>

Each state has different rules which affect how much you need to pay. These rules can affect the rate you pay, and the timeframe you will need to pay in. Before you buy land or a property, make sure you check the up-to-date information for your state’s stamp duty.

You can use a free stamp duty calculator online to see approximately how much you’ll need to pay. Find out if you’re eligible for an exemption by enquiring on a project via Urban!

Overall, the stamp duty you need to pay will depend on:

<ul>
	<li aria-level="1">How much your land/property is worth</li>
	<li aria-level="1">Where your land/property is located</li>
	<li aria-level="1">What type of land/property it is</li>
</ul>

Want to find out more? <a href="https://www.youtube.com/@UrbanAustralia?utm_source=YouTube&amp;utm_medium=Video&amp;utm_campaign=Subscribe&amp;utm_id=Subscribe">Subscribe to our YouTube channel</a> for more property videos.

Ellen Walker

Off-the-plan property explained: What is stamp duty?

For most Australians, buying an apartment is one of the biggest financial decisions they'll ever make

The location, floorplan and price are often the first considerations, but in recent years another question has become increasingly important: who is actually delivering the project?

A series of high-profile builder collapses, construction delays and defect concerns have fundamentally changed how many Victorians approach buying off the plan. The collapse of Porter Davis in 2023, which reportedly left around 1,700 homes unfinished, became one of the most visible examples of the risks that can emerge when a construction company fails. <a href="https://www.equifax.com.au/sites/default/files/lpassets/pdf/Final-Business-Market-Pulse-June-Sector-Deep-Dive-Report-2.pdf">Similar challenges across the broader construction sector</a> have left buyers asking more questions before signing a contract.

As Victoria continues encouraging higher-density housing to address supply shortages, transparency is becoming just as important as location or price.

One tool increasingly entering the conversation is the <a href="https://icirt.com/">Independent Construction Industry Rating Tool (iCIRT)</a>, an independent assessment framework designed to help buyers better understand the developer or builder behind a project. Originally developed by Equifax in consultation with government and industry as part of NSW's Construct NSW reforms, the system has since expanded nationally.

<h2 data-end="1519" data-section-id="7nmx3" data-start="1492">What is an iCIRT rating?</h2>

Most Australians are familiar with independent ratings in everyday life.

We compare ANCAP safety ratings before buying a car. We look at Health Star Ratings in supermarkets. Banks rely on credit assessments when lending money.

Until recently, however, there has been very little independent information available to help apartment buyers assess the business responsible for delivering a residential project.

That gap is what iCIRT was designed to address.

Builders, developers and other construction professionals with an iCIRT rating have demonstrated high-trust characteristics through an independent, evidence-based assessment across six criteria: Character, Capability, Conduct, Capacity, Capital and Counterparties. This involves a rigorous review of financial health, past project track record, and ethical conduct. Crucially, an iCIRT rating could help provide property buyers with confidence that they are working with a professional who has demonstrated the capability, capacity, and willingness to return and rectify issues.

Importantly, iCIRT is not a recommendation to purchase a particular property, nor is it a traditional credit rating. It is an independent assessment framework designed to provide objective information about a construction business using a <a href="https://icirt.com/sites/default/files/2025-08/iCIRT-Methodology-Issue1-May-2021.pdf">published methodology</a>.

The system has been widely adopted in New South Wales, where more than one-third of medium and large residential builders and developers now hold an iCIRT rating, representing over two-thirds of the state's residential building market by value as of 2025/26.

<h2 data-end="3126" data-section-id="h6ohtj" data-start="3084">Why buyers are doing more due diligence</h2>

For many buyers, particularly those purchasing off the plan, the biggest risk isn't whether they'll like the kitchen finishes.

It's whether the project will be delivered on time, to the expected quality, and by a company capable of completing the development.

<a href="https://icirt.com/sites/default/files/2026-07/iCIRT%202025%20Consumer%20Survey%20Report%20v05.pdf">Consumer research commissioned by iCIRT</a> found more than half of respondents believed current protections do not adequately safeguard buyers from builder insolvencies or defective projects. Other research found 88 per cent of prospective buyers would seek independent ratings or due diligence before purchasing, while 90 per cent said trust in construction professionals is essential.

That doesn't mean buyers should rely on a single rating alone.

Independent legal advice, understanding the contract, and seeking financial advice all remain important parts of the due diligence process.

However, an independent assessment can provide another source of information alongside those traditional checks.

<h2 data-end="4138" data-section-id="pquzxc" data-start="4094">Trust is becoming a competitive advantage</h2>

The conversation isn't only changing for buyers.

Developers are also recognising that trust has become an increasingly important part of the sales process.

Five years ago, purchasers typically asked about floorplans, finishes and settlement dates.

Today, sales teams are increasingly being asked about the developer's experience, financial stability, previous projects and construction partners.

For companies with strong governance and established delivery records, an independent iCIRT rating provides another way to demonstrate those credentials before buyers even visit a display suite.

According to Equifax, the assessment can also help businesses drive sales and <a href="https://icirt.com/resources-for-business/icirt-rating-helps-scion-secure-high-value-projects">secure high-value projects</a>, as well as identify operational improvements and <a href="https://icirt.com/resources-for-business/mirvac-reinforces-brand-trust-and-quality-independent-icirt-rating">attract top talent</a>.

<h2 data-end="4962" data-section-id="1j54ng5" data-start="4912">Beyond buyers: lenders are paying attention too</h2>

The influence of independent construction ratings is also extending beyond consumers.

According to Stamford Capital's Real Estate Debt Capital Markets Survey, an increasing number of lenders now incorporate iCIRT ratings into their due diligence processes when assessing residential development finance applications.

The survey found lender adoption has continued to rise, with many respondents saying independent assessments provide additional insight into governance, counterparties and delivery capability beyond traditional financial analysis. Some lenders also reported declining funding applications where businesses had poor or no ratings.

As construction costs remain elevated and access to development finance becomes more selective, demonstrating credibility is becoming increasingly valuable.

<h2 data-end="5801" data-section-id="1qazuxs" data-start="5772">What it means for Victoria</h2>

Victoria's apartment market is entering a new phase.

The state is seeking to accelerate higher-density housing while simultaneously introducing reforms aimed at improving confidence in residential construction.

For buyers, that means there are more tools available than ever before to research the businesses behind a project.

For developers, it signals that transparency is becoming another point of differentiation in an increasingly competitive market.

Buyers are asking more questions than ever before and increasingly expecting independent information, not just marketing material, before making one of the biggest financial commitments of their lives.

Find out how to get iCIRT rated <a href="https://www.icirt.com/sites/default/files/2025-08/iCIRT-Infographic-Assessment-Process-Final.pdf">here</a>.

<hr data-end="6469" data-start="6466" />
The information contained in this article is general in nature and does not constitute personal, financial, legal or tax advice. It does not take into account your personal objectives, financial situation or needs. Therefore, you should consider whether the information is appropriate to your circumstances before acting on it and, where appropriate, seek independent professional advice.

This article contains links to third-party websites. These links are provided for convenience only. Equifax Australia does not control and is not responsible for the content, accuracy or privacy practices of external sites.

Copyright © 2026 Equifax Australia Information Services and Solutions Pty Ltd. All rights reserved.

Buying off-the-plan in Melbourne? How independent iCIRT ratings are set to change Victorian property

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As someone who travels interstate regularly, one of my major frustrations (as I am sure it is with most passengers) is with airport delays.
Whether it is planes delayed in their take-off or coming home to Brisbane and having to circle over the Gold Coast for 30 minutes before we have clearance to land, it is one of the least enjoyable aspects of travel.
<div class="entry">
When you have a look at the growth in flight and passenger numbers over recent years and consider the lack of investment in additional airports or airport expansions it is no surprise why delays are virtually inevitable.
Data published by the Australian Department of Infrastructure and Transport highlights airport passenger figures, which shows why so many of our planes are leaving or arriving so late.
Politically, building new airports is a very sensitive issue, as highlighted by the fact that governments have been trying to agree on a site for a second Sydney airport for many years and we still appear no closer to a solution.
Preliminary data shows that the number of airport movements increased by 4.2% throughout 2012, with 1,429,497 flights over the year and 140,928,756 passengers.
The major capital city airports have seen flight volumes increase by 4.1% over the year and passenger number growth of 4.8%, while the number of flights has increased by 4.6% in non-major capital city airports with passenger growth of 2.7%.
The nation’s three busiest airports are those which service the three largest cities (Sydney, Melbourne and Brisbane).
These three airports accounted for 48.7% of all flights over the year and 61.7% of all passengers. When you include the fourth largest airport, Perth, 55.5% of all flights and 70.7% of all passengers went through these four airports.
Sydney airport alone accounted for 20.9% of all flights and 26.3% of all passengers.
Of course, these four cities service the most populous regions of the country and they account for about 56% of residents, highlighting that the number of flights is in-line with the population, however, there is a disproportionate amount of passenger movements through these four airports.
This is largely due to the fact that these four airports act as the major hubs for international flights and many intra-state connecting flights.
<a rel="wp-prettyPhoto[g1943]" href="https://blog.rpdata.com/wp-content/uploads/2013/03/Major-airports.jpg"><img height="240" width="570" src="https://blog.rpdata.com/wp-content/uploads/2013/03/Major-airports.jpg" title="Major airports" class="aligncenter size-full wp-image-1945"></a>
Over the past 20 years, the number of flights at a national level has increased at an average annual rate of 1.3% and the average annual rate of growth has been a much higher 2.7% over the same period across major capital city airports.
Over the period, flight numbers through Perth have increased at an average annual rate of 4.7% followed by 3.2%pa through Brisbane and 3.1%pa through Melbourne.
<a rel="wp-prettyPhoto[g1943]" href="https://blog.rpdata.com/wp-content/uploads/2013/03/No-of-flights-table.jpg"><img height="336" width="570" src="https://blog.rpdata.com/wp-content/uploads/2013/03/No-of-flights-table.jpg" title="No of flights table" class="aligncenter size-full wp-image-1946"></a>
The reason why these airports are seeing so much traffic is because most of the major businesses are located in these cities and these airports also generally act as gateways to the regional areas of the state.
Despite the fact that air travel has surged over recent times, there has been very little investment in airport infrastructure. Outside of the expansion of Avalon Airport in Victoria as a second Melbourne airport there has been minimal action on secondary airports or development of additional runways.
The cost associated with delayed flights to businesses and the negative impact these delays potentially have on Australia’s tourism sector are, I believe, too important to ignore. The statistics show that air travel is continuing to grow, but airport capacities are failing to grow accordingly.
Let me know what you think. How important is it to provide additional major airports and to boost the capacity of our current airports? Is enough being done to cater to our future needs?
Cameron Kusher is senior research analyst at<a target="_blank" rel="nofollow" href="https://www.rpdata.com.au/"> RP Data</a>.
</div>
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ckusher-ujnxiKuFQs

It's time we invested in more airports: Cameron Kusher

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It is a good idea to treat rental guarantees with suspicion and do the numbers several times to be sure they really stack up.
Buyers’ agent Catherine Cashmore warns against buying into a development that is offering a rental guarantee because “it is always factored into the sales price, and once the guarantee expires, the unit’s yield will revert back to market forces”.
Cashmore says current rental guarantees are in the order of 5% to 7%. If an investment has a gross return of 6% and the developer guarantees $300 a week rent that would put the purchase price at $260,000.
But if the market rent is in fact $250 a week, the property is really worth $218,000. This would have you paying 19.2% over the market value. The developer only has to pay $5,200 in total over two years to guarantee the $300 a week rent and the company would pocket $42,000 – or $36,800 net – on the sale price.
For great tips on buying off the plan, download Property Observer’s free ebook – <a target="_blank" href="https://propertyobserver.us2.list-manage.com/track/click?u=24bd0766a834290948593f5aa&amp;id=14e9848476&amp;e=7a53fc6dd9" rel="nofollow">14 tips for buying off the plan: The 2013 guide for investors and owner-occupiers.</a>
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lschlesinger-FZcF9M3vE6

Take rental guarantees with a grain of salt: Tips for buying off the plan

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Analysts are growing more confident of a sustained recovery in the property market following yet another strong weekend of auction clearance rates, with over two-thirds of residential properties selling at auction in Melbourne and Sydney.
However, some warn the market will need to keep its momentum after the Easter break later this month.
The Real Estate Institute of Victoria reported 69% of the 884 properties on the market sold, down from 72% last week, but up 8% from this time last year.
In Sydney, the number of properties for sale was increasing, with 22% more properties listed than in the corresponding period last year. There were 455 auctions in Sydney, compared to 374 this time last year, according to Australian Property Monitors' figures.
The clearance rate was at 69.3% for the 455 properties auctioned. Last week, <a href="https://www.smartcompany.com.au/property/054339-auctions-record-highest-results-in-two-years-as-buyers-sellers-respond-to-interest-rate-cuts">74.2% of properties sold</a>, Australian Property Monitors reported.
AMP senior economist Andrew Wilson told SmartCompany it was a "solid result" for the Sydney and Melbourne markets.
"Although the clearance numbers are down a bit on last week, they are still significantly higher than a year ago. Melbourne listing numbers are also down slightly, but some very high numbers are coming through in the next few weeks with Labour Day and Easter holidays coming up, numbers in the 1100-1200 range," he says.
Wilson was enthusiastic about Sydney's jump in residential property listings, but says the Sydney market has always been weaker than Melbourne's.
"Both markets are operating at levels closer to numbers of the boom period in 2010. Confidence builds its own momentum and it's off and running, but the full picture will be revealed come Easter," he says.
Wilson says while it's still early days, there is a momentum building fuelled by renewed confidence.
"While it's still perhaps early days, with three full weeks of auction activity there is a sense of momentum building in the market and there is a consistency about the numbers," he says.
"Both Melbourne and Sydney are moving in the one direction, indicating there is an underlying driving force. Low interest rates are generally fuelling both housing markets.
SQM managing director Louis Christopher says increasing market confidence is influenced by global factors.
"The positive housing market is driven by very low interest rates and renewed confidence in the local and domestic economy, created by the rise in stock markets and banks around the world," he says.
Notable auctions over the weekend included the sale of fashion designer Alannah Hill's Toorak Road home in Melbourne, which sold at auction for $4.365 million.
The most expensive house sold in Melbourne over the weekend was located on Domain Street, South Yarra and went for $6,450,000, according to the REIV.
Christopher says the results should not be taken as gospel as there are still a number of unreported auctions, but the positive results suggest a modest recovery in the market.
"2013 is looking increasingly positive and optimistic. We are quite positive and confident we will see real estate price increases throughout the course of the year, varied by city and locations but positive overall and we don't see the election influencing on the direction of the housing market," he says.
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yredrup-o4Anfe78KF

"Solid" weekend auction results for Melbourne and Sydney

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The $2.5 billion Investa Office Fund, in partnership with the Investa Commercial Property Fund, has spent $462 million to buy Leighton's development at 567 Collins Street, Melbourne.
It is expected the deal on the 55,000-square-metre office tower will deliver a 6.7% cash-on-cash yield on its mid-2015 completion.
<div title="Page 2">
<div>
<div>
The office will be the largest PCA premium grade tower constructed in Melbourne in the last 25 years.
Located between Spencer and King Streets, Leighton Properties recently announced a major new lease to Leighton Contractors in the 26 level tower. Leighton Contractors will establish its Victorian head office across 12,700 sqm of the campus component of the building.
They will join leading law firm Corrs Chambers Westgarth, which signed a lease in late 2012 for 8,800 sqm of the building’s skyrise.
Peter Menegazzo, the Investa group executive and fund manager of ICPF, said Leighton had done a wonderful job in designing a very high quality office building.
It is understood that with the tower almost 50% leased there has been an income guarantee given over any vacant space until mid-2019.
</div>
</div>
</div>
The deal was brokered by CBRE’s Rick Butler and Mark Coster, with Jones Lang LaSalle’s James Kaufman and Simon Storry.
It's the biggest central business district property deal since the CFS Retail consortium bought the Myer store for $605 million in 2007.
Another blockbuster office sale in the works has been a 50% stake in 8 Exhibition Street, which The Australian Financial Review reports was struck at $160.05 million on a firm 6.5% cap rate.
GPT’s blue-chip unlisted office fund is acquiring a 50% stake in the $320 million Ernst &amp; Young tower in Melbourne from its owner, Cbus Property.
The 45,000-square-metre office tower rises from the historic five-storey Herald &amp; Weekly Times building, which Cbus redeveloped in 2005.
The AFR says the deal was brokered by Sydney-based Savills agent Ian Hetherington, with contracts exchanged over the weekend.
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jchancellor-FAypfDUnLy

Investa buys 567 Collins Street for $462 million and CBUS sells on Exhibition Street

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Westpac chief economist Bill Evans has joined the other major bank economists by tipping the Reserve Bank to leave the cash rate on hold tomorrow at 3%.
Of the 29 economists surveyed by Bloomberg, 27 expect no change in the cash rate tomorrow while 25 out of 29 expect the RBA to hold firm in April as well.
The only economists tipping the RBA to cut the cash rate tomorrow are French bank BNP Paribas’s senior Asia economist Dominic Bryant and Macquarie Bank’s chief economist Richard Gibbs.
Not only has Westpac come back into line with the big four banks and most other economists, but it has also pushed back its expectations for the next rate cut from February to June.
A June cash rate of 2.75% or 2.50% is tipped by 17 out of 29 economists.
As the timetable for future RBA cash rate cuts appears to be pushed back towards the middle of the year – and may be at an end according to HBSC chief economist Paul Bloxham –  borrowers can source fixed and variable home loan rates with a <a href="/news">“four” in front of them</a> as lenders compete for business in a slow-growth credit environment.
Two non-bank lenders are offering variable home loans at 4.99% - Easy Street, owned and operated by Sydney-based Community First Credit Union and a refinance-only home loan from State Custodians.
These are the lowest advertised variable and fixed mortgage rates based on listings on mortgage comparison websites <a target="_blank" href="https://www.ratecity.com.au/">ratecity.com.au</a>, <a target="_blank" href="https://mozo.com.au/">Mozo.com.au</a>,  <a target="_blank" href="https://www.infochoice.com.au/">infochoice.com.au</a> and <a href="https://www.homeloanfinder.com.au/">homeloanfinder.com.au</a> as of March 4:
Where the headline rate is the same, the lender with the lowest comparison rate gets preference.
Lowest variable rate offerings:
<table width="470" cellpadding="0" cellspacing="0" border="1"><tbody>
<tr>
<td valign="top" width="134">
Provider
</td>
<td valign="top" width="124">
Loan name
</td>
<td valign="top" width="97">
Rate
</td>
<td valign="top" width="116">
Comparison rate*
</td>
</tr>
<tr>
<td valign="top" width="134">
State Custodians
</td>
<td valign="top" width="124">
State Custodians Peak Performance Offset (Refinance Only)
</td>
<td valign="top" width="97">
4.99%
</td>
<td valign="top" width="116">
5.38%
</td>
</tr>
<tr>
<td valign="top" width="134">
Easy Street
</td>
<td valign="top" width="124">
Honeymoon Home Loan Special
</td>
<td valign="top" width="97">
4.99%
</td>
<td valign="top" width="116">
5.70%
</td>
</tr>
<tr>
<td valign="top" width="134">
Loans.com.au
</td>
<td valign="top" width="124">
Blackboard Special
</td>
<td valign="top" width="97">
5.09%
</td>
<td valign="top" width="116">
5.11%
</td>
</tr>
</tbody></table>
 Lowest one-year fixed-rate offerings
<table width="470" cellpadding="0" cellspacing="0" border="1"><tbody>
<tr>
<td valign="top" width="137">
Provider
</td>
<td valign="top" width="123">
Loan name
</td>
<td valign="top" width="95">
Rate
</td>
<td valign="top" width="114">
Comparison rate*
</td>
</tr>
<tr>
<td valign="top" width="137">
Quick Direct
</td>
<td valign="top" width="123">
One year fixed
</td>
<td valign="top" width="95">
4.79%
</td>
<td valign="top" width="114">
5.46%
</td>
</tr>
<tr>
<td valign="top" width="137">
UBank
</td>
<td valign="top" width="123">
UHomeLoan for refinance fixed rate one year
</td>
<td valign="top" width="95">
4.83%
</td>
<td valign="top" width="114">
5.34%
</td>
</tr>
<tr>
<td valign="top" width="137">
Loans.com.au
</td>
<td valign="top" width="123">
Dream Loan Express
</td>
<td valign="top" width="95">
4.89%
</td>
<td valign="top" width="114">
5.28%
</td>
</tr>
</tbody></table>
 
Lowest three-year fixed-rate offerings
<table width="470" cellpadding="0" cellspacing="0" border="1"><tbody>
<tr>
<td valign="top" width="131">
Provider
</td>
<td valign="top" width="131">
Loan name
</td>
<td valign="top" width="96">
Rate
</td>
<td valign="top" width="111">
Comparison rate*
</td>
</tr>
<tr>
<td valign="top" width="131">
ME Bank
</td>
<td valign="top" width="131">
Member Package SMHL Standard Home Loan
</td>
<td valign="top" width="96">
4.99%
</td>
<td valign="top" width="111">
5.49%
</td>
</tr>
<tr>
<td valign="top" width="131">
homeloanHQ
</td>
<td valign="top" width="131">
Rate Lock Home Loan
</td>
<td valign="top" width="96">
4.99%
</td>
<td valign="top" width="111">
5.53%
</td>
</tr>
<tr>
<td valign="top" width="131">
Teachers Mutual Bank
</td>
<td valign="top" width="131">
Teachers Fixed Option Loan
 
</td>
<td valign="top" width="96">
4.99%
</td>
<td valign="top" width="111">
5.90%
</td>
</tr>
</tbody></table>
*A comparison rate includes both the interest rate and the fees and charges relating to a loan, combined into a single percentage figure.
For information on refinancing, watch our free webinar <a href="/news">The Do's and Don’ts of Refinancing Your Existing Home Loan ... and How to Avoid Unnecessary Hurdles</a>.
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The cheapest home loan rates on offer starting at 4.79% as just two economists tip March rate cut in Bloomberg survey

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I read an interesting column this week penned by Madeleine Morris – a Melbourne based journalist and writer for the BBC.
The focus of her piece was our ‘lucky country' status and the inevitable costs that accompany that title’s privilege.
After starting her piece lamenting the inflated cost of limes – pointing out with an outlandish splutter that limes cost $2.25 each (in the UK they’re roughly $0.49c each) and consequently "storming out of the shop limeless" – I had to have some sympathy.
For every dollar of wealth we’ve gained as a nation, it’s been speedily called upon to pay for the rising costs of essentials such as food, water, electricity, and housing – all of which are stretching the limits of any supposed wage growth which for certain sectors of the community has been woefully inadequate.
Madeleine has been living in the UK for the past 12 years, so the recent price rises were more than a nasty shock.  When commenting on the insanity of paying over $2 for a single lime, the response from her father was as follows:
"Darling, look around. People here are rolling in money. We live in an unbelievably wealthy nation."
In case that statement caused you to splutter over your cup of coffee – wondering where your slice of the pie has disappeared to, it should have perhaps been framed a little better. The money we’re rolling in isn’t falling out of back pockets. In fact, an overwhelmingly large proportion of our national wealth – roughly 70% of it – is locked up in housing.
It’s certainly not a desirable situation. I’ve read more than enough property articles cutting and pasting ABS ‘wage growth’ graphs along with international comparisons – using them alongside housing inflation charts, with an abstract wave of the han, to brush away any concept that our residential real estate is overpriced.
Worse still are those which reference ‘property cycles’ without any qualifying data to show the ‘whys’ behind their research and the reason a future Australian profile may not be quite so sunny.
All stress the ‘underlying fundamentals’ of our market – supply, demand, population growth, so called ‘responsible’ lending practices, lower rates of interest, dual-income families – in an attempt to waylay any fears which may be induced by the oft-quoted property bears who commonly stress their case underneath lofty headlines of a ‘housing crash’.
However, it would be hard to protest that such large excesses of wealth, sitting in one comparably ‘illiquid’ asset class is favourable to a more balanced portfolio. Especially as the purchase of prime residential property in part of a self-managed super fund has outstripped growth of other SMSF investments by 50% over the previous four years and looks set to continue along this path.
Put simply, a larger proportion of Australians are relying on the increasing value of residential real estate to fund their retirement – hanging their hats on the old mantra that ‘property always goes up’ with little to qualify the data or paint the broader picture in real terms.
Furthermore, recent insecurities over prospected changes to current superannuation rules have encouraged a greater proportion to look towards an improving housing market as a relatively safe environment to park funds.
It’s all well and good whilst values are increasing, however thus far in Australia, those increases have been primarily inflated through careful – some would say intentional – market manipulation.
Decades of poor planning for population growth has ensured land values and the slowly reducing pool of established dwellings – favoured by most negatively geared and SMSF property investors as well as the vast majority of home buyers – inflate disproportionately under growing demand from the larger proportion of people who want to park themselves – and their investments – in our established capital city residential market.
A very real victim to come out of this is the construction industry. The overwhelming consensus amongst investors and home buyers – buoyed on through the heady experience of a decade’s worth of capital growth which has been arguably and “unsustainably” forged through periods during which it has outpaced the rate of inflation – is that 'established' is better than 'new.'
We're not effectively developing, planning or building infrastructure to lure demand away from this sector and it’s resulting in a construction industry that is dying on its foundations. Even with the recent ABS release of New Home Sales data, which saw a modest rise of 4% for houses and 4.9% for units over the month of January – it follows a long declining spiral in which the industry suffered its biggest job losses throughout the course of last year.
 
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Outside of the carrot-and-stick approach of FHO grants or artificially low interest rates, new property remains a hard sell and, consequently, we have an increasing number of buyers fighting for a decreasing pool of ‘established’ second-hand property.
We’re effectively sentencing large swathes of home buyers to the relative 'Aussie' equivalent prices of London and New York, principally because we’re not producing a large enough recourse of ‘new’ alternative options which have the essential elements to attract the attention of home buyers and consequently ease demand.
When land is released in fringe locations, prices are artificially inflated with needless taxes and development overlays.  Furthermore, a woeful lack of infrastructure to facilitate the new estates – which every ‘Joe’ on the street recognises is needed at the start of a project, not 20-plus years down the line if we’re to lure buyers outwards - leaves many developers struggling to offload stock to a dwindling market which 'booms and busts' on the back of cash grants and ‘would you like an extra bedroom with that’ special offers.
The other 'alternative' is 'tower blocks' which, as I point out <a href="https://www.propertyobserver.com.au/residential/why-high-rise-accommodation-will-not-solve-our-housing-shortage-catherine-cashmore/2013021059249?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=observers" target="_blank">here</a>, are hardly suitable.
It should concern us all that construction lives in a state of relative stagnation – hobbling along despite the low-interest-rate environment – especially if we’re not going to start unravelling demand from established real estate sector and ease supply.
Building a portfolio of real estate investments and locking up wealth in property is all well and good for one generation – but not so good for the one following – unless we’re providing feasible alternatives.
Furthermore, a reducing pool of first home buyers entering the real estate market also isn’t so good for the mortgage-free 60-plus individuals looking to tap into their pool of equity and downsize.
Pyramids need the beavers at the bottom to keep the top pumped, and at the moment in our capital city established terrain, the beavers are coming from an increasing pool of investors which jolly along on the back of that unpredictable thing called consumer sentiment. I’d argue that it’s not the best foundation for a healthy real estate environment, which should ideally be built around the needs of its community.
Viewing housing as merely a tool to build wealth and drive the economy takes a fair amount of manipulation.  It’s not hard to keep prices inflated – if the worst happens, relaxing rules on foreign investment and providing a boost of cash grants as we did during 2008 – is effective enough.
Needless to say, the best investment any economy can manipulate is to look after the newer generations who will face their own fight to build enough wealth for retirement. The last thing we should aim to do is burden them with an increasing cost of residential housing.  In this scenario, what one generation gains is a shot in the foot for a large proportion of those not inheriting the ‘goodies.’
As it is, there is a limit to the tax deduction you can claim against super, however there is no limit to the tax deduction you can claim against negative gearing. It has been the best policy imaginable for property investment – that is investment into the established real estate market – but a largely dysfunctional policy to buoy up the new home market or assist the needs of younger residential home buyers.
Ideally, home buyers should be the core focus of any real estate market as it’s home buyers who bring true investment into a country – buy a piece of land and the propensity to 'settle’ and contribute to the local community, environment, and neighbourhood culture, provide the foundation blocks often only ownership can inspire.
However, for the inner-city areas where most want to live, the biggest furphy going is that it’s not possible to cope with a population squeeze without building a host of ‘rising oracles’ in the order of 100 metres or more.
A movement entitled <a href="https://www.policyexchange.org.uk/images/publications/create%20streets.pdf" target="_blank">Create Streets</a> in the UK is one such report that has forged inroads into the case for low-rise accommodation – rightly claiming the exact same number of residents currently situated in the aging tower blocks can be accommodated in low-rise dwellings taking up no extra space.
Another such figure to take note of is Robert Dalziel, the London-based architect for Rational House. He has visited nine cities around the world, including Mexico City, Shanghai and Berlin, to examine how to make high-density living agreeable for a broad demographic of home buyers – with author Sheila Quershi, he’s detailed his findings in a book – commissioned and published the Royal Institute of British Architects: entitled <a href="https://www.propertyobserver.com.au/https://www.amazon.com/House-In-The-City-Architecture/dp/1859464521" target="_blank">A House in the City — Home Truths in Urban Architecture.</a>
I’d suggest the construction industry would improve two-fold if we placed the same level of intelligence and innovation in Australia’s future design. However, at present, there’s little hope because it’s far more 'profitable' to build apartment blocks or multi-story dwellings, aimed at investors and housed by student renters, than it is to increase the supply of new accommodation for our home-buying demographic.
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Home buyers should be the core focus of any real estate market: Catherine Cashmore

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<img alt="melbourne" height="159" width="400" src="/images/stories/2013/03/march1rpdata/melbourne.gif">
The median gross rental yield landlords are securing for houses in Melbourne, according to <a href="https://www.myrp.com.au/" target="_blank" rel="nofollow" style="font-size: 14px;">RP Data.</a> The median gross rental yield across Australia's eight capital cities was 4.2% for the quarter ending February 28, 2013.
<img alt="sydney" height="170" width="400" src="/images/stories/2013/03/march1rpdata/sydney.gif">
The median gross rental yield landlords are securing for houses in Sydney, according to <a href="https://www.myrp.com.au/" target="_blank" rel="nofollow" style="font-size: 14px;">RP Data.</a> The median gross rental yield across Australia's eight capital cities was 4.2% for the quarter ending February 28, 2013.
<img alt="adelaide" height="166" width="400" src="/images/stories/2013/03/march1rpdata/adelaide.gif">
The median gross rental yield landlords are securing for houses in Adelaide, according to <a href="https://www.myrp.com.au/" target="_blank" rel="nofollow" style="font-size: 14px;">RP Data.</a> The median gross rental yield across Australia's eight capital cities was 4.2% for the quarter ending February 28, 2013.
<img alt="perth" height="170" width="400" src="/images/stories/2013/03/march1rpdata/perth.gif">
The median gross rental yield landlords are securing for houses in Perth, according to <a href="https://www.myrp.com.au/" target="_blank" rel="nofollow" style="font-size: 14px;">RP Data.</a> The median gross rental yield across Australia's eight capital cities was 4.2% for the quarter ending February 28, 2013.
<img alt="canberra" height="154" width="400" src="/images/stories/2013/03/march1rpdata/canberra.gif">
The median gross rental yield landlords are securing for houses in Canberra, according to <a href="https://www.myrp.com.au/" target="_blank" rel="nofollow" style="font-size: 14px;">RP Data.</a> The median gross rental yield across Australia's eight capital cities was 4.2% for the quarter ending February 28, 2013.
<img alt="brisbane" height="186" width="400" src="/images/stories/2013/03/march1rpdata/brisbane.gif">
The median gross rental yield landlords are securing for houses in Brisbane, according to <a href="https://www.myrp.com.au/" target="_blank" rel="nofollow" style="font-size: 14px;">RP Data.</a> The median gross rental yield across Australia's eight capital cities was 4.2% for the quarter ending February 28, 2013.
<img alt="hobart" height="160" width="400" src="/images/stories/2013/03/march1rpdata/hobart.gif">
The median gross rental yield landlords are securing for houses in Hobart, according to <a href="https://www.myrp.com.au/" target="_blank" rel="nofollow" style="font-size: 14px;">RP Data.</a> The median gross rental yield across Australia's eight capital cities was 4.2% for the quarter ending February 28, 2013.
<img alt="darwin" height="164" width="400" src="/images/stories/2013/03/march1rpdata/darwin.gif">
The median gross rental yield landlords are securing for houses in Darwin, according to <a href="https://www.myrp.com.au/" target="_blank" rel="nofollow" style="font-size: 14px;">RP Data.</a> The median gross rental yield across Australia's eight capital cities was 4.2% for the quarter ending February 28, 2013.
For RP Data figures on yields landlords are securing for units in Australian capital cities, see our story <a target="_blank" href="https://www.propertyobserver.com.au/landlords/melbourne-units-deliver-lowest-rental-yields-rp-data-capital-city-analysis/2013030459690">here</a>.
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Melbourne houses deliver lowest rental yields: RP Data capital city analysis

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Buying apartments and townhouses off the plan often attracts exemptions or reduced stamp duty for property purchases in states across Australia.
Each Australian state and territory has its own concessions and incentives, but if you are a first-home buyer chances are you are eligible for some sort of stamp duty discount or waiver.
The schemes mostly provide assistance for individuals buying their first homes, but seniors wishing to downsize might be eligible in some places as well.
From time to time, schemes have been unveiled for upgrading buyers aimed at stimulating the construction of new homes. Some schemes have required purchasing off the plan before construction commences, and others subsidise part of the stamp duty after construction commences. The schemes typically have eligibility requirements regarding the top price that precludes consideration.
Some governments require stamp duty payments after exchange documents are signed, but others delay the payment of stamp duty until the registration of the strata plan. A useful website for reference is <a target="_blank" href="http:www.stampdutycalculator.com.au">stampdutycalculator.com.au</a>, which calculates the amount of stamp duty payable on a state-by-state basis depending on whether you are an owner-occupier, investor or first-home buyer.
Also check state government websites for the latest information in your area.
Here is a list of specific off the plan grants available as at March 1, 2013.
NSW
A first-home buyer who purchases a $550,000 new home will get $35,240 in assistance. This includes a $15,000 grant for firsthome owners who purchase or build a new home valued at up to $650,000. The grant is available until December 31, 2013, reducing to $10,000 from January 1, 2014. Non-first-home buyers, including investors, who buy a new home are eligible for $5,000, whether the new home is off the plan or newly built, with a value up to $650,000. The $5,000 grant is also available to buyers of vacant land that is intended to be the site of a new home, valued up to $450,000. First-home owners are also eligible for a maximum stamp duty saving of $20,240 for homes up to a value of $550,000, with duty concessions for new homes valued between $550,000 and $650,000. The transfer duty exemption cap on vacant land is $350,000, with duty concessions for vacant land valued between $350,000 and $450,000.
QLD
A $15,000 first-home owner construction grant (FHOCG) is available. The FHOCG applies to new property bought or built at a value under $750,000. First-home buyers also pay no duty on purchases up to $500,000, with a phasing-out rebate applicable for values up to $600,000.For non-first-home buyers, the Queensland government offers a concessional stamp duty rate of 1% up to a value of $350,000, with stamp duty charged at normal rates for the remaining value of the home purchase. The buyer must occupy the home for a period of 12 months – an applicant may lose the concession if he or she sells or leases part or all of the home before moving in or within a year of moving in.
SA
South Australian first-home buyers buying off the plan have the chance to secure up to $23,500 from the state government, provided they buy or build a new home. The $23,500 handout comprises a doubled first-home owner grant of $15,000 for contracts entered into up to a value of $575,000, plus a further $8,500 housing construction grant (HCG) available until June 30, 2013. The HCG is available to all buyers of new homes for properties valued up to $400,000, phasing out for properties valued up to $450,000 where contracts are entered into between October 15, 2012, and June 30, 2013, inclusive. If you are purchasing a new or substantially refurbished apartment:
• within the area of the Corporation of the City of Adelaide;
• on any land within the area where the Bowden Redevelopment project (Bowden Village); or
• on any land located within the area known as 45 Park, Gilberton;
You may be eligible for an off the plan stamp duty concession of up to $21,330 (capped at stamp duty payable on a $500,000 apartment), if your contract to purchase was entered into between May 31, 2012, and June 30, 2014. This concession is in addition to the first-home owners’ grant. If eligible, no stamp duty will be payable where the apartment has a market value of $500 000 or less. Where an apartment purchased has a market value greater than $500 000, the buyer will be entitled to a stamp duty concession of $21,330. A calculator is available on the RevenueSA.sa.gov.ua website to determine the stamp duty payable and concession that could be applicable. A partial concession will be available for contracts entered into between July 1, 2014, and June 30, 2016. South Australian first-home buyers of established homes are entitled to a $5,000 first home owner grant, which expires on June 30, 2014.
WA
A $7,000 first-home owner grant remains in place for a newly constructed or established home. It does not apply to vacant land purchased to build a new home. The total value of the home must not exceed $750,000 if the property is located south of the 26th parallel of South Latitude, or $1 million if located north of the 26th parallel of South Latitude. First-home buyers eligible for the $7,000 grant pay no stamp duty on homes valued up to $500,000 and up to $300,000 for vacant land.
ACT
A $7,000 first-home owner grant remains in place for both existing and new homes where the price of the property or construction of the home does not exceed $750,000.
TAS
A $7,000 first-home owner grant remains in place for both existing and new homes, with no cap on the value. Tasmanian first-home buyers buying or building a new home (including off-the-plan) are eligible for an additional $8,000 under the First Home Builder Boost Scheme, which applies from January 1, 2013 to June 30 2014 if they qualify for the first-home owner grant.
NT
A $12,000 first-home owner grant is available up to a maximum of $600,000 if the home is an established home in the urban area. An urban area means all land located wholly within the boundaries of:
• the Darwin, Palmerston or Litchfield municipalities;
• Wagait Shire;
• the Darwin Waterfront Precinct;
• the “prescribed area” for the Darwin Rates Act.
Outside of urban areas, the grant amount is $25,000.
VICTORIA
The Victorian state government does not provide any extra incentives for first-home buyers purchasing off the plan.
A $7,000 first-home owner grant is available for those buying established homes or newly-constructed homes, including those bought off the plan. The price of the property or construction of the home must not exceed $750,000.
For great tips on buying off the plan, download Property Observer’s free ebook – <a target="_blank" href="https://propertyobserver.us2.list-manage.com/track/click?u=24bd0766a834290948593f5aa&amp;id=14e9848476&amp;e=7a53fc6dd9">14 tips for buying off the plan: The 2013 guide for investors and owner-occupiers.</a>
Photo by Caleb Roenigk, courtesy of Flickr
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State-by-state incentives for FHBs buying off the plan

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Competition assumes you will spend where the lowest price and best product offering come together, but competition has taken a strange turn in bank mortgages.
The global investment bank, UBS, released its report into the Australian mortgage market a week ago and found that the banks were earning more profit on mortgages (0.88 per cent after-tax) than at any time since 2004.
This is happening in part because the cost of banks’ wholesale funds is the lowest they have been for five years.
So, if it’s cheaper to provide a home loan, why aren’t the rates dropping?
Well, in many cases the rates are dropping – just not at the Big Four banks.
Have a look at a comparison site such as <a href="https://www.ratecity.com.au/" target="_blank">RateCity</a>, where the major banks’ standard variable rate loans are generally the most expensive on offer and the most reasonably priced loans are offered by credit unions, non-bank lenders and building societies.
The difference between RateCity’s lowest and highest variable rate is 1.91 percentage points, yielding a difference in monthly repayments for a $300,000 loan (with a 30-year term) of $369 per month. That’s $4,428 per year or $132,840 over 30 years.
Yet about 90% of all new mortgages are written by the 'Big Four'.
Economists call this an oligopoly – the monopoly of many.
To create an oligopoly, you need to be selling something that everyone wants and you also need high barriers to entry, which discourages new entrants to the market. In an oligopoly, the participants don’t compete on price and product as much as they ‘match’ one another.
This is the current situation, but 2013 could be a year of change. The fact that UBS sees the banks profiting from the average Australian mortgage and predicts the market is due for a shake-up suggests the capital markets see room for a correction.
I also note the formation of the Bank Reform Party, which will contest this year’s federal election. The party has a platform of competition and consumer protection and wants to challenge the illusion of competition created when big banks operate behind brands such as St George and BankWest.
But the most important factor in competition is the consumer’s actions. So even though I – and others – predict strong competition in the mortgage market this year, reaping the benefits requires that people actively chase the best rates. This can mean switching to a lower-priced lender, or renegotiating your current loan – something most loan managers will do if they believe you will switch.
Mortgages can be emotional products, because the loan relates to your home.
But if you can see this loan as a monthly cost – similar to phone plans, car finance and internet deals – you free yourself to find the deal that’s best for you.
Mortgages are a commodity and there is no such thing as a designer mortgage or Armani dollars. All that matters is the best deal.
And remember: consumers drive competition, but only if they act.
Mark Bouris is executive chairman of <a href="https://www.ybr.com.au/" rel="nofollow" target="_blank">Yellow Brick Road</a>, a financial services company offering home loans, financial planning, accounting and tax, and insurance.
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mbouris-tauSvXGAM2

Consumers drive competition, but only if they act: Mark Bouris

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The prominent Sydney estate agents Robert and Leonie Klaric have established an independent property advisory service.
The duo established Klaric Partners in 1997 and in 2011 undertook its successful merger with McGrath Estate Agents.
They hope their new independent property advisory service will offer “one to one” advice for their past clientele as well as expanding their professional property services throughout the world.
The Klarics expect to assist as both vendor advocates and negotiate for buyers, though not in the same transaction.
He will advise clients on finding the right agent, as well as assisting buyers who have seen a property they wish to buy but can't get a beneficially negotiated price.
"A bit like a property bodyguard," Mr Klaric told Property Observer.
"I am able to step in and negotiate when buyers or sellers fear being mishandled.
"We will be negotiating advocates under the moniker: The Property Expert International."
Robert Klaric commenced in real estate in 1987. 
He says choosing an agency to represent sellers can become a very long, stressful and drawn out process.
He says he will also negotiate "a fair and reasonable selling fee "with the selected agency .
He expects the selected agent will remunerate Klaric by way of an introduction fee on the settlement day on the sale of the property.
"It is now a common real estate industry practice for one real estate professional to pay another professional real estate agent a referral fee or share part of the commission when they are recommended for the sale of the property or to another client," he said.
Already <a href="https://www.thepropertyexpert.com.au" target="_blank">the agency</a> has secured acquisitions for high profile buyers.
Last month Richard Wilkins from the Channel 9 Today Show secured an investment property at Mosman. 
The Moruben Road property cost $600,000 using Klaric's advisory service through David Gillian of Ray White LNS, and then available for rent at $580 a week through Ray White's Nicholas Yates.
Wilkins has written a testimonial on Klaric's website saying the attention to detail, research and negotiation skills used to secure the property on my behalf was simply exceptional.
"I believe you saved me well over $20,000 on our first venture... the first of many I hope," said Wilkins, the network entertainment editor at Nine Network Australia.


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