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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1. Melbourne may be problematic, but regional Victoria has good prospects: Terry Ryder

Hotspotting.com.au director Terry Ryder says that while the Melbourne market is imploding, there are “good prospects for investors <a href="https://www.propertyobserver.com.au/victoria/melbourne-property-market-grim-in-2013-but-there-s-more-to-victoria-than-melbourne-terry-ryder/2012121758531" target="_blank">beyond the capital city</a>”. Ryder picks <a href="/news">Bendigo </a>and <a href="/news">Ballarat </a>as locations that more investors should consider, describing them as strong and dependable. His other picks are in the west of the state, <a href="/news">Warrnambool</a> and <a href="/news">Mildura</a>, which offer similar qualities to the two former gold-rush towns and have “diverse economies, plenty of infrastructure spending and affordable real estate”.

2. Continue to be cautious about investing in prestige property: Louis Christopher

In SQM Research’s 2012-13 Boom and Bust report, managing director Louis Christopher urged caution about investing at the prestige end of the market, “where rental vacancy rates are higher, and transaction and holding costs are far higher”. Christopher says that from a purely investment perspective, it makes far more sense to acquire and hold three properties at $500,000 each, instead of one property at $1.5 million.

3. Modest growth in all capital city markets, with Perth and Sydney to outperform: Richard Wakelin

Richard Wakelin, director of Wakelin Property Advisory, anticipates price growth across all the major mainland capital city markets in 2013, with Sydney and Perth the best placed. He expects Sydney property prices to rise by between 4% and 5% in 2013, with its low vacancy rate and high rental costs “a signal for renters and investors to buy property”. Wakelin says Perth prices could rise 5% to 6% in 2013 despite much of WA’s booming resource-driven economy bypassing Perth.  “Nevertheless, extreme tightness in the rental market appears to be overflowing into greater demand from first-home buyers. If this continues, Perth may see reasonably strong growth in 2013,” he says.

4. Expect more competition for properties at the lower end of rental market: Margaret Lomas

Margaret Lomas expects there to be increasing competition among investors for properties at the lower end of the market that are popular with renters. “You are going to have more competition for those types of properties … in the early and mid-part of 2013,” she tells Realestatetalk.com.au.


<hr class="system-pagebreak">
5. Melbourne, Adelaide, Darwin and Canberra to consolidate in 2013: Aaron Maskrey 

Aaron Maskrey, research director at PRDnationwide, says Melbourne should continue its period of consolidation after recently experiencing a peak in its market cycle. “Like all large markets, there will always be pockets of areas that will still hold value, and this should be the case with most inner-Melbourne suburbs. Due to a somewhat balance between demand and supply with Adelaide, expect its market to remain fairly consistent, with only marginal increases in value during 2013. Canberra’s market remains fairly tight and values are expected to hold firm over the next 12 months.  Darwin has experienced a sustained period of high growth in 2012, pushing the market to unaffordable levels. The coming year should see growth in prices reach a plateau, as its market consolidates,” he says.

6. Consider the outer ring of most capital cities: Louis Christopher

SQM Research’s Louis Christopher favours Sydney’s west and Sydney’s south-west to continue to perform strongly in 2013. “Indeed, we favour the outer rings of most capital cities. In its simplest terms, the reason is that these areas have been underbuilt for some time now, yet demand for affordable accommodation is growing rapidly,” says Christopher in SQM Research's latest Boom and Bust report.
7. Remain risk-averse in 2013 and reduce your debt: Pete Wargent
Property investment writer Pete Wargent says he will use debt moderately in 2013 to add to his property portfolio. Wargent writes that the loan-to-value ratio (LVR) on his UK property portfolio is under 50%, but a little higher on his Australian property portfolio, but he is steadily reducing it. “Yes, a higher debt-to-equity ratio magnifies returns, but at what cost? The cost is risk. It was common for promoters of UK 'property clubs' to talk of 'being worth £2 million' in property up until around 2007. But where they were investing in far-flung and remote properties using 100% mortgages, the only thing they are likely to be worth today is being lynched by angry investors who were duped into doing the same,” says Wargent. He will look to add two properties to his portfolio over the next few months, but “will look to use cash rather than drawing equity and will use 25-35% deposits (one in south-east England as a long-term currency play and one in Australia)”.  “Of course I could be more aggressive in order to leverage up and chase greater returns … but don’t forget that I am, after all, an accountant. After years of boring-but-safe and risk-averse investment I will remain disinclined to take on greater risk,” he says.
8. Look to the “battlefield suburbs for price growth: Angus Raine
Raine and Horne CEO Angus Raine expects 2013 to be a challenging one for the property market, with the possibility that a “smattering of suburbs across Australia could enjoy some capital growth of between 5.5% and 7%”. Raine says investors should be looking at the “battlefield suburbs’, where first home buyers are set to shape up to investors”. “In other words, St Marys in Sydney, Adelaide’s Semaphore, as well as North Melbourne, Ascot Vale, Brunswick and Footscray in Melbourne are set to benefit as investors compete with first timers for quality homes. Across the continent, it’s the ‘forgotten suburbs’ of inner Perth such as Embleton and Ashfield that will enjoy some growth as investors and first time buyers muscle up,” he says.
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lschlesinger-FZcF9M3vE6

Eight property pointers for buying or selling in 2013

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Back at the desk or still on holidays?
But even before the 2012 Christmas decorations came down – based on the 12 days-after tradition –Coles and Woolworths were spruiking their Easter egg and hot cross bun offerings.
Almost no room in there for catching one's breath, let alone contemplation as the zealous marketeers seek to direct the masses.
I hope some of us got the chance over the past fortnight to turn off the Twitter, tune into the family conversations in between cricket sessions, and possibly even dive into a good book. And not necessarily one on property investment.
Typically I reckon everyone returns from their summer Christmas break, hot sand washed away from between the toes, brimming with enthusiasm and hope.
But this year, and even ignoring the prospect of an early Easter, I suspect there's a little more latent anxiety in the mix as we start making plans.
I suspect given the world of the never-ending great property unknowns, 2013 will be a heightened version of years past. There will be the good, the bad and the ugly - all depending on your own outlook offcourse. 
Ever more forecasts.
Ever more data.
And of course Property Observer casting some critical comment over it all.
Property Observer's overall outlook is neither bullish or bearish. We simply seek, in the first instance, to report how it is across Australia and occasionally the world. And then we let many voices analyse and comment on what's out there.
The reality is that there are many property markets within our capital cities and regions – all with their individual momentum, upwards, downwards or stagnating.
And there are also the overarching national and international influences.
Who really knows about the international ones, especially since the 2007 toxic mortgage debt occurance, but on the national front, there's little doubt this year’s federal election will have an impact – before and after – one way or another.
Most likely introducing an element of hesitation. Or rather perhaps compounding the already existing inertia. 
The most interesting property statistic to be issued over the break was that Australian home values have fallen for the second year in a row, marking the worst run for the national property market in 16 years.
The slight easing occurred despite the Reserve Bank of Australia slashing the cash interest rate six times in little more than a year.
The conclusion to be drawn is that the cheaper credit is tempering the property downturn rather than kick-starting any across the board recovery.
It was RP Data-Rismark that reported that capital city dwelling values fell 0.4% in 2012, with the decline significantly lower than the 3.8% drop in 2011.
‘‘This is the first time we’ve had back-to-back value declines for an index that goes back to 1996,’’ said RP Data senior research analyst Cameron Kusher.
‘‘It is clear that the previous strong value growth conditions to which many home owners became accustomed to in recent years are well and truly behind us.’’
The median price of a dwelling across the country is $483,000.
Which, as Kusher points out, is a big commitment. 
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jchancellor-FAypfDUnLy

Federal election another cause for timidness as national dwelling median hovers around its challenging $483,000 hurdle

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Perhaps signifying the level of uncertainty in the outlook for the 2013 economy and property market, a poll of 23 economists carried out by The Age profers a range in cash rate forecasts at year's end as anywhere between 2% and 3.25%.
Notably, the University of Western Sydney’s professor Steve Keen is one of three economists (the others being Richard Gibbs of Macquarie Group and Stephen Anthony of consulting firm Macroeconomics) forecasting the cash rate to fall to 2% by the end of the year.
While some readers may scoff at Keen’s forecast given his disputed views on house prices, The Age notes that Keen was the only member of the panel to correctly pick the cash rate to fall to 3% by the end of 2012 when the survey was carried out 12 months ago.
“[The RBA] had just cut the cash rate twice from 4.75% to 4.25%. The equivalent of five more cuts was unthinkable, except for Steve Keen,” writes The Age’s economic correspondent Peter Martin.
Martin also notes that Keen was also correct in tipping an inflation rate of 2% by December 2012, with other forecasts of around 2.8% – “not shabby but not keen”.
The average forecast of the 23 economists is for an end-of-year cash rate of 2.7% off the back of modest economic growth (2.7% for Australia, compared with 3.1% across the globe) with a solid 5% pick-up in housing investment following a 6% fall over 2013 – filling some of the gap left by mining.
The weaker economic conditions are expected to push up the unemployment rate to 5.7% by December – seven economists (including Keen and AMP Capital’s Shane Oliver) tip the unemployment rate to rise to 6% or higher in 2013.
The Age survey considered the sentiments of market economists from banks and financial institutions, which make up the bulk of those surveyed (12 economists) along with six university economists, three from economic consultancies and two industry commentators.
Apart from Richard Gibbs from the Macquarie Group, who is tipping the cash rate to slide to 2% over the course of the year, economists from the banks and financial institutions have modest expectations for cash rate cuts in 2013.
Six bank and financial institution economists – including Bill Evans from Westpac, Chris Caton from BT Financial and Saul Eslake from Bank of America – expect the cash rate to fall just 25 basis points over the course of the year to 2.75%.
AMP Capital chief economist Shane Oliver is tipping a cash rate of 2.5% by year-end, with Michael Workman (Commonwealth Bank),  Andrew McManus (ANZ) and Scott Haslam (UBS Australia) expecting the cash rate to be unchanged at 3% by year-end.
HSBC Australia and New Zealand chief economist Paul Bloxham is the most bearish on the cash rate (but arguably most bullish on the economy), expecting the cash rate to end the year higher at 3.25%.
Former economic adviser to the Gillard government Stephen Koukoulas from consultancy Market Economics is tipping the cash rate to fall to 2.5% by year-end, as is BIS Shrapnel chief economist Frank Gelber.
The two industry economists – Julie Toth from Australian Industry Group (AIG) and Brad Crofts from Australian Workers Union – expect further rate cuts in 2013.
Toth is forecasting one more rate cut (2.75%) and Crofts two more (2.5%).
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Steve Keen and Macquarie Group tip cash rate of 2% by year-end

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The Reserve Bank is expected to cut the cash rate a number of times in 2013 to support the non-mining sectors of the economy as the mining investment boom reaches its peak.
Currently variable rates are starting from as low as 5.17% – the rate being offered by non-bank lenders Mortgage View and Nationwide Mortgage.
Newcastle Permanent is offering a one-year fixed rate of 4.99% and Resi is offering a three-year fixed rate of 5.09%.
Fairfax finance columnist David Bassanese points out that financial futures markets have a “near certain expectation” of a rate cut when the RBA monetary policy committee meets for the first time in 2013 on February 5.
According to Bassanese, the best the Australian economy can hope from the mining sector is a zero contribution to economic growth in 2013.
“Barring a sudden slump in the dollar, interest rates will need to do most of the work in helping to rebalance the economy,” he writes in the Australian Financial Review.
<a href="https://www.propertyobserver.com.au/residential/residential-property-prices-to-rise-5-in-2013-but-shares-a-better-bet-than-property-shane-oliver/2012121258437" target="_blank">AMP Capital chief economist Shane Oliver</a> is tipping at least two rate cuts in 2013, taking the cash rate to 2.5%, “in order to push bank lending rates down closer to past cyclical lows”.
But he says the cash rate could fall as low as 2% if non-mining sectors like retailing and housing don’t recover fast enough.
“This could occur, for example, if rising unemployment triggers a desire on the part of households to more rapidly reduce their debt levels. This could see the RBA cut the cash rate to 2% or below,” writes Oliver in his outlook for 2013.
Fixed rates are likely to continue to fall as lenders seek to lock in borrowers and circumvent the government’s ban on mortgage exit fees.
These are the lowest advertised mortgage rates based on listings by <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> and <a target="_blank" href="https://www.infochoice.com.au/">infochoice.com.au</a> as of January 7:
Lowest variable rate offerings:
<table cellpadding="0" cellspacing="0" border="1" style="width: 470px;"><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">
Nationwide Mortgage
</td>
<td valign="top" width="124">
True Saver Home Loan
</td>
<td valign="top" width="97">
5.17%
</td>
<td valign="top" width="116">
5.18%
</td>
</tr>
<tr>
<td valign="top" width="134">
Mortgage View
</td>
<td valign="top" width="124">
Pro Pack New Year special
</td>
<td valign="top" width="97">
5.17%
</td>
<td valign="top" width="116">
5.19%
</td>
</tr>
<tr>
<td valign="top" width="134">
Pacific Mortgage Group
</td>
<td valign="top" width="124">
PMG Standard Variable
</td>
<td valign="top" width="97">
5.32%
</td>
<td valign="top" width="116">
5.32%
</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">
Newcastle Permanent
</td>
<td valign="top" width="123">
Fixed Rate Home Loan
</td>
<td valign="top" width="95">
4.99%
</td>
<td valign="top" width="114">
5.98%
</td>
</tr>
<tr>
<td valign="top" width="137">
UBank
</td>
<td valign="top" width="123">
UHome Loan for refinancing
</td>
<td valign="top" width="95">
5.03%
</td>
<td valign="top" width="114">
5.36%
</td>
</tr>
<tr>
<td valign="top" width="137">
My Mortgage Freedom.com.au
</td>
<td valign="top" width="123">
Fixed Rate (LVR 75%-90%)
</td>
<td valign="top" width="95">
5.09%
</td>
<td valign="top" width="114">
5.88%
</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="132">
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="132">
Resi
</td>
<td valign="top" width="131">
Flexi Fix Plus 75
</td>
<td valign="top" width="96">
5.09%
</td>
<td valign="top" width="111">
5.80%
</td>
</tr>
<tr>
<td valign="top" width="132">
UBank
</td>
<td valign="top" width="131">
UHome Loan for refinancing
</td>
<td valign="top" width="96">
5.13%
</td>
<td valign="top" width="111">
5.26%
</td>
</tr>
<tr>
<td valign="top" width="132">
Pacific Mortgage Group
</td>
<td valign="top" width="131">
PMG Fixed
</td>
<td valign="top" width="96">
5.19%
</td>
<td valign="top" width="111">
5.42%
</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 target="_blank" href="/news">Refinancing and the Interest Rates Riddle</a>
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More rate cuts likely in 2013: A guide to the lowest rate home loan offerings as of January 7

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We at Apartments.com.au like most readers out there have a wide variety of opinions when talking about Docklands - positive, negative and all that lies between. Over time Apartments.com.au will give much time and analysis to Docklands, dealing with a myriad of topics but for the time being we'd like to draw everyone's attention to <a href="http://www.docklandsisbeautiful.com.au" target="_blank">docklandsisbeautiful.com.au</a>.
<a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/from-my-window.jpg" rel="gallery-all" title="Image courtesy docklandsisbeautiful.com.au"><img alt="" class="image-article-full-width-702px" src="/sites/urbanmelbourne.info/files/styles/article_full_width_702px/public/pictures/article-images/from-my-window.jpg?itok=cHHppo9c" title="Image courtesy docklandsisbeautiful.com.au" typeof="Image"></a>
Unfortunately the website is somewhat spasmodic in its updates, but their campaign statement in particular draws attention:
<blockquote>
Docklands is Beautiful is a grassroots campaign designed to provide Docklanders with the resources and inspiration to let the world know what a wonderful place Melbourne Docklands is.
The campaign is an initiative of Docklands News and comes in response to a growing (and incorrect) negative public perception surrounding Melbourne’s Docklands.
Negative media is very disappointing for the people who live, work and visit Docklands and absolutely love the place. Our community is vibrant and strong. But it appears that we need to roll our sleeves up and simply tell the rest of the world how beautiful Docklands is.
The campaign has come from the ground up. It has not been strategised, spun, devised, concocted or been influenced by any marketers, PR consultants or any other paid experts.
It has come from the exasperation that ordinary Docklanders are feeling about the seemingly regular negative comments and opinions directed at our suburb.
We say … enough!
Don’t criticise what you don’t understand. And if you don’t choose to live here, that’s fine. Just don’t interfere with our quiet enjoyment of the most stunning suburb in Melbourne.
We’re only half-way through our development and we are patiently awaiting its completion. Docklands is not soulless. Docklands is not a planning disaster. Docklands is simply unfinished.
And one thing that can’t be denied is that DOCKLANDS IS BEAUTIFUL!
<cite><a href="http://www.docklandsisbeautiful.com.au/?page_id=18">Docklands is Beautiful » The campaign</a></cite>
</blockquote>
Full marks for passion and well said!
<a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/Webb-Bridge-III.jpg" rel="gallery-all" title="http://www.docklandsisbeautiful.com.au/"><img alt="" class="image-article-full-width-702px" src="/sites/urbanmelbourne.info/files/styles/article_full_width_702px/public/pictures/article-images/Webb-Bridge-III.jpg?itok=FavPcw0A" title="http://www.docklandsisbeautiful.com.au/" typeof="Image"></a>
While the images above are taken from the Docklands is Beautiful website, a wander through Docklands one afternoon yielded a selection of art-led images below - it's not all concrete down there.
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silvermb

Docklands is Beautiful, or is it?

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Looking for some beachside or poolside reading over the holidays to get you ready to dive into the property market in 2013? Here are some property investment books to get you started.
<img width="100" src="/images/stories/2012/12/yardneybook.jpg" style="margin: 5px; float: left;">Michael Yardney <a target="_blank" href="https://www.propertyobserver.com.au/residential/be-wary-of-investing-in-holiday-properties-michael-yardney/2012122058591">warns property investors to be wary of investing in holiday properties</a> in the new edition of his book <a target="_blank" href="https://thebookonpropertyinvestment.com/">How to Grow a Multi Million Dollar Property Portfolio – in your spare time. </a>
 
 
 
 
<a target="_blank" href="https://www.successtakescharacter.com/"><img height="136" width="100" src="/images/stories/2012/12/jenmanbook.jpg" alt="jenmanbook" style="margin: 6px; float: left;"></a>Neil Jenman<a target="_self" href="https://www.propertyobserver.com.au/trends/the-10-ways-to-negotiate-a-better-deal-in-property-neil-jenman/2012122058603/Page-4"> provides tips as to how to negotiate </a>the best deal in property in his new book <a target="_blank" rel="nofollow" href="https://www.successtakescharacter.com/">Success Takes Character: Winning and Losing in the Game of Life</a>.
 
 
 
 
 
<img src="/images/stories/2012/12/wargentbook.jpg" style="margin: 5px; float: left;" width="100">Pete Wargent provides advice on<a target="_blank" href="https://www.propertyobserver.com.au/trends/how-you-can-retire-young-through-property-investment-pete-wargent/2012112757853/Page-1"> how you can retire young </a>through property investment in his book <a target="_blank" rel="nofollow" href="https://petewargent.blogspot.com.au/">Get a Financial Grip – a simple plan for financial freedom.</a>
 
 
 
 
 
 
 
<img height="155" width="100" src="/images/stories/2012/12/insiders.jpg" alt="insiders" style="margin: 5px; float: left;">Patrick Bright addresses one of the trickiest questions in property – <a target="_blank" href="https://www.propertyobserver.com.au/residential/how-to-determine-a-property-s-true-value-patrick-bright/2012121258406/Page-1">how do you determine a property's value?</a> – in the new edition of his book <a target="_blank" rel="nofollow" href="https://www.propertybooks.com.au/the_insider's_guide_to_buying_real_estate" style="font-size: 14px;">The Insider’s Guide to Buying Real Estate</a>.
 
 
 
 
 
<img height="157" width="100" src="/images/stories/2012/12/simple.jpg" alt="simple" style="margin: 5px; float: left;">And Leah Calnan advises <a target="_blank" href="/news">landlords who are selling a rented property</a> to be upfront with their tenants in her new book <a target="_blank" rel="nofollow" href="https://majorstreet.com.au/simple-and-successful-property-management/">Simple and Successful Property Management</a>.
 
 
 
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po-LsXgBTHBmX

Summer reading: From property investment tips to managing tenants

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The Reserve Bank needs to cut the cash rate by a large amount in one big hit to stimulate a recovery in the housing market, according to Residex chief executive John Edwards.
On the back of November Residex housing market data, which shows many markets in negative territory or treading water, Edwards says the Reserve Bank should look to cut the cash rate by 75 basis points in February.
“Should the RBA continue along the road of small reductions, there is a real risk that it will need to reduce the cash rate to 2% or less.
“However, should it move to a much more significant reduction in February (of around 0.75 percentage points), this would probably achieve its objectives and bring the cycle of small rate adjustments to an end.
“The outcome would be the removal of constant press about the likely poor outcome as the resources boom comes to an end.
“Importantly, it would be probably sufficient to stimulate consumer spending and encourage small business investment. In all probability, this outcome would lead to a much improved level of consumer sentiment,” he says.
Edwards says housing markets had done better in 2012 compared to the previous year, but had failed to keep pace with inflation.
“The majority of cities have produced negative real rates of growth (after taking inflation into account). In fact, the real growth was a -2.8% in housing while for units it was -1.23%,” says Edwards.
Speaking to Peter Switzer on Sky Business last week, he said the vast majority of capital cities in November provided negative growth.
And he expressed concern at the drop in Perth house prices in November (down 1.39%), which he said indicated that resources activity was slowing much faster in Perth.
“We can see it in the numbers,” he says.
Edwards said that in the past smaller rate cuts had made an impact because there was both better consumer sentiment and affordable housing.
He said the current small 25-basis-point rate cuts were part of a circle where the consumer heard bad press about the economy at the rate cut as well as news about the resources boom slowing and news on the international economy.
He says the effect is that the 25-basis-points cuts constantly reinforce the view of the consumer that there are problems.
“Poor consumer sentiment is having a negative impact on things,” he said.
Despite his concerns, Edwards says that “courageous” people willing to buy now will do well if they can seek out bargains.
Edwards says he himself is in the market for renovation bargains.
Despite the poor performance of the market in 2012 in real terms, Edwards says he expects all adjustments in house prices since the GFC to be “recovered in the medium term, and prices are anticipated to be equal to or better than before the GFC”.
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Big 75-basis-point RBA cash rate cut needed in February to override consumer sentiment: John Edwards

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Property investors believe that the criticisms I made of negative gearing in a <a href="/news">recent article</a> on Property Observer were unfounded. Indeed, the mainstream perspective, put by <a href="https://www.propertyobserver.com.au/news/wednesday-feature-ytc-room-for-debate-negative-gearing/2012121058393/Page-2" target="_blank">Melanie Stott in a Property Observer blog</a>, is firmly wedded to the idea that negative gearing is a sound element of the Australian tax system and should thus remain in place. Government, financiers, property industry lobbyists and investors overwhelmingly support negative gearing, but there are good reasons to think otherwise. 
Some of the best work on negative gearing and associated policies is by University of Sydney economist Judith Yates (Peter Abelson and Nigel Stapledon also deserve attention). In 2009, Yates wrote a report for the Brotherhood of St Laurence, published by the Australian Housing and Urban Research Institute (AHURI), called <a href="https://www.bsl.org.au/pdfs/Yates_tax_expenditure_and_housing_2009.pdf" target="_blank">Tax expenditures and housing</a>.
This report provides an overview of the many tax expenditures relating to residential property in Australia. These tax expenditures “arise when departures from the generally accepted or benchmark tax structure produces a favourable tax treatment of particular types of activities or taxpayers”. Examples abound; the immense tax code provides many exemptions, concessions, deductions, preferential rates, allowances, rebates, offsets, credits, and deferrals.
Negative gearing allows an investor to deduct net losses from rental property against their income tax liability at their marginal tax rate even though the loss was generated separately to those income streams. Accordingly, negative gearing arises as one such defect in the tax structure. Yates recommends quarantining any losses made to the activity that produced the loss, that is, disallowing negative gearing. Economists Saul Eslake and Leith van Onselen have likewise criticised negative gearing as an unjustified subsidy. The Henry Review recommended that 40% of net rental income remained untaxed, making negative gearing less attractive.
Yates shows that the relatively wealthy tend to benefit more from negative gearing than those within the lowest or middle income quintiles. The reason is obvious: they own proportionately more investment properties, generate bigger net losses and have higher marginal tax rates, thus allowing for larger deductions via negative gearing. Interestingly, 76% of all investment properties were owned by those earning $80,000 or less in 2009-10, with the majority owning only one property. The tax benefits that accrue to this cohort of middle class property investors are proportionately smaller, though this had not prevented those less wealthy from benefiting from a tax structure that is designed to advantage the rich.
While property investors benefit from negative gearing and the capital gains tax discount, owner-occupiers by far and away are the largest beneficiaries of the current tax system. In 2005-06, $53.2 billion in tax expenditures were extended to the residential property market: owner-occupiers ($45 billion), investors ($5.4 billion) and renters ($2.8 billion). Most property investors are also owner-occupiers, benefiting from the bias towards the latter. It is unsurprising that renters receive the least assistance.
Even though negative gearing is an unjustified tax expenditure and should be removed, this concern should be considered separately from another – whether negative gearing functions as intended. The theoretical arguments are tenuous at best, with empirical evidence lacking outright. Some 92% of property investment purchases are from the existing stock of dwellings, resulting in simply shuffling owner-occupiers and tenants around without expanding the rental stock. This misdirection peaked at 96% in 2010.
Theoretically, negative gearing makes property investment more attractive than it otherwise should be, increasing demand relative to supply and therefore leading to higher prices. The financial benefits of negative gearing are capitalized into housing prices, as has occurred with the first-home owners' grant/boost. It is doubtful that negative gearing reduces costs to investors, and hence can not be passed down to tenants (as if landlords would want to do so).
Housing prices have recently experienced the largest run-up in history: 130% between 1996 and 2010, adjusted for inflation and quality. Higher prices require larger savings deposits and/or mortgages, leading to increased net losses. During this period, capital values of properties have often escalated by $50,000 to $100,000 annually, dwarfing any increased net income loss that would have occurred if negative gearing provisions had not been made available. Accordingly, it is doubtful that property investors would abandon the market en masse if negative gearing were quarantined or removed altogether.
As housing prices have boomed, so have mortgages, leading to increased current net income losses. If this does not scare away investors during a boom, there is no reason to believe that a further net income loss from removing negative gearing would result in investors exiting the market en masse. If investors did decide to do this, it would not necessarily result in an adverse outcome. Housing prices would fall, enabling many on the sidelines who currently rent to purchase, reducing pressure on the rental market, and mitigating rental price pressure.
Given the theoretical difficulties in establishing that negative gearing functions as claimed, it is none too surprising that empirical evidence is also lacking. The best retort that the housing lobby has fabricated is that rents surged when negative gearing was quarantined during 1985-87. The evidence shows that real rents increased in only Sydney and Perth, while remaining stagnant or falling in all the other capital cities. The reintroduction of negative gearing did not lead to a discernable decrease in rents either.
 
<hr class="system-pagebreak">
 
Rents have surged since 2006 across Australia, though no evidence is provided to show that rents would’ve been even higher if negative gearing provisions had not been made available. It is important to note that when comparing historical prices, inflation should be taken into account. Adjusting prices for inflation allows for a proper apple to apple comparison rather than an apple to orange comparison that occurs when dealing with nominal prices only.
Further, it is unclear why the government should promote investment into the residential property market. Although assertions can be bandied around that benefits outweigh costs, two hurdles should be met: that intervention is necessary and that the proposed intervention is the most efficient and effective relative to alternatives. Given that surging rents in recent years have caused increasing financial stress among many renters, policymakers may believe that intervention is necessary as a social and economic objective to assist those in need. It is farfetched, however, to assume negative gearing is the best policy available, especially with the obvious alternatives of the National Rental Affordability Scheme (NRAS) and the Commonwealth Rent Assistance (CRA) program.
Much of what is written by supporters of negative gearing is in terms of assisting renters for the social good rather than admitting that it is simply an unjustified handout to property speculators. Anyone who understands the basic principles of the marketplace sees that investment is made solely in for the investors’ self-interest for profiteering. This, of course, does not prevent investors from trumpeting the wonder and selflessness of their actions, whether they believe it or not (witness Goldman Sachs CEO Lloyd Blankfein claiming to carry out <a href="https://www.businessinsider.com/lloyd-blankfein-says-he-is-doing-gods-work-2009-11" target="_blank">god’s work</a>). The conservative individualism and self-interest that guides participants in the marketplace are strangely absent when negative gearing is discussed.
Given that private investment is done solely on the basis of profit, a curious contradiction arises: if eliminating negative gearing did cause rents to rise, as is commonly claimed, investors would certainly not oppose this outcome. This contradiction can be explained by realising that the housing lobby and investors recognise (never publicly) that negative gearing has little, if any, effect upon market rents. Removal of it would simply hurt their bottom line, but not that of renters. If rents did rise, the well-targeted CRA can be easily boosted to compensate accordingly.
Those who do support negative gearing, unsurprisingly, have conflicts of interest. It would help the case for negative gearing if arguments were made by those who could legitimately claim to be objective, that is, not have a stake in the policy they support. Whether it be the housing lobby or so-called “mum and dad” investors, it is difficult  to accept that conflicted individuals and organizations can legitimately claim they know what is best for others when their self-interest dictates their pubic stance (imagine tobacco executives claiming to know what is in the best interests of public health). It is difficult to find an objective and conflict-free commentator willing to consider the necessary theoretical and empirical evidence to show that negative gearing is an efficient and effective policy.
Philip Soos is a researcher at the School of International and Political Studies at <a target="_blank" href="https://www.deakin.edu.au/">Deakin University.</a>
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psoos-uR5EGb6SbQ

Removing negative gearing would have little effect on rents: Philip Soos

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Listed commercial property group Dexus has acquired a 25% stake in 225 George Street, the iconic 44 storey Sydney office tower, more commonly known as Grosvenor Place, for $271 million, as part of a $503.7 million portfolio investment just before Christmas.
It follows the successful sale of Dexus’s US industrial portfolio earlier this week, the proceedings used to fund the office investments.
Apart from the Harry Seidler-designed tower, Dexus also acquired a 50% interest in 2 and 4 Dawn Fraser Avenue, Sydney Olympic Park - two adjoining seven level A-Grade office towers opposite the Sydney Olympic Park for $82.7 million and made a joint (50/50) purchase of 39 Martin Place, a 20 level B-Grade property located adjacent to Martin Place railway station, Sydney with the Dexus Wholesale Property Fund (DWPF) for $149.75 million.
The portfolio was acquired in an off-market transaction from the Direct Property Investment Fund (DPIF), a wholesale office fund, managed by the property division of Colonial First State Global Asset Management.
DPIF is a closed-end fund and is currently in its wind-down phase.
Colonial First State had acquired its 25% interest in Grosvenor Place in 2003, which was valued at $273.8 million in June this year.
The primary tenants are Deloitte, which lease 26% of the building until 2023, law firms Ashurst (16% until 2015) and Norton Rose (11% until 2019) and McCann World Group.
The building was opened in 1988 and won a number of architectural awards for its unique design, including the two large crescent shaped floor plates.
“We are pleased to be able to announce the reinvestment of a significant portion of the sale proceeds from the US industrial portfolio into quality Australian office assets in one of our core office markets. The unique off-market nature of this transaction and our team’s ability to confidentially execute on an accelerated timetable concurrently with the US sale, reinforces our strength in the origination and execution of deals,” says Darren Steinberg, CEO of Dexus.
Steinberg says the new acquisitions “enhances the quality and diversification” of its office portfolio and is a key milestone in its strategy of delivering superior risk-adjusted returns from high quality Australian real estate primarily comprising CBD office buildings.
“DEXUS now holds interests in four out of seven premium office buildings in the Sydney market,” he says.
The other premium Sydney investments include 1 Bligh Street and 201-217 Elizabeth Street.
The purchase of the Sydney portfolio increases Dexus’s footprint in the Sydney office market from 365,075 square metres to 403,599 square metres giving it around 8% of the market
Grosvenor Place comprises 84,527 square metres of office accommodation (86% occupancy by income) over 44 levels together with 984 square metres of retail space (100% occupancy by income), parking for 566 cars and a three storey lobby.
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Dexus pays $271 million for 25% of Harry Seidler-designed Grosvenor Place in Sydney CBD

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With Christmas around the corner, Australian households have stopped worrying about electricity bills, and instead have turned their homes into garish beacons of light, some of them surely visible from the moon.
According to Wikipedia, Australians are among the biggest fans of the tradition of decorating homes, with hundreds and sometimes thousands of tiny lights. This miner's cottage in Wollongong is hardly visible in the darkness under the Christmas lights.
<img src="/images/stories/2012/12/miners.jpg" width="470" height="343" alt="miners">
What first began as way to light up a veranda to enjoy a cold beer has turned into something of an obsession for some home owners, with the Lobethal Valley in the Adelaide Hills claiming to have the largest Community Christmas Light Display in the southern hemisphere.
Adelaidians flock to the nearby Adelaide Hills in the run-up to Christmas for a view of the twinkling lights in the valley (pictured below) and possibly to quaff a glass of wine or two.
<img src="/images/stories/2012/12/loebel1.jpg" width="470" height="280" alt="loebel1">
<img src="/images/stories/2012/12/loebel3.jpg" width="470" height="280" alt="loebel1">
Among the most famous Christmas lights are those in New York’s Rockefeller Center with its enormous Christmas tree, a world-wide symbol of the holidays in New York City. This year’s tree was hoisted into position by a giant crane and is decorated with more than 30,000 multi-colored, energy-efficient LED lights, and crowned by a Swarovski star. The tree came to ‘light’ on November 28
<img alt="rockcentre" height="500" width="373" src="/images/stories/2012/12/rockcentre.jpg">
Another celebrated Manhattan landmark, the Empire State Building, has a new LED lighting system, which allows effects such as ripples, cross-fades, sparkles, sweeps, strobes and bursts with an range of colours.
The world’s most celebrated skyscraper is now decked out in colours of red and green for Christmas:
<img alt="estate" height="393" width="470" src="/images/stories/2012/12/estate.jpg">
A few weeks ago it was colours of blue and white to celebrate the Jewish holiday of Hanukkah:
<img alt="estatehann" height="294" width="470" src="/images/stories/2012/12/estatehann.jpg">
 
<hr class="system-pagebreak">
 
London’s most famous department store, Harrods, turned on its Christmas lights in November, complete with fireworks, with the lights delineating the enormous shoppers’ mecca.
<img alt="harrods" height="403" width="470" src="/images/stories/2012/12/harrods.jpg">
And it would be wrong (perhaps even sinful) not to include mention of the lights of the most famous boulevard in the world, the Champs-Elysées in Paris.
<img alt="parisxmas" height="375" width="500" src="/images/stories/2012/12/parisxmas.jpg">
Closer to home, both Melbourne and Sydney are getting into the Christmas spirit.
Looking perhaps more psychedelic than Christmas, Melbourne Town Hall is wrapped in a red bow.
<img alt="townhallxmas" height="282" width="470" src="/images/stories/2012/12/townhallxmas.jpg">
Sydney has gone more high-tech with this Town Hall covered in colourful projections.
<img alt="townhall2" height="236" width="470" src="/images/stories/2012/12/townhall2.jpg">
And then there’s always the humble Australian home, lit up like, well, a Christmas tree.
There’s this home in Caramar, Perth:
<img src="/images/stories/2012/12/xmaslights.jpg" width="470" height="353" alt="xmaslights">
And this more considered display in Kew, Melbourne:
<img src="/images/stories/2012/12/xmas2.jpg" width="470" height="256" alt="xmas2">
In Sydney, you’ll be hard pressed to miss this home in Riverwoods.
<img src="/images/stories/2012/12/xmas3.jpg" width="470" height="353" alt="xmas3">
For more colourful Aussie inspirations, try this <a target="_blank" href="https://www.ozchristmaslights.com/">dedicated website.</a>
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