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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There is a hotly contested argument in the Australian property investing landscape: Buying off the plan versus buying established properties.  Most investors starting out are likely to enter the unit market instead of buying freestanding houses. This is particularly evident in capital city markets, where detached dwelling price entry points are usually not within reach of first-time investors. So investors look to the unit market for easier accessibility and (arguably) easier ongoing management while holding. As such, they come across this choice fairly early on in their investing career, with some favouring off-the-plan apartments and others preferring established stock only.
But which type is the best?
I favour established stock, and here’s why:
First of all, let’s start with the biggest factor: price. Property is all dependant on location, we know this; but if compare the price of an off-the-plan unit with an established unit (same bedrooms, floor space, parking etc) in the same suburb – and even street –  the cost will be much cheaper. Sure, the older unit may not be as pretty, or have as modern styling or features, but it will be significantly cheaper than the off-the-plan stock, making it more readily accessible for entry-level investors.
Additionally, there is scope for renovation to increase value and rental return, throughout your ‘holding’ life for the property. This is a handy tactic in times where capital growth may be flat, or when increasing interest rates can dip an investor too far into the ‘negative’ in terms of holding cost. Off-the-plan residences have a built-in maximum ceiling rate for rent with little scope to add value via renovation for a good five to 10 years from completed construction.
This flows into my next point. Established stock that has stood the test of time is typically better built than new stock. Not always, but developers look to cut corners with building materials, design, and functionality. Sometimes developers are looking only at what will drive their biggest profit margins, instead of the dynamics of the area they are constructing the block in are demanding. I find this interesting because often developers market most heavily not to would-be home owners, but to would-be investors.
You should always pay utmost attention to your due diligence when buying off the plan for this reason. It is never a happy discovery when an investor realises that while she signed off on Smeg kitchen appliances two years back, her finished kitchen is furnished with cheap inferior fittings that look OK for about a year but have no wear and tear sustainability. This translates into expensive holding costs in years two, three, and four when inferior fittings break down.
Somebody has to pay for all those marketing costs. Yep, somebody has to pay for all those fancy high-gloss 60-page booklet they print, every billboard ad, every online banner ad they have to buy ad space for. No prizes for who picks up the bill for it: yep, you, the investor. And working for over six years in the media advertising industry myself, let me tell you that mass-scale marketing ain’t cheap. As investors, paying for someone else’s marketing campaign is something that should be avoided, and buying established stock helps reduce your risk of exposure to this.
 
<hr class="system-pagebreak">
 
This is also a good transition in to my other bugbear about off the plan units. Sure; people who are pro off the plan will be quick to retort about how depreciation in the first five to seven years will be a huge tax incentive for them, and they will be able to get great returns for the "golden years" that any depreciation report findings will offer them in these years. But the reality is this; you lose whatever gains you would have made – and then some – by paying for those over-inflated marketing costs to begin with! Savvy investors know this. What good is say $18,000 of additional depreciation revenue over the first five years or so, if you’ve had to outlay an inflated sales price by $30,000 to begin with?
Buying off the plan in areas of high development is a huge risk area. We’ve seen areas of Melbourne, Gold Coast, and more recently inner Brisbane, all suffer from this. Developers find areas that have high demand and then accommodate for that demand in their offering. Sounds fairly logical, right? Here’s the problem; another 15 developers have also had an eye for the same area, yet there may only be demand for say, four or five buildings worth of tenants in that area over the next two years of construction. See the problem? Suddenly that rental appraisal for your off-the-plan apartment of $400 per week now, in 2012, is whittled down to $330 per week in 2014, where, at completion, your apartment is just as vacant as countless others, in a saturated marketplace.
Developers will always have a vested interest in maximising the volume of units they can fit in one block. The result? Too many small units that do not have the features that the local would-be renters in that suburb desire most. The most glaringly obvious casualty, in the fight for maximising floor space, is to lose dedicated separate kitchens in favour of ‘galley’-style kitchens that are really just one wall in a small lounge room. This may be fine for, say, inner-city studio and one-bedroom apartments where the market is happy to have a tiny kitchen in favour of other features, but I am seeing more and more developers building two-bedroom apartments in middle to outer-ring areas of cities with galley kitchens. This is a huge no-no because most times, middle-ring two-bedroom would-be tenants demand dedicated kitchens. Older style units – say, older than 10 years or so – will usually provide dedicated kitchens in units of this type.
Lack of understanding renter demand is one thing developers can miss, but there is another negative flow-on effect here, and that is in strata and maintenance costs. Many off-the-plan developments have special features – rooftop gardens/terraces, water features, lifts, pools, gyms and so on – and while it is no secret that this sharply increases strata costs quarter to quarter, the issue of supply and demand can also adversely affect capital growth here. How? Well, what good is an on-site tennis court, for instance, if the development is in an area that has no demand for such a thing? If I am a tenant looking for housing but am not a tennis player. why would I pay $40 more per week in rent to have a feature I will not use? Older stock tends not to have such extravagant features. This is because older stock was arguably better planned to understand the demands of the community who were to reside in their structures.
Location. Savvy investors will know that well-located older stock can increase in value much faster than off the plan can. And I am not just referring to heritage, character, or other "cherished" types of property. I am referring to prime location. For instance, if there is an old red-brick, three-floor walk-up that is wedged between two community parks, complete with barbecue areas, play gyms and other amenities, you know that a developer won’t come along any time soon, bulldoze the park, and build a 10-story monster next to your block (effectively cutting off views and amenity). Sure, while this does happen from time to time, it is a rarity. Off the plan, on the other hand, usually secures blocks in areas where entire streets and multiple blocks are rezoned for medium-density housing. What does that translate to? Well, that beautiful eighth-storey apartment overlooking the park with city views could very likely have three equally tall buildings constructed around it, a couple of years later, if zoning has allowed for this. This reduces your capital growth and sometimes rent rate achievable too; if once-great views are obstructed and extra stress – parking problems, traffic, and noise – occur as a result.
Last of all, parking issues. Parking may not be in high demand for some areas, but for those that are, often developers simply build big basements in which they simply have dedicated spots, separated only by painted lines. Fewer basements these days are offering dedicated lock-up garages, per unit, in favour of open-air painted-line car park spaces. For areas where car parking is in high demand, lock-up garages will always be more favourable than just spaces. Tenants like the flexibility of having that space – they can have storage, or a car, or sometimes both if there is enough space inside. If parking is a high priority, tenants will usually favour an older style unit with dedicated lock up garage, than a newer block with a security basement without dedicated lock up storage per unit.
Although I am in favour of established stock over off-the-plan units, in the end, any investment is always about the due diligence. If you get down to one of each type of dwelling; and the numbers stack up to favour the off-the-plan unit, then you should obviously go for that. I am keen to be challenged on the points I make above, as I am sure there are benefits to off the plan purchases that I’ve not considered, but for now; this investor remains to keep his buy-and-hold strategy exclusively to existing stock purchases only.
Cameron McEvoy is a NSW-based property investor and maintains a blog, <a target="_blank" href="https://propertyspectator.blogspot.com.au/">Property Spectator.</a>
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cmcevoy-Go82SmsJA9

Why you should buy existing property rather than purchase off the plan

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China’s sovereign wealth fund CIC has reduced its stake in industrial property developer and manager Goodman Australia by 6.9%.
Goodman Australia is part of Goodman Group, an international integrated property group that owns, develops and manages logistics and business space across continental Europe, the United Kingdom and the Asia-Pacific region.
CIC has sold $519.2 million worth of shares (116.7 million shares at $4.45 a share) to leave it with a 9.9% holding in Goodman Australia.
The shares were purchased by local and foreign institutions at 3% discount to the last trading price, reported the Australian Financial Review.
The downsizing of CIC's stake follows a day after the Goodman Australia Industrial Fund announced an equity raising of $624 million and an extension of the fund term by four years to 2019.
CIC benefited from a 66% surge in the Goodman share price over 2012, with the listed property trust outperforming Australia’s biggest A-REIT, Westfield, by a significant margin.
The money is being returned to China rather than being invested in Goodman’s unlisted funds as had been expected.
CIC is expected to retain its remaining stake for at least another 12 months due to their being a tax advantage.
CIC is expected to hold onto its remaining stake for at least another year as there is a tax advantage to doing so. Contrary to expectations, it is thought to be repatriating the cash back to Beijing rather than reinvesting the money in some of Goodman’s unlisted funds.
CIC bought a 17.8% stake in Goodman in the wake of the GFC, which rescued the group from the risk of collapse.
Goodman's current portfolio consists of 191 properties located in Sydney, Melbourne, Brisbane, Adelaide, Canberra and Perth.
Blue-chip tenants include Toll, Linfox, DHL, Coles, Coca-Cola, TNT and Brambles.
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lschlesinger-FZcF9M3vE6

Chinese sovereign fund cashes in on share price surge to reduce holding in Goodman Australia

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Consumer sentiment fell 4.1% in December in the week the Reserve Bank cut the cash rate to an emergency level setting of 3%, according to the latest Westpac Melbourne Institute Index of Consumer Sentiment.
This nearly reverses the 5.2% increase in the index in November with the index now 3.2% below its November 2011 level meaning there has been no overall improvement in consumer sentiment despite the cash rate falling 175 basis points over the past 13 months.
It follows the release of the NAB business survey yesterday, which found that business conditions were unchanged in November, but remain well below their long term average and at their lowest level since May 2009.
The only Westpac respondents to react positively to the rate cut were  - not surprisingly - mortgage holders, where sentiment rose 4.4%.
The survey of 1,200 Australians was conducted from December 3 to December 9 December, with the RBA cutting the cash rate on December 4 and all the major banks and their subsidiaries (apart from ANZ) announcing they would pass on 20 basis points within roughly 24 hours of the decision.
Overall, the index fell from 104.3 in November to 100.0 in December.
The December result indicates a drop in confidence about the future with a 4.3% slump in confidence about economic conditions over the next 12 months and an 8.9% slump in confidence about economic conditions over the next five years.
In the home ownership categories, those that own their homes outrights were the most pessimistic with a 10.9% slump in this sub-index while renter sentiment fell by 9.1%.
Westpac chief economist Bill Evans called the December findings of the survey "a very surprising result”.
“When we saw the 5.2% increase in the Index in November, which came despite the Reserve Bank surprising by holding rates steady, it appeared that sentiment was finally starting to respond to the accumulated series of rate cuts since November last year.
“With that in mind it was therefore reasonable to expect that the Index would respond quite positively to the rate cut the Reserve Bank delivered last week.
“Instead the Index fell back to near its October level and is now 3.2% below its November 2011 level," he said.
Evans attributed the slump in confidence to consumers being influenced by reports in the media about economic conditions.
“In this survey we also receive a measure of the major news categories which influenced respondents and how each category was assessed.
“The news items which had the largest impact were around economic conditions. An impressive 60% of respondents recalled news items on the economy.
“Next most prominent were interest rates (28.9% of respondents); budget and taxation (20.7%); international economic conditions (20.6%); inflation (13.9%); and employment (11.9%),” he says.
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Rate cuts keep mortgage holders upbeat but overall consumer sentiment slumps in December: Westpac index

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A striking three-level multi-purpose building featuring a rectangular prism rising above spectator seating has been unveiled as the new headquarters for Football NSW (FNSW) in Glenwood, western Sydney.
<img src="/images/stories/2012/12/football2.jpg">
The building, which is subject to development approval from Blacktown Council, will be built at NSW Football’s current home base, the 11-hectare Valentine Sports Park (VSP), ahead of Australia hosting the Asian Cup in 2015.
It has been designed by architectural firm HBO+EMTB, whose other projects include the refurbishment of the Westend precinct of Crown Casino Melbourne and the design of the new multi-storey headquarters for the National Rugby League (NRL) at Moore Park in Sydney.
The proposed building includes integrated spectator and playing facilities that could be used as by national teams as a training base or base camp for teams for the Asian Cup in 2015.
The tournament will be hosted by Australia from January 8 to 31 in 2015.
In addition to the new building, the project includes the upgrade of five playing surfaces, with two fields converted to international standard synthetic surfaces.
The new building is the centrepiece of the project, with the ground level comprising player and officials change rooms, the concourse level made up of spectator facilities and a learning centre and the upper level offering 1,100 square metres of administrative and related space.
Around half of this upper level space will be devoted to accommodation for FNSW’s staff, and the balance for training and tribunal uses associated with the running of the sport from junior to elite level, according to FNSW chief executive Eddie Moore
HBO+EMTB managing director Kevin Fitzgerald says the firm worked closely with FNSW to create a highly functional yet memorable structure.
“A striking rectangular prism supported by broad angular columns floats above the raked stands.
“The structure is anchored by a bold off-form triple height concrete cube which also forms the entrance to the facility
“It’s an attractive, highly efficient building that will serve FNSW for many decades to come,” he says.
An existing gymnasium building will be extended to create an additional 365 square metres and will include an international standard Futsal stadium (indoor football) with tiered seating for 400 spectators.
Both the NSW state government and the federal government have contributed funds for the project.
Valentine Sports Park has been operational since the late 1960s.
Earlier this year London based industry publication Building Design rated HBO+EMTB the world’s 38th largest architectural practice in the annual BD World Architecture Top 100 Survey.
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Design unveiled for Football NSW headquarters in western Sydney ahead of Asian Cup in 2015

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Trying to pick property market movements in recent years has been tricky to say the least, but a recent lending report from Westpac bank into home loan approvals gives us an indication of what lies ahead in 2013.
The report shows that while lending for homes remained stagnant in October, the number of loans for investors continued to climb. Loan approvals to investors rose 5.5%, and this was off the back of a massive 8.8% jump for September. Year-to-date loans for investors have risen by 21%.
The planets are aligning for investors as the numbers begin to stack up. It is now becoming very affordable for investors to seriously consider a property purchase. But as the investors return to the market, the savvy ones will be looking to purchase properties that not only have minimal holding costs but also significant capital growth potential.
Investors will no doubt hit the traditional investment areas such as <a target="_blank" href="/news">South Yarra</a>, <a target="_blank" href="/news">Elwood </a>and <a target="_blank" href="/news">Richmond</a>. As usual, they will look for the standard requirement of good transport infrastructure, shopping, restaurants and bars because all theses things result in strong tenant demand.
However, investors should also be looking for emerging markets where properties are more likely to benefit from a big upswing in capital growth.
Take, for example, a couple of recent property sales in Melbourne’s inner west and north.
A one-bedroom apartment at<a target="_blank" href="https://www.realestate.com.au/property-apartment-vic-flemington-111304283"> 8/60 Farnham Street, Flemington</a>, sold recently for $335,000. This price is more than $100,000 less than the median price of apartments in Melbourne so represents very affordable buying. In addition to the low entry point this property has the potential to be let for around $300 per week.
<img src="/images/stories/2012/12/farnham.jpg" width="470">
 
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At a slightly higher price point but yet still very affordable is <a target="_blank" href="https://www.realestate.com.au/property-apartment-vic-northcote-112284991">20/203 Clarke Street, Northcote</a>, which sold on the weekend for $452,000. While the view of the CBD is magnificent, this property also has the potential to produce close to a 5% yield. In isolation, a yield at this level is great, but hand in hand with very competitive fixed rates these properties start to look very enticing.
<img src="/images/stories/2012/12/clarkest.jpg" width="470">
Currently an investor can lock in three-year fixed rates for less than 5.5% and taking it a step further,  five years can be locked in for just over 5.5%. This means properties such as these could be purchased and be very close to neutrally geared from day one. Investors would also have certainty over their interest payments for the next five years, and as time goes by the only variable is the rental return, which is likely to only move in one direction. Up.
Further, both of these properties are located in suburbs that are emerging investment areas. Traditionally investors have preferred to stay in the safe havens of the inner-eastern suburbs, where comparable properties could sell for an extra $100,000 or more.
Although houses in suburbs such as <a target="_blank" href="/news">Flemington </a>and <a href="/news">Northcote</a> have been highly sought for a number of years, a lot of buyers have viewed apartments as a risky option. However, as many investors are priced out of the eastern suburbs they will start to look for other opportunities. In short, properties like these have significant growth potential in the years to come.
It is important to remember that around 70% of the property market is controlled by home buyers. As a result the increase in investor demand is not going have an impact on the entire market, and overall growth may not be huge in 2013. However, investors will place increased pressure on pockets of the market, and these areas will have above average growth next year.
Mark Armstrong is a director of <a target="_blank" href="https://www.ipropertyplan.com.au/">iProperty Plan</a>, which provides independent analysis and tailored advice to investors and home buyers.
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Where Melbourne property investors should look to maximise capital growth in 2013

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The RBA has released the <a target="_blank" href="https://www.rba.gov.au/publications/confs/2012/conf-vol-2012.pdf">proceedings of a conference</a> held in August on Australia's property markets. It includes discussion papers on land and housing price measurement in China, housing finance, when a housing market is overheated enough to threaten stability, and the commercial property cycle. 
In one discussion paper, <a href="https://www.propertyobserver.com.au/economy/lower-interest-rates-following-bust-can-have-toxic-consequences-glenn-stevens/2012121158408?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=news" target="_blank">RBA governor Glenn Stevens warns </a>that lowering interest rates following an “asset price bust” to stimulate lending can have "toxic consequences".
 
<a target="_blank" href="https://twitter.com/CCASHMORE_BUYER"><img src="/images/stories/2012/12/cashmoretweet2.jpg"></a>
Oxford University macroeconomist <a href="https://www.propertyobserver.com.au/economy/profitable-banks-and-cautious-lending-practices-protecting-australia-against-boom-bust-housing-cycles-oxford-university-economist/2012121158407?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=news" target="_blank">John Muellbauer also looked at the risks posed to financial stability from "boom-bust" housing cycles</a>. Muellbauer provided an overall positive assessment of Australia’s prudential and regulatory oversight.
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RBA releases conference papers on Australia's property markets: Tweet of the day

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Today, Chinese money makes up the fastest-growing segment of the real estate market in Australia.
Darrell Irwin of Colliers International says that the investment wave is pushed by Chinese immigration and tourism. Chinese see the Gold Coast and Australia as a safe place to invest and a good place to educate their children.
Australia is the southern hemisphere’s Switzerland.
Irwin thinks this Chinese investment boom could end up being bigger than the Japanese wave of the 1980s.
There is a difference, however. As Irwin says: "The Chinese are a lot more astute than the Japanese were when it comes to the acquisition of real estate assets.”
Everyone from property developers to the Gold Coast City Council are trying to work out how to make sure some of that money finds its way into their pockets.
The council wants to create a <a href="https://www.chinatowngoldcoast.com.au/" target="_blank">Chinatown in Southport </a>to serve the 200,000 tourists who fly down from China to the Gold Coast each year.
The Queensland government has put money into the project, contributing $50,000 to create a Chinatown masterplan. Several China-based investors have already invested significant amounts, according to a report published in the Sun.
Even Tom Tate, mayor of the Gold Coast, is getting in on the act. He bought his own tickets to China, Taiwan and Macau, where he met with rich Chinese investors and encouraged them to come to Australia.
It is no surprise that deep-pocketed organizations are targeting Chinese buyers. They have the resources to do so.
But what can individual vendors and agents do?
It turns out that, even with a limited budget, you can do plenty. To find out if you have the kind of property that could appeal to a buyer from China, or a Chinese -speaking buyer from Australia, <a target="_blank" href="/news">read my last article</a>.
 
<hr class="system-pagebreak">
 
Next, the most important thing you can do is list your property in Chinese, either on your own website, on a portal like Juwai.com or both.
With Chinese buyers, presentation matters. One reason that Chinese buy more luxury goods than every other country but Japan is that they live in a very competitive society. The brand of your watch can set you apart from the next person and demonstrate your success.
This has an impact on your property listings. I cannot put it any more simply than this: your listings must be professionally translated by humans -- not by Google Translate or any other software.
Chinese buyers want to feel like they are getting the best, so machine translations do you and your brand damage. They seem unprofessional, and the language they generate often comes across as childish, confusing and even offensive.
My second piece of advice for the property marketer hoping to sell to Chinese buyers is to host your listing on the inside of the Great Firewall of China.
There are two internets today: the global internet and the Chinese internet. China’s central government makes no secret of the fact that it is constantly sifting through web traffic to look for things it considers against the best interests of Chinese society.
When a Chinese user tries to load a web page from Australia, that page will probably be examined by the government’s automatic censors. This takes time.
Some websites are 45 times slower for within the firewall than for users outside of it. Chinese users either get frustrated and give up, or their web browser gives them a “Page can’t load” error. Neither outcome helps you sell property, nor present your brand professionally.
Third, focus on the right audience.
Lets face it, you are not going to sell a $700,000 property to someone earning the equivalent of $625 per month. Make sure your listing reaches high-net-worth Chinese and not the average Chinese.
Many wealthy Chinese expect to apply for Australian residency via the new Significant Investor Visa. Others send their children here for an expensive English-language education (about 150,000 are studying in Australia right now). These people are your audience.
The last tip I have space for in this article is to be patient. Just like you, Chinese buyers prefer to take their time researching the overall market, individual listings and real estate agencies.
The good news is, once they have all three elements in place, they can move surprisingly fast, and often make multiple purchases over a short period of time.
Andrew Taylor is the founder and CEO of sales and marketing of <a href="https://www.juwai.com/" target="_blank">Juwai.com</a>, the number-one Chinese real estate portal for property in Australia and around the world. Find out more about him at <a href="https://list.juwai.com">list.juwai.com</a>.
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Four tips to help you sell Australian property to Chinese buyers

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Adelaide’s inner-northern industrial markets continue to be the most popular those business seeking warehouse space, accounting for almost 80% of the more than 200,000 square metres of industrial floor space leased in the first nine months of 2012 in the South Australian capital, according to Colliers International.
Prime net rents in this market currently range between $100 and $145 per square metre and secondary net rents between $65 and $90 per square metre.
Prime inner-northern industrial yields currently range between 7.75% and 8.5%, and secondary market yields between 8.5% and 9.5%
Major leasing deals include Interlloy signing a long-term lease for 1 William Circuit at Pooraka in Februrary. The 4,385-square-metre property had formerly been occupied by Bohler Uddeholm (Bohler Steel), which sold it late last year and July. ACI Glass leased a 32,000-square-metre warehouse at 15-23 Whicker Road, Gillman. 
Australand has secured a pre-commitment to lease a new purpose-built 25,500-square-metre facility after acquiring the Electrolux 84,000-square-metre site at 19 Pope Street, Beverley, in an off-market transaction at the end of 2011. The lease is for 12 years at an estimated net rent of $87 per square metre. The building is expected to be completed next year. 
According to Colliers International, there is around 45,000 square metres of industrial floor space currently under construction within Adelaide's industrial precincts, with expected completion dates ranging from the last quarter of 2012 to through 2013.
The report also reveals that rents are stable and prime market yields have stabilised between 8% to 8.5%.
The pre-lease market has remained active with close to 50,000 square metres pre-leased this year.
Recent pre-lease commitments include Cameron Interstate, Electrolux, Global Pumps Inc., Spotless Group and Australian Independent Glass.
The report reveals that year to date, the total value of Adelaide transactions was estimated to be $180 million, with almost 45% of the transactions occurring in the inner-northern precinct.
Predominant sales activity included the sale of a property at 404-450 Findon Road, Kidman Park, for $35.1 million. The sale price reflects an initial yield of 15.46% and is fully leased to Metcash Trading Limited.
In June, 16-20 Johansson Road, Wingfield, sold for $9.5 million on an initial yield of 11.6%.
A property at 9-13 Caribou Drive, Direk, sold for $9.2 million. The property is leased to Kimberly-Clark and has a market yield of 8.63%.
The report forecasts that Adelaide’s overall industrial performance will continue to climb over the next six months and tenant demand will also increase.
Incentives are forecast to remain stable, as are land values, but yields are forecast to either remain stable or decline.
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Adelaide inner-north industrial market is leasing hotspot: Colliers International

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Small investors returned to the Sydney property market in "droves" in 2012, with their focus being the previously unfashionable but fast-expanding outer-western suburbs, according to Herron Todd White.
In its 2012 year-in-review wrap, valuers at Herron Todd White say their predictions about the north-west Sydney market made in February were “mostly on the money.
“The small investor returned to the market in droves in 2012, especially in the west. This helped prop up the 'old' first-home buyer’s market.
“There was a continued 'granny flat' trend in the Penrith and Blacktown council areas. Investors are increasingly looking for higher returns and the dual income stream offered by purchasing a basic three-bedroom dwelling and building a granny flat to the rear has proved most popular," says HTW in its December wrap.
Recent sales of houses with granny flats in the outer west include <a href="https://www.realestate.com.au/property-house-nsw-cranebrook-108968621" target="_blank">this five-bedroom house with a self-contained brick granny flat</a> plus 1 ½-car garage on Farmview Drive in Cranebrook near Penrith, which sold for $455,000 through Ali Khanchedar of Southlands Estate Agents Penrith.
 
<a href="https://www.realestate.com.au/property-house-nsw-cranebrook-108968621" target="_blank">
<img src="/images/stories/2012/12/farmview.jpg">
</a>
The house last sold for just $69,000 in 1987.
Khanchedar estimates it could earn weekly rent of $700 equating to a healthy yield of 8%.
In October, Mina Khanchedar Julie Stinson also from Southlands Estate Agents Penrith, sold <a href="https://www.realestate.com.au/property-house-nsw-jamisontown-111242887" target="_blank">this four-bedroom house</a> for $393,000 on Henderson Crescent, Jamisontown, noting that it has “plumbing for potential granny flat as well as a carport”.
<a href="https://www.realestate.com.au/property-house-nsw-cranebrook-108968621" target="_blank"> </a>
<img width="470" src="/images/stories/2012/12/jamion.jpg">
The 1980s-built house last sold for $265,000 in 2001.
 
<hr class="system-pagebreak">
 
In its July market wrap looking at <a target="_blank" href="https://www.propertyobserver.com.au/hotspots/from-western-sydney-granny-flats-to-east-brisbane-workers-cottages-15-eclectic-investment-opportunities-under-%24500000-htw/2012071855637">sub-$500,000 investment options</a>, Herron Todd White said buying a a house with a granny flat in the western suburbs was the “best investment from a rental return basis in the western suburbs”.
HTW suggested investors consider purchasing a circa 1960s to 1970s dwelling on 650- to 700-square-metre allotments and erect a granny flat on the rear of the allotment, thus creating two separate tenancies.
Typically, HTW says investors are paying somewhere between $280,000 to $330,000 for the existing dwelling and between $60,000 to $80,000 for the granny flat, plus spending an extra $25,000 on sprucing up the original dwelling.
According to HTW the dual tenancies can generate monthly rent of $600 ($350 for the main house and $250 for the granny flat), with vacancy rates at practically 0%. 
Property developer and regular Property Observer writer Jo Chivers suggested back in February that investors consider adding a granny flat to their investment property and then rent it out separately, “resulting in an increased yield and good depreciation benefits”.
Chivers points out that such endeavours are supported by the NSW government’s Affordable Rental Housing State Environmental Planning Policy (SEPP), which can fast-track the approval of granny flats in 10 days provided it meets <a target="_blank" href="https://www.planning.nsw.gov.au/plansforaction/pdf/Affordable%20Housing_Fact_Granny%20Flats.pdf">a number of regulations</a>.
Apart from a rise in investor buying properties with granny flats in the outer west, HTW notes an increase in the uptake of house-and-land packages by first-home buyers in this market following the new $15,000 state government hand out for those building or buying a new home, which began on October 1.
“Many first home buyers are paying a bit extra for a base level house-and-land package,” says HTW.
The improvement in the outer west was not matched in other parts of Sydney, with HTW describing the rest of the market as “volatile”.
“Despite strong sales in the first half of 2011, properties on the northern beaches and north shore have underperformed over 2012.
“This is especially true above the $1.5 million price point, where we have seen evidence of re-sales that have declined in value from the peak of the market in 2007. This trend was expected to continue as 2012 began, however many predicted the spring season may have brought people back into the market.
“This has not been the case however, with deep-seated uncertainty when it comes to purchasing high-end property.
“This sentiment appears to be across the board with the eastern suburbs, southern suburbs and inner-west all experiencing similar market conditions throughout 2012.
“It is fairly safe to say that the $750,000 to $1.5 million range has been steady, with no significant capital growth experienced. Properties with a price point below $750,000 have generally had minor capital growth overall, but far less than that experienced in previous years,” says HTW.
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Investors returning ‘in droves’ to outer-western Sydney, with granny flat appeal: HTW

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Property investors, including many mums and dads, are increasingly being exposed to onerous risks and substantial costs associated with demonstrating that land is suitable for development.
A popular investment for mums and dads looking for superannuation income may be to buy a block of suburban land and put up a small residential development.
But with Sydney’s land shortage, increasingly it is the case that blocks of land for sale have a history of contamination, usually from petrol or asbestos.
Many property investors and developers are not experienced in relation to the assessment of risks associated with acquiring land that has been used for potentially contaminative uses.
This may be because they are one-off investors or because they have previously undertaken developments where such risks did not need to be assessed.
A vendor may disclose site contamination and agree to deal with the problem as a pre-condition to settlement of the sale. The trigger for settlement can be a “validation report” issued by the vendor’s consultant.
But the purchaser cannot safely assume that the site will be regarded as having been cleaned up to the extent required for the proposed development and re-use because a validation report may not be sufficient for consent authorities, including NSW councils.
Councils usually require an audit report from an independent site auditor who is accredited by the NSW Environment Protection Authority (EPA).
This can be a very costly process for the land owner.
As the site auditing process is usually a lot more involved than the site validation process, the purchaser is exposed to unforseen costs and delays, which can be prohibitive to the financial viability of the proposed development.
Investigations and sign-offs can cost the new land owner as much as $50,000 to $100,000 – and often much more.
There are purchasers who have bought their land thinking everything was fine who are being left with the burden of having to undertake new environmental assessments and potentially being slugged with big clean-up bills as well.
If they don’t get that DA approved, no one is going to be able to use the block of land and use of the land is essentially sterilised. In addition the new owner is also liable for holding costs and may not be receiving any income.
I have seen contaminated land investigations and remediation take place where the cost has exceeded the cost of the purchase price of the land.
This problem is set to get worse as more and more land with a history of contamination is recycled.
Holding Redlich has introduced a new, free-of-charge service, which includes a liability check on purchasers’ statutory and contractual rights to determine the purchaser’s liabilities and chances of recovery of costs.
We check the purchaser’s rights based on a forensic investigation of the risks posed by the contamination.
In NSW, it is also possible that the buyer can recoup the costs of the clean-up from the person who is responsible, if that person can be found.
The free-of-charge service offered by Holding Redlich is to assist people who are either: 
<ol>
<li>In the process of reviewing transaction documents thathave already been signed because there is concern that they may have inherited a problem; or</li>
<li>In the process of negotiating transaction documents. </li>
</ol>
The idea is to put those people in a more informed position and assist them in understanding their statutory rights and negotiating the contractual rights. 
Subject to this initial investigation, a formalised retainer arrangement would be established in order to represent them in negotiations or in relation to the enforcement of contractual or statutory rights.
Richard Abbott is a partner in funds management, property and projects, stamp duty, planning and environment at<a href="https://www.holdingredlich.com.au/" target="_blank"> Holding Redlich.</a>
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