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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Sentiment has turned strongly in favour of a December 4 RBA cash rate cut.
Of the 28 economists surveyed today by Bloomberg, 19 are tipping the RBA to cut the cash rate to 3% next week. This is up from <a target="_blank" href="/news">15 out of 26 </a>who tipped a rate cut last week and 12 out of 25 who tipped a rate cut two weeks ago.
This would equal the lowest cash rate setting, which was in place between April and September 2009.
The Commonwealth Bank continues to expect the RBA to leave the cash rate unchanged, but NAB has changed its forecast to a rate cut, joining ANZ and Westpac.
Westpac subsidiary St.George Bank is tipping the cash rate to remain on hold in December.
St.George Bank will have bragging rights over Westpac’s Bill Evans, should the RBA keep rates on hold.
Looking ahead to 2013, twenty out of 28 economists don’t expect a rate cut in the first quarter of 2013.
Monday will see some important data released which could have a bearing on the RBA’s decision.
The RP Data-Rismark house price index for November is released with economists forecasting a 1% fall in the median house price.
Retail figures will also be released for October with economists expecting a rise of 0.4% following an increase of 0.5% in September.
Just ahead of the announcement, building approval figures for October will be released with economists tipping a 1.6% drop in total dwelling units approved.
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Strong majority of economists tip December RBA cash rate cut: Bloomberg

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Perth and Sydney CBD office values are rising faster than in any other major capital city market, according to capital growth analysis of office assets held by listed property trusts (AREITS) by Goldman Sachs.
Perth (4.1%) appears to have been the strongest  office market for capital growth, followed by the Sydney CBD (2.6%) and the Brisbane CBD (2.4%) with offices in the Melbourne CBD (+2.4%) also showing above average growth.
Click to enlarge
<a rel="shadowbox" href="/images/stories/2012/11/cagr.gif" title="Click to enlarge"><img src="/images/stories/2012/11/cagrthumb.gif"></a>
Outside of the major capital city CBD office market, capital growth is less in evidence, with office values in the non-CBD Brisbane market down 6.1% and Canberra office values down 1.3%, with both of these markets achieving negative capital growth on both a simple and weighted basis.
Growth office values was weak outside of the Sydney CBD with non-CBD values up just 0.5%
“One point we will make on this analysis is that Sydney and Melbourne are typically viewed as 'core[ markets by the A-REITs.
“Consequently they represent the greatest exposure for each REITs office portfolio in dollar value terms,” says Goldman Sachs analyst and report author Peter Zuk.
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A-REITs with Perth and Sydney office exposure well placed

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Sydney has about 575 auctions this weekend, according to Australian Property Monitors, which is about 7% up on the same Saturday last year.
The following weekend there are around 650 auctions scheduled then 500 in a fortnight, a very late and heavy offering for the lead into Christmas.
Melbourne has around 950 auctions this weekend, according to the Real Estate Institute of Victoria. The following weekend there are around 970 auctions scheduled then 930 in a fortnight, a similar heavy workload for the lead into Christmas.
Tomorrow's no picnic either as First National Sydney chief auctioneer Michael McCaffery tweeted today.
 
<a target="_blank" href="https://twitter.com/Auction_Action"><img src="/images/stories/2012/11/mccaffreytweet.jpg"></a>
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Tweet of the Day: Voluminous Sydney and Melbourne auctions listings challenge December vendors

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Corporate businesses occupying their properties should consider sale and leaseback transactions in the current financial and economic climate.
The greatest benefit of a sale and leaseback transaction, which is typically a commercial real estate transaction in which one party sells its corporate real estate assets to another party and then leases the property back, generally for a period of seven to 10 years, is the ability for the owner-occupier to increase their financial flexibility.
By becoming both the lessee and the seller, the owner-occupier negotiates from a position of strength to ensure they maintain uninterrupted control of the facilities and perhaps more importantly, they liberate capital to invest in their core business.
Depending on the quality of the property being sold, investment yields are currently between 8 and 10%, and freeing up equity at these rates presents opportunities for companies to redeploy this capital into core business activities with higher rates of return, or to reduce higher cost borrowings.
In the context of easing returns from cash and uncertainty surrounding the performance of equity markets, steady and long-term yields make this type of transaction an investment just right for the times.
Another big benefit of a lease and leaseback transaction is that it can provide an alternative to conventional financing, which is particularly useful now, in a climate where it can be difficult to obtain financing from banks. The feasibility of this, however, will depend on where commercial property investment yields currently sit in relation to the weighted cost of internal capital and external sources of finance.
Now is a great time for corporates to be considering sale and leaseback transactions, with market demand for this type of investment product also running high. There is a lack of prime-grade investment stock in the market, particularly in the industrial sector.
When we say prime-grade investment stock, we mean product that is of high quality and with a strong covenant, with long-term leases in place. There is limited supply of this type of product on the market, but with investor demand for it currently being very strong, owner-occupiers willing to sell their assets can be in a position of strength to secure strong prices and negotiate attractive leaseback terms.
 
<hr class="system-pagebreak">
 
Especially in the industrial sector, there is a lot of demand from both overseas and locally for good-quality assets, with funds such as Goodman, Charter Hall, Growthpoint, GPT, GIC, Aviva and Dexus looking to secure quality investments, so when they do come to the market there is competition amongst buyers and consequently prime-grade product yields are tightening.
With share market volatility persisting, investors are seeking more stable investments in the current economic climate, and sale and leasebacks offered that stability. Direct property investments with strong covenants can offer secure and stable long-term financial returns. Investors can lock in their returns over a known, lengthy period with built-in annual reviews. Depreciation benefits are also available for investors, which in the case of a new building, may be a significant financial consideration.
Owner-occupiers can also take advantage of market movements to benefit from the arbitrage between interest rates and investment yields. For instance, selling property and leasing back when investment yields fall below interest rates is essentially a cheaper means of financing, depending on that company’s internal cost of capital at that time.
However, it needs to be noted that when yields are lower than interest rates, investor demand is likely to decrease as more equity needs to be injected in order to obtain a positive return from the property.
Indeed a number of corporate businesses are already doing sale and leasebacks, including OneSteel, Amcor, PMP Printing, Linfox and Toll. These major corporates are selling their real estate to put the money back into their operating business and we think this trend is going to continue.
Gavin Bishop is national director of industrial at <a href="https://www.colliers.com.au/" target="_blank">Colliers International.</a>
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gbishop-r8E5hTAx3x

Sale and leaseback of industrial premises increases financial flexibility

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NAB has joined Westpac and ANZ by forecasting the Reserve Bank to cut the cash rate next week (December 4) to 3% and says there is potential for a further rate cut next year in May, but it could be as early as February.
The bank had previously forecast just one more rate cut in the current easing cycle in February.
“We now expect the next RBA rate cut of 25 basis points on December 4 but it is still line ball,” says NAB chief economist Alan Oster.
“In a sense, not much has changed but there has been enough evidence to tip our call over the edge.
“Data released over the past month have all but confirmed a weak GDP outcome for the September quarter and provide little evidence of any improvement into the December quarter.
“Not helping the economy is a still high Australian dollar, despite the recent softening in commodity prices, which is keeping on-going pressure on industries outside of mining. Softer commodity prices are raising concern about the near-term outlook for mining.”
"Much of the recent strength in the domestic economy has hinged on strong investment spending, led in particular by mining and supporting industries. While near-term capital expenditure appears to have improved modestly, official data suggest the outlook for investment has weakened again, with capital spending plans scaled back across the mining and non-mining economy," says Oster.
Oster also mentioned NAB's October Business survey, which reported the weakest business conditions since mid 2009.
"We now also see potential for a further cut next year, taking the cash rate to 2.75%, though the RBA is likely to hold off on a second cut until it has more information on the labour market, the Australian dollar and activity in both the domestic and international economies.
"At this stage we have tentatively put the further rate cut in May 2013 but if the local data continues to deteriorate it could come as early as February 2013."
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NAB changes interest rate cut call to December with one more in 2013

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Semi-rural suburbs like Baldivis and Ellenbrook on the Perth metropolitan periphery are providing first-home buyers with an opportunity to get a foot in the door, as the city's rental crisis deepens.
October rental vacancy figures released by SQM Research show a vacancy rate of just 0.6% in Perth, suggesting a chronic shortage of rental accommodation and fierce competition among tenants.
According to the November market report from valuers Herron Todd White, as a result of the ongoing pressure in the rental market and with rents in the Perth metro area up 14% over the past year, “many renters are weighing up the extra cost for owning their own home as against renting, as the differential between rental and mortgage repayments narrows”.
The November report has as its theme “Far-flung suburbs and their performance” and says properties in peripheral Perth suburbs “can provide good value for an owner-occupier seeking rural living”.
“Based on the current rental situation across the Perth metropolitan region, it is anticipated that many renters will make the move to home purchase and trade off the travel times and costs associated with living near the Perth periphery.
“As rental properties are in high demand at present, there is limited supply coming on to the market and the recent interest rate drop means Perth is beginning to look like a buyers’ market for the beginning of 2013," says the valuation firm.
However, Herron Todd White says periphery suburb buyers – primarily first home buyers – must trade off accessibility and mobility by for affordable homes in new developments.
“Peripheral suburbs are traditionally characterised by larger master planned communities conducive to these markets with schools and community centres within close proximity and appeal largely to young families.
“However, buyers need to weigh up this lifestyle with the prospect of low capital growth attributed to strong continual supply of land and lighter infrastructure and amenity surrounding the area,”
According to Herron Todd White, Baldivis, a semi-rural suburb 42 kilometres south of the Perth CBD is catered towards families, first-home buyers and commuters.
Based on Real Estate Institute of Western Australia (REIWA) statistics, the current median house  price for Baldivis is $429,000 with the suburb consisting predominately of free standing, single storey residential dwellings.
New house and land estates in <a href="/news">Baldivis </a>include Avalon managed by Terranovis, which is offering house-and-land packages on 600-square-metre blocks for under $400,000.
Herron Todd White also picks the “quiet, isolated” suburb of  <a href="/news">Ellenbrook </a>situated around 24 kilometres north east of Perth.
There are no major train lines connecting the suburb, but Herron Todd White points out that it has been designed and developed as a self-sustainable community, with each phase of development replicating a different “village” characteristic.
“Primarily, the suburb comprises detached, single-storey residential dwellings with pathways and cycle paths linking the suburb together.
“REIWA statistics indicate the current median house price in Ellenbrook is $387,000 with a strong number of first home buyers purchasing in the area.”
Ellenbrook is being developed by the LWP Property Group, with stage 8 in its Lexia development (pictured) recently released following strong sales.
Traditional home sites ranging in size from 392 square metres to 761 square metres are priced from $199,000, and cottage home sites ranging in size from 300 square metres to 320 square metres and priced from $170,000.
House prices start from $167,000 for a four-bedroom single-storey house.
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Perth first-home buyers look outwards to semi-rural Baldivis and Ellenbrook for affordable house-and-land options: HTW

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Mining towns present the ultimate risk-return conundrum for property investors, as I wrote in my Property Observer column in August.
They’re so hard for property investors to resist. They have the highest capital growth rates in Australia, and they have the highest rental returns. 
They also are the riskiest options for property investors. Mining towns are single-industry economies – sometimes single-employer economies – and are vulnerable to downturns in the lone industry. 
Over the past 10 years a typical suburb in an Australian city has averaged capital growth around 10% a year (thought certainly not in the past two years). The best suburbs in cities like Brisbane, Melbourne and Perth have averaged 14% or 15% – which is pretty good, because at those growth rates values are doubling every five years. 
But the best of the mining towns have capital growth averages double those growth rates. Both Moranbah and Dysart, coal-mining towns in Queensland, have recorded growth in their median house prices averaging more than 30% a year. So too has Newman, deep in the Pilbara region of Western Australia. The median price for Cloncurry in western Queensland rose 60% in the past 12 months. 
But the lure of the mining towns doesn’t end there. They also offer the highest rental yields in the nation. Many of them have double-digit rental returns. With the current surge in resources projects, particularly in Western Australia and Queensland, some mining towns can provide initial returns above 15%. 
But it’s never plain sailing with mining towns. They lack diversity, so their economic life is a roller coaster. Some also service the surrounding farming economy, but the high levels of prices and rents are based on demand created by the resources sector. 
This makes these locations highly vulnerable to downturns in the mining economy. When the global financial crisis struck in 2008, global demand for Australian resources fell. Miners downsized and in some cases shut down mining operations.
In coal-dependent towns like Dysart and Moura in Queensland, residential vacancies rapidly rose from near-zero to double digits. Gladstone, which has had four years of strong growth in house prices, had a 10% decrease in prices in 2009. 
The small WA communities of Ravensthorpe and Hopetoun were devastated when BHP Billiton shut down a $2 billion nickel mine that had been completed only months earlier – 1,800 people lost their jobs and property values fell. Hopetoun’s price performance since then has been a decline averaging 6% per year. 
More recently, we have seen mining companies refusing to rent properties in Moranbah over concerns about the high levels of house rents and upheaval in nearby Dysart followed the closure of the Norwich Park mine. Neither of these events is terminal to the towns’ investment prospects, but they demonstrate how uncertain property ownership can be in mining towns. 
Ultimately, an individual’s attitude to investing in mining towns, or not, depends on their objectives, risk profile and experience as an investor. 
It’s important for investors to understand their goals and to have a strategy for achieving them (it’s surprising how many don’t). Equally important is understanding their attitude to risk. If they prioritise safety and low risk, mining towns are not for them. 
For anyone starting out as an investor, mining towns are not a good option. They may provide big gains short term, but ultimately values may decrease sharply if a downturn occurs, such as the one that followed the onset of the GFC in 2008. 
On the other hand, experienced investors with substantial property portfolios may be happy to accept those risks within the context of a portfolio that has assets in safer locations.
Generally, investors wishing to safely exploit the rise of the resources sector should look at buying in regional centres that benefit from the mining upturn but are not dependent on it. 
Regional cities and towns such as Toowoomba and Mackay in Queensland, Geraldton in Western Australia, and Muswellbrook in New South Wales have diverse economies but also prosper when the mining sector is rising. These are safer options than mining towns.
Terry Ryder is the founder of <a href="https://www.hotspotting.com.au/" rel="nofollow" target="_blank">hotspotting.com.au</a> and can be <a href="https://www.twitter.com/hotspotting" rel="nofollow" target="_blank">followed on Twitter</a>.
For Terry's updated outlook sign up for the free webinar on Thursday, December 6 at 12.30pm on <a href="/news">Regions versus capital cities - where to invest in 2013?</a>
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terryryder-YECXbqmri2

Regional centres a less risky way to capitalise on mining boom:  Countdown to regional centres webinar

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Aussie Home Loans boss John Symond has raised more than $36,000 over the month of "Movember", with his well-groomed moustache drawing comparisons to Clark Gable and Magnum PI.
<img src="/images/stories/2012/11/symo.jpg">
Symond was the face of the<a href="https://www.propertyobserver.com.au/industry-news/aussie-john-symo-joins-property-industry-movember-charity-campaign/2012112057966" target="_blank"> Aussie 'SyMOs'</a> – a team of 44 Aussie brokers and employees who all grew moustaches in support of the cancer and men’s depression awareness monthly charity campaign.
The team has <a target="_blank" href="https://www.propertyobserver.com.au/https://au.movember.com/mospace/3785433">ranked fifth out of 19,000 teams who have taken part in Movember</a>.
Speaking to David Koch on Sunrise this week, Symond said he’d asked his mates if he looked more like Hollywood icon Clark Gable or TV star MagnumPI and was told that he looked more Sergeant Schultz from Hogan’s Heroes with his catch phrase: “I know nothing”.
“Very cruel, my friends, very cruel,” said Symond, who plans to shave off his moustache as soon as the clock strikes midnight November 30.
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John Symond raises $36,000 plus for Movember with Clark Gable/Sergeant Schultz look

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Half of all property investors hand over the entire management of their rental properties to an estate agent, according to a survey by consultants BDRC Jones Donald.
The landlords are better informed and have more profitable investments as a result, the survey concluded. 
Overall, more than three-quarters (77%) of landlords involve a property manager in some aspect of their rental portfolio and tenant management with less a quarter self-managing their investments and tenants.
Around 12% of landlords surveyed said they used a property manager just to collect the rent.
On average, landlords that use a property manager are better informed of the return they are getting from their investments than those that self-manage their investments - though in both cases a high proportion of property investors have no idea of the rental yield their properties are achieving.
Just less than a third (32%) of the landlords surveyed that said they did use a property manager said they were unaware of the rental yield on their investment, compared with 40% of landlords that self-manage their rental properties.
The survey also suggests that<a href="https://www.propertyobserver.com.au/landlords/property-investment-proceeds-not-an-alternative-to-full-time-job-australian-buy-to-let-landlord-survey/2012112658109" target="_blank"> landlords that use a property manager are better off financially</a>, finding that a higher proportion (51%) of property investors that use a professional property manager achieve a positive yield on their investments compared with 36% of self-managing investors who achieve a positive yield.
In addition, property investors that use a professional property manager are more likely to earn a positive cash flow stream from their investments.
“The Australian Private Property Investor Study found that the majority of private investors rely on the professional advice and support of real estate agents to maximise their investment returns,” says BDRC Jones Donald managing director, Dr Roger Donbavand.
“When you consider that Australian investors have seen five changes to the official cash rate in the last two years and the poorest super returns since 2007, it’s no wonder landlords are reaching out to professionals to ensure investment success,” he says.
One in four of the 500 landlords surveyed by BDRC Jones Donald plan to increase their rent over the next six months, with almost half of those surveyed noticing an increase in tenant demand and an increase in rents in other rental properties in their market.
The full report can be purchased from <a href="https://www.jonesdonald.com.au/" target="_blank">BDRC Jones Donald</a>.
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One in two property investors hand over full control of portfolio to property managers: survey

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RP Data has released the most recent suburb rental yields.
Property Observer has a compiled a table of the top 40 yields for New South Wales.
Boggabri is out in front with a high 11.6% yield, followed by Broken Hill with a 9.5% yield.
 
<table border="1" cellspacing="0" cellpadding="0" width="325"><tbody>
<tr>
<td style="text-align: justify;" valign="top" width="98">
SUBURB
</td>
<td style="text-align: justify;" valign="top" width="78">
POSTCODE
</td>
<td style="text-align: justify;" valign="top" width="85">
MEDIAN PRICE
</td>
<td style="text-align: justify;" valign="top" width="65">
GROSS RENTAL YIELD
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Boggabri</a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2382
</td>
<td style="text-align: justify;" valign="top" width="85">
$156,000
</td>
<td style="text-align: justify;" valign="top" width="65">
11.6%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Broken Hill</a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2880
</td>
<td style="text-align: justify;" valign="top" width="85">
$110,000
</td>
<td style="text-align: justify;" valign="top" width="65">
9.5%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Condobolin </a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2877
</td>
<td style="text-align: justify;" valign="top" width="85">
$131,500
</td>
<td style="text-align: justify;" valign="top" width="65">
7.9%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Cobar</a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2835
</td>
<td style="text-align: justify;" valign="top" width="85">
$200,000
</td>
<td style="text-align: justify;" valign="top" width="65">
7.8%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Batlow</a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2730
</td>
<td style="text-align: justify;" valign="top" width="85">
$111,250
</td>
<td style="text-align: justify;" valign="top" width="65">
7.7%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Bolton Point</a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2283
</td>
<td style="text-align: justify;" valign="top" width="85">
$250,000
</td>
<td style="text-align: justify;" valign="top" width="65">
7.5%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Narrabri </a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2390
</td>
<td style="text-align: justify;" valign="top" width="85">
$270,000
</td>
<td style="text-align: justify;" valign="top" width="65">
7.5%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Werris Creek </a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2341
</td>
<td style="text-align: justify;" valign="top" width="85">
$125,000
</td>
<td style="text-align: justify;" valign="top" width="65">
7.5%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Windale</a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2306
</td>
<td style="text-align: justify;" valign="top" width="85">
$222,500
</td>
<td style="text-align: justify;" valign="top" width="65">
7.5%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="https://www.propertyobserver.com.au/new-south-wales/south-grafton-shopping-centre-sells-with-1068-yield/2012102857482">South Grafton </a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2460
</td>
<td style="text-align: justify;" valign="top" width="85">
$191,750
</td>
<td style="text-align: justify;" valign="top" width="65">
7.2%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Tolland</a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2650
</td>
<td style="text-align: justify;" valign="top" width="85">
$190,000
</td>
<td style="text-align: justify;" valign="top" width="65">
7.2%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Cootamundra </a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2590
</td>
<td style="text-align: justify;" valign="top" width="85">
$172,500
</td>
<td style="text-align: justify;" valign="top" width="65">
7.1%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Blackett</a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2770
</td>
<td style="text-align: justify;" valign="top" width="85">
$230,000
</td>
<td style="text-align: justify;" valign="top" width="65">
7%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Cooma</a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2630
</td>
<td style="text-align: justify;" valign="top" width="85">
$184,500
</td>
<td style="text-align: justify;" valign="top" width="65">
7%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Deniliquin</a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2710
</td>
<td style="text-align: justify;" valign="top" width="85">
$156,000
</td>
<td style="text-align: justify;" valign="top" width="65">
7%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">North Albury </a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2640
</td>
<td style="text-align: justify;" valign="top" width="85">
$185,000
</td>
<td style="text-align: justify;" valign="top" width="65">
7%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Willmot</a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2770
</td>
<td style="text-align: justify;" valign="top" width="85">
$223,000
</td>
<td style="text-align: justify;" valign="top" width="65">
7%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Finley</a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2713
</td>
<td style="text-align: justify;" valign="top" width="85">
$120,000
</td>
<td style="text-align: justify;" valign="top" width="65">
6.9%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Lethbridge Park</a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2770
</td>
<td style="text-align: justify;" valign="top" width="85">
$232,000
</td>
<td style="text-align: justify;" valign="top" width="65">
6.9%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Narromine </a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2821
</td>
<td style="text-align: justify;" valign="top" width="85">
$179,750
</td>
<td style="text-align: justify;" valign="top" width="65">
6.9%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Whalan</a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2770
</td>
<td style="text-align: justify;" valign="top" width="85">
$245,500
</td>
<td style="text-align: justify;" valign="top" width="65">
6.9%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Buronga</a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2739
</td>
<td style="text-align: justify;" valign="top" width="85">
$187,500
</td>
<td style="text-align: justify;" valign="top" width="65">
6.8%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Tregear</a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2770
</td>
<td style="text-align: justify;" valign="top" width="85">
$235,500
</td>
<td style="text-align: justify;" valign="top" width="65">
6.8%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Weston</a> 
</td>
<td style="text-align: justify;" valign="top" width="78">
2326
</td>
<td style="text-align: justify;" valign="top" width="85">
$228,000
</td>
<td style="text-align: justify;" valign="top" width="65">
6.8%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Kandos</a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2848
</td>
<td style="text-align: justify;" valign="top" width="85">
$156,000
</td>
<td style="text-align: justify;" valign="top" width="65">
6.7%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Leeton </a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2705
</td>
<td style="text-align: justify;" valign="top" width="85">
$170,000
</td>
<td style="text-align: justify;" valign="top" width="65">
6.7%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Parkes</a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2870
</td>
<td style="text-align: justify;" valign="top" width="85">
$225,000
</td>
<td style="text-align: justify;" valign="top" width="65">
6.7%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">South Tamworth </a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2340
</td>
<td style="text-align: justify;" valign="top" width="85">
$216,000
</td>
<td style="text-align: justify;" valign="top" width="65">
6.7%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">West Tamworth</a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2340
</td>
<td style="text-align: justify;" valign="top" width="85">
$195,000
</td>
<td style="text-align: justify;" valign="top" width="65">
6.7%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Bellbird Heights</a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2325
</td>
<td style="text-align: justify;" valign="top" width="85">
$260,000
</td>
<td style="text-align: justify;" valign="top" width="65">
6.6%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Pelaw Main</a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2327
</td>
<td style="text-align: justify;" valign="top" width="85">
$237,000
</td>
<td style="text-align: justify;" valign="top" width="65">
6.6%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Westdale </a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2340
</td>
<td style="text-align: justify;" valign="top" width="85">
$245,000
</td>
<td style="text-align: justify;" valign="top" width="65">
6.6%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Gateshead </a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2290
</td>
<td style="text-align: justify;" valign="top" width="85">
$265,000
</td>
<td style="text-align: justify;" valign="top" width="65">
6.5%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Mount Austin </a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2650
</td>
<td style="text-align: justify;" valign="top" width="85">
$225,000
</td>
<td style="text-align: justify;" valign="top" width="65">
6.5%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">West Kempsey</a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2440
</td>
<td style="text-align: justify;" valign="top" width="85">
$200,000
</td>
<td style="text-align: justify;" valign="top" width="65">
6.5%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Maitland </a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2320
</td>
<td style="text-align: justify;" valign="top" width="85">
$266,000
</td>
<td style="text-align: justify;" valign="top" width="65">
6.3%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Cessnock </a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2325
</td>
<td style="text-align: justify;" valign="top" width="85">
$250,000
</td>
<td style="text-align: justify;" valign="top" width="65">
6.2%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Woolloomooloo</a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2011
</td>
<td style="text-align: justify;" valign="top" width="85">
$717,500
</td>
<td style="text-align: justify;" valign="top" width="65">
6.2%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Branxton</a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2335
</td>
<td style="text-align: justify;" valign="top" width="85">
$335,000
</td>
<td style="text-align: justify;" valign="top" width="65">
5.8%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Tarro</a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2322
</td>
<td style="text-align: justify;" valign="top" width="85">
$287,750
</td>
<td style="text-align: justify;" valign="top" width="65">
5.8%
</td>
</tr>
</tbody></table>
Source: <a target="_blank" href="https://www.myrp.com.au/">RP Data</a>
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