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

<html><body>Australian Property Monitors (APM) has released a list of results from 382 auctions in Sydney for the weekend of November 24. The clearance rate was 59.7%. <a target="_blank" href="https://www.homepriceguide.com.au/saturday_auction_results/Sydney.pdf"> Click here</a> for the auction results, and click on each street address to see the property's marketing.</body></html>

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APM's 382 Sydney auction results show 59.7% clearance rate

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Keeping your investment properties in top condition makes sense from a cost-control and tax perspective.
And quality tenants are drawn to well-maintained properties. Ongoing maintenance is usually tax-deductible. However, Paul Banister of accountants Grant Thornton warns: “If you let a property run down, the larger expenditure needed may be a non-deductible capital cost.”
As property manager of more than 300 investment properties across 100 Sydney suburbs, Bernie Mitchell advises clients to place a strong emphasis on maintenance.
“The condition of a property plays a big factor in attracting the right tenants,” says Mitchell, managing director of Focus Property Management.
Mitchell suggests that landlords plan well ahead to undertake regular maintenance. Typically, regular maintenance work is recommended at the end of a lease or every 12 months.
“By planning ahead, we try to ensure that the client has a buffer of funds to pay for the maintenance; large expenses shouldn’t suddenly pop up.” A property often simply requires a fresh coat of paint and new carpet.
 
For more questions to ask as to how your residential property portfolio is performing, <a href="http://propertyobserver.com.au/ebooks/free-ebook-how-is-your-residential-property-portfolio-performing" target="_blank">download our free eBook.</a>
To find out <a href="/news">where residential property should sit within your portfolio, sign up for our free webinar on Thursday, November 29 at 12.30.</a>
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Is my property maintenance falling behind? Countdown 3 to wealth-creation webinar

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All your marketing has been a hit and you have received applications from prospective tenants. Depending on your personality this can be the fun part of property management, if you are a “people person”, or it can bring a great deal of angst as you try to select tenants you feel 100% certain will do the right thing throughout their tenancy.
My approach is to keep it simple but always be thorough.
Nowadays teenancy applications come through in one of the following formats. They are either on the agency’s tenancy application form or submitted electronically via a 1Form application.
1Form allows for tenants never to have to complete a paper tenancy application form again as it stores the tenant’s personal information, including proof of identification, for a small fee. This is a small step towards a property manager working in a paperless office (well, I can dream, can’t I?).
If you are employing the services of a property manager or agency, they will process the tenancy applications and check all the references and come to you with a shortlist of suitable applicants.
You need not be involved until it’s time to approve the tenant applications.
However, it’s important to have an understanding of this process.
The first thing you need to do is review the application forms and ensure that they have been 100% completed. Time and time again I see applications submitted for properties that are not complete. They are missing vital parts of the applicant’s personal or employment information or the identification paperwork has been forgotten.
Before you can start on anything you need to ensure the applicants have signed a privacy statement. Tenants should be aware that they have a right to their private information being kept confidential, and should expect to be asked to sign a privacy statement.
Proceeding with tenancy applications
The key to processing any tenancy application form is to find out what the story is. You need to confirm current employment and previous employment (if the current employment is less than two to three years). This includes confirming not only the salary package for your applicant, but the length of their employment and the terms of employment, i.e. are they employed on a full-time, part-time or casual basis? Are they currently on a probationary period because they have just commenced with that company? If so, how long is that period? How would the person providing the reference describe them? And finally, who is providing the reference? Employment should only be confirmed by a direct manager, HR department or team leader (not a workmate). You may be surprised to read that sometimes people are not totally honest on their application forms, so it’s up to you to piece together the story. Yes, it may take a little longer than you like, however it could save you time, expense and heartache in the long run.
The applicant’s current tenancy history and previous tenancy history must also be confirmed. It’s not sufficient to simply receive a copy of the tenant’s recent payment ledger. Nor is it enough to make a call to the agency and have the person answering the telephone say, “yeah they are great tenants, you won’t have a problem.” Again you need to have a thorough understanding of the applicant’s story.
Character references, while they generally only say nice things about a person, are useful in building all parts of your story. I would always ask a character referee, “If you had a rental property would you rent your property to the person?” If there is a pause or stumble, then maybe this applicant isn’t the most suitable tenant for your property.
It’s imperative you have an understanding of why the applicants are moving out of the current property.
<ul>
<li>Do they own it and have they sold it?</li>
<li>If so, did you speak to the selling agent?</li>
<li>What were they like to deal with?</li>
<li>How was the property presented?</li>
</ul>
In Western Australia, at the time of submitting the application form, some owners/property managers will ask a prospective tenant to pay an option fee. This shows that the tenant’s intentions are genuine. On the application form it will detail if all or part of the fee can be kept if the tenants decide not to go ahead with the tenancy. If the owner decides not to proceed with the tenancy, then they must return the fee to the tenant in full. If the tenant takes up the tenancy, then the fee is usually credited towards the first month’s rental payment.
 
<hr class="system-pagebreak">
Approving tenants 
If you have a property manager or agent managing your property, when they are satisfied with the processing of the tenancy applications they will present the applications to you (the owner) for consideration. If you’re managing your own property this is the time to review and compare the most promising applicants. Now, with everything, everyone likes things done differently.
Some agents will call you, or perhaps SMS or email a summary of the processed applications.
The summary may look a little like this:
Move in date/commencement date of tenancy:
Length of lease:
Rent per week:
Who/relationship (couple, friends, family, etc.):
Age(s):
Occupation(s):
Net weekly (combined) income:
Summary of rental history:
• Rent amount paid
• Length of occupancy
• Breach notices for late rent or damages
<div>
• Any pets?
</div>
This is really a simple yet effective way of summarising an application. It’s also useful to keep, to refer back to if anyone suffers any memory loss after the tenants move into the property and no one can remember providing permission for the approved applicant to keep a pet at the property!
There are two popular databases used by property managers to completely put a landlord’s mind at rest. They are the National Tenancy Database (NTD) and TICA. The NTD is a tenant database exclusively for the use of estate agents. The system provides the searcher with access to over 1.5 million individual tenant records, both residential and commercial, provided by over 7,000 real estate agents throughout Australia.
The database also provides access for commercial agents to full Australian Commission records, company credit reference association files, court judgements, bankruptcies, etc. The National Tenancy Database also offers full debt recovery at no costs unless funds are recovered. Note: It does not include legal expenses.
Information available by checking prospective applicants on the database includes:
<ul>
<li>Whether there are any unpaid orders from Victorian Civil and Administrative Tribunal (VCAT) (or similar state body), i.e. for unpaid rent, unpaid damages</li>
<li>Records of tenants who have vacated properties and referrals back to previous managing agents where they still have an interest in the tenant</li>
<li>Tenancy agreements broken by the tenant</li>
<li>Dollar value of any damages to properties</li>
<li>Current tenant notification, giving agent name and contact telephone number</li>
</ul>
TICA provides similar information. Often these databases are portrayed as tenant "black lists", however this is certainly not the case. The databases are used exclusively by agents with fees payable according to how many checks are carried out.
You should complete the tenancy database check at the final stage of processing the application, when all the previous checks have come up clean. If you find out earlier on in the process that the tenant has been consistently late with rent, there’s no need to pay to check these databases, as you will have already rejected this applicant.
So providing the tenancy database check is all clear, then it’s all systems go to congratulate the tenant.
 
<hr class="system-pagebreak">
Bond
In Victoria the approved tenant is required to pay the bond and first month’s rent to secure the property in their name. Payment may be made via EFT, dropping off cheques to the property manager’s/landlord’s office, depositing the monies directly into the agent’s trust account. The Bond Lodgement form must be completed and forwarded to the Residential Tenancies Bond Authority (RTBA) for lodging within 10 business days of receiving payment for the bond.
Ingoing condition report
Now before you go ahead and hand over the keys of the property to your winning applicant, you need to go through the property and complete the ingoing condition report. The condition report is a room-by-room document that should detail the condition of the property throughout – both inside and outside – and the overall presentation/cleanliness of the property.
The condition report should be thorough and include as much detail as possible. This is because not only will you use the same report at the conclusion of the tenancy agreement (to enable you to compare the property at the beginning of the tenancy and again at the end of the tenancy) but it may be required to be used as evidence at any tribunal hearing should a dispute arise.
Please take the time and prepare a detailed report. It should never be a five-minute inspection and ultimately it will save you in the long run and reduce the possibilities of unnecessary disputes.
A colleague recently told me it took her six hours to complete an ingoing teport on a property in Brighton where the rent was $3,000 per week.
Tenant sign up
I believe the tenant sign up is extremely important and it should be treated as such. It’s where the expectations are set as to how the tenancy is to run. Throughout my career I have seen many different methods of conducting the tenant sign up.
A tenant sign up needs to be an experience! It’s so important to take the time to thoroughly explain all the terms, conditions and clauses throughout the lease/tenancy agreement. While you as the property manager or owner may have been through this process many times before, has the person sitting across the table? Is this their first experience of renting? If you don’t take the time to explain to them and outline your expectations of them, then how are they ever going to know if they can or cannot do something?
It’s also not just about highlighting a few areas where the tenants need to sign. You have a duty to explain to them things such as:
<ul>
<li>Even though they have signed a bond lodgement form, do they know where the monies are held or what happens at the end of their tenancy? Don’t forget to explain how they receive their bond monies back at the conclusion of their tenancy.</li>
<li>Utilities – are the services included? If not, who has to arrange for their connection? The property manager/agent, the owner or tenant?</li>
<li>What are the tenant’s responsibilities? Each state has an information booklet which must be provided to all tenants at the time of signing their initial Tenancy Agreement. The information booklet/flyer is called something different in each state:</li>
</ul>
Victoria: Renting Rights &amp; Responsibilities
New South Wales: Fair Trading Fact Sheet – New Tenant Checklist
Queensland: Renting a house or unit in Queensland (Form 17a)
Western Australia: Renting a home in Western Australia – a tenant’s guide
South Australia: Consumer and Business Services – Information Brochure
Northern Territory: A Guide to Renting in the Northern Territory
Tasmania: The Rental Guide
ACT: The renting book
<ul>
<li>Have they seen a condition report before? Perhaps not, particularly if they have never rented before, so take the time to walk them through the document. Explain to them that a condition rReport is a room-by-room document that details the condition and presentation of the property. The condition report is completed prior to the commencement of the tenancy agreement by the property manager/agent/ owner. It’s imperative that you outline what they are required to do with that document and what is the expected timeframe for the return of that document? What happens if that document is not returned? Are there consequences at the end of the tenancy agreement?</li>
<li>Keys, remotes, swipe passes – how many are being handed over? Is there a key for all door locks, window locks, letterbox, side gates, etc? I would recommend making a photocopy of all the keys, remotes, etc. that you hand over to your tenant. This ensures you receive them all back at the end of the tenancy and it may reduce any additional costs between tenancies and avoid the outgoing tenant saying, “I never received a letterbox key,” or, “I only received one garage door remote”.</li>
<li>Urgent maintenance –  what happens if the kitchen tap won’t turn off and it’s 9.30 on a Saturday night? Under most legislation, an after-hours contact number MUST be provided to tenants to ensure they can have matters such as these addressed. That contact number could be the owner’s, the property manager’s or the agent’s preferred registered and qualified tradesperson. </li>
<li>Is the property within an owners’ corporation/body corporate/strata management set up? If so, you are required to provide tenants with a copy of the rules and regulations specific to that group of properties.</li>
<li>If the property forms part of a high-rise apartment building, what is the process of moving in and out of the building? Often there are allocated times and days and they must be strictly adhered to. The lift may need to be booked specifically for your tenant’s move in or out and often this may include a heavy duty wall covering being installed to prevent any damage to the inside of the lift.</li>
</ul>
As you can see from the list above, there are many aspects that need to be covered in a tenant sign up so allow somewhere between 30 to 60 minutes to sit down with your tenant to run through everything. While signing all the paperwork probably won’t be one of the most exciting things they do in their life, it’s really up to you to make it a great experience.
Summary
<img style="margin: 5px; float: left;" src="/images/stories/2012/11/simple.jpg">One of the main challenges for self-managing property owners is the relationship with the tenants. You don’t need to be a friend to your tenants. In fact there’s no need to get to know them too well. Your rental property is there to provide you with the best financial return possible. That means you need to put the rent up sometimes, make sure you recoup for any damages and sadly even end tenancies that are not going smoothly. Putting a property manager in place to deal with all this can really make a difference to how well you sleep at night and how successful the return on your investment can be.
Many times I have spoken to property owners who have been quite upset that, despite being comfortable managing staff in their own business and dealing efficiently with people on a day-to-day basis, they had failed to manage their tenants successfully.
Leah Calnan is the director of <a href="https://www.metropm.com.au/" title="Metro Property Management homepage" target="_blank">Metro Property Management</a> in Victoria and is the chairwoman of the REIV Property Management Chapter.
Leah is the author of<a target="_blank" href="https://majorstreet.com.au/simple-and-successful-property-management/"> Simple and Successful Property Management</a>, published by Major Street. This is an excerpt.
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A step-by-step guide to securing tenants for your investment property: Leah Calnan

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<img src="/images/stories/2012/11/1.gif">
Have you done enough research and background reading? Reading the get-rich quick stories in investment magazines will give you the impression that what you are contemplating is a sure-fire investment bet, but that is never the full picture. You should read widely and thoroughly about the mining town you’re considering investing in including newspapers, investor forums, the views on the mining boom of economists and government reports.
 
<hr>
 
<img src="/images/stories/2012/11/2.gif">
Do you understand all the forces shaping the town and the region? You need to be aware of government investment plans for the region, including transport and other infrastructure and the timeline for their implementation. The mining boom is set to peak nationally in 2014, but when will it peak in your investment region?
 
<hr>
 
 
<img src="/images/stories/2012/11/3.gif">
Have you spoken to another investor who has bought in the town? Make sure you find out the experiences of other investors. Learn from their mistakes and pick up their tips.
 
<hr>
 
<img src="/images/stories/2012/11/4.gif">
Have you only listened to the advice of marketeers and spruikers? Getting market insights and advice from someone who is also trying to sell you property in that same market (and earn a commission from it) is not a good idea. Avoid the opinions and suggestions of people with vested interests.
 
<hr>
 
<img src="/images/stories/2012/11/5.gif">
Are there other industries driving the economy of that town? Investing in towns that rely solely on one industry are extremely risky. Consider mining towns that have other industries supporting the economy as well.
 
<hr>
 
<img src="/images/stories/2012/11/6.gif">
Who are you likely tenants going to be? Are they likely to be families or contractors living on their own? This will guide the type of property you invest in.
 
<hr>
 
<img src="/images/stories/2012/11/7.gif">
Are you going to buy a new property or an old one? New properties tend to be more expensive, while older properties tend to have better capital growth potential and are in better locations. Never buy a property just for the tax depreciation benefits. In some towns the only option may be a new property, but be wary of house-and-land packages.
 
<hr>
 
<img src="/images/stories/2012/11/8.gif">
Have you visited the town? It’s worth making the journey out to a remote location to speak to locals, get a sense and flavour of the town and make yourself aware of local factors such as pollution, facilities, schools, transport, etc.
 
<hr>
 
<img src="/images/stories/2012/11/9.gif">
Will you be getting enough of a return to just the risk of your investment? Once you are aware of the risks of investing in a mining location, you should ensure the rental yields will be high enough to compensate. On the flipside, very high yield potentials are rarely sustainable in the long run.
 
<hr>
 
<img src="/images/stories/2012/11/10.gif">
Are there any other better regional options? It’s a good idea to consider other locations nearby that may offer better long-term potential. For example, you might choose to invest in the Whitsundays, which is tipped to be a fly-in-fly-out (FIFO) destination for a place like <a href="/news">Moranbah</a>, rather than Moranbah itself.
 
<hr>
 
<img src="/images/stories/2012/11/11.gif">
Have you considered a more stable city location with ties to mining? You should also weigh up the alternative of investing in city location that has ties to the mining industry, where the risk is lower. For example, north-east Perth is a FIFO hotspot for WA mining regions.
 
<hr>
 
<img src="/images/stories/2012/11/12.gif">
Do you have the financial buffer to sustain your investment if the market dips? You should have the means necessary to keep your investment afloat should the market suffer a short-term downturn when rents could fall, or your property could stand vacant for a period of time. It’s always a good idea to get professional financial advice for any large investment.
 
<hr>
 
<img src="/images/stories/2012/11/13.gif">
Have you thoroughly reviewed all the information you have at hand? Are you taking a gamble or are you making a sensible investment. Don't speculate without wisdom.
For more on investing in mining towns, download our free eBook <a href="http://propertyobserver.com.au/ebooks/free-ebook-gladstone-investment-keys-to-one-of-the-nations-most-talked-about-hotspots" target="_blank">Gladstone – Investment keys to one of the nation’s most talked-about hotspots</a>
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The 13 questions to ask before buying an investment property in a mining town

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Lesseys Garage, a 400-square-metre two-level East Sydney warehouse, is set to become a inner-city eaterie.
It sold at weekend auction for $3.6 million, with development approval for a restaurant at the Riley Street, Busby Lane and McCarthy Place location.
The approval was secured after costly Land &amp; Environment Court proceedings that followed its sale at <a target="_blank" href="https://www.propertyobserver.com.au/new-south-wales/lowy-family-makes-%241.3-million-in-woolloomooloo-garage-sale/2011100551824">$2,675,000 </a>in October last year by the Lowy family of Westfield fame. 
The Lowy family offloaded two Riley Street ydney semi-industrial premises in the shadow of their longstanding William Street, Sydney, headquarters last year.
They'd held the vehicle repair station properties since the 1970s.
The approved plans are to rebirth the garage as a 190-seat eaterie.
Bidding at the weekend auction opened at $3 million with around five interested parties, but two that were particularly serious. It sold to Bondi restauratuer Brody Peterson, owner of two of Bondi Road's dining establishments, The Flying Squirrel tapas bar and The Stuffed Beaver diner. After the weekend auction the auctioneer Damien Cooley tweeted: "On fire! Auctioneer <a href="https://twitter.com/damiencooley" dir="ltr" target="_blank"><s>@</s>damiencooley</a> sold 57 Riley St East Sydney for 3.6m Agents City Commercial, CBRE &amp; BresicWhitney."
It was marketed as "an incredible" opportunity to acquire a true warehouse building on the doorstep of Sydney’s CBD directly opposite the new Woolworths development.
"Offered with a valuable approval for food and beverage," the marketing said. 
Its 1934 construction to a E B Wilshire &amp; Hodges Architects-design was recorded in<a target="_blank" href="https://www.propertyobserver.com.au/https://trove.nla.gov.au/ndp/del/article/17111454"> the SMH</a>. 
It was sold by commercial property agent Warren Duncan, who bought it in partnership with eastern suburbs property speculator Adam Davis, who'd briefly considered finding their own tenant, with hotelier Fraser Short among the mooted occupants.
Brody Peterson was attracted by the fact that all the development approvals were in place, including the primary service authorisation, which allows licensed restaurants to serve alcohol without a meal.
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Lesseys Garage, East Sydney sells to Bondi restauratuer Brody Peterson, owner of The Flying Squirrel and The Stuffed Beaver

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The confidence level among Australian consumers (as measured by the Westpac-Melbourne Institute Consumer Sentiment Index) has been on an upwards trend since April this year, and over November the index recorded a sharp rise to reach the highest level since April 2011.  An easy way to interpret the index is when the reading is over 100, optimists are outweighing pessimists, and when the index is lower than 100 pessimists are outweighing optimists.  In November 2012, the Consumer Sentiment Index was showing a value of 104.3.
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I have found measures of consumer confidence to be one of the most important indicators for the housing market, with the index showing an 85% correlation with the number of transactions in the housing market.  To put it simply, when consumers are lacking in confidence, transaction volumes tend to be low, and when confidence is high, the number of home sales follows suit.
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Confidence readings aren’t the same across all of the states.  In fact, Queensland, South Australia and Tasmania are continuing to record index values below the 100 mark, although each of these states has recorded an improvement in the confidence reading.  The most optimistic states are New South Wales, Victoria and Western Australia,  where the index is now tracking higher than 100 (note the index is not available for the territories).  Interestingly, the Confidence Index has moderated in Western Australia, most likely a response to a weaker resources sector, while New South Wales and Victoria are the primary drivers of improving confidence levels.
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One of the subsets of the Consumer Sentiment Index is the "time to buy a dwelling index", which has shown a significant improvement nationally and across each of the states.  The national index is now showing the highest reading since September 2009 and most of the state level indices are approaching their 2009 highs as well.
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State-by-state breakdown on page 2


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The indicators are further affirmation that the Australian housing market has moved out of the down phase of the cycle, and there is mounting evidence that conditions will continue to improve.  Average selling time has shown an improvement, so has the level of vendor discounting, and auction clearance rates are holding firm above 50%.  Additionally we have seen values on an improving trend since the beginning of June.  Despite the October fall in the RP Data-Rismark Home Value Index, it is looking like the November reading will be another positive month for the capital city housing market, with values up 0.3% over the first 21 days of November.
Tim Lawless is national research director of <a href="https://www.myrp.com.au/" target="_blank">RP Data.</a>
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Time to buy home confidence up in NSW, Victoria and WA, but Queensland, SA and Tasmania still pessimistic: Tim Lawless

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In little over a week the Reserve Bank will meet and decide on official interest rates.
The decision will have symbolic meaning beyond the immediate technical implications of cheaper home loans or lower yields on retirement income.
If the Reserve cuts by 25 basis points – taking us to a 3% cash rate – the broader translation will be that 2013 is going to be a year of low confidence and low growth, meaning lower interest rates.
A rate at 3% would be the lowest cash rate since 1990: it hit 3% as an emergency response in April to September 2009. So how bad are things that the entire market expects us to go to 3% next week?
Lately I’ve been seeing factors that could spell trouble for our economy and suggest a rate reduction before Christmas.
Firstly, growth. The November minutes say growth was above trend at the start of the year but has slackened in the second half. The Reserve does not want to wait too long to see how far growth might weaken, and is likely to reduce rates if it feels the growth forecast is getting worse.
Because China and Japan have slowed industrial output – and their importing of our coal and iron ore is such a large part of our trade performance – you can expect these factors to hit our economic growth.
We also have a problem with productivity, which was once a driver of Australia’s economic growth.
Secondly, employment. For many quarters our unemployment stayed in a range envied by the rest of the world. However, the unemployment rate has started to rise from its 5 to  5.5% levels.
Some of the building approval and house price data in the second half of 2012 is slowly rising and should be fuel for some confidence, but they have not been dramatic upturns. And these sorts of measurements go directly to confidence.
Moreover, confidence has proved stubbornly low in 2012 despite interest rates being at historic lows.
And this week the markets will get data on Australian capital expenditure – a very good indicator of business confidence. A poor result will almost certainly push the RBA to cut.
Of course, we are a middle power in the economic sense, so when the Reserve sets the cash rate it has to balance domestic factors with the international. And some of those international elements have not looked good lately. France, for instance, had it’s government debt downgraded by Moody’s this week, and US unemployment seems fixed around 8%. The Chinese economy has slowed.
I predict a December rate cut of 0.25 percentage points as an early counterweight to slackening growth and rising unemployment. However, if the Reserve still wants to read the December CPI before committing to a rate cut, then the cut will come in February.
Whether it’s December or February, I believe there is evidence of a mild slowdown in Australia’s economy and the Reserve Bank will have to cut rates.
Mark Bouris is executive chairman of <a target="_blank" rel="nofollow" href="https://www.ybr.com.au/">Yellow Brick Road</a>, a financial services company offering home loans, financial planning, accounting and tax, and insurance. 
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mbouris-tauSvXGAM2

Trouble in the economy spells another RBA rate cut

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Surprise, surprise – <a target="_blank" href="https://www.heraldsun.com.au/ipad/australians-increasingly-disillusioned-with-federal-system-and-national-tier-of-government-newspoll-finds/story-fnbzs1v0-1226518603337" title="Australians increasingly disillusioned with federal system and national tier of government Newspoll finds">Australians increasingly disillusioned with federal system and national tier of government, Newspoll finds</a>. According to the third biennial constitutional values survey, two-thirds of Australians do not believe state and federal governments are working well together, with confidence in the federal government as the most effective level of government falling from 50% in 2008 to 29% in 2012.
Griffin University’s Professor AJ Brown, the survey’s lead researcher, said “the declining faith in governments suggested Australia was headed for a 'crisis of confidence' unless greater political priority was again given to issues of federal co-operation and longer-term reform”.
Alas, we constantly hear the buzzword “reform”. For those closely watching the Independent Commission Against Corruption (ICAC) <a target="_blank" href="https://www.afr.com/p/national/nsw_politics_ugliest_years_hWqSgkNBODtPIVpCXFlTIJ" title="NSW politics’ ugliest years">NSW politics’ ugliest years</a>, the allegations of corruption are the most frightening in Australia’s political history. The allegations of greed are incomprehensible although not surprising, as suspicion has always overshadowed NSW Labor.
NSW is not alone, and the federal ALP has more than a few pending court cases to defend, with the latest (the one where four files conveniently went missing) being <a target="_blank" href="https://www.smh.com.au/opinion/political-news/bank-letter-links-pm-to-house-mortgage-20121122-29ssd" title="bank letter links PM to house mortgage.">bank letter links PM to house mortgage.</a> It has started to get very ugly for the declining ALP support machine. Australia’s Prime Minister will have to deliver a plethora of explanations to convince the Parliament that statements she has made previously were not misleading. Much speculation that her days in the top gig are numbered, and I predict a resignation over another knifing.
<a target="_blank" href="https://www.businessspectator.com.au/bs.nsf/Article/Funding-crisis-looms-banks-must-access-supers-Clyn-pd20121113-ZZQ68?OpenDocument&amp;src=hp20" title="Funding crisis looms, super could be the answer: Clyne ">Funding crisis looms, super could be the answer: Clyne </a>an interesting proposition given a restriction on lending is assured of sending an economy into recession.  Australia needs to be investing in new markets although the costs of doing business within Australia is or should be of enormous concern. <a target="_blank" href="https://www.businessspectator.com.au/bs.nsf/Article/Australian-dollar-construction-unions-mining-gas-S-pd20121122-29SWV?OpenDocument&amp;emcontent_Gottliebsen" title="Blame CEOs for national cost explosion ">Blame CEOs for national cost explosion, </a>which points out that it is three times more expensive to build a mining plant in Australia than in the United States. This is further evidenced within the declining manufacturing industry, which is constantly in decline and propped up by taxpayers. I doubt that within 10 years, Australia will have a manufacturing industry.  Australia will become an import, not export economy, which means that unions won’t survive either.
<img width="470" src="/images/stories/2012/11/simnov23.jpg">
The good news for consumers is that the big four banks are now under increasing pressure given <a title="China’s biggest bank, ICBC, moves on Australian expansion plans" href="https://www.smh.com.au/business/chinas-biggest-bank-icbc-moves-on-australian-expansion-plans-20121112-298co" target="_blank">China’s biggest bank, ICBC, moves on Australian expansion plans</a> and is now increasing and opening branches all over Australia. According to Wikipedia, Australian residents identified as having Chinese ancestry make up 4% of Australia’s population or approximately 865,000 people as at 2011. Throw in <a title="Macquarie Bank doubles loans in first nine months of 2012: APRA figures " href="/news" target="_blank">Macquarie Bank doubles loans in first nine months of 2012: APRA figures, </a>so we are seeing a change within the banking landscape.
Sydney is Australia’s most densely populated city – its established inner and middle suburbs averaged 3,244 persons per square kilometre in 2010, up 13% from 2001. Just like our manufacturing decline, it is the cost of living that is determining our economy.
<img width="470" src="/images/stories/2012/11/simnov231.jpg">
The best example (I love graphs) is this:
<img width="470" src="/images/stories/2012/11/simnov232.jpg">
Which brings us back to the Newspoll findings – modern-day governments just don’t get it. Australia needs to quickly adjust to the enlightenments of the modern world. Just look at the dumb and dumber <a title="Click Frenzy" href="https://www.clickfrenzy.com.au/" target="_blank">Click Frenzy</a> launch this week where the servers crashed. Only an incompetent wouldn’t know that this website needs its own dedicated servers to cope with the demand – not shared servers.
The Mosman housing markets continues to contract much faster than we witnessed last year – which is more to do with the state of the economy than anything else. Although it was pleasing to see that yesterday, Australian stocks jumped through the 4,400 point barrier. One should bear in mind that when it breaks 5,000, house prices go into boom mode. This is a scary proposition (even for a real estate agent) given my belief that the last thing our property markets need is a property boom when, at best, we see so many dysfunctions in our overall economy.
Robert Simeon is a director of <a target="_blank" href="https://www.rwm.com.au/" title="RWM">Richardson  Wrench Mosman and Neutral Bay </a>and has been selling residential real estate in Sydney since 1985. He has also been writing real estate blog <a target="_blank" href="https://www.rwm.com.au/news/" title="Virtual Realty News">Virtual Realty News</a> since 2000. The RWM real estate model has sold in excess of $1 billion in database sales globally.
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robertsimeon-hRNTwJyXkQ

Dysfunction in overall economy, but property could be heading into boom mode

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The Masterchef Australia warehouse cooking premises in Alexandria has been sold for $5.5 million.
The sale preceded the decision by Network Ten and Shine Australia to relocate their major television series to the Melbourne, arguably Australia's food capital, where the fifth season of the cooking reality show will be filmed at the Melbourne Showgrounds.
Interests associated with the Maribondo-Aspden family, which is Havaiana's Australian distributor for <a target="_blank" href="https://www.havaianasaustralia.com.au/001_Havaianas/pl.php?Operation=SetSessionVariable&amp;Variable%5Bwhatsnewfilter%5D=-1&amp;Variable%5Bviewallfilter%5D=-1">Havaiana thongs </a>, were the warehouse buyers. It's expected the business might open at the Doody Street showroom premises.
In the meantime a small 185-square-metre space with polished timber hardwood floors within the complex has been put up for lease through Mark Furneaux at Durrant Furneaux Mascot. No leasing price has been offered.
<img src="/images/stories/2012/11/masterchef.jpg">
The widely popular reality cooking challenge series had leased the 1925 warehouse since its 2009 inaugural season.
Masterchef’s producers were attracted to the building after its 2009 refurbishment, which reputedly set a new benchmark for the city fringe industrial suburb.
No expense had been spared to furnish it – especially its mezzanine perimeter overlooking a central, open-plan, light-filled ground floor area with polished timber floors and formal entry via twin doors.
The net lettable building with brick walls and high exposed timber ceilings totals about 1,500 square metres plus a private courtyard. The property also offers 20 car spaces.
The neighbouring warehouse at Alexandria has also been recently sold for $7.42 million to the Haikin family, owners of the Australian franchise of the Max Brenner chocolate shop, which has lodged plans for its workplace.
Colliers International Industrial recently noted in its first half 2012 South Sydney industrial report that vacancy levels continued to remain tight as tenant confidence slowly returned.
It noted lease transaction volumes continued to remain low due to a lack of space available for tenants to relocate or enter the market, with only 10 buildings over 4,000 square metres for lease in the South Sydney market – of which four were under negotiations.
Prime grade net face rents continue to range from $130 to $160 square metre per annum, while secondary grade rents average between $100 to $120 a square metre per annum.
Colliers International forecasts that face rents will begin to show signs of growth in the South Sydney industrial market over the course of 2012, as tenant confidence continues to increase and availability remains tight.
The sub-1,000-square-metre sales market within Sydney’s South has continued to record robust levels of sales transactions occur.
The majority of sales activity remains in the sub-$10 million price range, with owner-occupiers, private investor and those looking to purchase for their self managed super funds dominating transactions.
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Portion of Masterchef Alexandria warehouse space up for lease following $5.5 million sale

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These are 10 of the traditionally pre-eminent guises of investment risk, but specifically as they apply to Australian property investors.
1 Market risk (or systematic risk)
Market risk may affect all investments in an asset class in a similar manner, such as in the event of a market-wide price crash. As such, market risk that cannot easily be mitigated through diversification. While buying properties in different states might diversify market risk to a partial extent, if the wider property market crashes, diversification is unlikely to assuage the systematic risk successfully.
Property investors should additionally invest in other asset classes that tend to move in a non-correlated manner to real estate. Property investors can also focus upon a longer investment time horizon which allows correcting markets greater opportunity to recover.
2 Liquidity risk
Equates to the possibility that an investor may be unable to buy or sell an investment when desired (or in sufficient quantities) due to limited opportunities.
Illiquidity is a salient risk in real estate. It is difficult to sell a property quickly should the need arise, which is not the case for large-cap stocks or government bonds. Liquidity risk in Australian property is best mitigated through investing in landlocked capital city suburbs with eminent demand and constrained supply.
3 Specific risk (or unsystematic/business risk)
Equities investors and fund managers talk much of specific or business risk, being the measure of risk associated with a particular stock or security. Also known as unsystematic risk, this typically refers to the risk associated with a specific issuer of a security. Businesses in the same industry may have similar types of business risk, and issuers of stocks or bonds may become insolvent or lack ability to pay the interest and principal in the case of bonds.
Specific risk in property investment is somewhat different, and rather relates to the risk of acquiring a loss-making property or one which delivers sub-optimal returns giving rise to opportunity cost. Specific risk can be mitigated through diversification, although this can represent a challenging proposition in property as dwellings tend to be expensive.
One frequently invoked strategy of property investors is to acquire different types of property in different states. Careful, detailed due diligence and research of any property purchase also tends to reduce (if not eliminate) specific risk.
4 Interest rate risk
Normally refers to the possibility that a fixed-rate debt instrument will decline in value as a result of a rise in interest rates. Where an investor buys a security offering a fixed rate of return, he introduces an exposure to interest rate risk. Examples thereof including bonds and preference shares (preferred stocks).
In Australian investment property, the interest rate risk instead lies in variable rate mortgages as the cost of debt capital can materially increase when the Reserve Bank ratchets up the cash rate. The risk can be mitigated through the use of fixed-rate mortgages and prudent cashflow management.
5 Foreign exchange risk (or currency risk)
Arises from a movement in the price of one currency against another. When the Australian dollar appreciates, the value of foreign investments declines. Conversely, if the dollar weakens the value of foreign investments effectively increase.
Presently the strong Aussie dollar attracts investors to overseas investments, in particular to US real estate. A good strategy? Maybe. Our dollar may depreciate, and regional US property markets have corrected. But is there a foreign exchange risk in investing overseas? Absolutely, for exchange rates are inherently unpredictable. Few commentators in 2008 opined that the Aussie dollar could ever be worth 110 US cents, and yet it indeed became so.
Currency risk tends to be greater for shorter-term overseas investments, which have insufficient time to revert to a mean valuation in the same manner as longer-term equivalent ventures.
 
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6 Sovereign risk (or social/political/legislative risk)
Sovereign risk is associated with the possibility of unfavourable government action or social upheaval resulting in investment losses. Governments retain the power to amend laws affecting investments, and rulings which result in an adverse investment outcome are representative of legislative risk. One frequently highlighted legislation risk in Australian property investment is the possible phasing out of the negative gearing tax rules.
Investing in developing or unstable countries variously offers opportunities for substantial returns but, reflecting the principles of the risk-return trade-off (of the CAPM model) may bring a heightened associated sovereign risk.
7 Credit risk
Credit risk normally refers to the possibility that a bond issuer becomes unable to service expected interest rate payments or a principal repayment. Typically, the higher the credit risk is, the higher the interest rate on the bond.
In property investment, credit risk often lies in the investor rather than the lender, although there is of course a possibility that lending institutions can become insolvent as was seen in the US as the subprime crisis played out. Property investors should retain a liquid buffer in order to mitigate the risk of mortgage default.
8 Call risk
Also usually refers to bond issues and the possibility that a debt security will be ‘called’ prior to maturity. In bonds, call risk prevails when interest rates fall, as companies redeem bond issues with higher coupons and replace them on the bond market with lower interest rate issues to save cash.
Can call risk impact Australian property investors? Indeed, but conversely when interest rates run higher. Investors with high exposure to adverse interest rate movements may be considered risky by mortgage providers cyclically. Investors in Australian commercial property have periodically been subjected to the real estate equivalent of a margin call, being forced to reduce debt exposure through the redemption of assets.
9 Reinvestment risk
Usually refers to the risk that future coupons from a fixed-interest investment will not be reinvested at the interest rate prevailing when it was initially purchased, a risk that increases in likelihood when interest rates decline. Zero coupon bonds are the only fixed-income instrument to eliminate reinvestment risk due to having no interim coupon payments.
The most straightforward strategy for property investors to avert reinvestment risk is simple: never sell.
10 Inflation risk
Also known as purchasing power risk, the possibility that the value of an asset or income stream will be eroded as inflation diminishes the value of a currency. The risk is the potential for future inflation to cause the purchasing power of cash inflows from an investment to decline.
Inflation risk is best countered through investing in appreciating assets such as real estate, dividend-paying stocks or convertible bonds, each of which has a growth component allowing them to outperform inflation over the long term. The uplifting news for property investors is that favourably located Australian real estate is well recognised as a tremendously effective inflation hedge over time.
<img src="/images/stories/2012/12/wargentbook.jpg" style="margin: 5px; float: left;">
Pete Wargent holds a range of finance and property qualifications and is the author of <a target="_blank" href="https://petewargent.blogspot.com.au/">Get a Financial Grip – a simple plan for financial freedom.</a>
 
For more on where property fits into your wealth-creation portfolio, sign up for our free webinar on <a href="/news">Thursday, November 29 at 12.30.</a>
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