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

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

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

How Sterling Global designed 623 Collins from Melbourne's history

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

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

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

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

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

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

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

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

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

Every First Home Owner Grant for new property by state

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

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

Staff Writer

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

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

alisonwarters@gmail.com

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

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

Ellen Walker

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

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

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

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Spring is so beautiful in the Hunter Valley, the birds are singing and the flowers blooming, the grape vines have sprung to life and are green and luscious and the hills and bush are green and thriving.
Is it the same for the property market in this region?  Well, yes and no.  I have found spring – that is September, October and November 2012 – to deliver two extremes in the Hunter Region of NSW.
If we look at the rental market, it was at full bloom by September, however just two months later we have seen the market start to dry up. Traditionally, spring is a strong rental period as tenants look to settle into new homes before Christmas. However, in the towns Property Bloom is developing predominately, <a href="/news">Muswellbrook</a>, <a href="/news">Maitland</a> and <a href="/news">Cessnock</a>, finally the reduction in coal price, coupled with ongoing uncertainty in financial markets, has started to impact employment levels, particularly in Muswellbrook.  The availability of capital within the mining industry has put some projects on ice.
However, Adam Harris, manager of mining recruitment ads at Robert Walters, says: "There are signs the industry will recover in early 2013. Although the general media is reporting ‘the death of coal and mining’, the industry is cyclical and will rebound. Project professionals who were made redundant will be rehired, as will many of the contractors who were let go from their site-based roles. Confidence will return, and we expect a good recovery."
I know it’s certainly not “the death of coal and mining”, but there is a general tightening of belts in the mines, which flows through to the community. The general mood is to save and be conservative with spending until the wash-up of European events and China’s demand is really known.   Rumour has it the mines are letting contracts expire and will use this as cost-cutting measure, rehiring the contractors at lower rates. As uncertainty prevails, people budget and renters look for less expensive rental properties.  So within the period of spring, we have seen a drastic change in rental demand.
Admittedly, we have been riding a massive wave of rents. Only in August we heard the Hunter Valley Research Foundation warn of a rental crisis gripping Upper Hunter mining communities. A Hunter Valley researcher is warning a rental crisis gripping Upper Hunter mining communities will likely worsen over the next year.
"We're starting to see rent increasing by about 15% per annum, and my concern is that they're really going to step up over the next 12 months," says the foundation's director of research, Simon Deeming.
Although I must point out Maitland and Cessnock have a more diverse economy –  tourism, wine growing, retail and manufacturing being major employers – and these towns are not so reliant on the mining industry.  We have also seen many contractors being employed on the $1.7 billion Hunter Expressway, which is well under construction and due for completion late 2013. This project will continue to be a source of employment for the next 12 months or so.
 
<hr class="system-pagebreak">
On the flip side, property values are doing well. During spring, we completed over 12 dwellings and they have all had reasonably strong valuations.  I study the median prices each month, and I have seen small incremental rises throughout 2012 and still throughout spring, so I haven’t noticed a drastic change to sales prices.
My take on spring 2012 for the Hunter towns we work in is more a correction of the strong rental demand that we’ve been enjoying. I don’t think it’s a bad thing, really. Like one of my agents said, conditions are simply returning to “normal”.  So we can’t complain as we really have had a good run.
I believe confidence will return early next year, the Hunter has consistently demonstrated its ability to adapt and innovate when faced with uncertainty and the mines will continue to employ, perhaps at lower rates. Some large mines have expansion approvals so I hear there will still be plenty of jobs.
Local populations are growing.  Cessnock experienced the highest percentage of population growth of any local government area in the Hunter from 2006 to 2011. The city’s population grew 10.2% – from 46,143 at the 2006 census to 50,863 in 2011.
The Maitland municipality was second, with 9.6% growth.
Mayor of Cessnock Bob Pynsent says the figures are a “vote of confidence” for the city. “People want to live in Cessnock, and council needs to be prepared if this trend continues,” he says.
The rate cut we received in October had little impact, and I think the RBA probably lost an opportunity in November, choosing to keep rates steady instead of dropping again.  The banks of course don’t pass on the full amounts, so that doesn’t help. We need another few rate cuts to bring back some confidence. People are in de-gearing mode, so there are not as many investors as active as should be at this time in the property life cycle. I also think the tightening of credit to self-employed investors or low-doc lenders has impacted and reduced the number of investors in the market.
If it’s a holiday you are after, there really is no better place to be in spring than the Hunter Valley.  Temperatures are in the early 20s, and the good weather lends itself to outdoor events such as the Jazz in the Vines and Opera in the Vineyards. In December you can see Simple Minds and Devo at A Day on the Green.
The Hunter Valley Gardens are holding the Christmas Lights Spectacular, which is now in its sixth year, and they’ve added a quarter of a million lights, making the display over 1,250,000 Christmas lights in total.
The Hunter Valley Rose Garden spans 6,070 square metres, with a centre garden of 50 meters in diameter. There are over 8000 roses, that include 56 different varieties with 35,000 rose plants.
The Hunter Valley has a healthy tourism industry, so as the mining industry settles, the tourism industry builds, and that’s the advantage of a diverse economy.
From our perspective, Property Bloom has had a busy spring as investors are still very interested to take that next step into property developing, and with an undersupply of new dwellings and the <a href="https://www.osr.nsw.gov.au/lib/doc/factsheets/ofs_nhg1.pdf">NSW New Home Grant</a> encouraging development, it really is a good time to embark on a development project.
Jo Chivers is director of <a href="https://www.propertybloom.com.au/">Property Bloom</a>, which manages property development. Property Bloom is holding a small seminar next Tuesday in Brookvale in Sydney. Numbers are strictly limited, but if you think you may be ready to take the next step into a property development and would like to come along, then <a href="mailto:jo@propertybloom.com.au">please email Jo for details</a>
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Spring property market a case of extremes in mining areas

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A commercial investor has bought a corner commercial building in Redfern, Sydney, for $5.15 million, paying $1.25 million above the reserve at auction.
The tenanted property at 401-409 Cleveland Street on the corner of Crown Street and Cleveland Street was sold by Arissa Property Group director Frank Scarf on behalf of Gordon Salier, trustee of the deceased estate of the late Edmond Wardy.
The property had been in the family for 20 years.
Five bidders competed for the <a href="/news">Redfern </a>property in a “spirited” auction, according to Scarf.
It stands on an 809-square-metre site with an approximate gross floor area of 1,403 square metres.
The building brings in a current passing income of $312,000, which represents a passing yield of 6%.
The ground floor comprises a café, bakery, hair salon, Turkish restaurant and a large vacancy formally tenanted by Blockbuster video on the top floor.
The first floor is an open plan commercial space.
Also at the same auction, Arissa Property Group sold a level block of approximately 685 square metres at 74 Mitchell Road, <a href="/news">Alexandria</a>, 10 minutes from the CBD.
It sold under the hammer for $1.9 million to a private developer on behalf of the same trustee of deceased estate of late Edmond Wardy and has a current net income of $84,196 with a 4.4%.
“We’re seeing a lot of investor interest in the inner-city region, which is very promising for Sydney’s ongoing market growth,” says Scarf.
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lschlesinger-FZcF9M3vE6

Investor pays $1.25 million above the reserve for Redfern commercial building 

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The consortium that wins the rights to redevelop the Sydney convention centre at Darling Harbour will need build an additional 1,000 hotel rooms, according to the Tourism and Transport Forum (TTF).

The tourism industry lobbying group says building the right number of hotel rooms is vital to the success of the project.

“We think the number of hotel rooms that result from the development is vital to get Sydney back as the number one convention centre – and that means a hotel of 1,000-plus rooms,” said John Lee, head of the TTF, in an article in the Australian Financial Review.

Lee recalled the redevelopment of the Melbourne Convention and Exhibition Centre at South Wharf, where only an extra 250 hotel rooms were added – not enough in his view.

Currently Barangaroo developer Lend Lease and the Plenary Group are leading the two consortiums that are in the running to be awarded the $1 billion contract.

An announcement on the winning tender is expected to be made before Christmas.

Redeveloping Sydney’s International Convention, Exhibition and Entertainment Centre is one of the election promises of the NSW state government.

Construction of interim facilities on Glebe Island are due to begin in mid-2013, with the existing facilities at Darling Harbour closed from November until a re-launch in 2016.

Redevelopment plans include the building of the largest exhibition space in Australia at 40,000 square metres, the biggest meeting room space in Australia at 6,000 square metres and the biggest Australian convention hall with capacity of more than 10,000 people.

The new convention centre will be developed as a public private partnership (PPP) in conjunction with Infrastructure NSW (INSW).

The convention centre contributes up to $460 million to the NSW economy every year.

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Darling Harbour needs at least another 1,000 hotel rooms for new convention centre: Tourism and Transport Forum

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A Lane Cove property will go to auction this week for the first time in more than three decades.
There’s a website, <a target="_blank" href="https://www.propertytycoon.com.au/">www.propertytycoon.com.au</a>, where punters can guess what they think properties will sell for at their weekend auctions in Melbourne and Sydney. This season <a rel="nofollow" target="_blank" href="https://www.propertytycoon.com.au/join-league/S7S123C487R8OOQF" style="font-size: 14px;">Property Observer readers have their own competition, which you can access here</a><a rel="nofollow" href="https://www.propertytycoon.com.au/join-league/S7S123C487R8OOQF">.</a> The winner of the overall competition will win $1,000.
In Sydney Kerrie Robertson from LJ Hooker will offer 28 Coolaroo Road, Lane Cove, to the market for the first time in more than 30 years. The deceased estate sits on more than 700 square metres of land and represents a great opportunity for a family who are looking for something comfortable now but are happy to renovate down the track.
The property comprises three bedrooms and a lock-up garage under the house and is walking distance to parks and shops. Bidding is expected to start at $950,000 and move up from there.
<img src="/images/stories/2012/11/coolaroo.jpg">
 
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Sydney auction tipping: Great opportunity for a family in Lane Cove

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The vendors of a single-fronted terrace in Carlton North will try to double their investment this weekend. 
There’s a website, <a href="https://www.propertytycoon.com.au/" target="_blank">www.propertytycoon.com.au</a>, where punters can guess what they think properties will sell for at their weekend auctions in Melbourne and Sydney. This season <a style="font-size: 14px;" href="https://www.propertytycoon.com.au/join-league/S7S123C487R8OOQF" target="_blank" rel="nofollow">Property Observer readers have their own competition, which you can access here</a><a href="https://www.propertytycoon.com.au/join-league/S7S123C487R8OOQF" rel="nofollow">.</a> The winner of the overall competition will win $1,000.
A perfect, wider-than-normal single-fronted terrace at <a href="https://www.realestate.com.au/property-house-vic-carlton+north-112091651" target="_blank">213 Station Street, Carlton North</a>, goes under the hammer on Saturday. The three-bedroom home has been fully renovated to maximise space and natural light and to offer all the attractions of a low-maintenance lifestyle. The blue-chip address is close to Rathdowne Village and Curtain Square, and within walking distance of the CBD.
It has been 10 years since the property was offered to the market and last time it fetched $415,000 at auction. This time agent Tom Roberts from Nelson Alexander expects the property to sell for $800,000 to $880,000.
<img src="/images/stories/2012/11/stationst.jpg">
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Melbourne auction tipping: Single-fronted terrace in blue-chip Carlton North

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Two $2 million-plus Western Australian properties have appeared on SQM Research's list of the 10 most discounted properties in Australia, which director Louis Christopher attributes to the flow-on effects of the GFC. 
"We have seen price corrections occurring within the prestige end of the market for some time now, not only in Western Australia but in many parts of the country," says Christopher.
"Many middle and larger company executives as well as smaller business owners, who would have previously been affording these types of properties, are still losing their jobs off the back of the global financial crisis, have seen a drop in their incomes or have been run out of business, and have suddenly become desperate vendors," says Christopher.
Christopher sticks with a recently made prediction that the property market could be heading for recovery, but he warns the recovery is "not likely to extend to the prestige market in the near future".
 
 1
  <a target="_blank" href="https://www.realestate.com.au/property-other-tas-taranna-106879142">5756 Arthur Highway, Taranna, Tasmania, 7180</a>
<a target="_blank" href="https://www.realestate.com.au/property-livestock-qld-caboolture-7262420"></a>Days on the market: 762 Initial asking price: $499,000 Current asking price: $299,000 Reduction: 40%
 
2
<a href="https://www.realestate.com.au/property-livestock-qld-caboolture-7262420" target="_blank">19 Lychee Drive, Caboolture, Queensland, 4510</a>
Days on the market: 902 Initial asking price: $949,000 Current asking price: $586,000 Reduction: 38%
 
3
<a href="https://www.domain.com.au/Property/For-Sale/House/NSW/Greendale/?adid=2008766488" target="_parent">202 Wolstenholme Avenue, Greendale, NSW, 2745</a>
Days on the market: 664 Initial asking price: $2.95 million Current asking price: $1.85 million Reduction: 37%
 
4
<a href="https://www.realestate.com.au/property-house-wa-two+rocks-106211228" target="_blank">15 Gretel Two Rocks 6037</a>
Days on the market: 1,050 Initial asking price: $1.1 million Current asking price: $690,000 Reduction: 36%
 
5
<a href="https://www.realestate.com.au/property-house-tas-white+beach-106479093" target="_blank">588 White Beach Road, White Beach, Tasmania, 7184</a>
Days on the market: 902 Initial asking price: $780,000 Current asking price: $499,000 Reduction: 36%
 
6
<a href="https://www.domain.com.au/Property/For-Sale/Townhouse/NSW/Magenta/?adid=2007217761" target="_blank">1302 Birkdale Place, Magenta, NSW, 2261</a>
Days on the market: 1,607 Initial asking price: $700,000 Current asking price: $450,000 Reduction: 36%
 
7
<a href="https://www.realestate.com.au/property-house-wa-armadale-105464925" target="_blank">99 Lowanna Way, Armadale, WA, 6112</a>
Days on the market: 1,277 Initial asking price: $1.85 million Current asking price: $1.2 million Reduction: 35%
 
8
<a target="_blank" href="https://www.realestate.com.au/property-house-wa-crawley-105528871">1b Hackett Drive, Crawley, WA, 6009</a> (pictured)
Days on the market: 1,319 Initial asking price: $3.95 million Current asking price: $2.6 million Reduction: 34%
 
9
<a href="https://www.realestate.com.au/property-apartment-nsw-the+entrance-106977238" target="_blank">618/ 85 -89 The Entrance Road, The Entrance, NSW 2261</a>
Days on market: 728 Initial asking price: $299,000 Current asking price: $199,000 Reduction: 33%
 
10
<a target="_blank" href="https://www.realestate.com.au/property-apartment-wa-north+fremantle-107071431">1/1 Freeman Loop	North, Fremantle, WA, 6159</a> 
Days on market: 693 Initial asking price: $4.5 million Current asking price: $2,995,000 Reduction: 33%
 
 
SQM Research also offers a list of the <a title="SQM Research" href="https://www.sqmresearch.com.au/top100bargains.php" target="_blank">Top 100 Biggest Bargains in Australia </a>for sale.
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WA luxury properties on most discounted list as GFC effects still felt: SQM Research

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Most property sales tend to take place during autumn, but for many people who are thinking of buying the next few months over Christmas and the summer holiday period can provide good opportunities to take some time out and look around.
Many home buyers are keen to be ready for the new year, often because of a new job, the start of the university calendar or settling the kids into a new school.
Real Estate Institute of Western Australia data show that sales slowed during the September quarter, but early indications are that things picked up in the month of October.
There are currently around 11,000 properties on the market, which is perhaps around 1,000 fewer than we might typically expect in a more usual market with a better ratio between listings and buyers.
People are taking a while to look around and decide on a purchase with the number of selling days stretching out to around almost three months once a house is listed for sale.
The more affordable homes are being snapped up by first home buyers more quickly, while the trade-up market is slower.
Historically you might expect approval for home loan finance within two weeks, but most loan providers now require at least three or four weeks since the banking industry tightened its application processes to ensure prudent borrowing.
If you are thinking of selling your property it generally makes sense to get it on the market well before Christmas, but by the second half of December you can expect the market to go quiet until February when it tends to pick up again.
Successful sellers should allow extra time for settlement. Usually five weeks is enough between the contract of sale and the settlement date, but Christmas and New Year holidays may cause delays with building inspections and termite clearances, particularly if workers are on leave. As such, it’s wise to leave around seven weeks for the settlement period at this time of year.
If you have not sold your home before the end of the year you can expect a strong slow down in the market during the festive season through until late January. Your real estate agent can advise you on the best marketing strategy during this period. In consultation with your agent, you may even decide to take your property off the market until February.
Given current market conditions, it’s very important that a property is priced correctly to solicit genuine offers, facilitate a smooth sale and to get the job done in reasonable time.
Knowing when and how to best market your property for sale is just part of the skill and experience that comes from hiring a professional agent.
David Airey is president of the <a target="_blank" href="https://reiwa.com.au/home/default.aspx">Real Estate Institute of Western Australia.</a> This article was originally published on <a href="https://reiwa.com.au/Faq/Pages/Feature.aspx">reiwa.com</a>.
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What to expect if you are selling property in the lead-up to Christmas

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It is very challenging for many people who have recently arrived in Perth to find a rental property with over 1,000 people coming to Western Australia every week in search of employment and a better life.
People who have newly arrived in WA find it especially difficult to find rental accommodation because they have no track record in the local property market.
Rental vacancy rates in Perth are now below 2% and have fallen below 1% in inner city areas where many migrants want to secure a rental property because it is close to the CBD.
Limnios Property Group is now finding that one in every three applications for rental properties are recently arrived migrants.
For anyone wanting to rent a property in the current market, one key issue they should keep in mind is to have an open mind on where to live and what type of rental home they can secure.
Generally, while there is a dearth of rental properties in near city areas, rental homes are more plentiful in the outer-Perth suburbs. So a short-term option could be to rent a home in the outskirts of Perth and then apply for a near city rental property after six months once you have demonstrated that you are a good tenant.
Alternatively, if you are really keen on securing a property in an inner-city area then you should be prepared to apply for less attractive rental properties that some people overlook. These properties could be older-style flats or homes located on main roads.
The key objective should be to secure a rental property as soon as possible and then establish a proven record a good tenant. After this objective is achieved then you can apply with some confidence to secure more attractive rental accommodation.
Whatever rental home you apply for, there are certain measures you should undertake to enhance your chances of success.
You should approach their rental-housing search like you would a job search. It is important to be organised, serious, professional, and make sure you stand out as the best applicant. This means that you have to make a good impression and demonstrate that you will be a good steward for the landlord's property.
It is important to have at least three reliable references, and if you have rented before ensure that you have contact details of your last landlord. In addition, you should contact your references ahead of time to be sure your information on them is current and that you have their permission to use them as a reference.
If you have never rented before and owned a property, then have evidence of this home ownership as well as other independent references. Written references are highly regarded by landlords and property management companies.
In this regard, you should be prepared with all the information you need to complete a rental application. That includes full, prior addresses, bank account and credit card numbers, and a list of references. Landlords will not respond to incomplete applications.
A good idea is to consider consider preparing a renter's resume. You may have to repeat the information on the application, but you will stand out as well-organised and prepared.
<a target="_blank" href="https://plus.google.com/111490789069514581435/posts">James Limnios</a> is the CEO of <a target="_blank" href="https://www.limnios.com/">Limnios Property Group</a>, is a City of Perth councillor, and is very passionate about real estate and political issues in Perth, WA. You can connect with James on <a target="_blank" href="https://twitter.com/jameslimnios">Twitter</a>,<a target="_blank" href="https://www.propertyobserver.com.au/https://plus.google.com/111490789069514581435"> Google Plus </a>and on his <a target="_blank" href="https://jameslimnios.blogspot.com/">blog</a>.
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Migrants struggle to find accommodation in Perth

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<img src="/images/stories/2012/11/1.gif">
Be hard nosed. Don't let emotions trump reason.
 
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<img src="/images/stories/2012/11/2.gif">
Await the cyclical tough market so you are cashed-up ready to go.  
 
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<img src="/images/stories/2012/11/3.gif">
Register your interest, but never the upper level of your buying preparedness.
 
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<img src="/images/stories/2012/11/4.gif">
It never hurts to put in a low offer. Especially if the property has been on the market for an above-average length of time. A strategically wise offer won't be necessarily be taken as an insult.
 
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<img src="/images/stories/2012/11/5.gif">
Properties that have been on the market for some time may not be shifting for a variety of reasons, but most likely the asking price is way too high. Watch the listing go through two or three agents, and eventually most sellers will shift on their price, which is when it is worth putting in a low-ball offer.
 
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<img src="/images/stories/2012/11/6.gif"> Be the top bidder at auction, but then put in a lower post-auction offer to the possibly unnerved vendors. Especially at vendor bid auctions. Now that you're also the wiser as to the level of buyer competition from any other registered bidders, don't be afraid of putting in a lower offer.
 
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<img src="/images/stories/2012/11/7.gif">
Suss out the locations with a buyers' market where you are spoiled for choice. Avoid the so-called vendors' market. Make sure the buyers' market has an understandable, but easily remedied reason for its current lacking status.
 
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<img src="/images/stories/2012/11/8.gif">
Avoid buying from highly successful selling agents who knock you over with their zeal. Find the lazy or out of sorts agent who allow property to sell without putting in the hard yards of successful negotiation.
 
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<img src="/images/stories/2012/11/9.gif">
Make a low offer proffering a blunt, but credible reason that highlights something about the property that really does reduce its buying appeal. Hold you nerve and politely wear the agent down over time.
 
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<img src="/images/stories/2012/11/10.gif">
Seek out mortgagee or executor auctions – they are quite likely to have low reserves – but don't get emotional once the auction bidding is underway.
 
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<img src="/images/stories/2012/11/11.gif">
 Find out from casual querying of the listing agent the circumstances of the vendor's motives. Knowledge is power when it comes to price negotiation. 
 
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Buy shortly before or after Christmas from vendors who've had to, or want to avoid, taking bridging finance for their next home.
 
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Steer clear of buying a new home or off the plan as the last thing most long-haul developers want is to buckle to random asking price reductions. On the other hand, they will most likely throw in free carpets or curtains or pay your stamp duty. 
 
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<img src="/images/stories/2012/11/14.gif">
Remember it’s not just the price on which to negotiate: with other aspects including the settlement period brought forward or delayed, the size of the deposit, releasing the deposit, and the inclusions in the contract. All are worth something to you.
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The 14 smart ways of buying property at a discount – and why Christmas can be to your advantage

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All the successful investors I know have a common factor: commitment to research.
The best of them research continuously and copiously. They tune out media comment and tune into information. They end up making good choices about product and location.
But I suspect one factor many overlook is the most important research topic of all: the local council.
I would never buy in an area unless the local authority impressed me. The personality of the council leadership can be the difference between a region growing or stagnating.
I don’t mean pro-development. The Gold Coast has had a series of pro-developer regimes over the years, and it hasn’t done the real estate market a whole lot of good.
I mean pro-community, pro-jobs and pro-prosperity. It’s not the same as being pro-development, nor does it mean being anti-heritage or anti-environment.
A council that’s forward-thinking and proactive in fostering a healthy business environment and a strong community ethic can do wonders for the local property market.
<a target="_blank" href="/news">Cairns </a>in north Queensland provides a current example. Twenty or so years ago Cairns was all the rage, driven by Japanese tourism and investment. When that waned, so did Cairns.
<a target="_blank" href="/news">Townsville</a>, once regarded as the poor relation of Cairns, overtook its northern rival and left it behind because it proactively and successfully generated a well-rounded economy with more than tourism in its arsenal.
Now Cairns is fighting back. The time is fast approaching when Cairns will be worthy of investor attention again.
 
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Cairns Regional Council has offered to forego millions in revenue from developers to encourage business and local employment. The council is waiving fees and infrastructure charges, so long as developers use 80% local workers and suppliers, and finish their projects before the end of 2014.
It’s about generating economic activity and employment. That will translate, in time, to a stronger property market.
The councils that run the twin border cities of <a target="_blank" href="/news">Albury</a> (New South Wales) and <a target="_blank" href="/news">Wodonga</a> (Victoria) strike me as go-ahead as well. One current project is a plan to re-energise a rundown part of central Wodonga to create a new commercial heart. Around $26 million is being on infrastructure and renovation of features such as the railway station buildings, to attract businesses to invest in the area, with new retail, entertainment and commercial developments.
The general theme of Albury-Wodonga is one of growth and expansion.
The Goldfields town of <a target="_blank" href="/news">Maryborough </a>in Victoria has successfully re-invented and re-invigorated itself. Not so long ago the town was colloquially known as Scaryborough and had more than its share of issues. Local people with energy and good intentions decided to change it status and its image.
Much has changed. Maryborough has managed to combine a prosperous and expanding business community, particularly in manufacturing, with a particular emphasis on spotlighting the town’s many fine heritage buildings, including a railway station that put the legendary American author Mark Twain into raptures when he visited in 1895.
The town and the Central Goldfields Shire is going places and its median house saw double-digit growth in the past 12 months, while Melbourne down the road has been going backwards.
This factor, the energy and attitude of the local council, is one investors should not overlook. When I’m researching a location, I often call the mayor (the mobile phone number is usually on the council website). Most are happy to chat about their town or region and it’s helps to provide a feel about whether the location is moving forward or not.
That can be critical in the final investment decision.
Terry Ryder is the founder of <a target="_blank" rel="nofollow" href="https://www.hotspotting.com.au/">hotspotting.com.au</a> and can be <a target="_blank" rel="nofollow" href="https://www.twitter.com/hotspotting">followed on Twitter</a>.
Terry Ryder will present a free webinar on Thursday, December 6 on where to invest in property in 2013, regions or capital cities. <a target="_blank" href="/news">You can sign up for the webinar here.</a>
 
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