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.

[smartcode_project:default project_id=5743 project_image_fid=372394]

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.

[smartcode_project:default project_id=5743 project_image_fid=927]

<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.

[smartcode_project:default project_id=5743 project_image_fid=375255]

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.”

[smartcode_project:default project_id=5743 project_image_fid=375281]

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.

[smartcode_project:default project_id=5743 project_image_fid=925]

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.

[smartcode_project_cta:default project_id=5743]

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.

[smartcode_project:default project_id=145324 project_image_fid=372749]

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.

[smartcode_project:default project_id=145324 project_image_fid=354343]

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.

[smartcode_project:default project_id=145324 project_image_fid=354347]

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.

[smartcode_project:default project_id=152069 project_image_fid=374394]

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.

[smartcode_project:default project_id=152069 project_image_fid=374399]

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.

[smartcode_project_cta:default project_id=152069]

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.

[smartcode_project:default project_id=95289 project_image_fid=366760]

<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.

[smartcode_project:default project_id=95289 project_image_fid=366769]

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.

[smartcode_project:default project_id=95289 project_image_fid=366762]

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>
Selling a home in summer can be tricky for some but rewarding for many. But it all comes down to getting the details right.
Pretty gardens, spectacular views and a well-presented home will only go so far, especially in a market where buyers would rather be relaxing with a cool drink instead of house-hunting in the heat.
It is essential home buyers price their properties correctly, choose the most appropriate sale method and market it appropriately. Real estate agents can make a lot of difference here, as they have the necessary knowledge and experience to maximise the value of your property.
When it came to pricing the property, home owners need to consider the market and buying conditions.
Summer is a time when buyer numbers plateau – particularly during the holiday period – but the current market conditions of low interest rates and affordable prices will prove too tempting for many to pass up.
So it requires real skill to set the price at a realistic level where both the buyer and seller feel comfortable that they have paid and received a fair price.
One of the biggest dilemmas summer sellers face is whether to go to auction or sell their house through private treaty. In making this decision, there are a number of factors that should be considered such as location, style of property, level of demand and timing of the sale.
Private treaty sales offer the advantage of a clearly stated price. This can be powerfully attractive to buyers who sell their property just prior to Christmas and are facing settlement in early January.
 
<hr class="system-pagebreak">
 
When you have properly priced your property, these types of buyers can be super motivated to make strong, fair offers, with a minimum of negotiation, but it’s essential to have your price right in the first place if you’re going to do business.
On the other hand, auctions allow the market to determine the price and competitive bidding can push the price up. Auction also offers the seller certainty that once the reserve is reached, the property will be sold, and there is no cooling-off period so the sale is secure – the buyer can’t change their mind. However, the timing of an auction is crucial so it’s best to have auction campaigns completed before the holiday period gets underway.
When it comes to auctions, there are two types to be considered: in-room or on-site.
At an on-site auction, buyers can actually touch and smell what they are buying, which can provide a stronger emotional connection to the property. Also, there is an argument to be made that suggests when it comes to those final bids, and the buyer is standing in what is to be their new home if they are successful, they are more likely to go that little bit further to secure their new home.
However, in-room auctions are not affected by the weather or other environmental factors and when the market is running hot, the enthusiasm for other properties offered by auction at the same event can positively influence the bidding on your own property.
The soft market of recent times is showing a trend towards private sales over auctions, with sellers more inclined to take that route than what they perceive as the uncertainty of the potential outcome on auction day.
My advice would be to discuss all the options available with a real estate agent, who will help determine which method of sale best suits your individual circumstances and the likely degree of demand for the type of property you’ll be offering the marketplace.
The agent is there to help weight up the benefits and costs and pros and cons of each scenario and to support a seller through the sale process. They can only do that if the seller is open and honest about their feelings and share their concerns.
Stewart Bunn is national communications manager for <a href="https://www.firstnational.com.au/" target="_blank">First National Real Estate.</a>
</body></html>

sbunn-gBDVUZrioP

How to best sell your home in summer

<html><body>
Buying a property is one of the biggest investment decisions you will ever make, so it’s important you get it right. Firstly, you must consider what you can afford. Once you have a budget in mind, you can assess your options and decide on which investment type will best suit your individual requirements – an apartment or a house? With the right knowledge and information at your disposal, you can more easily determine which type of property will give you greater capital growth and rental returns.
We are often asked whether a house or a unit/apartment will provide a better overall investment, especially in terms of wealth creation or early retirement goals. Our response to that is historically, houses have always outperformed units in terms of capital growth.
The old investment adage of “land appreciates, buildings depreciate” has held true. However, times are changing, and we’re now starting to see good capital growth levels with apartments.
Consider the following list of pros and cons for both property types to help make your purchase decision easier.
Pros of buying an apartment/unit
• Lower entry-level purchase prices 
There are many good-quality apartments around, for half the cost you would pay for a house. Getting started and saving for a deposit is more achievable and means you can own a property sooner rather than later.
• Low-maintenance living 
Fixing, repairing and general upkeep of a property can be a lot of hard work, especially if you are short on time and money. Apartments generally require less care and maintenance than a house, which makes it ideal for socially active professionals or baby boomers looking to downsize.
• Less expensive to renovate 
Polishing up an apartment with a coat of paint, changing door handles and installing new appliances can really help to sharpen the appeal of an apartment. This can often be achieved at minimal cost, saving you lots of money when compared to renovating a larger home.
• Higher rental returns 
Apartments usually generate a stronger rental yield than a house. The increased demand for apartment rentals will ensure good investor returns over the long term.
Cons to buying an apartment/unit
• High body corporate fees
Depending on the type of apartment you buy, the body corporate fees can sometimes be excessively high. Quarterly payments will often go towards maintaining shared facilities such as laundry, lifts, gymnasium, pool and outdoor entertainment areas.
• High-density living
Not everyone will share the same ideals or standards as your own; some apartments have thin walls and poor insulation, which can mean high noise levels and a general lack of privacy. In many ways, you are powerless to change your environment.
• Buying off the plan 
Modern apartments in high-density developments can often attract very slow capital growth. Resale is usually not that strong, with the land value worth less than 10% of the purchase price.
• Smaller living spaces 
If you are accustomed to more expansive living arrangements, this may present a problem. Some apartments can lack key storage space and can be difficult to navigate in freely.
 
<hr class="system-pagebreak">
 
Pros to buying a house
• More potential for capital growth
The main reason most people buy into real estate is to make money. Houses generally have a larger land size value, which gives you greater flexibility and choice to develop, sub-divide and extend if required.
• More privacy and feeling of space
Communal space can never match the appeal of your own private garden. Houses are more generously proportioned offering you a greater sense of privacy and space. Young families can take advantage of larger outdoor areas with the added bonus of keeping as many pets as you want.
• Appeals to a larger cross-section of buyers 
You will never have a shortage of interested buyers with a house. Demand will be always be stronger if you can appeal to a diverse range of potential buyers such as first-home owners, investors and young families.
• No shared land/or owners’ corporation costs 
The good thing about a house is you have more control over what to spend your money on. Rather than being locked into paying quarterly levies, you ultimately get to decide on what needs to be fixed today, tomorrow or next month. The choice is yours.
Cons to buying a house
• Higher stamp duty and interest costs 
Owning your dream home requires much effort and financial consideration. Spending that little bit extra to have the home you really want can often mean higher stamp duty costs and loan interest fees.
• Higher maintenance and renovation costs
A house will always have higher structural and renovation costs such as plumbing and electrical work. If something unforseen occurs such as a roof leak or the hot water system breaks down, you are solely responsible for that. Not to mention the increased monthly expenses such as council rates and utility charges.
• Lower rental returns and reduced cashflow for investors
In general, properties with higher capital growth have lower rental returns. To increase the rental yield of a house, you would need to invest money on renovating or further developing it into a high-growth property.
• Fewer tax deductions and depreciation benefits for investors 
There are always eligible items that can be depreciated and go towards minimising your tax liability such as carpet and kitchen appliances. Newer homes tend to offer greater tax depreciation benefits rather than older, more established homes.
Frank Valentic is managing director of award-winning buyers' agency <a target="_blank" href="https://www.advantageproperty.com.au/">Advantage Property Consulting.</a>
</body></html>

fvalentic-kJt4iZ5jDx

Is a house or an apartment a better investment?: Frank Valentic

<html><body>
A Melbourne-based private investor has paid $2.6 million to acquire the premises of St Kilda food and wine bar Phamish, which sits below one of the bayside suburb’s most striking boutique apartment buildings.
The 370-square-metre <a target="_blank" href="/news">St Kilda</a> restaurant is on the ground floor of luxury apartment block 30 The Esplanade, with its curving glass facade reflecting Luna Park and the Palais Theatre live music venue across the road.
The sale price reflects a yield of 6.39% based on a net annual rental of $166,308. The square metre sale rate was $7,027.
The "quick" sale of the restaurant premises was negotiated by Savills agents Nick Peden and Clinton Baxter subject to the space being leased to Phamish restaurant on a 10-year term with five-year renewal options.
Phamish has leased the space since the building’s completion in December 2009.
“This was really prime property. A restaurant with a long-term lease, within a prestigious new residential development which was itself within arguably Melbourne’s most popular dining and entertainment precinct. It was no surprise that a purchaser snapped it up so quickly," says Peden.
“The quick sale was also an indication of the dearth of such opportunities in the market at the moment and the resultant competition for them whenever they do appear,” he says.
The vendor, who declined to be named, was the developer of the building.
The property at 30 The Esplanade is a curving glass building featuring 14 apartments designed by SJB Architects and stands between traditional terrace houses and a McDonald’s restaurant just a short walk from the St Kilda Beach Acland Street retail and food strip.
A two-bedroom apartment in the building is currently listed for sale at $1.3 million through RT Edgar Albert Park while two apartments featuring two bedrooms are for rent at $900 and $1,000 per week.
The standout feature of 30 The Esplanade is its curved glass façade, which employs a "super-imposed graphic, built into the double-glazed window units, with the semi-transparent image placed between each layer to ensure it does not fade over time," according to architects SJB.
“The image references several characteristics inherent to St Kilda’s cultural fabric; the fishnet stockings simultaneously speaks of sex, the seaside and the politics of the promenade,” explained SJB’s Michael Bialek in 2009. “St Kilda has a rich and varied history, from the artists in residence and the European immigrant community that settled in the '50s to the strong tourist numbers that visit the area throughout the year,” he said.
</body></html>

lschlesinger-FZcF9M3vE6

Investor snaps up Phamish restaurant premises on St Kilda Esplanade for $2.6 million

<html><body>
This week's episode of Grand Designs Australia features an house in Annandale that is being built on a small empty allotment overshadowed by a large building either side, one of which is heritage listed.
Brett and Rees are wanting to upsize but don’t want to leave the inner west-suburb of Sydney <a href="/news">Annandale</a>, so have chosen to build on the small empty allotment behind their apartment.
<a target="_blank" href="https://www.lifestyle.com.au/granddesigns/series-3/episode-6-annandale-urban-house.aspx">The Annandale house</a> has been in the works for eight years due to the possibility of the heritage-listed building next to it that may collapse.
The property will start with a basement car park with connecting stairs from the laneway leading up to the main entrance.
The hallway will be a glass atrium; the property will need both artificial and natural light due to the overshadowing buildings.
The large master bedroom will have its own kitchenette and a resort-style open-plan bathroom.
The top tier will play host to a spacious living and kitchen area.
The main feature of the house is set to be a central transparent plunge pool with jets.
Another bedroom is located near the front of the house next to a study.
Grand Designs host and Australian architect Peter Maddison says it is a compact home that must use every iota of space to its full advantage.
The median sale price for Annandale is $893,000, and the indicative gross rental yield is 3.9%.
A property located at 2 Collins Street, Annandale, is currently on the market with a listing price of $865,000. It last sold in 2008 for $425,000.
A property at 63 Young Street, Annandale, has an asking price of $920,000. It last sold in 2009 for $810,000.
Last week Grand Designs Australia featured a luxurious beach house in Bryon Bay.
The Annandale urban house episode will air on the Lifestyle channel on November 22 at 8.30pm.
</body></html>

ntrotman-Et3xWpamVh

An overshadowed, small Annandale block the challenge for this week's Grand Designs

<html><body>
Because banks have been reluctant to fund speculative development, very little new industrial space has come onto the market over the past few years.
Demand on the other hand has remained fairly steady, and it's now increasing.
And this will cause rentals to rise over the next few years — as there is only a modest amount of space in the pipeline.
<img alt="langnov19" src="/images/stories/2012/11/langnov19.png" height="294" width="470">
According to a recent report by Jones Lang LaSalle, 90% of the space built over the past year was through pre-committed.
And with vacancies falling, you are likely to see these pre-commitments continue — as businesses start to expand or relocate from all the premises.
In Sydney, owner-occupiers have dominated the sales market, causing investment yields and prices to firm. And with a looming tight supply, you should see values rise during 2013.
Melbourne has had a continuing shortage of prime space over 3,000 square metres due to strong tenant demand. As such, many tenants are having to settle for second-grade accommodation.
The success of several speculative projects in the west and south-east has encouraged a few cashed-up developers to begin further projects. But even so, the amount of new space coming onto the market will be modest, thereby sustaining growth.
Queensland's mining activities have meant a quarter of all major lettings have been taken up by companies servicing the mining sector. Nonetheless, the demand by manufacturers and wholesalers remains strong, with most investors seeking quality tenants on long leases in modern buildings.
It would seem that strong tenant demand in Adelaide, combined with new space be in short supply have combined to cause some steady growth in rentals over the past six months.
Lack of ready funding in Perth has so far curbed speculative development, with most new construction being undertaken following tenant pre-commitments. However, with vacancies low and demand strong, development activity is expected to increase over the next couple of years.
Bottom line: If you are in a position to contribute the land as your "project equity", then banks will generally fund projects with just 50% pre-commitment.
And in the current market, you are likely to have your project fully leased (or sold) prior to completion.
Chris Lang is an advisor to commercial property investors and gives keynote speeches and regular seminars on the best way to invest in commercial property. He maintains a blog, <a href="https://bitly.com/IFf40C">his-best.biz</a>, which he updates regularly about the best way to get the most out of your commercial property investment.
</body></html>

chrislang-EQKojcgJPV

Australian industrial property poised for growth

<html><body>
ISPT's acquisition of a 50% share of Myer Centre in Brisbane from Colonial First State Retail Property Trust is the biggest shopping centre transaction for the year to date, according to figures compiled by Jones Lang LaSalle.
The sale of the <a href="https://www.propertyobserver.com.au/retail/new-york-based-blackstone-group-buys-top-ryde-mall-for-%24341-million/2012111957931" target="_blank">indebted Top Ryde City shopping centre</a> to US private equity firm the Blackstone Group this week for $341 million ranks as the second biggest deal of the year.
Jones Lang LaSalle head of retail investment Simon Rooney, who advised on all but one of the top 10 transactions, says the sale of the <a href="https://www.propertyobserver.com.au/retail/perron-group-to-acquire-half-stake-in-three-centro-centres-for-%24690-million-setting-post-gfc-commercial-retail-record/2012051754740" target="_blank">Centro portfolio to the Perron Group </a>was clearly the most significant deal of the year. The Perron Group acquired 50% stakes in the  Colonnades in South Australia, the Glen in Victoria and the Galleria in Western Australia for a combined $690.4 million.
Click to enlarge
<a href="/images/stories/2012/11/jllnov20.gif" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/2012/11/jllnov20thumb.gif"></a>
Source: Jones Lang LaSalle
</body></html>

The top 10 Australian shopping centre deals of 2012: Jones Lang LaSalle

<html><body>
Moranbah tops the latest list of 40 localities with the highest rental yields for houses, according to information provided by RP Data.
Queensland localities top the list, with 18 suburbs.
New South Wales is second with 17 high rental yield suburbs.
Victoria comes in third place with five localities.
 
<table cellpadding="0" cellspacing="0" border="1"><tbody>
<tr>
<td width="120" valign="top">
SUBURB
</td>
<td width="117" valign="top">
POSTCODE
</td>
<td width="113" valign="top">
MEDIAN PRICE
</td>
<td width="110" valign="top">
GROSS RENTAL YIELD
</td>
</tr>
<tr>
<td width="120" valign="top">
<a href="/news">Moranbah</a>
</td>
<td width="117" valign="top">
4744
</td>
<td width="113" valign="top">
$723,950
</td>
<td width="110" valign="top">
12.9%
</td>
</tr>
<tr>
<td width="120" valign="top">
<a href="/news">Boggabri</a>
</td>
<td width="117" valign="top">
2382
</td>
<td width="113" valign="top">
$156,000
</td>
<td width="110" valign="top">
11.7%
</td>
</tr>
<tr>
<td width="120" valign="top">
<a href="/news">Blackwater</a>
</td>
<td width="117" valign="top">
4717
</td>
<td width="113" valign="top">
$414,000
</td>
<td width="110" valign="top">
11.3%
</td>
</tr>
<tr>
<td width="120" valign="top">
<a href="/news">Collinsville</a>
</td>
<td width="117" valign="top">
4804
</td>
<td width="113" valign="top">
$220,000
</td>
<td width="110" valign="top">
10.6%
</td>
</tr>
<tr>
<td width="120" valign="top">
<a href="/news">Dimboola</a>
</td>
<td width="117" valign="top">
3414
</td>
<td width="113" valign="top">
$83,500
</td>
<td width="110" valign="top">
10%
</td>
</tr>
<tr>
<td width="120" valign="top">
<a href="/news">Broken Hill</a>
</td>
<td width="117" valign="top">
2880
</td>
<td width="113" valign="top">
$110,000
</td>
<td width="110" valign="top">
9.5%
</td>
</tr>
<tr>
<td width="120" valign="top">
<a href="/news">Condobolin</a>
</td>
<td width="117" valign="top">
2877
</td>
<td width="113" valign="top">
$131,500
</td>
<td width="110" valign="top">
8.3%
</td>
</tr>
<tr>
<td width="120" valign="top">
<a href="/news">Roma</a>
</td>
<td width="117" valign="top">
4455
</td>
<td width="113" valign="top">
$320,000
</td>
<td width="110" valign="top">
8.1%
</td>
</tr>
<tr>
<td width="120" valign="top">
<a href="/news">Townview</a>
</td>
<td width="117" valign="top">
4825
</td>
<td width="113" valign="top">
$335,000
</td>
<td width="110" valign="top">
8.1%
</td>
</tr>
<tr>
<td width="120" valign="top">
<a href="/news">Nhill</a>
</td>
<td width="117" valign="top">
3418
</td>
<td width="113" valign="top">
$110,000
</td>
<td width="110" valign="top">
8%
</td>
</tr>
<tr>
<td width="120" valign="top">
<a href="/news">Batlow</a>
</td>
<td width="117" valign="top">
2730
</td>
<td width="113" valign="top">
$107,500
</td>
<td width="110" valign="top">
7.9%
</td>
</tr>
<tr>
<td width="120" valign="top">
<a href="/news">Clermont</a>
</td>
<td width="117" valign="top">
4721
</td>
<td width="113" valign="top">
$317,500
</td>
<td width="110" valign="top">
7.8%
</td>
</tr>
<tr>
<td width="120" valign="top">
<a href="/news">Sunset</a>
</td>
<td width="117" valign="top">
4825
</td>
<td width="113" valign="top">
$350,000
</td>
<td width="110" valign="top">
7.7%
</td>
</tr>
<tr>
<td width="120" valign="top">
<a href="/news">Depot Hill</a>
</td>
<td width="117" valign="top">
4700
</td>
<td width="113" valign="top">
$170,000
</td>
<td width="110" valign="top">
7.6%
</td>
</tr>
<tr>
<td width="120" valign="top">
<a href="/news">Cobar</a>
</td>
<td width="117" valign="top">
2835
</td>
<td width="113" valign="top">
$195,000
</td>
<td width="110" valign="top">
7.6%
</td>
</tr>
<tr>
<td width="120" valign="top">
<a href="/news">Terang</a>
</td>
<td width="117" valign="top">
3264
</td>
<td width="113" valign="top">
$155,000
</td>
<td width="110" valign="top">
7.5%
</td>
</tr>
<tr>
<td width="120" valign="top">
<a href="/news">Werris Creek</a>
</td>
<td width="117" valign="top">
2341
</td>
<td width="113" valign="top">
$125,000
</td>
<td width="110" valign="top">
7.5%
</td>
</tr>
<tr>
<td width="120" valign="top">
<a href="/news">Charleville</a>
</td>
<td width="117" valign="top">
4470
</td>
<td width="113" valign="top">
$160,000
</td>
<td width="110" valign="top">
7.3%
</td>
</tr>
<tr>
<td width="120" valign="top">
<a href="/news">Mount Morgan</a>
</td>
<td width="117" valign="top">
4714
</td>
<td width="113" valign="top">
$125,500
</td>
<td width="110" valign="top">
7.3%
</td>
</tr>
<tr>
<td width="120" valign="top">
<a href="/news">East Bairnsdale</a>
</td>
<td width="117" valign="top">
3875
</td>
<td width="113" valign="top">
$178,000
</td>
<td width="110" valign="top">
7.3%
</td>
</tr>
<tr>
<td width="120" valign="top">
<a href="/news">Deniliquin</a>
</td>
<td width="117" valign="top">
2710
</td>
<td width="113" valign="top">
$152,500
</td>
<td width="110" valign="top">
7.3%
</td>
</tr>
<tr>
<td width="120" valign="top">
<a href="/news">Windale</a>
</td>
<td width="117" valign="top">
2306
</td>
<td width="113" valign="top">
$228,750
</td>
<td width="110" valign="top">
7.3%
</td>
</tr>
<tr>
<td width="120" valign="top">
<a href="/news">Cloncurry</a>
</td>
<td width="117" valign="top">
4824
</td>
<td width="113" valign="top">
$252,500
</td>
<td width="110" valign="top">
7.2%
</td>
</tr>
<tr>
<td width="120" valign="top">
<a href="/news">Moura</a>
</td>
<td width="117" valign="top">
4718
</td>
<td width="113" valign="top">
$253,000
</td>
<td width="110" valign="top">
7.2%
</td>
</tr>
<tr>
<td width="120" valign="top">
<a href="/news">North Booval</a>
</td>
<td width="117" valign="top">
4305
</td>
<td width="113" valign="top">
$200,000
</td>
<td width="110" valign="top">
7.2%
</td>
</tr>
<tr>
<td width="120" valign="top">
<a href="/news">Sarina Beach</a>
</td>
<td width="117" valign="top">
4737
</td>
<td width="113" valign="top">
$370,000
</td>
<td width="110" valign="top">
7.2%
</td>
</tr>
<tr>
<td width="120" valign="top">
<a href="/news">Cooma</a>
</td>
<td width="117" valign="top">
2590
</td>
<td width="113" valign="top">
$172,250
</td>
<td width="110" valign="top">
7.2%
</td>
</tr>
<tr>
<td width="120" valign="top">
<a href="/news">Merbein</a>
</td>
<td width="117" valign="top">
3505
</td>
<td width="113" valign="top">
$145,500
</td>
<td width="110" valign="top">
7.1%
</td>
</tr>
<tr>
<td width="120" valign="top">
<a href="/news">Narrabri</a>
</td>
<td width="117" valign="top">
2390
</td>
<td width="113" valign="top">
$263,500
</td>
<td width="110" valign="top">
7.1%
</td>
</tr>
<tr>
<td width="120" valign="top">
<a href="/news">South Grafton</a>
</td>
<td width="117" valign="top">
2460
</td>
<td width="113" valign="top">
$193,500
</td>
<td width="110" valign="top">
7.1%
</td>
</tr>
<tr>
<td width="120" valign="top">
<a href="/news">Cardwell</a>
</td>
<td width="117" valign="top">
4849
</td>
<td width="113" valign="top">
$231,000
</td>
<td width="110" valign="top">
7%
</td>
</tr>
<tr>
<td width="120" valign="top">
<a href="/news">Marburg</a>
</td>
<td width="117" valign="top">
4346
</td>
<td width="113" valign="top">
$237,500
</td>
<td width="110" valign="top">
7%
</td>
</tr>
<tr>
<td width="120" valign="top">
<a href="/news">Rockhampton City</a>
</td>
<td width="117" valign="top">
4700
</td>
<td width="113" valign="top">
$200,000
</td>
<td width="110" valign="top">
7%
</td>
</tr>
<tr>
<td width="120" valign="top">
<a href="/news">Winston</a>
</td>
<td width="117" valign="top">
4825
</td>
<td width="113" valign="top">
$379,000
</td>
<td width="110" valign="top">
7%
</td>
</tr>
<tr>
<td width="120" valign="top">
<a href="/news">Blackett</a>
</td>
<td width="117" valign="top">
2770
</td>
<td width="113" valign="top">
$229,500
</td>
<td width="110" valign="top">
7%
</td>
</tr>
<tr>
<td width="120" valign="top">
<a href="/news">Bolton Point</a>
</td>
<td width="117" valign="top">
2283
</td>
<td width="113" valign="top">
$260,250
</td>
<td width="110" valign="top">
7%
</td>
</tr>
<tr>
<td width="120" valign="top">
<a href="/news">North Albury</a>
</td>
<td width="117" valign="top">
2640
</td>
<td width="113" valign="top">
$185,000
</td>
<td width="110" valign="top">
7%
</td>
</tr>
<tr>
<td width="120" valign="top">
<a href="/news">Tolland</a>
</td>
<td width="117" valign="top">
2650
</td>
<td width="113" valign="top">
$190,000
</td>
<td width="110" valign="top">
7%
</td>
</tr>
<tr>
<td width="120" valign="top">
<a href="/news">Willmot</a>
</td>
<td width="117" valign="top">
2770
</td>
<td width="113" valign="top">
$224,250
</td>
<td width="110" valign="top">
7%
</td>
</tr>
<tr>
<td width="120" valign="top"><a style="font-family: Verdana, Arial, Helvetica, sans-serif; font-size: 11px;" href="/news" target="_blank">Tregear</a></td>
<td width="117" valign="top">2770</td>
<td width="113" valign="top">$231,500</td>
<td width="110" valign="top">7%</td>
</tr>
</tbody></table>

Source <a target="_blank" href="https://www.myrp.com.au/">RP Data</a>
For more on investing in mining towns like Moranbah and Gladstone, <a target="_blank" href="http://propertyobserver.com.au/ebooks/free-ebook-gladstone-investment-keys-to-one-of-the-nations-most-talked-about-hotspots">download our free eBook.</a>

</body></html>

East coast Australia's top 40 highest rental yield suburbs: From Moranbah to Tregear

<html><body>
<img src="/images/stories/2012/11/1.gif">
To understand the difference between price and value. Price is what you pay the vendor. Value is what your property is worth and can be accurately assessed by a competent, qualified valuer.
 
<hr>
 
<img src="/images/stories/2012/11/2.gif">
To guide your investment/buying/selling decisions. A property investment is one of the biggest decisions you will make, yet people make them without any objective advice. On the other hand, people always seek qualified financial advice when making other investment decisions.
 
<hr>
 
<img src="/images/stories/2012/11/3.gif">
For an objective assessment. A reputable valuer is objective, an estate agent acts on behalf of the vendor. The aim of an estate agent is to get the maximum price for the vendor. Relying on the estate agent to set the price could see you paying over the odds. Choose a Certified Practising Valuer (CPV).
 
<hr>
 
<img src="/images/stories/2012/11/4.gif">
A reputable valuer is objective, an estate agent acts on behalf of the vendor. The aim of an estate agent is to get the maximum price for the vendor. Relying on the estate agent to set the price could result in you paying over the odds. Choose a certified practising valuer (CPV).
 
<hr>
 
 
<img src="/images/stories/2012/11/5.gif">
Personal attachment can cloud judgement. Everyone forms emotional attachments to the homes they live or a property they wish to buy, which can affect how much they believe they are worth. An independent valuation can provide some clarity and prevent unrealistic expectations. If you are selling, a valuation can provide a good idea as to what you can realistically expect it to sell for – it may in some cases be more than you think it is worth.
 
<hr>
 
<img src="/images/stories/2012/11/6.gif">
A valuation is a legally binding document and so can be a valuable document when negotiating with buyers/vendors and if any disputes arise.
 
<hr>
 
<img src="/images/stories/2012/11/7.gif">
A valuation is tax-deductible if the property is held for investment purposes. So you get an objective assessment of the value of your property and can claim the cost as a deduction from your annual tax assessment.
 
<hr>
 
<img src="/images/stories/2012/11/8.gif">
Prevent any financing shocks. This is particularly an issue if you are buying an apartment off the plan or a house-and-land package, where the price you pay may be affected by rebates, incentives, developer profits, marketing costs and a change in value over time. A lower valuation may require a buyer to dip into the hip pocket or be forced to take out lenders mortgage insurance.
 
<hr>
 
And if you want to get some perspective and objectivity on your property’s worth but don’t wish to use a property valuer these are four alternatives to consider (or you could do them all):
Looking at real estate websites. In addition to seeing what prices other comparable properties in your area are advertised for some listings website provide a “sold” section so you can view recent sales. 
Call a couple of local estate agents Speak to a few estate agents to get a sense of what properties have sold for in that area and if you are negotiating a fair price. A local estate agent that is not acting on behalf of the vendor you are negotiating with can be good source of knowledge and information.
Engage a buyer’s agent Unlike an estate agent, a buyer’s agent will act on your behalf and seek to negotiate the best possible price on your behalf.
Buy a property report There are a number of data providers that sell property reports with detailed sales histories right down to the suburb and street.
 
 
</body></html>

po-LsXgBTHBmX

Eight reasons why you should consider getting a property valuation before selling or buying

<html><body>
RBA governor Glenn Stevens has raised expectations for a stronger residential building recovery as well as the likelihood that there will be further rate cuts.
In a speech in Melbourne last night, he said the bank’s main concern was keeping inflation in check while ensuring sustainable growth and pointed out that it was “prudent to sit still for the moment”.
But he indicated a rosier outlook for the struggling residential building sector, with “some of the pre?conditions” needed for a stronger recovery in dwelling construction “coming into place”.
“One area of stronger potential demand growth is dwelling construction, which has been unusually weak,” said Stevens in his address to the Committee for Economic Development of Australia (CEDA) Annual Dinner in Melbourne.
“Various explanations have been offered – interest rates too high, housing prices falling, zoning restrictions, planning delays, construction costs, lack of ‘confidence’, all have featured.
“At present, at least some of the pre?conditions one might expect to be needed for higher construction seem to be coming into place.
“Interest rates have declined, dwelling prices seem to have stopped falling, rental yields have risen, and the availability of tradespeople is assessed as having improved. We have, moreover, seen a rise in approvals to build. So there is some evidence of a turning point, albeit a belated one,” he said.
During the speech, Stevens re-affirmed that the RBA maintained its easing bias and that the decision to leave the cash rate on hold in November was a finely balanced one, with the board assessing whether other areas of domestic demand would start to strengthen as “the peak in the investment phase of the mining boom now coming into view”.
He said the question the Reserve Bank Board tried to answer every month when it sat down to decide the stance of monetary policy is will the net effect of all the different forces shaping the economy (the mining boom peaking, dwelling construction rising, business investment demand subdued, the government aiming for a budget surplus) “mean that aggregate demand rises roughly in line with the economy's supply potential over the next couple of years, or will a significant gap emerge?”
“As of the most recent meeting, as the minutes released earlier today show, the Board felt that further easing might be required over time.
“The board was also conscious, though, that a significant easing of policy had already been put in place, the effects of which were still coming through and would be for a while.
“In addition, the latest inflation data, while not a major problem, were a bit on the high side, and the gloom internationally had lifted just a little.
“So it seemed prudent to sit still for the moment.  Looking ahead, the question we will be asking is whether the current settings will appropriately foster conditions that will be consistent with our objectives – sustainable growth and inflation at 2% to 3%.
</body></html>

Pre-conditions in place for stronger residential building pick-up but further rate cut may be needed: Glenn Stevens

<html><body>
The mother of the Gold Coast entrepreneur Mark McIvor has sold Brisbane Supreme Court she had no idea her son convinced her to sign $22 million in mortgages. Janice McIvor said when she found out she could lose her home and asked her son Mark for her home back, he told her she would be "effing lucky". Janice McIvor has brought a case against Westpac seeking the bank be refrained from enforcing a mortgage and guarantees over her Currumbin home.
Janice McIvor' son Mark McIvor founded the Chevron Island merchant banking business that had $550 million in funds under management for about 1,400 clients, many of them locals, before receivers stepped in last year. The former fashion boutique owner claims her son, who had a "very bad temper", asked her to sign many documents over the years and she never investigated what they were. "God, I was scared. I was shocked ... I owed the bank $22 million," she told the court according to News Ltd papers.
Janice McIvor said she now had no relationship with her son after the two argued when she discovered the situation and she obtained her own legal advice and refused to hand over the property. When asked why she signed documents without reading thoroughly, she said it was because she trusted her son. "I am not that stupid because if I had read that, I would have thought how could I mortgage anything," she said. "I had nothing to pay anything back with for that amount. I couldn't even have mortgaged a push bike. "I didn't read anything. I just signed because I trusted Mark and I thought he's doing well and I must be helping him with whatever it was. "On reflection now, after having been cost a lot of heartache, I can see all that but at the time it was simply doing something for my son." 
</body></html>

Latest Expert Insights

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

Guides

Editor's Picks

Guides

Developments

New apartments

New townhouses

News

Latest Expert Insights

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

Guides

Editor's Picks

Receive the latest news stories to your inbox

Guides

Developments

New apartments

New townhouses

News