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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The inner-west suburb of Enmore has topped the list of Sydney suburbs where it could be cheaper to buy than rent, according to latest RP Data Buy vs Rent report.
Enmore is one of 388 towns and suburbs across Australia identified where the monthly mortgage payment is typically lower than the monthly rent, a 63% increase on the previous August survey.
The report though should be seen as theoretical in nature rather than a definitive guide and to show "what impact adjustments to mortgage rates can have on housing affordability in the marketplace”.
In some of the locations highlighted as seemingly making more sense to buy than rent, like-for-like swaps might not be possible due to the savings not being evident for that type of property or there maybe a scarcity of stock at the median value.
For example, the report identifies houses in Melbourne's Docklands as offering a potential monthly savings of nearly $2,200 if a renter chose to buy with a three-year fixed-rate mortgage.
However, houses make up less than 2% of the stock of properties in Docklands, where apartments dominate and those houses that are listed for sale - mostly luxury riverfront townhouses - start at around $1.2 million rising up to $4 million, beyond the price range of most renters.
Another example would be Burswood houses, just a few kilometres from Perth. Potential monthly savings by buying instead of renting are as high as $1,500 but there are only a dozen or so Burswood houses listed for sale on <a href="https://www.realestate.com.au/buy/property-house-in-burswoo/list-1?activeSort=price-asc&amp;source=location-search" target="_blank">realestate.com.au </a>with just one priced around the median value of $668,000.
In the case of Enmore units have a median asking rent of $1,950 ($450 per week) and a median dwelling value of $284,810. It is 5.7 kilometres from the CBD.
Renters capable of raising a 10% deposit ($28,000) and qualifying for a mortgage would be able to save $432 per month on principal and interest mortgage at a discounted rate of 5.9% rising to a maximum savings of $800 per month if they took out a three-year fixed-rate home loan at 5.39%, according to RP Data calculations.
Recent sales in Enmore include this <a href="https://www.realestate.com.au/property-unit-nsw-enmore-110843159" target="_blank">one-bedroom unit on James Street,</a> which sold for $241,000 and would likely rent for around $350 per week ($1,575).  Monthly mortgage repayments on a standard principal and interest loan borrowing 90% of the purchase price would be around $1,300.
Click to enlarge
<a title="Click to enlarge" href="/images/stories/2012/10/rpnov6.gif" rel="shadowbox"><img src="/images/stories/2012/10/rpnov6thumb.gif"></a>
 
<a href="/news">Enmore </a>is one of 41 suburbs in Sydney where it is potentially cheaper to buy than rent, with the remaining 47 suburbs located in regional locations.
Another prominent Sydney inclusion is Rushcutters Bay, just three kilometres from the CBD, where renters can save as much as $673 a month if they choose buy a unit rather than rent. The median price of a unit in <a href="/news">Rushcutters Bay</a> is $330,000 with median rent at $498 per week.
The comparisons in the RP Data report are based on borrowers having a 10% deposit and taking out a loan (in the case of variable) over 30 years. It does not take into consideration what can be considerable stamp duty costs as well as associated buying costs and strata fees, where applicable. Land tax, council rates and utility bills are also not considered.
The analysis also does not take into account the potential capital gains or loss over time.
 Rental data is based on the median weekly advertised rental rate across the suburb over the past 12 months to September 2012.
Critics of the report argue it is too theoretical in nature and reflective enough of what is actually available to be purchased with money spent to rent a comparable property. The WA list is topped by <a href="/news">Ledge Point</a>, a fishing village about 105 kilometres north of Perth where the median house value is $508,000 and where potential savings for renters that choose to buy range from $3,787 to $4,446.
The other regional WA suburb in the top five are all well-known mining hotspots: <a href="/news">Port Hedland</a> houses and units, <a href="/news">South Hedland</a> and <a href="/news">Nicko</a>.
Nationally, the report identifies 388 towns and suburbs across Australia where the monthly mortgage payment is typically lower than the monthly rent, a 63% increase on the previous August survey highlighting the “dramatic impact adjustments to mortgage rates can have on housing affordability in the marketplace”.
Queensland offers the majority of suburbs and towns where it’s cheaper to buy than rent at 147; Greater Brisbane accounts for 42 suburbs, while the remaining 105 can be found in the regional areas of the state. New South Wales has 88 suburbs; 41 are in Sydney while the remaining 47 are in the regional parts of the state
According to RP Data national research director Tim Lawless, the Australian housing market experienced one of its toughest years ever during 2011 and the early months of 2012.
“With capital city dwelling values almost 6% lower than when they peaked and discounted variable mortgage rates 125 basis points lower from their 2011 peak, coupled with fixed mortgage rates more than 210 basis points lower, we may see consumers returning to the property market as they realise that residential property may not cost them that much more to own than rent.
“In some suburbs it may actually be cheaper than renting especially where we are seeing evidence of tight rental markets resulting in rental increases and lower home values. For many buyers now may be a good time to either re-enter the market or buy their first home,” he says.
The report finds that across the capital cities, it is typically apartment-style housing where renting can be more expensive than paying a mortgage as the buy-in price tends to be lower compared with weekly rents, providing a narrower gap between mortgage payments and rental payments.
“If a potential buyer was willing to pay $50 extra to pay of a mortgage in a suburb rather than rent a house or unit, the total number of areas nationally rises from 388 to 1,419, based on making interest and principal payments on a variable interest rate loan,” says Lawless.
Melbourne buyers' agent <a target="_blank" href="https://www.propertyobserver.com.au/residential/room-for-debate-is-it-really-cheaper-to-buy-than-rent-in-some-suburbs/2012110857623">Catherine Cashmore has challenged RP Data's methodology. </a>
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lschlesinger-FZcF9M3vE6

Enmore tops list of inner-Sydney suburbs where it’s cheaper to buy a house rather than rent: RP Data

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Mortgage broker AFG, which accounts for around one in 10 home loans arranged in Australia, bucked the national trend to record its biggest October on record with $3.1 billion in sales.
October volumes are generally lower than those for September, but AFG says October mortgage sales were 14.6% higher than the month before.
The volume was also almost a quarter greater than that for October 2011.
RBA figures have housing credit growth at record lows in <a target="_blank" href="/news">September</a> - one month behind AFG figures.
AFG says refinancing was not the driver for mortgage volumes last month, with the level of refinancing (34.8%) at its lowest level than since September 2009.
Mark Hewitt, general manager of sales and operations at AFG, says: ‘We’re not seeing a surge of confidence sweep across the country, but different categories of borrowers in different states are feeling more comfortable about taking on loans. New South Wales is by far the most popular state for investors, while WA is leading the way for first-home buyers.’
In New South Wales, loans for investors comprised 43.1% of all new loans, compared with 35.1% in Queensland, 33.6% in Victoria, 32.2% in South Australia and 29.9% in Western Australia.
In Western Australia, loans for first home buyers comprised 25.2% of all new loans, compared with 18.3% in Victoria. 15.0% in Queensland, 12.8% in South Australia and 5.7% in New South Wales.
One in five new borrowers chose to fix their loans (20.8%), somewhat lower than last month high of 21.5%.
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AFG bucks national trend with record October mortgage sales

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The last of the big four banks, Westpac, has reported its 2012 annual results, with the country’s second-biggest mortgage lender recording record cash earnings of $6.6 billion for the year ending September 30.
However, it managed just 4% growth in mortgage lending over the group (3% within the Westpac brand) over the course of the financial year with funding costs rising as it shifts its funding mix towards a greater reliance on customer deposits.
For their respective financial years <a href="/news">NAB</a> reported 9.9% annual growth in mortgage lending, <a href="/news">ANZ</a> managed mortgage growth of 7% and <a href="/news">Commonwealth Bank</a>, mortgage growth of 4%.
System growth in mortgage lending for the year to September has been 4.7%, according to RBA financial aggregate figures.
The $6.6 billion cash profit figure was Westpac’s third consecutive record result – cash profit excludes one-off financial items.
Statutory net profit, which does include one-off financial items, fell 15% to $5.97 billion, reflecting a previous year benefit of a one-off St.George tax consolidation.
Westpac maintained its 26% share of the national home loan market growing its total mortgage book by $11.7 billion from $304.6 billion to $316.3 billion.
However, line-of-credit lending (used primarily by investors) declined from $35 billion to $32.6 billion.
Westpac Group CEO Gail Kelly called the bank’s performance a “strong result in a lower growth economic environment”.
The bank reported its net interest margin down five basis points for the year at 2.17%, attributing this decline to higher funding costs, mostly from the increased benefit customers received from higher deposit interest rates relative to market rates.
“Strengthening our balance sheet and improving our funding profile has been a key area of focus in recent years," says Kelly. 
"At our half year results, I stressed that a priority was growing deposits so I am pleased that our total customer deposits grew 12% or $38 billion this year, more than funding our growth in loans. Combined with a reduction in short-term wholesale debt, this has materially improved our funding mix."
 Kelly says a highlight of the result was the strong performance of the new Australian Financial Services division (AFS), which includes the Australian retail banking, business banking and wealth operations, where cash earnings increased by 14% to $2.1 billion as deposits and loans grew.
Among the subsidiary businesses, St George’s earnings flat compared to the previous year, at $1.2 billion.
Westpac says all its brands (the others being BankSA; Bank of Melbourne; and franchised mortgage lender RAMS) “contributed to the good momentum”.
The bank declared a record fully franked final dividend of 84 cents per share, up 2 cents, or 2% over first half 2012.
Total dividends for the year were 166 cents, up 6% over the prior year, and reflected a pay-out ratio of 77%.
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Westpac records record cash profits of $6.6 billion but sluggish mortgage lending amid higher funding costs

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NIMBYism (not in my backyard) and "save our suburbs" campaigns by local residents and councils are one of a number of factors that will inhibit a strong residential building recovery despite rising pent-up demand for new housing, according to Paul Braddick, head of property research at ANZ.
In his latest update, Braddick lists the difficulty in obtaining dwelling construction approval due to both red and green tape (environmental concerns) as a key factor that will result in a subdued recovery, rather than a stronger one.
The other factors that will impinge on the recovery, he says, are soft house price expectations, rising building costs, a squeeze on developer profit margins, substantial infrastructure charges and developer contributions, problems with land availability, affordability and accessibility, insufficient infrastructure (especially transport) and tight credit conditions.
According to Braddick, there is strong pent-up demand for new housing with many conditions favouring a solid recovery including falling interest rates, improved market sentiment and house prices appearing to have bottomed out in most capital cities.
Braddick says total dwelling approvals have risen by almost 12% in trend terms since their low point in January this year, but says the upswing has been almost exclusively driven by a one-third jump in apartment approvals, while detached house approvals remain "near cyclical lows equal to the lows of the past 30 years, excluding the post-GST introduction".
 
Click to enlarge
<a title="Click to enlarge" href="/images/stories/2012/10/anznov5.gif" rel="shadowbox"><img src="/images/stories/2012/10/anznov5thumb.gif"></a>
 
<hr class="system-pagebreak">
ANZ doubts the boom in apartment building’s share of new building activity (now above 40%) is sustainable given that detached housing makes up 75% of the existing housing stock
 
“While we continue to expect a affordability-driven structural shift away from traditional landed property towards higher-density living, we believe this will be a gradual, longer-term adjustment, rather than as dramatic as suggested in recent data," says Braddick.
ANZ forecasts real dwelling investment (seasonally adjusted) growth to have turned positive in the September quarter 2012 and for 138,000 and 146,000 dwellings to be completed in 2012-13 and 2013-14, respectively, compared with 142,000 in 2011-12.
However, the recovery will not be uniform with ANZ predicting “solid cyclical residential building recoveries for New South Wales, Queensland, Western Australia and the Northern Territory, but weak activity in Victoria, South Australia, Tasmania and the Australian Capital Territory in the near term.
This is due to a “marked de-synchronisation of home building cycles across the states” with Melbourne, Adelaide, Perth, Hobart and Canberra bucking the national trend in recent years and having “actually significantly out-performed relative to their long-run average home building activity levels”.
Overall though, Braddick warns that the recovery will “disappoint despite the urgent need for additional housing stock".
“The total decline in interest rates in the current cycle is small compared with earlier cyclical upturns.
 “Moreover, economic uncertainty and heightened debt aversion mean the responsiveness of households and home buyers to lower interest rates is likely to be significantly lower in this cycle than before, though strong population growth means there is more pent-up demand.
“For all of the above-mentioned reasons, we suspect the current upswing in new dwelling approvals and building activity will disappoint relative to previous recoveries and existing market expectations.
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NIMBYism to impact on subdued two-speed recovery in new home building: ANZ

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The prestigious residential development One Hyde Park in Knightsbridge, London, has just the six apartments left for sale in the high-profile apartment complex.
With the total sales now standing at over £1.7 billion (€2.1 billion, $2.7 billion), One Hyde Park has attracted international buyers from across the globe, from China to America, to Russia, the Middle East and Europe. There were 86 apartments in the development.
There are now 25 nationalities represented at One Hyde Park, the world's most expensive residential complex.
The last five newly completed sales in the past three months were all originating from Asia.
The latest two- and three-bedroom apartments were sold to Chinese, Taiwanese, Japanese, Thai and Malaysian buyers, with Asian buyers now accounting for over 30% of the total sales at the development to date. A four-bedroom apartment also sold to a Kazakhstan buyer this month for over £25 million, leaving fewer than seven of the high-profile apartments remaining for sale, according to Savills.
<img src="/images/stories/2012/10/onehydepark2.jpg">
Candy &amp; Candy was the development manager and interior designer for One Hyde Park gaining international recognition for its bespoke and innovative design.
Looking at the Asian buying market in Sydney, Tony Leong, who heads up the China desk at Savills NSW, commented that Asian interest in residential property within the Sydney metropolitan area was at "an all-time high."
“There are many reasons for buying in Australia but the three main profiles are the buyers who are looking for properties so that their children can study here, so they might buy a property when the child is very young with a long term view or they might buy something only for the time that their child is studying.
"There are also buyers who are looking to migrate here so they will look for a property as their home and finally there are the investors who will be buying more than one property," he says,
 
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According to research by Savills UK, Chinese and Pacific Asian buyers are now the fourth largest net purchasing group in the world, with a 31% market share in the new build sector alone.
Ned Baring, director at Savills, commented: “One Hyde Park is the ultimate address for London luxury, and it is not surprising that the last five sales have been to buyers from Asia. The appeal of London remains exceptionally strong to buyers from China and Pacific-Asia, who typically look for new build properties as reflected by their strong market share in this sector.”
The extensive amenities and facilities available exclusively to residents at One Hyde Park include a private cinema, 21-metre ozone swimming pool, entertainment room, private spa, state-of-the-art gym, golf simulator, underground valet parking, personal wine storage and squash court.
The development is owned by Project Grande (Guernsey) Limited – a joint venture consortium between Guernsey-based development company CPC Group and Waterknights (owned by the Prime Minister of Qatar, His Excellency, Sheik Hamad bin Jassim bin Jabr Al-Thani).
As well as the prime location and award-winning design, the partnership with the neighbouring Mandarin Oriental Hotel Group has appealed greatly to Asian buyers, who are familiar with the high standards and service that the Mandarin Oriental brand is famous for. Residents have access to the hotel’s unsurpassed amenities and services including 24-hour concierge and room service, housekeeping and valet services, and gourmet cuisine from Heston Blumenthal and Daniel Boulud.
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jchancellor-FAypfDUnLy

Five more sales to Asian buyers make One Hyde Park luxury Tower of Babel

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For the past four years we’ve been waiting for the property bubble to burst. To be honest, it’s been a little like waiting for the end of the world.
When I was a kid, there was a slated date for the end of the world to occur. We knew what it would look like – black thunder clouds, strong winds and then judgement day would be upon us. Depending upon your religious persuasion, a couple of things would happen on that day – you’d either be saved while non-believers everywhere perished, or the entire world would disappear in a fireball. There was also the threat of the nuclear bomb giving us incurable cancer, turning the earth to fallow pasture and causing slow and painful deaths always foreshadowing our everyday existence.
More recently, another end of the world date came and went, but the real one, sometime this December, is still before us, scaring our children and creating lively debate.
For property investors, though, we haven’t given the imminent destruction of the world a second thought, given the more dire situation surrounding the property bubble and its impending bursting. It’s consumed us and dictated our every investing move, and it seems like we are finally sick of it. Property investors have decided that enough is enough, and that if something was ever going to happen, it should have happened by now.
I’m somewhat cheered that there seems to be a renewed confidence in the market, but extremely worried, too. You see, the dodgy spruiker is back, in fine form, and investors, many with memories too short to recall the bad old days of rip-offs and questionable deals, are just begging for their money to be taken.
A recent Sun-Herald investigation established that “aggressive marketing by Heritage Financial Solutions of often overpriced and second-rate Queensland properties has left a trail of burned investors, bankruptcies and broken hearts”. This is by no means a one-off situation, and I am seeing more and more people being taken advantage of, and a return to a situation we saw in the early 90s.
The problem is this – there is no regulation to protect property investors, and therefore literally anyone can call themselves a property investment adviser and get away with it. In doing so they create around them an illusion of expertise and qualification, and usually their websites are so professionally created that this illusion appears real and legitimate.
So what is happening here? Well, it’s quite simple – the spruikers are once again convincing a whole new generation of property investors that they have only their best interests at heart and selling them deals with exceptionally poor underlying assets. And the investors, often time poor and looking for the solution to their retirement income woes, are lapping it up, neglecting due diligence and choosing to place their trust in those who have a big financial incentives to tell them what they want to hear.
 
<hr class="system-pagebreak">
How can you tell if a deal is dodgy? You can’t, but here are some clues:
 
<ul>
<li>If there is a middleman between you and the supplier (excluding standard real estate sales), then there is going to be big commissions built in. While the property may be OK, the commissions usually run from around $15,000 up to $40,000. You won’t know about it, as it’s often provided as an after-sales “kick-back” and it doesn’t have to be disclosed – there is no law around property investment advice, and so no disclosure requirement. Such a big commission will, in this subdued environment, take years to recoup and put a dampener on leveraging ability. </li>
<li>If the property exists in a state other than where it is being marketed, there has to be a reason why the locals haven’t snapped up the deal.</li>
<li>If the person advising you to buy the property is also representing the seller then it is not possible for their advice to be independent – it is biased, and the deal is likely better for the marketer than it is for you.</li>
<li>If the company selling the property waxes lyrically about how you are their first concern, it’s likely to be dodgy. It’s fine to sell property as a middleman but not fine to claim that your interests are with the buyer. </li>
<li>If there is any kind of incentive scheme, such as a rent guarantee or bonus, something is likely to be up. Property that makes a viable investment can sell itself.</li>
</ul>
Now is the time to take extra care. If you’d like to invest in property, you can do so safely, but you have to have your eyes open and take responsibility for your own successes and failures. Protect yourself with the following guidelines:
<ul>
<li>Beware of property being marketed by a seminar or telemarketer – such campaigns are expensive, and these people are paid big commissions that are hard to recoup through capital appreciation. Don’t believe claims that commissions aren’t built into the price – this is simply not possible.</li>
<li>Never sign a deal on the day you see it. If an extra incentive is offered to do so, be doubly wary!</li>
<li>Always confirm the value of a property through recent sales. Only recent sales can determine the actual value.</li>
<li>Be aware that forecasts on income are based on historical figures and do not consider future supply.</li>
<li>Be extra careful of off-the-plan – especially tax advantaged ones. They are often part of a huge development which will affect future supply and impact on your yields. </li>
</ul>
Most importantly, become educated before you become an investor. Too many people decide to invest and then go looking for a property, and this is why they are so vulnerable. Get that education under your belt first and then you will know how to spot a dodgy deal at 10 paces.
Margaret Lomas is a best-selling author and writes and hosts the popular Property Success With Margaret Lomas and heads up the panel onYour Money, Your Call, both on Sky News. She is the founder of<a target="_blank" href="https://destiny.com.au/dotnetnuke/en-au/home.aspx"> Destiny</a>.
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No sign of a property bubble, but dodgy spruikers are taking advantage of investors: Margaret Lomas

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First-home buyers in Victoria who sign contracts to purchase their first homes with a 60-day settlement now stand to benefit from increased stamp duty concessions that formally begin on January 1, 2013.
Savings will range from around $2,000 to just over $3,000 depending on the value of the home they purchase.
In addition, the first-home buyers' grant of $7,000 remains in place in Victoria for both new and established first-home purchases.
Real Estate Institute of Victoria chief executive Enzo Raimondo says many first-home buyers may not realise that homes bought as of last weekend (November 3) with 60-day settlements will be eligible to benefit from the lower stamp duty because they pay stamp duty when settlement of their purchase occurs, not when they sign a contract.
“Settlement occurs on the day the balance of the purchase price is paid and the property’s title document is handed over to the buyer.
“This means that if you are buying your first home right now, you meet the eligibility criteria and your settlement date is 1 January or later, you will be eligible for the 30% discount on stamp duty.
“This is unlike the first-home buyer grant, which applies from the date the contract is signed."
From January 1 the Victorian government will increase the current 20% discount is to 30% up to a total purchase price of $600,000.
Currently a home bought by a first-home buyer price at just under $600,000 is eligible to pay stamp duty of $24,808.
This decreases to $21,701 from January 1 – a savings of $3,101.
The stamp duty cut increases to 40% on January 1, 2014 and then to 50% on September 1, 2014. 
<a target="_blank" href="https://www.sro.vic.gov.au/SRO/SROCalcs.nsf/transfer?OpenForm#calc">This calculato</a>r provided by the Victorian State Revenue Office will help first-home buyers calculate their stamp duty bill.
The first-home buyers’ grant of $7,000 remains available for all those buying their first home for $750,000 or less. The grant is paid by the state government and has no scheduled end date. 
Raimondo says other key criteria for the stamp duty cut are that the total purchase price must not be over $600,000, it must be a first home and the buyers must live in it as their primary place of residence.
 “If you are looking to purchase at the moment, it is sensible to establish your eligibility with the State Revenue Office before you commit to a purchase. The first step is to look at the information at the SRO website.
 “Overall, the cut is good news for those buying their first home and it will be worth an additional $2,377 on a home valued at $530,000. This will bring the total stamp duty cut on the median priced home from $4,754 to $7,131,” Raimondo says.
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Victorian first-home buyers increased stamp duty benefits take effect with savings of up to $3,100

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A Northcote property featured in this week's Property Tycoon auction tipping competition was passed in but sold shortly after auction this weekend, but small land size deterred buyers in Birchgrove.
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 target="_blank" rel="nofollow" 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.
Quoting the price range for a property can be a tricky business for real estate agents. Quote it too low, and an agent will cop flack for underquoting. Quote too high and the bidders are less likely to turn up.
<img src="/images/stories/2012/10/membry.jpg">
Bev Adam from Jellis Craig quoted 6 Membry Street, <a target="_blank" href="/news">Northcote</a> (pictured above), accurately on Saturday. The $1.25 million to $1.35 million quote was a very good indication of value, however, due to many years of underquoting most buyers have trained themselves to factor in a 10% to 15% premium on top of the quote. In this case the buyers correctly did not see value at $1.5 million and as a result the property was passed in on a vendor bid of $1.25 million.
As is often the case the buyers came out of the woodwork once the auction had finished when they realised the reserve was more in tune with their expectations. This created a quasi-auction after the auction and a flurry of negotiations ensued. The property sold for an undisclosed amount just above $1.35 million in the hours after the auction.
<img src="/images/stories/2012/10/birchgrove.jpg">
It was a lack of buyer interest rather than a quoting issue at 10 Ballast Street, <a target="_blank" href="/news">Birchgrove </a>(pictured above). The lure of a waterside property failed to get the buyers’ juices flowing. Good land size is still the main driver of the market in Sydney, and given 10 Ballast Street sat on less than 400 square metres many buyers opted to wait for a better option.
Sally Hampshire from Laing &amp; Simmons passed the property in on a vendor bid of $2.7 million. Just over a quarter of tippers thought the property would be passed in.
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Melbourne auction tipping competition property sells after auction, but Sydney property can't get over the line

<html><body>Australian Property Monitors (APM) has released a list of results from 357  auctions in Sydney for the weekend of November 3. The clearance rate was 65.8%. <a href="https://www.homepriceguide.com.au/saturday_auction_results/Sydney.pdf" target="_blank"> Click here</a> for the auction results, and click on each street address to see the property's marketing.</body></html>

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APM's 363 Sydney auction results show 65.8% clearance rate

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Another tranche of 7-Eleven service stations will go to auction in December this year, with 10 going to Jones Lang LaSalle auction in NSW and seven in Queensland.

The convenience store company has been selling off service stations since buying 295 company-owned or leased stations from Mobil in 2010. The 10 new properties represent the sixth tranche of this sale program in New South Wales.
Recently 10 auctioned 7-Eleven service stations sold at a September 25 auction, the third successive 7-Eleven auction with a 100% clearance rate.

The stations were in urban areas such as <a target="_blank" href="/news">Rozelle</a>, in Sydney’s inner west, along with regional areas such as <a target="_blank" href="/news">Glendale </a>in Lake Macquarie.

They had an average initial yield of 6.27%, with prices ranging from $2?million in Glendale to $4?million in <a target="_blank" href="/news">Croydon Park</a>.

They came with newly signed 15-year leases with three five-year options and annual rent increases of 4%.

This tranche will be the last 7-Eleven auction, according to Jones Lang LaSalle’s John Macree.
The 10 New South Wales listings are in <a target="_blank" href="/news">Carlton</a>, <a target="_blank" href="/news">Berkeley</a>, <a target="_blank" href="/news">Blacktown North</a>, <a target="_blank" href="/news">Haberfield</a>, <a target="_blank" href="/news">Kirrawee</a>, <a target="_blank" href="/news">McGraths Hill</a>, <a target="_blank" href="/news">Northmead</a>, <a target="_blank" href="/news">Revesby</a>, <a target="_blank" href="/news">Riverwood </a>and<a target="_blank" href="/news"> Rooty Hill</a>.  
The seven Queensland properties are in <a target="_blank" href="/news">Brisbane</a>.

“To date, we have sold over $170 million worth of 7-Eleven stores as part of a sale program by 7-Eleven Australia," says Macree. 


The recent sales came with redevelopment potential as all tanks, pumps and line work come under the responsibility of 7-Eleven. The sales come with site remediation guarantee should 7-Eleven collapse.


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