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]

Joel Robinson

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

Luxury apartment buyers have long prioritised design, space and finishes, but increasingly they're placing equal importance on something less tangible: how easily they can live without relying on a car.

At <a>Richmond Square</a>, <a href="https://www.apartments.com.au/developers/fortis">Fortis</a> believes that convenience begins beyond the apartment itself, with the mixed-use precinct earning a near-perfect Walk Score of 99.

The development has been planned around the idea that some of the most valuable amenities aren't contained within a building, they're the restaurants, cafés, parks, transport connections and daily conveniences that can all be reached on foot.

Located just behind Swan Street and Church Street, <a href="https://www.apartments.com.au/new-apartments/richmond-square-1-wiltshire-street-richmond-vic-3121">Richmond Square</a> places residents within one of Melbo​u​rne's most established lifestyle precincts while offering a quieter residential setting removed from the busiest thoroughfares. East Richmond Station is moments away, trams run along both Swan and Church Streets, and the MCG, Melb​​ourne Park, Yarra River trails and the CBD are all within walking distance. At the same time, the precinct itself will introduce a curated mix of dining, retail, hospitality and wellness offerings, creating a destination that extends well beyond its residential buildings.

[smartcode_project:default project_id=13181 project_image_fid=348530]

For Fortis, that combination of location and scale was what made the site unique.

"<a href="https://www.apartments.com.au/developments/richmond-vic-3121">Richmond</a> is one of Melb​o​urne's most established and distinctive inner-city neighbourhoods, with a rare combination of dining, culture, recreation, public transport and proximity to the CBD," the developer said.

"The opportunity at Wiltshire Street was particularly compelling because the site sits slightly removed from the activity of Swan and Church Streets while remaining only moments from everything that makes the area desirable."

Rather than developing a standalone apartment building, Fortis consolidated 15 individual properties to create one of the larger development parcels assembled on Mel​b​ourne's city fringe in recent years. That allowed the team to deliver a genuine mixed-use precinct comprising 107 residences across Wiltshire House and Carmine House, premium office space, hospitality venues, retail, wellness offerings and a future 57-room hotel.

"The scale of the site allowed Fortis to think beyond a standalone apartment building," the developer said.

"Richmond Square could be planned as a complete lifestyle precinct, bringing homes, workplaces, dining, retail, hospitality and wellness together around a series of activated public spaces. The aim was to create a destination that feels connected to Richmond rather than separate from it."

[smartcode_project:default project_id=13181 project_image_fid=348533]

The emphasis on walkability has also resonated with buyers.

Interest has been strongest from established owner-occupiers, particularly downsizers from Richmond and Melb​ourne's inner east who want to remain close to familiar restaurants, workplaces, family and social networks while moving into a more secure, lower-maintenance home. The project is also attracting Mornington Peninsula and interstate buyers seeking a Melb​ourne residence they can lock up and leave between visits.

Many are looking for generous living spaces, room to entertain, quality finishes and confidence in the project team, but location remains one of the biggest deciding factors.

"For many buyers, Richmond Square provides a way to simplify the practical side of home ownership without reducing the quality of their lifestyle," the sales team said.

"Location is also a major driver of interest. Buyers can remain connected to the CBD, major sporting events, the arts centres, local restaurants, cafes and bars and their family while living in a private and secure residence that is easy to lock up and leave for weekends or longer periods away."

[smartcode_project:default project_id=13181 project_image_fid=348549]

The residences themselves have been designed with that buyer in mind. Award-winning architecture practice SJB and interior designers Hecker Guthrie have created spacious two and three-bedroom apartments and penthouses that prioritise generous living areas, natural light, bespoke joinery and private terraces. Above, a rooftop sanctuary by Acre includes landscaped lawns, bookable dining rooms, barbecue facilities, wellness spaces and panoramic views across the CBD, the MCG and Port Phillip Bay.

Fortis believes Richmond Square reflects a broader evolution in apartment living, where the surrounding neighbourhood becomes just as important as the residence itself.

"Richmond Square introduces a different proposition: generously proportioned residences within a genuinely mixed-use, hospitality-led destination," the developer said.

"The project's location and Walk Score of 99 further support a lifestyle where residents can complete many everyday journeys without relying on a car."

Fortis has assembled an experienced team that includes <a href="https://www.apartments.com.au/architects/sjb-architects">SJB</a>, <a href="https://www.apartments.com.au/interior-designers/hecker-guthrie">Hecker Guthrie</a>, <a href="https://www.apartments.com.au/landscape-architect/acre">Acre</a> and builder <a href="https://www.apartments.com.au/builders/hacer-group">Hacer Group</a>, reflecting the developer's commitment to creating projects with enduring design quality and meaningful connections to the communities in which they sit.&nbsp;

Richmond Square is an expression of that philosophy, bringing together homes, workplaces, hospitality and wellness within one of Me​lb​ourne's most walkable neighbourhoods.&nbsp;

Construction is now almost complete, providing purchasers with growing confidence ahead of its expected September 2026 completion.

[smartcode_project_cta:default project_id=13181]

Walk Score of 99 places Richmond Square at the heart of Melbourne's most connected lifestyle

<h3 data-end="19" data-section-id="1dvgwoe" data-start="0">Summary</h3>

<ul data-end="634" data-start="21">
	<li data-end="170" data-section-id="1o77v31" data-start="21">Walker Corporation has lodged plans for a second major residential development in the Maroochydore City Centre, a 29-storey tower known as Celeste.</li>
	<li data-end="327" data-section-id="1lb0y6t" data-start="171">The Plus Studio-designed proposal at Lot 30 Sunshine Coast Parade would deliver 208 apartments, including four four-bedroom sub-penthouses and penthouses.</li>
	<li data-end="487" data-section-id="za720" data-start="328">The application comes as Walker doubles down on Maroochydore following the strong sales campaign at SOL by Walker, where the first tower is nearing sell-out.</li>
	<li data-end="634" data-section-id="5sovec" data-start="488">Walker is a key partner in the transformation of the Maroochydore City Centre, which is expected to ultimately deliver at least 4,000 new homes.</li>
</ul>

Walker Corporation is doubling down on Maroochydore following the successful sales campaign at its first residential project in the emerging CBD.

The national developer has filed plans for <a href="https://www.apartments.com.au/new-apartments/celeste-30-sunshine-coast-parade-maroochydore-qld-4558">Celeste</a>, a new 29-storey apartment tower at Lot 30 Sunshine Coast Parade, just metres from its under-construction SOL by Walker development.

The plans, prepared by Plus Studio, would see 208 apartments delivered across a 100-metre tower on the 2,376 sqm site, which fronts Sunshine Coast Parade, First Avenue and Future Way within the Maroochydore Priority Development Area.

<img alt="Walker" data-entity-type="file" data-entity-uuid="17038209-6fea-4ed2-855d-fd4df65b3d02" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-10%20at%2010.24.16%E2%80%AFAM.png?VersionId=iZD.oVXcQn.aLpUytDAW.CWjxP4puWMy" />

The proposed apartment mix comprises 36 one-bedroom apartments, 48 two-bedroom apartments, 72 two-bedroom apartments with an additional multipurpose space, and 48 three-bedroom apartments.

The upper levels would be capped by two four-bedroom sub-penthouses and two four-bedroom penthouses, taking the total apartment count to 208. The preliminary yield study also provides 262 car spaces, 114 resident bicycle spaces and storage for each apartment.

It represents Walker's next major residential move in the new Maroochydore CBD after the success of SOL by Walker, its $220 million two-tower project nearby.

SOL launched to market in early 2025 and has since seen strong demand, particularly from local owner-occupiers. By February this year, Walker said the first SOL tower was nearing sell-out, with a strong waitlist also emerging for its recently released penthouse collection.

Construction is already underway on SOL, with the first tower expected to be completed in late 2027 and the second to follow in early 2028.

[smartcode_project:default project_id=147777 project_image_fid=319846]

<h2 data-end="2518" data-section-id="1b2dyo5" data-start="2459">Celeste to rise 100 metres over Maroochydore City Centre</h2>

Celeste would take a different form to the twin 19-storey buildings at SOL.

Plus Studio has designed a single 100-metre tower above an activated podium, with the architecture responding to the site's prominent position and three street frontages.

The podium would incorporate commercial tenancies and public art, with sweeping façade elements wrapping the street edges. The scalloped concrete podium has been inspired by the patterns created in sand at low tide, while extensive landscaping would continue vertically through the tower.

The ground level plans show three commercial tenancies addressing Sunshine Coast Parade alongside the residential lobby and landscaped public realm. The podium would then accommodate several levels of car parking before the residential tower rises above.

<img alt="Celeste" data-entity-type="file" data-entity-uuid="121f77b1-71c5-46d7-9b36-0a7d474211ca" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-10%20at%2010.24.47%E2%80%AFAM.png?VersionId=MGrg9Hb7HgzLN0Lelq_xrXNAruVl77ia" />

Plus Studio said the tower had been designed to maximise views from each apartment, taking in the Maroochy River, Sunshine Coast hinterland, Cotton Tree and Maroochydore Beach and ocean.

Those views have also shaped one of the project's key features, with Walker proposing to put the primary resident amenity on Level 29 rather than lower within the building.

The rooftop would feature a 284.9 sqm pool area with an infinity edge, along with a cold pool, spa, sauna, 93.2 sqm gym, sunset lounge, BBQ and dining areas, pool deck and private dining space. Cabanas and day beds are also shown across the recreation level.

The two penthouses would extend across the upper levels and each feature private terraces and plunge pools.

<h2 data-end="4202" data-section-id="v5f4ix" data-start="4160">Walker's growing Maroochydore footprint</h2>

Celeste further reinforces Walker's commitment to the transformation of Maroochydore City Centre.

Walker is one of the key partners delivering the new CBD alongside Sunshine Coast Council and SunCentral Maroochydore, with the broader 62-hectare Priority Development Area occupying the former Horton Park Golf Course and surrounding land.

The precinct is ultimately expected to accommodate at least 4,000 new homes as Maroochydore evolves into the Sunshine Coast's principal commercial and residential centre.

When SOL secured approval in February 2025, Walker Managing Director and CEO David Gallant described it as the "first of many residential projects" the company planned for the Maroochydore City Centre.

Celeste now provides the clearest indication yet of what comes next.

The site sits immediately within the new CBD, with the design report identifying Sunshine Plaza and surrounding parkland within walking distance and Maroochydore Beach around a five-minute drive away.

For Walker, the timing of the application comes as its first residential bet on the new CBD appears to have been vindicated.

SOL has progressed from planning approval to construction while its first release has approached sell-out, giving Walker confidence to push ahead with another 208 apartments and take its residential pipeline in the Maroochydore City Centre to around 450 dwellings across the two projects.

Celeste remains subject to planning approval, with the architectural material describing the scheme as a preliminary yield study that may change through the assessment process.

Walker doubles down on Maroochydore with 29-storey Celeste apartment tower

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 property market is cyclical, and buyers will only stay out of it for so long. Many are sitting on the sidelines watching proceedings from the safety of their non-committal mind set. However last week’s 25-basis-point cut to the cash rate is just one of a number of factors that suggest buyers will return sooner rather than later. 
When we look at the broader financial indicators that drive consumer confidence in the property market I see a few clear signs that will entice buyers back to the market over the next 12 months. 
Affordability – reports during the week suggest unemployment is on the way up, with some experts expecting it to top 6%. The RBA’s tool to combat rising unemployment is to cut the official cash rate in an attempt to entice business spending and job creation. While the banks will not pass on the entire rate cut they will pass on a large part of it, and those not caught up in the unemployment cycle will benefit from lower interest costs. 
Buyers rushed back to the market in 2001 and 2009 due mainly to falling interest rates. The main difference this time around is it will not come packaged up with increased first-home buyer incentives. This means that first-home buyer markets may lag behind the broader market. 
Capacity – According to the RBA household savings rates are at the highest levels since the mid-1980s. They have been trending up since the mid-2000s and now hover around 10% of disposable income.
<img src="https://www.urban.com.au/images/stories/2012/10/rbaoct10.png" width="470">
Many borrowers have been making substantial excess principal repayments in recent years, and this has increased their equity and cashflow positions.
For many people, myself included, money begins to burn a hole in our pockets. The people who have been saving and have job stability, which is 95% of the population, will start to realize that the sky is not falling in and will begin to consider making their move. 
Demand – Home ownership in Australia is very high, with around 70% of people living in a property with their name on the title. The needs of a home owner change over time, whether it be needing to upsize or downsize. Although many owners have put these plans on hold, the necessity to change will force them to eventually make their move.   The lifestyle nature of residential property means that there is always a degree of underlying demand. 
Further, property is a great Australian pastime, and this continues to be the case. Web statistics show that, although competition from buyers has been relatively soft in 2012, web browsing continues to be very high. Nielsen’s online analysis of real estate portals suggests more that 3 million Australian’s search for property each month. That means around 15% of the entire Australian population are actively looking at property at any one time. 
This activity flows onto the physical market, with many agents reporting high numbers at open for inspections for good quality homes. Despite the level of interest, many people have had the mindset that 2012 has not been the right time to buy. It is only a matter of time until this mindset changes. 
As a result of these factors, supply and demand for residential property will become more balanced over the next 12 months.   The property market will begin to find its feet and move into a more sustainable growth pattern.
Xavier Perronnet is a director of <a href="https://www.ipropertyplan.com.au/" target="_blank">iProperty Plan</a>, which provides independent analysis and tailored advice to investors and home buyers.
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Why confidence is returning to the property market: Xavier Perronnet 

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Low rental vacancy rates, rising rents and eventually rising rental yields are expected to draw property investors back to the housing market and increase the supply of new housing, RBA deputy governor Philip Lowe has said following a speech in Hobart this week.
Lowe also said that the need for stronger housing and non-resource investment suggested the bias remains for interest rates to be lower to support ongoing jobs growth.
He acknowledged that construction remained one of the weakest sectors in the economy, particularly the residential construction sector, with an estimated 70,000 jobs lost in the past year.
Lowe made this observation while answering questions during a Q&amp;A session following a speech on structural changes in the labour market as part of a Financial Services Institute of Australaisa (FINSIA) event.
In its wrap of the Q&amp;A session, ANZ reported that Lowe “did not appear overly worried about relatively low interest rates reigniting a housing boom given household appetite for debt is relatively low, although the RBA will continue to monitor the housing market closely”.
Lowe said that despite the unemployment rate remaining between 5% and 5.25% over the last two years the labour market had weakened in the past months, with only modest aggregate employment growth, a decline in average hours worked, and a decline in the employment-to-population ratio.
He said the softer global outlook and this weaker labour market, combined with a contained inflation outlook, was behind the RBA’s October decision to set monetary policy to be “a little more accommodative than it had been”.
In his speech Lowe acknowledged that the RBA has to focus on “aggregate outcomes” but said the bank also tried to understand “what is going on beneath these aggregates, and how people's lives are being affected”.
In this regard he noted that the construction sector is one two industries (the other being public administration) that stand out as having “particularly weak employment growth over recent times.
“According to the ABS, there has been a net decline in [construction] employment of 70,000 over the past 12 months.
<img src="/images/stories/2012/10/absoct10.gif">
“Activity in important parts of the industry – including in house building and commercial construction – remains subdued, as does the immediate outlook, and this has led to a fair amount of job shedding,’” he said.
Lowe also said there was a possible link between the decline in employment participation and recent fall in demand for construction workers.
“There has been a large decline in the number of people who identify themselves as being self-employed and many of these worked in the construction industry.
“This weakness in the construction sector, particularly of new homes, has been one of the bigger surprises in the economic outcomes over recent times. Looking forward, a pick-up in construction activity is one of the factors that could provide an offset to the eventual moderation in the current very high level of investment in the resources sector. A pick-up in other forms of investment could also play this role.”
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Rising rental yields to draw investors back into housing market: RBA deputy governor Philip Lowe

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Mining tycoon Nathan Tinkler has reportedly allowed a $37?million low-rise Brisbane office acquisition to lapse.
The 5,500-square-metre building overlooking the Brisbane River is back on the market through Jones Lang LaSalle agents Seb Turnbull and Geoff McIntyre, who are seeking offers by November 1.
Its fully leased net income is given as $3,605,005.
In March the Brisbane Courier Mail wrote the sale had <a href="https://www.couriermail.com.au/realestate/brisbane-cbd-property-market-on-the-move-again/story-e6frequ6-1226313798696" target="_blank">gone unconditional</a>, with a scheduled July settlement.
The five-level office comes with ground-floor plaza and two basement car parking levels. The  building was constructed in 1990 by Kevin Seymour and last traded in 2004 when bought by Bramley Properties.
The Australian Financial Review has reported that the Linc Energy founder Peter Bond came close to buying the building for about $37?million last year.
<img src="/images/stories/2012/10/tinkler.jpg">
The unimproved capital value of the site (freehold only), was assessed by the Queensland State Government Office of State Revenue as $12 million as at June 30, 2011 and at $8.3 million as at 30 June 2012.
It's been reported Tinkler, who owns a smaller office building on Queen Street bought through Savills' Stuart Moody for $7.7 million in 2010, was planning an expansion move possibly in anticipation of a Whitehaven takeover.
The billionaire's finances – especially the Tinker-aligned developer Buildev Group – have been under scrutiny since his attempted $5.25 billion bid for Whitehaven Coal collapsed due to a lack of funding.
The Tinkler camp has declined to comment on property matters, including the court case where Mirvac is seeking to secure Tinkler's $17 million payment for a Newcastle industrial land purchase.
Mirvac and Tinkler are embroiled in the NSW Supreme Court legal stoush over an agreement to buy the land in the NSW Hunter region.
The Mirvac company, Domaine Steel, has already successfully sued two of Tinkler's companies, Ocean Street Holdings and guarantor Buildev Group, in the NSW Supreme Court after they failed to proceed with the purchase agreement.
Tinkler was given a court-ordered deadline to pay Mirvac around $17 million by September 1.
But after the deadline was missed, <a href="https://www.propertyobserver.com.au/industrial/nathan-tinkler-vs-mirvac-scheduled-for-october-showdown/2012091856642" target="_blank">Mirvac lodged a contempt of court order to sequester Tinkler's assets</a>.
The matter was heard on directions in the NSW Supreme Court today with a hearing date set for October 23 and 24 before Justice Michael Slattery.
its the transaction when contacted yesterday. McGees Property, which was brokering the transaction, declined to comment, but it is believed the agency is taking legal advice in relation to the deal.
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jchancellor-FAypfDUnLy

Nathan Tinkler lets another property purchase lapse

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The property market tends to be seasonal, with spring typically the busiest period of the year. This year in Brunswick we noticed a new trend in buyers trying to beat the spring rush, with more emerging in August than ever before. This early arrival could be a signal of improving confidence, but it’s also a reflection of people – sellers and buyers alike – realising they’ve waited long enough to make that move.
So for us, spring has sprung early. In August we sold properties that were passed in during the earlier winter months or even six months ago. What’s happened is that sellers and buyers are finally aligning in their expectations, and deals are being negotiated now that weren’t possible before. For example, earlier in the year, two-bedroom single-fronted homes in Brunswick weren’t selling because sellers were still expecting prices in the early $600,000s – values achieved at the peak of the property cycle. Today, sellers’ expectations are becoming more realistic with current market conditions, with these properties, including this one at <a href="https://www.hockingstuart.com.au/?autoSearch=1&amp;OID=4504309&amp;Con=S" target="_blank">97 Glenlyon Road</a>, now sitting around the $550,000 mark and within reach in particular for first-home buyers.
Interest rate cuts are also fueling activity in the area, with first-home buyers out in full force as a result of increasing affordability. Just recently, we sold an apartment in Blyth Street, Brunswick, that had so much competition there was a crowd of disappointed bidders post auction. Inspired by the demand, another owner in the same complex decided to spontaneously sell his property on the same day.
Next-home buyers are another massive market in our area, particularly with families looking to upsize. Brunswick is a more affordable alternative to its neighbouring suburbs of North Fitzroy and North Carlton, so properties like <a href="https://www.hockingstuart.com.au/?autoSearch=1&amp;OID=4427047&amp;Con=S" target="_blank">7 Garden Street</a> are great options for these buyers – it’s located right on the city fringe and within Brunswick’s main shopping and eating districts, Sydney Road and Lygon Street.
 
<hr class="system-pagebreak">
 
Another trend we’re seeing is the emergence of the “discerning” buyer. In a buoyant market, buyers are quick to enter the market for fear of missing out. In today's conditions, people are no longer freely buying, and instead taking the time to determine whether the property is really what they’re looking for – unless it fulfills 85% of their criteria, they’re happy to wait. This does mean, though, that when a quality property comes on the books, it’s immediately snapped up.
Accordingly, a trend gaining traction in the Brunswick market is properties selling before auction. Given the demand for good quality properties in the area, buyers are happy to cough up the cash early to secure their ideal home, and vendors are also coming to the party now their expectations have adjusted to market conditions.
Having said that, the auction market in Brunswick is still going strong, with hockingstuart’s clearance rates in the area sitting around 80%. At the same time, private sales are becoming increasingly popular, some taking just one to two weeks to complete – recently we even sold a two-bedroom warehouse conversion in Brunswick in just three days.
This spring, we’re expecting the last weekend in October to be a ripper, with the highest amount of properties up for auction in Melbourne since 2010. Longer term, the market will remain steady and statewide clearance rates will stay around 60 to 65% thanks to successive interest rate cuts.
Brunswick buyers will remain in the driving seat, with growing families taking advantage of current conditions. As a result of a fluctuating share market, investor activity will also stay strong as they look to add real estate to their investment portfolios.
After holding back for nearly two years, Melburnians finally have the confidence to go ahead with important life decisions and the market is starting to see a gradual but sure spike in activity – we expect it to be no different in Brunswick, with many buyers and sellers already ahead of the game.
Robert Elsom has 15 years' experience in real estate and is director of <a href="https://www.hockingstuart.com.au/" target="_blank">hockingstuart </a>Carlton, Brunswick, North Melbourne and Northcote.
What do you think spring holds for the property market? <a href="http://propertyobserver.com.au/ebooks/the-spring-property-outlook-survey" target="_blank">Complete our five-minute survey for your chance to win an iPhone 5.</a>
For more on auctions and the spring selling season, <a href="http://propertyobserver.com.au/ebooks/free-ebook-auction-or-private-treaty-plus-9-spring-2012-selling-tips" target="_blank">download our free eBook.</a>
 
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Spring buyers get in early in Brunswick: Hockingstuart

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If there is one thing we have learned in 2012, it is that political parties from both sides will say and do anything to win an election, no matter what the consequences. If we are to learn just one thing from the global financial crisis, we must focus on one word – DEBT. What made the GFC even more contagious was government debt. So why do households and businesses react differently to governments when confronted with the same financial woes?
<a title="The debt we can’t pay is growing" href="https://www.businessspectator.com.au/bs.nsf/Article/David-Murray-Future-Fund-super-superannuation-Gill-pd20121004-YQUDS?OpenDocument&amp;src=sph" target="_blank">The debt we can’t pay is growing</a> a fascinating insight from Rob Burgess on Business Spectator, where he correctly refers not to an economist or business writer but the former head of the Future Fund, David Murray. Mindful of the fact that Commonwealth net debt is only 9.6% of GDP, combined state and federal debt is now around 29% of GDP. This quickly brought a rebuke from <a title=" Prime Minister - Comparing the Greek economy to Australia is ‘absurd’." href="https://www.propertyobserver.com.au/https://www.abc.net.au/news/2012-10-04/comparing-greek-economy-to-australia27s-is-27absurd27/4295674" target="_blank">Prime Minister – Comparing the Greek economy to Australia is ‘absurd’.</a>
Enter David Murray again, who believes “it is easily possible for Australia to suffer an economic downturn similar in magnitude to the one experienced by Greece”. The problem for the Gillard government is that its own debt continues to far exceed income and ignorantly, it refuses to cut its own overheads. On the other hand, businesses have cut costs, which explains why tax receipts are down and Australia finds itself in a state of hypocrisy. Let’s join those dots again.
This week we saw the Reserve Bank of Australia (RBA) lower the cash rate to 3.25% from 3.5%. A call to the cavalry – let the real estate market steer the economy to bigger and better things. Although – <a title="The RBA’s interest rate kryptonite" href="https://www.businessspectator.com.au/bs.nsf/Article/rates-RBA-China-slowdown-interest-Stevens-pd20121003-YPSKB?OpenDocument&amp;src=sph&amp;src=rot" target="_blank">The RBA’s interest rate kryptonite</a> “it is now clear that the Chinese comeback that prompted the RBA to raise the interest rate six times between October 2009 and May 2010, and then again in November 2010, was unsustainable. That 1.75 percentage point increase in the cash rate in 2009 – 10, while the Fed, the Bank of England, and the ECB and the Bank of Japan all left their rates on hold, helped lift the Australian dollar from 65 cents in early 2009 to 110 cents last year. The increase in lending rates for households and businesses knocked the stuffing out of the Australian economy”.
So here we go again, throw more lollies onto the highway and see who runs out to grab them.
<img src="/images/stories/2012/10/simeonoct91.jpg" width="470">
The correct unemployment rate in <a target="_blank" href="https://www.whocrashedtheeconomy.com/blog/2012/10/unemployment-hits-10/" title="Australia unemployment hits 10% ">Australia unemployment hits 10%, </a>which is almost double the Australian Bureau of Statistics’ (ABS) unemployment rate. The irony is, that businesses have corrected their profitability yet the federal government refuses to move with the times. This would also explain why the newly elected Queensland, NSW and Victoria governments are tightening their belts – <a target="_blank" href="https://www.businessspectator.com.au/bs.nsf/Article/States-face-GST-squeeze-SP-pd20121004-YQU6A?OpenDocument&amp;src=hp30" title="States face GST squeeze: S&amp;P.">States face GST squeeze: S&amp;P.</a> <img src="/images/stories/2012/10/simeonoct92.jpg" width="470">
If the federal government were half smart (and our pollies are not) it would immediately bring GST into online sales above $50 (presently above $1,000). It won’t happen because the federal government is more concerned about losing votes with an election looming. When the GST was introduced in 2000 computers (online) were not even a consideration. Times have changed, yet our federal government won’t change!
The good news for vendors on the home front as our markets move from a purchasers’ market to a vendors’ market. Certainly another cash rate reduction will only further ignite the property markets. Having said that <a title="rate cuts shows Reserve Bank’s sober view of global economy" href="https://www.smh.com.au/business/rate-cut-shows-reserve-banks-sober-view-of-global-economy-20121002-26xdr" target="_blank">rate cuts shows Reserve Bank’s sober view of global economy</a> although it must be noted <a title="lower rates risk fuelling bubbles: ANZ" href="https://www.smh.com.au/business/the-economy/lower-rates-risk-fuelling-bubbles-anz-20121004-270qb" target="_blank">lower rates risk fuelling bubbles: ANZ</a> – a possibility, however, a tad early to call.
I believe our market is too smart to fall into that trap.
Robert Simeon is a director of <a title="RWM" href="https://www.rwm.com.au/" target="_blank">Richardson  Wrench Mosman and Neutral Bay </a>and has been selling residential real estate in Sydney since 1985. He has also been writing real estate blog <a title="Virtual Realty News" href="https://www.rwm.com.au/news/" target="_blank">Virtual Realty News</a> since 2000. The RWM real estate model has sold in excess of $1 billion in database sales globally.
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RBA's rate cut a call to the real estate cavalry

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ANZ’s mobile lending division has relocated to a 95.85-square-metre office in the Sydney CBD at a gross rental of $450 per square metre per annum plus GST.
The five-year lease at level 4, 36 Carrington Street, was negotiated by Ray White Commercial office leasing director John Skufris.
ANZ mobile lenders travel to borrowers homes to provide information about the bank’s home loans and packages and help borrowers with their mortgage applications.
The building, formerly known as Korean Air House, is a 10-storey office block with ground-floor retail and basement parking for 12 cars.
<img src="/images/stories/2012/10/anzlend.jpg">
It is located near the Menzies Hotel above Wynyard train station and is directly opposite Wynyard Park.
Skufris says the new office offers "genuine convenience to major bus and rail interchanges, the Met Centre and Martin Place".
Other tenants in the building include wine retailer Vintage Cellars, Tourism Ireland and Godfrey Pembroke financial consultants.
There is now only one remaining whole floor measuring 257.5 square metres available for lease at 36 Carrington Street.
Level 8 at 36 Carrington St is undergoing refurbishment and will soon be offer for lease.
“The asking rent will be $475 per sqm per annum,” says Skufris.
According to the Savills third-quarter Sydney office report, B-grade gross office rents range from $550 to $730 per square metre, with A-grade rents between $680 and $1,005 and premium CBD office space available at $900 to $1,470 per square metre.
Recent Sydney CBD leasing deals include the Energy and Water Ombudsman leasing 1,436 square metres of office space at 133 Castlereagh Street at net rent of $550 per square metre.
The University of Sydney leased 1,714 square metres of space in the same building at net rent of $580 per square metre.
Sydney CBD vacancy rates contracted by 1.5 percentage point contraction from 9.7% in January to 8.2% in July – the largest decline of all CBD markets over this period, according to the most recent Property Council of Australia office  report.
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ANZ Mobile Lending relocates in Sydney CBD

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Having been involved with both commercial and residential property over the years, it's always interesting to get some feedback directly from investors.
It is particularly interesting to hear from those who have made the transition from residential to commercial property.
Here are the reasons why commercial can be a better investment:
Reason #1: Longer leases
Quite often, residential tenancies will be on a month-by-month basis, maybe six months, sometimes for a year.
Commercial properties will tend to lease for between three and five years, and often for longer. That means you have fewer tenancy changes, and a far more predictable income stream.
Reason #2: Greater security
When residential tenants want to exit a 12-month lease early, they just need to find a suitable substitute tenant, and simply transfer the lease across to them.
This new tenant then becomes responsible for the rental for the remainder of the lease.
Commercial tenants are running a business from your property. And whenever they sell their business, they also require your approval to "assign" the lease.
But here's the difference: If the new commercial tenant defaults in paying the rental, you also have recourse to the previous tenant as well — because commercial leases are business contracts enforceable by law.
Reason #3: Commercial tenants pay outgoings
Typically, residential properties will provide you with a 5% gross rental return.
From this, you need to pay the rates and taxes, insurance, maintenance and so on — leaving you with about a 3.5% net return at the end of the year.
Depending upon what (and where) they are, commercial properties will generate a 5% to 9% rental return.
However, commercial tenants are also required to pay the various building outgoings on top of their rental — making this a true net rental return to you.
Reason #4: Commercial tenants operate a business
If the toilet stops working in an apartment, the tenant asks you to send round a plumber. But commercial tenants quickly attend to the problem themselves, so as not to disrupt their business.
Furthermore, the overall appearance of the property becomes a reflection on them.
Therefore, whether the lease requires it or not, most commercial tenants will regularly repair and repaint your property in order to maintain a good corporate image.
Reason #5: Payment certainty
Most residential properties are rented by individuals. Therefore the rent is generally paid in cash or by personal cheque. And this can often vary in its timing.
Because they are running a business, commercial tenants consider rent as simply another regular expense each month. And generally, this gets set up as an automatic bank transfer – and this can be specified as such in the lease.
Bottom line: As a residential investor, you find yourself having to deal with the vagaries of individual people.
However, as a commercial investor, you tend to enjoy a more predictable long-term relationship with your tenants based upon a proper business footing.
Doesn't that sound like a far better arrangement?
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.
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Five reasons why serious property investors prefer commercial over residential: Chris Lang

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An investor has paid $340,000 at auction for a two-level brick retail building on three titles on Ryrie Street, a Geelong café and speciality retail strip surrounded by medical and professional services premises.
The price was exclusive of GST.
The investor, who hails from Rosebud on the Mornington Peninsula, will acquire some of the property via his self-managed super fund.
The property measures 184 square metres with two shops on the ground floor, one of which is occupied by tea leaf retailer Leaf Tea, with the other ground-floor shop currently vacant and a pedestrian thoroughfare running to a public car park at the rear.
<img src="/images/stories/2012/10/leaftea.jpg">
The second-floor premises run across the two shops and thoroughfare and is also vacant. It was previously tenanted by a dental surgery.
Leaf Tea pays $12,469 per year and is on a four-year lease, which commenced in January, with renewal options.
Fully leased, it is estimated the premises would return a gross yield of around 8%.
The property was marketed by Tim Darcy and Simon Jarman of Darcy Jarman real estate in Geelong.
Tim Darcy tells Property Observer there was “solid enquiry during the marketing campaign”, with most interested parties being investors looking to value add.
“The retail investment market in Geelong is currently strong. Well leased and located properties can produce yields in the range of 6% to 7.5%,” he says.
The site was marketed with development potential, with the investment report indicating that concept plans and sketches have been prepared relating to a potential upgrade of the property.
They propose turning the first floor into student accommodation and turning the vacant ground-floor shop into a café.
The investor memorandum says the City of Greater Geelong is supportive of the proposed upgrade and proposed uses.
Ryrie Street is the major east west link through central Geelong providing connection to the Bellarine Peninsula to the east and Geelong Bypass Road to the west.
It is surrounded by strong service, medical, and office related businesses, including St John of God Hospital, many real estate offices, Harwood Andrews Lawyers, City of Greater Geelong, Barwon Water and many other private medicos, solicitors and accountants.
The pedestrian-friendly area also includes plenty of cafes complemented with specialty retailers.
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Rosebud SMSF investor reads tea leaves to snap up Geelong retail spot for $340,000

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The combined capital city clearance rate rebounded last week from 50.1% the previous week to 56.9%, which is slightly higher than the clearance rate recorded the week prior to the grand final weekend (56.5%). Auction volumes also increased from 746 the previous week to 1,338 last week. At the same time last year, there were 1,318 auctions held over the week and the clearance rate was recorded at a lower 44.8%.
Melbourne, Australia’s largest auction market, was host to 564 auctions last week, up from a much smaller 56 the week prior (grand final weekend). The clearance rate fell slightly from 64.5% the week prior to 62% last week.  Clearance rates in Melbourne at the same time last year were more than 10 percentage points lower at 49.9%. In Sydney, the auction clearance rate increased from 55.2% the previous week to 59.9% last week, again, much higher than at the same time last year, when the clearance rate was recorded at 47.5%.
It is expected that over the next week 1,532 capital city auctions will be held, with almost 700 auctions in Melbourne and just over 560 auctions scheduled in Sydney.
Click to enlarge
<a href="/images/stories/2012/10/rpoct9.gif" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/2012/10/rpoct9thumb.gif"></a>
What do you think spring holds for the property market? <a target="_blank" href="http://propertyobserver.com.au/ebooks/the-spring-property-outlook-survey">Complete our five-minute survey for your chance to win an iPhone 5.</a>
For more on auctions and the spring selling season, <a target="_blank" href="http://propertyobserver.com.au/ebooks/free-ebook-auction-or-private-treaty-plus-9-spring-2012-selling-tips">download our free eBook.</a>
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Melbourne set for about 700 auctions this weekend as Sydney surpasses 550 mark: RP Data

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Mortgage franchise RAMS has cut its suite of fixed-rate mortgage products, joining parent bank Westpac and fellow subsidiary St.George to announce fixed-rate cuts following last week's RBA cash rate cut.
RAMS has cut its one-year fixed rate by 36 basis points to 5.39% and reduced two-, three-, four- and five-year fixed rates by 10 basis points, with the changes taking effect today.
The RAMS three-year fixed rate now stands at 5.39%, matching the lowest three-year fixed rate offering on Ratecity.com.au – 5.39% from ME Bank.
Greater Building Society offers the lowest one-year fixed rate at 5.29%, according to Ratecity.com.au
A recent RAMS survey found that around two-thirds of first-home buyers intend to take out a fixed interest rate (22%) or split home loan (43%) in the next 12 months.
Earlier this month ME Bank recorded a surge in fixed-rate mortgage applications, which now account for 45% by value of all new applications, up from 14% earlier in the year.
“Fixing your interest rate could be a smart option, allowing customers to lock in the certainty of monthly repayments,” explained RAMS chief executive Melos Sulicich.
“Another option to consider is splitting your home loan between fixed and variable interest rates to make the best of both worlds."
Westpac will also cut its packaged fixed rates from today.
The bank’s one year packaged fixed rate will reduce by 20 basis points to 5.49%, while its three-year packaged fixed rate will fall from 15 basis points to 5.39%.
St George, also a subsidiary of Westpac, cut its fixed-rate mortgage products under its Advantage Package on October 5
It offers a one-year, two-year and three-year fixed rate at 5.39% per annum.
Just before the RBA cash rate decision CUA cut its two- and three-year fixed rate home loan products by 23 basis points to 5.5%.
RAMS will offer a standard variable home loan rate of 6.55% p.a effective from Friday, October 12 – below that of the major banks.
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