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 International Monetary Fund (IMF) says there is a one in six chance (17%) of a recession in advanced economies, with Chinese economic growth slowing to around 7% in the first half of 2012.
The warning, contained in its October 2012 World Economic Outlook report, vindicates the decision by the Reserve Bank to reduce the cash rate in October primarily due to global risks and concerns expressed by RBA governor Glenn Stevens in his monetary policy decision statement that growth in Asia "is being dampened by the more moderate Chinese expansion".
“There is now a one in six chance of global growth falling below 2%, which would be consistent with a recession in advanced economies and low growth in emerging market and developing economies," says the IMF, which has cut its global GDP forecast by 0.2 percentage points to 3.3% for 2012 and by 0.3 percentage points to 3.5% in 2013.
The IMF reports that the global recovery has continued “but it has weakened”.
“In advanced economies, growth is now too low to make a substantial dent in unemployment. And in major emerging market economies, growth that had been strong earlier has also decreased.
“Relative to our April 2012 forecasts, our forecasts for 2013 growth have been revised from 2% down to 1.5% for advanced economies, and from 6% down to 5.6% for emerging market and developing economies.
Australia's outlook is better than most advanced economies, with the IMF expecting Australian economic growth of 3.3% this year and 3% growth in 2013.
The IMF notes monetary policy has been easing and will "remain very accommodative", with "various advanced economies recently cut policy rates (Australia, Czech Republic, Israel, Korea) or postponed rate hikes".
In line with the RBA concerns, the IMF warns that slowing growth in China “has affected activity in the rest of Asia, a consequence of the deepening of linkages throughout the region in the past decade”.
The IMF forecasts Chinese growth to slow to 7.8% in 2012 and then pick up to 8.2% in 2013. The Chinese economy grew by 9.2% in 2011.
“Growth is estimated to have weakened appreciably in developing Asia, to less than 7% in the first half of 2012, as activity in China slowed sharply, owing to a tightening in credit conditions (in response to threats of a real estate bubble), a return to a more sustainable pace of public investment, and weaker external demand,” says the IMF.
The main impact of a global recession on Australia would be a further sharp fall in commodity prices, a decline in real national income and an increase in unemployment with the IMF noting that “in Australia, continued strong mining activity and related investment have also supported growth”.
Olivier Blanchard, economic counsellor at the IMF, warns that the recovery has “suffered new setbacks, and uncertainty weighs heavily on the outlook”.
“A key reason is that policies in the major advanced economies have not rebuilt confidence in medium-term prospects."
The IMF notes that there has been a clear change in attitudes in the key eurozone area, "where new architecture is being put in place”.
“The lessons of the past few years are now clear. Euro area countries can be hit by strong, country-specific, adverse shocks.
“Weak banks can considerably amplify the adverse effects of such shocks. And, if it looks like the sovereign itself might be in trouble, sovereign-bank interactions can further worsen the outcome.”
The IMF says its lower forecast rest on “critical policy action in the euro area and the United States, and it is very difficult to estimate the probability that this action will materialise”.
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lschlesinger-FZcF9M3vE6

IMF vindicates RBA October rate cut as it warns of one-in-six chance of recession in advanced economies

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Buyers’ agents have cautioned first-home buyers that viewing too many properties can create confusion rather than help them make the right first purchase.
This follows the latest Mortgage Choice First Homeowner Survey, which found that on average first-home buyers look at 21 properties as part of the home-buying process.
Almost one-quarter (23%) of respondents said they had looked at somewhere between 21 and 50 houses before making a purchase, and 8% looked at more than 50 properties.
The survey also found that more than four out of five first-home buyers (82.3%) said they had no regrets about their final choice, with those in WA the most satisfied (90%) and those in Victoria the least satisfied (79.4%).
Despite the overall high satisfaction rating, the survey found that the biggest regrets among first-home buyers was wishing they had bought a property in a different area (27% of respondents), followed by more than a quarter of first-home buyers (26%) wishing they had shopped around more for a property.
Click to enlarge
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/2012/10/fhb.gif"><img src="/images/stories/2012/10/fhbthumb.gif"></a>
One-fifth of first-home buyers wished they’d either waited until they could afford a different property closer to their idea property, bought a different property type, waited until they were in a better financial position to buy or bought a less expensive property.
Fewer than one in 10 (8.2%) expressed regret at their choice of mortgage provider.


<hr class="system-pagebreak">
Catherine Cashmore from National Property Buyers tells Property Observer it is very fine balance between viewing too few properties and too many and getting confused, which is where most first-home buyers go wrong.
“It comes down to experience, knowing the area you want to buy in and the property you want. You need to filter out the rubbish," she says.
There is some evidence for this in the survey with WA first-home buyers the most satisfied despite viewing the fewest properties on average – 17.8 compared with a national average of 21.3
Cashmore says the number one regret highlighted in the survey – first-home buyers wishing they have bought a property in a different area – is “absolutely correct”.
She says many first-home buyers fall into a trap of wanting to buy, for example, a two-bedroom apartment in South Yarra but only have $300,000 or $400,000 to spend, when they need $500,000.
“It’s a balance between the three “Ps” – price property and position.
“You usually can’t comprise on price, so you must compromise on the other two. If you want a two-bedroom apartment, you might need to be more flexible on the location."
She also says that first-home buyers have to approach their first property purchase with something of an investor’s mindset.
“It’s your first property purchase… You won’t live there you whole life.”
Paul Osborne, founder of buyers’ advocacy group Secret Agent, makes a similar point about the number of properties first-home buyers should inspect.
“In terms of amount of homes inspected.  It works a couple of ways.  Those that have purchased the first place they've seen are taking a risk, while those that look at a huge amount of homes tend to get more confused with the more they view,” he says.
Osborne says buyers his agency advises often have remorse about buying something that is too common and has limited scarcity.
“These include new construction apartments and generic housing estates,” he says.
Another regret he says first-home buyers have is buying too far out from the city.
“Buyers often have remorse about getting something bigger – but located further out.  They find they don't really need the extra space but truly value the convenience of being close to the city. “
Lastly he warns of “emotional buying”.
“Many purchasers who engaged in emotion-filled auctions in 2009 and 2010 find themselves sitting in negative equity.  Some buyers regret how they bid at auction for their property,” says Osborne.
Commenting on the findings, Mortgage Choice spokesperson Belinda Williamson says the fact that people are viewing so many properties before making a purchase is a positive – “it makes sense to invest the appropriate amount of time into researching and viewing potential properties to make sure you are happy with the final decision.”
“If home buyers spent an hour viewing each potential property, the time can quickly add up. However, the hours spent planning and properly considering all your options upfront, can save you from the heartache of making a hasty decision that can either cost you financially or leave you dissatisfied with your decision.”
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 First-home buyers risk confusion by viewing too many properties: buyers’ agents

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Only four out of the 13 lenders that have announced interest rate reductions since the October 2 RBA cash rate cut have passed on the full 25 basis points, according to research by mortgage comparison website Ratecity.com.au
The lenders that have passed on the full rate cut include bankmecu, which also offers the lowest standard variable rate of the 13 lenders at 5.49%.
This is 108 basis points lower than the lowest standard variable rate offered of the big four – NAB, which has a new standard variable rate of 6.58% and 121 basis points lower than Westpac, which will decrease its SVR to 6.71% from October 15.
The other lenders to have passed on the full rate cut are ING Direct (standard variable rate of 6.09%*), non-bank lender Myrate (5.92%) and Mark Bouris’s Yellow Brick Road wealth management business (6.19%).
Bankmecu is a customer-owned mutual bank based in Melbourne and is made up of conglomerate of around 50 credit unions and co-operatives.
It received its APRA banking licence in September 2011.
“By being a bank we believe we can compete with the big banks on their own turf, while retaining our unique customer ownership,” said CEO Damien Walsh at its launch.
Prior to it operating as a bank, it was called the Members and Education Credit Union (mecu).
According to the most recent APRA figures, bankmecu had a loan book of around $2 billion with around $1.9 billion in household deposits.
Apart from ING Direct, these four lenders are all tiny when compared with the major banks, which have passed on between 18 and 20 basis points and have blamed the high cost of raising deposits and need to balance the competing needs of shareholders, savers and mortgage customers for their inability to pass on the full rate cut.
ANZ will make its independent interest rate decision on Friday but is unlikely to pass on the full rate cut.
"Out of the 13 lenders that have so far announced rate drops, only four passed on the full 25 basis point cut to their standard variable rates, and Greater Building Society passed on 25 basis points to its packaged home loan as well. The movements were between 15 and 25 basis points," says Ratecity.com.au’s spokesperson Michelle Hutchison
"There is a significant difference between the amount of money borrowers will save, depending on how much their lender passes on. For instance, a 15-basis-point rate cut to a new rate of 6.25% for a $300,000 mortgage is worth about $29, while a 25-basis-point rate cut to 6.19% is about $49 per month."
*Ratecity.com.au had prevously specified ING Direct's standard variable rate as 5.73% and was the rate originally published in this story.
The rate of 5.73% is the new rate for loans under $500,000 with a max LVR of 80%. 
The 6.09% reate reflects the new rate for ING Direct's Orange Advantage &lt;$250K 95% LVR loan which is currently published on ING Direct website at 6.34% prior the rate cut.
Ratecity.com.au wishes to clarify that ING Direct’s cheapest advertised variable rate is currently 5.88% (before the rate cut) for loans over $500,000 with a maximum loan to value ratio of 80%.
"However, this rate and other home loan rates with different tiers and LVRs are not shown on the ING Direct website. The new rate of 5.73% originally referred to in the article is for loans with an LVR up to 80%. RateCity often publishes lenders’ standard variable rates because lenders use these as benchmarks and announcements for their rate decisions," explained Ratecity.com.au.
RateCity would like to clarify that the above interest rates shown in this story sourced by RateCity are accurate and RateCity prides itself in publishing factually correct and unbiased information. 
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 Bankmecu puts major banks in the shade as just four out of 13 lenders pass on full rate cut: Ratecity.com.au

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Woolworths has announced its intention to sell down 69 shopping centres currently held on its own balance sheet into a new fund that it intends to list on the Australian Securities Exchange (ASX) as a new A-REIT. The fund will be called the Shopping Centres Australasia Property Group (SCA Property Group).
The new fund will be the seventh substantial retail A-REIT listed on the exchange and will increase the value of total assets under management in the sector by 2.2%.
To fund the acquisition, SCA will conduct a capital raising of between $425 million and $506 million. The proposed raising would offer a discount to the net tangible asset backing of the new group of between 5% and 20%. The distribution yield of the proposed trust would be between 6.9% and 8.3% depending on the final price paid. This is considerably higher than the weighted average ASX retail sector distribution yield of 5.5%.
The portfolio of 55 Australian and 14 New Zealand neighbourhood, sub-regional and freestanding shopping centres is valued at A$1.4 billion. Of these, 13 properties are still under construction. The centres are currently 95% leased, including Woolworths rental guarantees, somewhat below the A-REIT sector average of 99%. Woolworths will contribute 61% of the gross rental income. The weighted average lease term of the proposed fund is 15.8 years, compared with an ASX retail sector average of approximately 7.3 years. Gearing of the proposed fund is 27%, which is in line with the ASX retail sector gearing of 29%. 
Woolworths will have no ownership of the new company, which would have a separate board and management team. 
Woolworths shareholders will have the opportunity to vote on the proposal at the its annual general meeting on November 22. Should it be given approval to proceed and should the listing application be successful, the trust would start trading on November 26.
Mark Wist is senior asset consultant at <a href="https://www.atchison.com.au/" title="Atchison Consultants" target="_blank">Atchison Consultants</a>.
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Woolworths to create new A-REIT

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Domestic retailers may be fighting back. New figures from the Commonwealth Bank show total online retail spending remains strong, but domestic retailers are getting a bigger slice of the pie – growth is up 40% compared to international retail at just 17%.
The figures show an increasing amount of competition coming from bricks-and-mortar retailers, which have invested <a href="https://www.smartcompany.com.au/entrepreneur-watch/retailers-gst-import-hopes-will-come-to-nothing" target="_blank">millions in their multichannel strategies</a>.
CommSec chief economist Craig James says the figures show purely online players don't have the advantage they once did.
"After a year of explosive growth in 2011, the pure play online retail sales growth is converging with total online sales growth."
"This may be an early sign that the international trend of traditional 'bricks and mortar' retailers dominating the online channel is playing out in Australia."
And with the debate over online GST still raging, the CBA points out imposing GST on purchases above $100 would hit 57% of online transactions, against the current 4%.
"While GST is only one factor in Australia's higher retail prices, imposing GST on a larger proportion of transactions would help even up an otherwise unfair playing field."
The analysis is based on two million transactions taking place on the Commonwealth Bank's own credit and debit network.
They show continued strong growth among online retail, which is up 30% in the year to July 2012 at a total of $14 billion. That represents 5.4% of total online sales, with clothing now the fastest growing category.
Traditional retail trade is growing at just over 3% a year.
And while the statistics mostly confirm what the business community already knows, James says there are some key points to be taken – including that strong growth in online is continuing, with 25% of CBA customers having purchased online in the past 12 months.
And those same people have lifted their transaction amount by 22% on average, resulting in an increase in online transaction volumes of 52%.
The figures also show domestic retail is catching up, taking 60% of sales, from 55% last year, "suggesting that Australian consumers are increasingly able to satisfy their online consumption needs from local retailers".
And while sales growth may be continuing, the introduction of new online customers isn't, the CBA says, with the market now reaching a saturation point.
"We estimate that almost 50% of online spending growth is now coming from existing customers shopping more frequently online. This compares to about 33% last year."
The statistics also reveal key demographics, with the majority of purchases made by those under 45 years of age. However, the growth in transaction frequency was similar across all age groups.
Overall, James says the figures are a warning for pure play online retailers that they cannot rely on being online as a point of difference.
But he also says these <a href="https://www.smartcompany.com.au/retail/051904-harvey-norman-s-katie-page-warns-of-offshore-exodus-over-gst" target="_blank">bricks and mortar retailers moving online</a>, such as Myer and David Jones, "have to work hard to deliver a credible online offer in the short term".
"The online retail channel remains a significant issue for Australia's retailers, but the latest trends suggest the local industry is finally adapting. This should be comforting for the many retailers who now have online as a strategic goal."
"The conservative nature of Aussie consumers and the ongoing shift to online spend will continue to hurt traditional retailers," he says.
"Domestic store retailers will need to continue discounting in the current climate in order to entice customers."
This article originally appeared on <a href="https://www.smartcompany.com.au/" target="_blank">SmartCompany</a>.
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Australian retailers securing more of online retail pie: CommBank

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National luggage, leather goods and travel accessories retailer Victoria Station has pre-committed to a nine-year lease with renewal options at a $9 million office and warehouse facility at Keysborough in Melbourne’s south-east.
The facility will act as its national headquarters and distribution centre.
Due for completion by owner/developer BFD Constructions in mid-November, the 1 Atlantic Drive, building will comprise a 7,396-square-metre warehouse with a 560-square-metre office component on a 14,850-square-metre site. The deal was brokered by Savills Australia’s Joseph Catanese.
The rent is believed to be around $700,000 per annum. BFD Constructions purchased the property last month for $3.2 million.
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Luggage retailer Victoria Station signs nine-year office/warehouse lease in Melbourne suburb of Keysborough

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19/44 Fitzroy Street, St Kilda, VIC, 3182
<img src="/images/stories/2012/09/kingsclere.jpg" width="470">
On the second floor of a Fitzroy Street, St Kilda, block, this one-bedroom apartment is currently vacant but could be expected to secure a rental of $360 to $370 per week, according to listing agent Carl Hexter of Biggin Scott. It sold at its weekend auction to an investor for $445,000. There were three registered bidders. The apartment includes a separate study and an ornamental fireplace and is within metres of Fitzroy Street trams, cafes, restaurants and bars.
Hexter gave pre-auction price hopes of $380,000 plus and says the reserve was $410,000. If it is rented at $370, that would secure a gross rental yield at the median gross rental yield for St Kilda units of 4.3%, according to RP Data. The gross rental yield does not consider the costs of maintaining the property, including council rates and other fees such as water bills and managing agent fees. The property was last rented for about $320 per week, which would provide a gross rental yield of about 3.7%.
<a href="https://calc.washingtonbrown.com.au/wbdcalculator/calculator.aspx?RID=HPCAZOPTTT" target="_blank">Washington Brown</a> estimates the first-year tax depreciation deduction to be $4,000 and over five years to be $8,000.
The median unit price in St Kilda fell 0.6% in the past year but rose 37.9% in the past five years, according to RP Data.
For more information about prices and yields in <a target="_blank" href="/news">St Kilda, see the RP Data suburb page.</a>
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Investor form guide wrap: Yields of up to 4.3% in St Kilda

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While the idea of an offshore marketing campaign can be appealing, there are some obstacles to avoid, so I would like to round off this topic with a check list of key points.
Experience dictates that there needs to be access to a database of strongly motivated buyers, which cannot be created overnight. This data needs to drawn from experienced buyers who are very familiar and comfortable with making early commitments to buy foreign real estate.
But clearly all of these potential buyers will have varied reasons to consider a project. Some buyers will be attracted to a particular area, for example projects near a major university, and they will be keen to secure their purchase. The needs of others may not be easy to identify, but during the course of a well-managed campaign their motivation should become more evident. At different times marketing offshore has been very popular, but the success of Australian projects varies.
Across Asia there can be support for this style of marketing, however it will typically only be of value for brand-new buildings with no prior local exposure.
When taking product into an international market like Asia, there are some key elements that have to be taken into account. The developer must allow sufficient marketing funds, have a local partner in each country and ensure that all marketing material is correctly pitched to local conditions.
It is also worth keeping in mind that the offshore buyer usually favours developers with a strong domestic track record and that develop a regular flow of projects in all market cycles.
We need to consider how the project on offer will be perceived, and generally it should be in a location close to transport links, recreation, and shopping and educational facilities.
So in summary I would suggest the following key pointers: 
<ul>
<li>The product mix taken into the markets needs to present a good range of suitable apartments, picked with key features that are in line with current buyer expectations.</li>
<li>Always keep in mind, as already noted, that offshore buyers like to have the first-release opportunity. This is one reason offshore marketing works on any scale with new product.</li>
<li>At an offshore event you need to on hand have full details covering Foreign Investment Review Board, legal, migration and finance information. This needs to be reliable detailed information or people fully versed in these area.</li>
<li>All marketing material needs to be complete and accurate, in particular floorplans, finishes and aspect and view images.</li>
<li>Buyers will also be keen to know about any fees they may have to pay, both as part of the purchase and any ongoing fees, like strata levies.</li>
<li>There should also be strong locally based support in each market.</li>
<li>One final point, if possible at any major project launch it is ideal to have a mix of local representation, with legal support as well as Australian-based sales team members. </li>
</ul>
Offshore marketing should never be seen as over-simplistic, as this is certainly not the case. Each project requires detailed planning, and market conditions and sentiment can and do shift.
Off-the-plan sales have been and are still popular, but they require a well-established foundation of local knowledge, and the buyer product match needs to be right on target. As I summarised at the start of this subject, the numbers involved are not exhaustive and this will always remain a specific marketing option.
Peter Chittenden is managing director for residential of <a target="_blank" rel="nofollow" href="https://www.colliers.com.au/Colliers%20Corporate/Residential.aspx">Colliers International.</a>
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Obstacles to avoid when marketing a residential development offshore

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The ATO allows two very different methods of calculating property tax depreciation deductions, the diminishing value method and the prime cost method. Most investors choose the diminishing value method as it will return the greatest amount of deductions over the first few years of ownership. However it’s worth discussing with your accountant, as maximising your claim upfront might not be beneficial if your income is likely to increase substantially down the track.
Let’s take a look at some of the key differences between the diminishing value and prime cost methods.
Diminishing value depreciation method
<ul>
<li>Returns higher deductions in the first few years of claim</li>
<li>Utilises low value and low cost pooling to increase the claim on items under $1,000</li>
<li>Allows investors to claim 100% of the value of items $300 or less</li>
<li>Decreases (diminishes) in value each year, so depreciation claims drop each year until asset values run out (or are rounded down to zero)</li>
</ul>
Prime cost depreciation method
<ul>
<li>Returns a straight line depreciation amount until the full value of assets are claimed</li>
<li>Returns greater deductions in the latter years of the depreciation schedule</li>
<li>Allows investors to rely on a more consistent depreciation claim each year</li>
<li>Suitable for investors looking to maximise their depreciation claim in later years, e.g. investors who will live in their property for the first few years</li>
</ul>
Both methods of depreciation claim the same total value over 40 years. However, they use different rules to achieve either aggressive upfront claims or a more consistent claim each year.
For example, consider an asset like carpet, worth $18,000 with an effective life of 10 years.
So for year one:
The calculation to reach the depreciation rate for the diminishing method is 200 dived by the effective life. So, 200 / 10 = 20%
The calculation to reach the depreciation rate for the prime cost method is 100 divided by the effective life. So, 100 /10 = 10%
In subsequent years, the calculation for the diminishing method becomes more complex, whereas prime cost stays the same. Prime cost will be 10% of $18,000 until all of the value is claimed after 10 years, so $1,800 every year for 10 years.
The diminishing method needs to subtract the value of the previous year(s) claim before working out the deductions for the current year. So for year two the calculation is:
Opening value ($18,000) minus year one claim ($18,000 X 20%, or $3,600) multiplied by 20%
This equates to:
$18,000 – $3,600 = $14,400, then
$14,400 X 20% = $2,880.
Year three will then be ($18,000-$3,600-$2,880) X 20%. This will give $2,304.
When represented in a line graph, you can clearly see the result of the diminishing method and its decreasing deductions, versus the constant deductions of the prime cost method.
The line graph is useful as it shows the point at which the diminishing method of claim ceases to produce higher deductions than the prime cost method. In this 10-year scenario, the diminishing method wins out each year until year five.
<img src="/images/stories/2012/10/mortlockoct9.gif">
The point at which the two methods meet is different for each property as the mix of plant and equipment assets are different. As plant and equipment items have different effective lives, their depreciation percentages will be different. For example, ceiling fans with an effective life of five years will be 40% under the diminishing method, and 20% under the prime cost method.
For information on how effective lives are calculated, <a href="https://www.mcgqs.com.au/blog/property-tax-depreciation-effective-lives/" target="_blank" title="How depreciation effective lives are calculated">you can visit here.</a> 
Property investors are usually keen to get the maximum depreciation deductions up front, and we’re often asked “why would someone choose the prime cost method?”
An investor who wants more of a guaranteed tax return amount each year would benefit from the prime cost method. As you can see from the line graph, the deductions are constant over a long period of time. Another reason might be someone purposely trying to minimise their deductions in the first few years of ownership. For example, someone with a low income who is likely to have a much higher income later on. Finally, there are property investors who occupy their property as their primary place of residence. A short six- to 12-month stay might not make much of a difference, but occupying the property for five to six years most likely would.
The purpose of putting this article together other than giving a background into how the depreciation methods work, and how they affect depreciation claims over time, is to encourage you to look at both methods and talk to your accountant to ensure that you’re working with the method that’s most suitable for your scenario.
Mike Mortlock is a director of <a href="https://www.mcgqs.com.au/">MCG Quantity Surveyors</a> specialising in tax depreciation deductions for property investors.
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How to find which property tax depreciation method is right for your investment

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Located 40 minutes to Melbourne’s west, the satellite city of Melton has weathered the ups and downs of the property market better than most. As a result of its location and relative affordability – our median house price is half of Melbourne’s at $250,481 – Melton has remained attractive to first-home buyers, investors and renters alike.
While traditionally many Victorian suburbs record a spike in activity during  spring selling season, in Melton our market generally remains consistent throughout the year due to high supply and demand and that all-important affordability factor. So while Melton hasn’t experienced a sudden flurry of activity there has been a noticeable upswing in market confidence this spring. Improved buyer sentiment has encouraged sellers, previously hesitant to enter the market, to list their properties – but this isn’t just because spring has sprung, it’s about stronger economic conditions.
At hockingstuart Melton we’ve seen the average number of days on market drop by 30% since the start of 2012 and the number of homes we’ve sold increase by 27% from August to September.
Melton’s growth is largely due to the fact it has remained an affordable option for those looking to buy and invest. Decreasing interest rates has helped by encouraging more first-home buyers and investors into the market. Consequently, properties at the lower end of the market are proving very popular. So far this spring, homes in the $200,000 to 300,000 range have been selling exceptionally well, and we’re expecting this to be the case for <a target="_blank" href="https://www.domain.com.au/Property/For-Sale/House/VIC/Melton-West/?adid=2010041504">18 Ridgeway Drive</a>.
With the first-home bonus for newly built homes scrapped earlier this year, established properties are currently the most popular, as they’re a cheaper alternative to new homes – we recently sold this three-bedroom family home at <a target="_blank" href="https://www.realestate.com.au/property-house-vic-melton-111236091">42 Penguin Street</a> for $226,000. That said, recent trends in our market show first-time buyers prefer new homes if they can afford it, so with further interest rate cuts predicted and the resulting increase in the affordability of loans, we’ll likely see renewed demand for new homes.
 
At the same time, developers are struggling to sell homes off the plan as the market is flooded with blocks of land and house-and-land packages being offered for sale. Buyers prefer a finished home they can walk through, touch and see. For example, <a target="_blank" href="https://www.realestate.com.au/property-house-vic-melton+west-111792155">12 Rainsford Place</a> was sold in just two days and <a target="_blank" href="https://www.realestate.com.au/property-house-vic-melton+west-111706099">2 Ormonde Esplanade</a> in two weeks.
<hr class="system-pagebreak">
In terms of rental yields, the greatest return on investment is coming from investment properties priced between $200,000 to 250,000 (returning between $250 to 285 per week) and in some cases allowing investors to positively gear their property – a rarity in recent years. Further up the scale, investment properties between $250,000 to 300,000 are showing rental yields approximately matching the repayments of investors (up to around $300 per week).
At the higher end of the Melton market, in the $300,000 to 400,000 bracket, we’re seeing a trend in families look to upgrade to larger homes on large blocks within 40 minutes of the city.
Likewise properties priced above $400,000 are attracting increased interest from home buyers. For example, we recently sold a property at <a target="_blank" href="https://www.realestate.com.au/property-house-vic-melton-111311443">54 Unitt Street</a> at auction for $584,000. There were three active bidders and a crowd of over 40 spectators who saw the property sell above reserve price. Auctions are rare in Melton, given that most buyers borrow approximately more than 80% of the purchase price and the conditions imposed on securing loans of this type see most properties sold privately. To see this level of competitive bidding is yet more evidence of improving buyer sentiment.
So, what is the outlook for the rest of the year? With economists predicting further interest rate cuts in the near future, further aiding Melton’s affordability factor, buyer confidence will only continue to improve and in turn this will encourage more sellers to list their properties.
With all this in mind, I expect to see supply and demand for properties in Melton increase into the new year, driving up median house prices and rental yields. So for budding buyers out there, it’s a good time in Melton’s market cycle to invest – and not just because it’s spring!
Julian Conte has more than a decade experience in real estate and is director of <a href="https://www.hockingstuart.com.au/" target="_blank">hockingstuart </a>Melton and Werribee.
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