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 Reserve Bank is likely to leave interest rates on hold at its October monetary policy meeting next week, though it will be a close call, says HSBC Australia chief economist Paul Bloxham.
Bloxham says with inflation low, the RBA has scope to cut rates if it needs to.
“But we don’t think the hurdle has been met for a cut next week.
“We still favour a cut in November, assuming China’s economy does not show definite signs of recovery, and think that the 100 basis points of loosening priced in over the next year is too much," he says.
In his last RBA bulletin before Tuesday’s monetary policy meeting, Bloxham notes that housing prices are lifting, with a “solid rise in prices in September; home auctions in Sydney and Melbourne in recent weeks have seen rising clearance rates, a signal of improving turnover.
“Building approvals for housing are past their trough. Business credit has been growing in recent months, after falling in recent years.”
He has also not been swayed by the<a href="/news"> likes of Westpac’s Bill Evans</a>, who shifted his view last week from a November rate cut to an October rate cut.
Other economists tipping a rate cut next week include AMP Capital’s Shane Oliver, Stephen Koukoulas from Market Economics, Dominic Bryant from BNP Paribas Asia and ANZ Research.
Bloxham says there are two narratives the RBA board is following that will dictate its decision-making – where the global economy is heading and how previous rate cuts are impacting locally - and says other economists and commentators are over-analysing speeches and statements made by the central bank.
“Reading more into the RBA’s recent individual word choices, or phrasing, is false precision,” says Bloxham.
On the global front, Bloxham says the mid-year rate cuts of 75 basis points in May and June were made to get the RBA “ahead of the game” and that the “more subdued global outlook was needed to justify the current policy stance”.
Further deterioration globally would be necessary for the RBA to contemplate a rate cut.
“Globally, we think things are about the same as they were last month, on balance, from Australia’s perspective. China’s PMI (manufacturing index) was stable, commodity prices bounced back a little and QE3 (the US government bond-buying program) has removed some of the downside risk of a sharper US slowing. European conditions have weakened, but probably no more than expected,” says Bloxham.
Domestically, Bloxham says the RBA narrative has been that “the full effect of the previous cuts is yet to flow through, though they noted tentative signs that monetary policy is supporting the housing market and lifting business credit”.
“Domestic indicators suggest growth has been modest into the third quarter of 2012. Retail sales fell in July, but the RBA told us their liaison suggested sales rose in August.
“Business conditions and confidence tracked broadly sideways into August, and consumer sentiment has been steady. Employment and hours worked eased in August, but the unemployment rate remains low at 5.1%, despite RBA forecasts that it would head towards 5.5% in the second half of 2012.
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lschlesinger-FZcF9M3vE6

Stronger housing market among factors that will cause the RBA to keep the cash rate on hold next week: HSBC’s Paul Bloxham

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Since the GFC Australians have paid down a massive amount of their debt. So why have we seen record savings over the last four years? 
Well, consider this. 
Over the last four years we had predictions by some analyst of falls in property prices or at the very least subdued property prices. There are mixed predictions moving forward. Some are saying there won't be much growth for several years to come. 
If there is no growth it's much better to pay down loans because if you are not paying interest at say 6.15% then you are earning 6.15%. 
There are not many investments that are currently paying 6.15% return on your investment. 
Once the property market experiences growth again you will see investors going back to interest-only loans. 
At a normal long term capital growth of 8% per year plus a net rental return of 4%per year net giving a total return of 12% per year, it's better not to pay down the principal but to pay interest only. 
Instead of paying the principal back you would use the principal payments to cover another interest-only loan to buy another property. 
Two properties giving a return of 12% per annum less interest of 6% per annum gives you a net return on two properties instead of one property. This makes sense in a growth environment. 
But this does not make sense in a declining or flat environment. 
So one needs to roll with the punches. 
The rule of thumb is: 
1. In a growth environment pay interest only and maximise your cashflow to increase your asset base. 
2. In a down market or subdued market pay down the principal. It's the best return on your cash you will get.
Ed Chan is a founding partner of <a target="_blank" href="https://www.chan-naylor.com.au/">Chan and Naylor</a> accountants and a leading property tax specialist. He has co-authored three best-selling books as a seasoned property investor who understands the relationship between property investment and tax.
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echan-hSGJw4wwC5

When property investors should pay principal and interest on your mortgage

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Having worked with thousands of property investors over the years, I discovered that successful investors do things in a certain way that helps them become rich while others continue do things differently and, in general, they tend to struggle. 
I’ve come to the conclusion that when you do what most successful investors do, you get to become one of them, and if you don't, you won’t. 
So let’s look at six simple reasons most people will never get rich and how to make sure you do:
 
Reason 1: Most people wait too long to start 
Most people can’t wait to succeed yet they are willing to wait to get started on the road to success. 
Many investors are waiting for everything to be “perfect” before they get going. They wait for the right time in the cycle, the right property, the right economic environment or the right interest rates. All this means they never get going. 
The longer you wait to get started with your investing, the longer it will be before you get the money, success and freedom you want. It takes time to grow real wealth. It takes time for the power of compounding to work its magic.
You need to understand that the timing will never be perfect nor will you ever have all the information you want. You need to develop the confidence to make an investment decision based on knowing enough and realising that you will learn the rest along the way.
 
Reason 2: Fear stops them 
Fear keeps many of us from getting what we want, especially in matters of money. It’s true for me and it’s true for you. 
Be honest with yourself and count the number of times fear has prevented you from taking action and, in the process, cost you a lost financial opportunity.
In the matter of property investment fear holds many investors back. Some fear taking on more debt, others fear failure and some even have a fear of success (will my friends still like me?). 
Successful investors have learned to harness their fears and rather than focus on the negatives, they use fear to force them into positive action. For example, rather than allowing fear of debt to stop them taking on the commitment of buying a property, they use the fear of not moving forward with their investments to motivate them. 
They use the fear of being stuck in their job for the rest of their lives, without the financial independence that they are craving, to motivate them to take on the commitment of an investment property. 
Just like a river, fear can be bridged. The river of fear is only as deep and as wide as you allow it to be. And once you’ve crossed that river of fear and experienced the success on the other side, you usually look back and wonder why you were ever afraid. 
But here’s the catch. The only people who actually realise this are those that have crossed the river and stand on the other side. 
Money and success live on the other side of fear. 
 
<hr class="system-pagebreak">
 
Reason 3: Waiting until they know enough  
The fear of not knowing enough prevents other investors from getting started. 
However, the irony here is that the more you learn, the more you learn that you don't know! Once you start learning some basic investment concepts you suddenly realise there are a whole lot more things about investing or property that you don’t understand. 
That's the paradox of knowledge: the more you learn, the more you learn you don't know. 
The trap is that many investors think that the way to escape this paradox is to learn even more, so they read more books, go to more seminars, listen to CDs and watch DVDs. 
As they learn more they find a whole heap more things they don’t yet know. 
The way out is to recognise that while you don't know it all, and you never will, you do know enough to get started with your investing and you will learn more along the way as you apply your knowledge in the real world, surviving any mistakes and challenges along the way. 
Reason 4: Focusing on linear income instead of passive income 
It is important to realise that not all income is created equal: some streams are linear and some are passive. 
Linear income is what you get from a job. You work for an hour and get paid once for that hour's work, and that's it. If you don’t turn up to work you don’t get paid. 
Passive income is when you work once but you continue to get paid over and over again from work you're no longer doing. The way to become wealthy is having passive income coming in whether you go to work or not.  
Wouldn’t it be nice to be paid hundreds of times for every hour you work? 
That’s what happens to property investors. Initially they work long hours and save up a deposit and then invest it into a property. Now their money starts working for them and keeps giving them sound investment returns “passively” in the form of capital growth and rental returns. Rather than getting another job, wealthy people know they need to send their money out to work for them.
To put it simply: "If you're not making money while you sleep, you'll never become rich." 
 
Reason 5: Not using systems for making money 
A system for making money is something that takes the emotion out of your investment decisions and makes the results more reproducible. 
My preferred system is investing in high-growth property. In particular, I invest in high growth properties in areas that are in the upturn stage of their property cycle. I buy them below replacement cost and then add value through renovations or redevelopment. I never sell these properties. I borrow against the increasing equity in my property portfolio to buy more properties. 
Once you create a proven system for making money, there is no limit to the money you can make.
 
<hr class="system-pagebreak">
 
Reason 6: Not being patient
Warren Buffett once said: “Wealth is the transfer of money from the impatient to the patient.” 
To become a successful property investor requires patience and persistence. You must not only get started, but you must continue on and follow through. 
Residential property is a long-term investment. It’s not a get-rich-quick scheme. 
Yet many investors speculate rather than invest. They look for that “big deal” which will land them a jackpot in a short period of time. In general, these types of deals rarely occur and, if you find one, they are speculative in nature and riskier. 
The problem for many investors is that the successful buy and hold strategy I advocate is boring and others consider it slow. But successful property investment is a long-term affair. 
Many investors look for the latest fad or try finding the next hot spot or speculative growth areas. Other investors consider other types of investments with potentially higher returns. 
When you are tempted to do this remind yourself that real estate has been the number one long-term multimillionaire maker throughout Australia’s history yet most people that speculate in the latest fads have not made much money.
You don’t have to look for the latest fads or the latest speculative growth areas if you create your own capital growth through buying a good property at a fair price, then adding value through refurbishments, renovations or redevelopments. By doing this you are manufacturing your own capital growth.
 
So, it's really quite simple... 
Decide to do these six things that successful property investors do and you are much more likely to become a successful and wealthy property investor. If you don't do them, then like most people, you may never get rich.
Michael Yardney is the director of <a target="_blank" href="https://www.metropole.com.au/">Metropole Property Investment Strategists</a>, a best-selling author and one of Australia's leading experts in wealth creation through property. He also writes the<a target="_blank" href="https://propertyupdate.com.au/category/property-investment/"> Property Investment Update blog.</a>
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Six reasons most property investors don't get rich

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This morning I was watching my favourite morning show while getting the kids’ breakfast sorted. I always look out for the financial overview; it’s not much, but it gives me a little something to go on through my day (that sounds a bit boring?).  But by watching this 20-second update, I can see what the share markets around the world are doing, the value of the Aussie dollar, inflation figures and gold and oil prices and occasionally they’ll touch on property.  This is when I grab the remote and turn it up. I have to say, I find the financial overview very biased, but what can a property investor do?
Today I was rewarded as I saw one of the researchers I follow, Louis Christopher of SQM, on the show. He’s pretty much on the ball in my books.  He was talking about the turn of the market that he had noticed.  He spoke about the auction clearance rates increasing and he thought the interest rate cuts were really starting to kick in.
“This is going to be an affordability driven recovery,” he said, and my ears pricked up.  I totally agreed.  When property becomes too expensive, usually in the cities, investors start to look for more affordable areas. The exact same thing happened to me about nine years ago. After buying a few negatively geared properties in Sydney I needed to find more cashflow-positive ones. I needed property that wouldn’t hinder me and that I could add a lot of value to, so I could keep buying more.
That’s when I discovered the Hunter region of NSW.
Louis went on to say that he thought that growth would occur “particularly in the outer rim in most capital cities where housing is affordable”.
The same day I took the kids into the city (school holidays!). We caught the ferry to Circular Quay then a train up town where we disembarked to have yum cha lunch with my hubby. It was a fun day and we got home and as I checked the mail, I found a letter from one of the local real estate agents.
They wanted to keep me updated of the local sales and how our suburb was performing (I guess in the hope I am blown away and want to sell up?). The letter had in big bold letters our medium price at $1.260 ,million.  It went on to tell me that there had been 52 sales in the past 12 months and this suburb’s gross yield was 4%. The 10- year (long-term) growth per annum was 4.4%.
In contrast, I thought of the Hunter suburbs Property Bloom develops in and pondered on the extreme difference.  One of the large regional towns we work in has a medium price of just $253,000 with 240 sales in the past 12 months with a gross yield of 6.7%. The 10-year (long-term) growth per annum was 12%.
You don’t need to be a rocket scientist to know which of these two suburbs would make a better investment.
I’m happy to live in the suburb we do, our house is within walking distance to the beach and a great place to bring up our kids. We have actually received awesome capital growth over the past 15 years or so.
But for an investment, I’d rather have four properties for the price of one in that Hunter region town.
My mind wandered back to Louis’s words this morning about affordability and it just rang so true to me as a property investor and developer.  I think you need to invest in areas where there is long-term growth potential but more importantly, you need to be able to hold your properties and keep moving forward.
Jo Chivers is director of <a href="https://www.propertybloom.com.au/">Property Bloom</a>, which manages property development.</body></html>

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Affordability will drive a property market recovery

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Conditions are improving for first-home buyers making their initial property acquisition, according to Genworth’s September Homebuyer Confidence Index.
While the index measuring first-home buyer confidence dipped slightly by 0.5 points to 98.5 it remains above the national average for all home buyers of 98.4.
It also found that half (54%) of surveyed first-home buyers believe it is a good time to buy a home, a figure that has more than doubled in the last two years.
Genworth also recorded a drop in potential first-home buyers who were deterred from buying because they were unable to save for a deposit (down from 30% in March to 11% in September 2012) or unable to afford repayments (down from 14% in March to 5% in September 2012).
First-home buyers also appear more comfortable with saving a smaller deposit and taking on a bigger mortgage debt.
Among first-home buyer respondents to the survey, 39% say they are saving less than a 10% deposit, compared with 34% who said so in the March survey.
First-home buyer affordability expectations by state
Click to enlarge
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/2012/09/genworthsept28.gif"><img src="/images/stories/2012/09/genworthsept28thumb.gif"></a>
Source: Genworth
However, the results show wide disparities in deposit comfort levels across states, reflecting different levels of affordability and sensitivity to interest rate cuts.
First-home buyers in Western Australia are most comfortable with a smaller deposit, with nearly-two thirds (64%) saving less than 10%, compared with just over a third of WA first-home buyers in the March survey.
Victorian first-home buyers are also more comfortable with a smaller deposit, with 44% saying they are comfortable with a 10% deposit.
The opposite trend was reported in NSW and Queensland. 
The report also found that the proportion of surveyed recent first-home buyers who had experienced mortgage stress in the last 12 months fell from 16% in March 2012 to 13% in September 2012.
However, the proportion expecting difficulty in the coming year rose from 16% to 18%. 
The Genworth reports also notes that changes to first-home buyer incentives offered in each state will mean this group will face different amounts of pressure in different areas in the future.
“Despite a slight fall in first-home buyer confidence, this segment of the market remains more optimistic that now is a good time to buy a home," says Genworth CEO Ellie Comerford.
“What is more heartening is that first-home buyers are increasingly confident they can save the deposit necessary to buy their first home.”
What do you think the spring 2012 property market holds for first-home buyers and others? <a target="_blank" href="http://propertyobserver.com.au/ebooks/the-spring-property-outlook-survey">Complete our five-minute survey</a> for your chance to win an iPhone 5.
 
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First-home buyers facing fewer hurdles to getting onto the property ladder: Genworth

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NRL fans will have one eye on the grand final and the other browsing new home listings this grand final weekend as the NSW government’s more generous first-home buyer scheme kicks in Monday.
From October 1 first-home buyers in NSW will be eligible for a $15,000 grant from the NSW government to build or buy a new home under the first home owner grant (new homes) scheme.
The maximum total value of the new home cannot exceed $650,000. 
An application for the grant can be made through a lender or through the NSW Office of State Revenue (OSR).
Applications made through a lender will result in the grant paid on settlement if you are buying a new house or, if you are building a new house, on the first draw down on contracts to build.
You can apply through the OSR after your new house is built or upon settlement once you are registered on title.
The eight-page application form can be downloaded from the OSR website and includes a document checklist and lodgement guide.
In addition, first-home buyers of new homes are also eligible for stamp duty concessions under the first home-new home scheme, with no duty paid on a new home with a dutiable value of $550,000 or residential land valued at $350,000. These concessions have been in place since July 1.
First-home buyers looking for a new apartment in the Sydney inner-city hotspot of <a href="/news">Waterloo</a> might consider <a target="_blank" href="https://www.divercitywaterloo.com.au/">Becton’s Divercity project</a>.
When finished, the development will have a total of 646 apartments and town homes.
Prices start from $445,000 for a one-bedroom and one-bathroom apartment, meaning potential savings on this purchase for first-home buyers of $30,515:  $15,000 (grant) + $15,515 (stamp duty saving).
Those in the market for detached home could consider <a target="_blank" href="https://www.thehermitagesydney.com.au/">Sekisui House’s the Hermitage in Gledswood Hills in Sydney’s south-west</a>. This is a master-planned community development covering 120 hectares and featuring a central three-kilometre green corridor and more than 10 kilometres of bicycle and pedestrian walkways. There is also a proposed 27-hole golf course, cafes and community facilities.
Land starts from $260,000 for a 500-square-metre lot, meaning a potential savings of $22,590:  $15,000 (grant) + $7,590 (stamp duty saving).
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Those buyers looking for a lifestyle block outside of the Sydney metropolis might consider a house-and-land package at <a target="_blank" href="https://www.stockland.com.au/residential/nsw/brooks-reach-living-at-brooks-reach.aspx">Stockland's Brooks Reach residential community</a> in Horsley, set against the backdrop of Illawarra Escarpment,
Land starts from $146,050 for a 308-square-metre lot, meaning potential savings of $18,603.50, while a house-and-land packages start from $299,000 for a three-bedroom, one-bathroom house with garage – potential savings of $23,955
The existing $7,000 first-home owner grant, available to all first-home purchases, ceases to apply where the eligible transaction is dated on or after October 1.
The new $15,000 applies to transactions dated after October 1 and is available up until December 31, 2013.  From January 1 2014 the grant will reduce to $10,000.
According to the NSW Office of State Revenue (OSR), which will administer the scheme, “a new home is a home that has not been previously occupied or sold as a place of residence, and includes a home that is a substantially renovated home and a home built to replace demolished premises”.
Substantial renovations of a building are defined as "renovations in which all, or substantially all, of a building is removed or replaced".
“The renovations may, but need not, involve the removal or replacement of foundations, external walls, interior supporting walls, floors, roof or staircases," says the OSR.
It warns that “substantial renovations do not include cosmetic work such as painting, sanding floors, replacing light fittings, or replacing curtains and carpets”.
Where applications are made for the grant new residential premises that have been created through substantial renovations of a building, the OSR will consider the application on a case-by-case basis.
 
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There are a number of requirements that must be met by applicants, including that at least one applicant must be permanent resident or Australian citizen and each must be at least 18 years old.
Applicants may also be ineligible if they or their spouses (including de facto) have owned property in the past.
They must not have owned a residential property, jointly, separately or with some other person, in any state or territory of Australia before 1 July 2000.
In addition, on or after July 1, 2000, they must not have owned a residential property and occupied that property jointly, separately or with some other person in any state or territory of Australia for a continuous period of at least six months.
You will also be ineligible if you have received a first-home owner grant before in any state or territory.
Lastly, at least one applicant must occupy the home as their principal place of residence for a continuous period of at least six months, commencing within 12 months from the date they are registered on title if they are purchasing a new home or within 12 months of the construction completion date if they are building a home.
The total value of a new home will be calculated using the following methods:
For a contract of sale of a home, the total value is based on the greater of the following:
<ul>
<li>the consideration for the eligible transaction</li>
<li>the unencumbered value, as at the commencement date of the eligible transaction.</li>
</ul>
For a comprehensive home building contract, the total value is calculated by adding together:
<ul>
<li>the consideration for the eligible transaction, and</li>
<li>the value, at the commencement date, of the relevant interest of the land on which the home is to be built.</li>
</ul>
For a building of a home by an owner builder, the total value is calculated by adding together:
<ul>
<li>the unencumbered value of the home, at the date the transaction is completed and the value, at the date the transaction is completed, of the relevant interest in the land on which the home is built.</li>
</ul>
The value of the relevant interest in the land on which the home is to be built is the greater of the following:
<ul>
<li>the consideration paid or payable for the interest</li>
<li>the unencumbered value of the interest.</li>
</ul>
There are also restrictions around whether applicants and/or their spouses (including de facto spouses) have owned property before.
All applicants and/or their spouse/de facto have not owned a residential property, jointly, separately or with some other person, in any state or territory of Australia before July 1, 2000.
All applicants and/or their spouse/de facto have not owned on or after July 1, 2000 a residential property and occupied that property jointly, separately or with some other person in any state or territory of Australia for a continuous period of at least six months.
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Everything you need to know about the new NSW first-home buyer $15,000 grant

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The Melbourne suburb of Meadow Heights is the worst-performing suburb in the Victorian housing market over the past year, according to the latest Residex market index.
The suburb, which is 18 kilometres north of Melbourne CBD, suffered a drop of 9.7% in median house prices over the 12-month period, with the median house value now at $441,000.
In August 2011, the suburb had small gains of 0.77%, before losing 10.47% in the past year. Sales rose 3.47% in the past 12 months, with only 1,550 properties being sold.
In regards to rent, the median price rose 1.47% to a $345, equating to a median of 4.1%.
It was the hardest hit in the metropolitan suburbs, with <a href="/news">Essendon </a>hit second hardest, with house prices falling 8.44%. In <a href="/news">Brunswick </a>the median house price fell 7.69%, in <a href="/news">Fitzroy </a>it fell 5.67% and in <a href="/news">Doncaster </a>the median house price fell 5.96%.
<a href="/news">Meadow Heights</a>, which was previously known as Broadmeadows North, underwent a property boom in the late 1980s and early 1990s. Demand for new houses rose, forcing potential buyers into the outer-suburban area.
There is one shopping centre in the suburb, the Centro Meadow Heights, which has a SUPA IGA supermarket and over 25 retail outlets.
The suburb has numerous parks, the largest being the Broadmeadow Valley Park, which is filled with soccer fields and playgrounds. The Shankland Wetlands, which is home to a variety of native birds, is also in the area.
According to realestate.com.au, a very meagre 14 properties are for sale, with only 10 properties available for rent.
This <a target="_blank" href="https://www.realestate.com.au/property-unit-vic-meadow+heights-107166090.pdf?1923cc5d6f3e4c6ae4ef78ec004dab80">three-bedroom house</a> (pictured below), within walking distance to the shopping centre, was recently sold for $305,000 by Jason Real Estate Glenroy.
<img src="/images/stories/2012/09/rosedale1.jpg">
Something a little closer to the median house value, <a href="https://www.realestate.com.au/property-house-vic-meadow+heights-105826325.pdf?ab39445eec613da45104b31ed1d7b537" target="_blank">this four-bedroom house</a> (pictured below) was sold for $403,000 by YPA estate agents, with the opportunity to purchase extra land from the council to modify the barbecue area.
<img src="/images/stories/2012/09/dunkeld.jpg">
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abishara-dhmMVBjDxV

Meadow Heights worst-performing Melbourne suburb in past year: Residex

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Headlines suggesting large numbers of Melbourne apartment projects have stalled or been abandoned over the last 18 months create a misleading picture, says property consulting group Charter Keck Cramer, as most of these projects had not even gotten off the planning drawing board, let alone to the off-the-plan marketing sales stage.
According to Charter Keck Cramer, the headlines miss the point because many of the projects that are said to have been abandoned or shelved were projects only on paper, which may have had planning approval but had not been exposed to the market via an off-the-plan sales process.
The Australian Financial Review quoted figures which claimed an average of 11 Melbourne apartment projects a month had stalled or been abandoned since the start of 2011 resulting in 213 failed projects worth a total of $1.2 billion.
Property Observer requested to see the published research but the was told it was not available "at this stage" by the real estate agency, which offers project marketing services to clients.
In the recent past, Melbourne has typically had around 300 medium and high-density projects either planned, under construction or completed, according to the research report Metropolitan Melbourne Apartment Market by Oliver Hume.
The report does not discuss abandoned or stalled projects, but has previously noted that around half were at the construction stage.
"When fully developed, they will deliver about 40,600 apartments. Of these 40,600 apartments, around 22,000 are in buildings already under construction or completed," Oliver Hume's June report says.
The report noted that a total of 27 new metropolitan Melbourne projects were released during the June quarter, containing around 2,150 units – "the lowest number of projects since records commenced".
In the corresponding quarter last year there were 38 projects released comprising 3,800 units.
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According to research by Charter Keck Cramer less than one in 10 Melbourne apartment projects have been withdrawn from the market since 2008, with the vast majority of projects now either completed, under construction or committed to be built.
Charter Keck Cramer calculates that of the 48,400 apartment releases since 2008 nearly two-thirds are either completed or under construction, with a further 6% committed and about to commence construction.
“Only 7% have been withdrawn – with a large proportion of these re-released and now proceeding to construction – with a further  14% less likely to proceed,” Charter Keck Cramer director Robert Papaleo tells Property Observer.
Click to enlarge
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/2012/09/cksept28.gif"><img src="/images/stories/2012/09/cksept28thumb.gif"></a>
Source: Charter Keck Cramer
“This analysis only considers projects that have been exposed to prospective purchasers via an off-the-plan marketing phase for  individual apartments and does not include projects simply with an approved permit for apartments that have not been subject to a marketing campaign,” he adds.
The Oliver Hume research quoted by the AFR says the average size of an unsuccessful project is $5.6 million, “reflecting a large proportion of small to mid-density projects in the middle and outer suburbs which failed”.
Oliver Hume reported the highest proportion of abandoned projects in Moreland, Boroondara, Darebin, Greater Dandenong and Glen Eira.
“I suspect, as has been the case in the past, that these 'abandoned' projects include a large number of sites with historic planning approval that have not proceeded to development notwithstanding if they have been offered to the market or not.  Whilst withdrawal of projects at the planning stage is an indicator of market conditions, its importance is too often misunderstood and overstated” says Papaleo.
“The act of getting a permit is not ,of itself, a true indicator of developer intent.
“In many instances permits are sought to add value to sites, where there is no intention of them being developed.”
He added that there was also the issue around the suitability of some previous development approvals for some of sites “with respect to prevailing market conditions”
“A permit in 2010 for an ambitious scheme may have worked at that time, but if it’s put up for sale now, buyers may not wish to commit to the scheme, so it might have to be revised."
 
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He says there have been some projects that have been marketed off the plan and shelved, but most of these have been re-marketed and developed after changes have been made to the design and have ended up in the hands of a more experienced developer.
Papaleo says he is aware of several projects that were first marketed in 2007 to 2009, then pulled from the market, redesigned and relaunched and have now commenced construction following “fresh injection of equity”.
Current development sites up for sale with apartment development approval include a 5,400 square metre site at 1 Grosvenor Street, in Doncaster, with approval for 185 apartments; a 3,300-square-metre site on Albert Street in Hawthorn East with a permit for 116 apartments over seven levels and a 1,200-square-metre site on High Street Preston with approval for 85 apartments plus ground floor retail.
Recent development site sales include a $20 million purchase of a South Yarra site with a permit for 236 apartments, bought by a Shanghai-based investor, and a 197-apartment project in the CBD that sold to a Chinese developer.
Both were sold by CBRE’s Mark Wizel, who told the Australian Financial Review Asian developers were recognising that projects that did not get off the ground the first time could be bought at a discount.
Looking at the question of whether Melbourne is building too many new apartments, Papaleo says the rental market will be the key determinant with most apartments sold to investors.
He says it’s important to differentiate between purchaser-demand (mostly from investors) for off-the-plan projects versus occupancy-demand when they are completed.
“We’re in process of historical high level of supply, but have come off peak market conditions – there appears to be a looming has mistiming with respect to occupancy demand from renters .
“Where supply has been made to the market by an off-the-plan sales process it has by and largely been met by purchasers although sales activity has been deteriorating significant since early 2011.
“The bigger issue the one of occupancy demand when the current supply cycle is completed.”
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Many shelved Melbourne apartment projects only at planning stage: Charter Keck Cramer

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If an online ad is offering a rental property at a quarter of what it would normally rent for and renters aren’t allowed to inspect, then it’s probably a scam.
One prospective Sydney renter stumbled onto an online scam on the classified ad site Gumtree.
She luckily had the guile to recognise the hallmarks of a scam as soon as the scammers emailed her back.
The renter, Kieryn, then proceeded to bait the scammer to draw as much information out as possible and glean how the scam worked.
The original ad was deleted not long after.
The ad offered a Surry Hills terrace at an enticing rental price.
Kieryn contacted the so-called owners, keen for the bargain, and was told the owners were overseas and just needed someone to move in as soon as possible.
Just pay the deposit and the Nobbs Street property is yours, the scammer told Kieryn.
“Kindly note that you advised to go and view the place from around the property as this is the only form of inspection at the moment due to our absence and the keys being with us here,” the scammers wrote.
“Two weeks rental deposit of $960 or a month rent of $1,920 is required to secure the place along with a refundable bond deposit of $1,920, which is also required as fee for damages according to the rental law and all payment will be made into our Australian bank account.”
The so-called landlord said they were overseas for three years in “the U.K to resume our new assignment, which is about the HIV/AIDS reaffirm program” and they want a renter to ensure the house is “kept alive in my absence”.
This is when Kieryn knew it was a scam. They were overseas, she couldn’t inspect the property, they wanted the deposit straight away and it seemed too cheap.
But just how much cheaper than market rates was it actually?
It turns out the scammers had lifted the details of the property from <a href="https://www.realestateview.com.au/Real-Estate/29-nobbs-street-surry-hills/Property-Details-rent-residential-4249509" target="_blank">a genuine listing on realestateVIEW.com.au</a> (pictured below).
<img src="/images/stories/2012/09/nobbs.jpg">
The original listing was a four-bedroom terrace that had an asking rent of $6,546 per month for the four-bedroom, two-level terrace.
To confirm her suspicions Kieryn decided to goad the scammer to see how far they would go.
“I forgot to mention we own a small dog… If this is a problem that’s OK we can send her to a shelter or have her put down. We just really love the house more than anything,” Kieryn wrote.
“Also is there a basement? Or somewhere that can be locked from the outside and is sound proof?
While normal landlords would recognise Kieryn as likely a dud tenant, the scammers were undeterred.
“We feel you are the ideal tenant we are looking for and have approved your rental request,” the scammers replied, clearly unfazed by her odd requests.
“We are fine with you bring your dog to the house, we consider your dog as part of you cherished belongings.
“There is a basement which we used as a store but we have since been moved out everything there so you will have access to it when you move in.”
The scammers then provided their bank details, an account at Suncorp Bank, and once more requested Kieryn pay the requested amount.
 
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The exchanges went for a number of days, with Kieryn’s requests getting ever more bizarre.
“Is this basement big enough to hold say, a mattress and a few other items? For example a bucket, and a wooden box?”
The scammers persisted but eventually realised they were having their time wasted and severed all contact.
The true rental listing agent Antoni Hayek from Laing and Simmons Pyrmont says he was contacted by as many as five potential renters who had tracked down the original listing after smelling a rat.
“I’ve probably had about four or five enquiries from people asking the property but with information from the Gumtree ad."
Hayek says agents are limited in their response to scams like this.
“We sent emails to Gumtree asking them to get rid of the ad. We reported it as a scam to them.”
He recommends renters avoid sites like Gumtree when looking for a property.
“I love using Gumtree to buy stuff, but I just wouldn’t use it for something like this.”
“I’d make sure they’d met the owners and got some sort of ownership proof.”
He says renters should never pay for a property without inspecting first.
Hayek says while these scams are rare they have cropped up before.
For now, all agents can do is try and educate renters and report any scams when they hear about them, <a href="https://www.propertyobserver.com.au/news/perth-nigerian-scam-estate-agent-faces-disciplinary-action-for-lack-of-diligence-in-%24410000-sale/2012052854867" target="_blank">such as a recent rental scam in Perth</a> and a phishing scam <a href="https://www.propertyobserver.com.au/industry-news/re/max-global-online-phishing-and-rental-scams-spread-to-australia-with-pop-up-home-page-warning-for-consumers-to-be-vigilant/2012091856661" target="_blank">that targeted RE/MAX real estate agency</a>.
<a href="mailto:news@propertyobserver.com.au">Tell us if you have uncovered other rental scams.</a>
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No Nobb as Surry Hills, Sydney, online rental scammer uncovered

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6/383 Maroubra Road, Maroubra, NSW 2035
<img src="/images/stories/2012/09/maroubrard.jpg" width="470">
Currently tenanted at $500 a week to a tenant on an expired lease, this Maroubra unit was set for auction this weekend but sold on Thursday for $500,000 to an owner-occupier. The two-bedroom unit in the Aurora building is within easy walking distance of Maroubra Beach and has expansive water views.
Richardson &amp; Wrench selling agent Lloyd Allen gave pre-sale price hopes of $450,000 plus. If the buyer decides to rent it out, at its current rent it would secure a gross rental yield of 5.2%, above the indicative gross rental yield for Maroubra units, 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.
<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 $9,000.
The median house price in Maroubra rose 1.4% in the past year and 27.8% in the past five years, according to RP Data.
For more information about prices and yields in <a href="/news">Maroubra, see the RP Data suburb page.</a>
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