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

<html><body>
Construction projects at mining sites accounted for the largest portion of contracts won by Australia’s biggest construction firms in 2011-12, according to the latest Housing Industry Association-Cordell Construction 100 report.
The report, which profiles the largest 100 companies operating in engineering construction and non-residential building sectors, found that the total value of construction work done increased by 18.1% in 2011-12 to $155.4 billion.
Mining represented 28.3% of all contracts won over the year ($20 billion) – ahead of civil engineering contracts (25.6%, or $18 billion) and community building contracts (22%, or $15.7 billion).
Despite being the biggest supplier of contracts to construction firms, mining contracts are off their 2009-10 peak, when they accounted for more than 30% of all non-residential contracts.
The report also found that the benefits of the mining boom are not being uniformly felt across the industry, with only 29 of the 100 companies on the HIA list recorded having been awarded mining construction projects.
Unit and apartment made up 11.3% of contracts, worth just under $8 billion, and this segment and community building were the only industry sectors to record a decline in the value of work done over the year, posting a 3.5% fall, which detracted 0.4 percentage points from aggregate growth in work done.
Civil engineering construction work increased 14.6% over the year, adding 6 percentage points to overall aggregate value of work done over the year.
The value of community construction work done fell by 36.3% over the year and detracted 4.6 percentage points from aggregate growth, “partially reflecting government stimulus spending having worked its way through the system”.
“Mining and civil engineering construction posted strong results. However, other sectors were less impressive and work fell over the year in the multi-unit and community sectors. Overall, the positive influence of the mining sector outweighed the negatives,” says HIA chief economist Dr Harley Dale.
<img src="/images/stories/2012/09/hiasept281.gif">
Source: HIA
To find out what the mining boom will mean for property investors and where the investment hotspots are likely to be, sign up for <a style="font-size: 14.545454025268555px;" target="_blank" href="/news">Property Observer’s free webinar with hotspotting.com.au’s Terry Ryder on Tuesday, October 2 at 12.30pm</a> 
 
<hr class="system-pagebreak">
 
 
There was only one company in the top 10 that achieved its position through involvement in only one sector. Inpex Browse only operated in mining construction and was awarded contracts for construction work valued in excess of $3.5 billion related to the development of the Ichthys Liquefied Natural Gas (LNG) Project.
This was the largest value of mining construction contracts won by any company on the list.
Downer EDI was awarded the second largest value of mining contracts, with $3.37 billion, followed by Thiess, with $3.13 billion awarded.
The report classifies mining contracts as those relating to construction undertaken on a mining site and excludes core mining activities such as drilling.
John Holland Group topped the Construction 100 with contracts for construction work worth $7.09 billion being awarded during the year, though only 15 (just over $1 billion) was mining-related work.
Click to enlarge
<a href="/images/stories/2012/09/hiasept282.gif" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/2012/09/hiasept282thumb.gif"></a>
Source: HIA
To find out what the mining boom will mean for property investors and where the investment hotspots are likely to be, sign up for <a style="font-size: 14.545454025268555px;" target="_blank" href="/news">Property Observer’s free webinar with hotspotting.com.au’s Terry Ryder on Tuesday, October 2 at 12.30pm</a> 
</body></html>

lschlesinger-FZcF9M3vE6

Mining contracts keep large construction firms busy as apartment building falls: HIA

<html><body><table width="464" cellpadding="0" cellspacing="0" border="0"><tbody>
<tr>
<td valign="bottom" nowrap width="64">
Postcode
</td>
<td valign="bottom" nowrap width="92">
Suburb
</td>
<td valign="bottom" nowrap width="88">
Median Price
</td>
<td valign="bottom" nowrap width="87">
Median Rent per week
</td>
<td valign="bottom" nowrap width="133">
Median Rental Yield
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="64">
2912
</td>
<td valign="bottom" nowrap width="92">
<a href="/news">GUNGAHLIN</a>
</td>
<td valign="bottom" nowrap width="88">
$334,000
</td>
<td valign="bottom" nowrap width="87">
$440
</td>
<td valign="bottom" nowrap width="133">
6.9%
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="64">
2601
</td>
<td valign="bottom" nowrap width="92">
<a href="/news">CITY</a>
</td>
<td valign="bottom" nowrap width="88">
$450,000
</td>
<td valign="bottom" nowrap width="87">
$578
</td>
<td valign="bottom" nowrap width="133">
6.7%
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="64">
2612
</td>
<td valign="bottom" nowrap width="92">
<a href="/news">BRADDON</a>
</td>
<td valign="bottom" nowrap width="88">
$424,000
</td>
<td valign="bottom" nowrap width="87">
$500
</td>
<td valign="bottom" nowrap width="133">
6.1%
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="64">
2617
</td>
<td valign="bottom" nowrap width="92">
<a href="/news">BRUCE</a>
</td>
<td valign="bottom" nowrap width="88">
$398,750
</td>
<td valign="bottom" nowrap width="87">
$465
</td>
<td valign="bottom" nowrap width="133">
6.1%
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="64">
2902
</td>
<td valign="bottom" nowrap width="92">
<a href="/news">KAMBAH</a>
</td>
<td valign="bottom" nowrap width="88">
$380,000
</td>
<td valign="bottom" nowrap width="87">
$440
</td>
<td valign="bottom" nowrap width="133">
6%
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="64">
2612
</td>
<td valign="bottom" nowrap width="92">
<a href="/news">TURNER</a>
</td>
<td valign="bottom" nowrap width="88">
$436,500
</td>
<td valign="bottom" nowrap width="87">
$498
</td>
<td valign="bottom" nowrap width="133">
5.9%
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="64">
2913
</td>
<td valign="bottom" nowrap width="92">
<a href="/news">PALMERSTON</a>
</td>
<td valign="bottom" nowrap width="88">
$380,000
</td>
<td valign="bottom" nowrap width="87">
$430
</td>
<td valign="bottom" nowrap width="133">
5.9%
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="64">
2906
</td>
<td valign="bottom" nowrap width="92">
<a href="/news">BANKS</a>
</td>
<td valign="bottom" nowrap width="88">
$375,000
</td>
<td valign="bottom" nowrap width="87">
$420
</td>
<td valign="bottom" nowrap width="133">
5.8%
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="64">
2606
</td>
<td valign="bottom" nowrap width="92">
<a href="/news">PHILLIP</a>
</td>
<td valign="bottom" nowrap width="88">
$429,000
</td>
<td valign="bottom" nowrap width="87">
$480
</td>
<td valign="bottom" nowrap width="133">
5.8%
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="64">
2906
</td>
<td valign="bottom" nowrap width="92">
<a href="/news">GORDON</a>
</td>
<td valign="bottom" nowrap width="88">
$369,000
</td>
<td valign="bottom" nowrap width="87">
$413
</td>
<td valign="bottom" nowrap width="133">
5.8%
</td>
</tr>
</tbody></table></body></html>

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The 10 Canberra suburbs with the highest yields: RP Data

<html><body>
Unlisted property trusts have delivered stronger and more stable returns than REITs over the last 25 years, according to a new report published by the Property Funds Association of Australian (PFA), the peak body representing the unlisted wholesale and retail property funds sector.
The strong income performance and low volatility are factors which should encourage investors to add direct property to their portfolios, the report argues. 
It also explains why unlisted property investments have exceeded those made in the listed space over the past 12 months, with the PFA estimated the cumulative value of the direct property sector to be around $55 billion.
The report, compiled by Atchison Consultants, compares the returns generated by the Property Council of Australia/IPD Composite index (covering 1,629 direct property investments) with those generated by the benchmark S&amp;P ASX A-REIT 200 Accumulation Index (commonly called the A-REIT Index).
Apart from the three years to March 2012, direct property returns has exceeded listed property returns over all periods over the last 25 years. 
Click to enlarge
<a rel="shadowbox" href="/images/stories/2012/09/reits.gif" title="Click to enlarge"><img src="/images/stories/2012/09/reitsthumb.gif"></a>
In addition, the unlisted property sector has been a more stable investment vehicle than listed property, which boomed before the GFC before crashing soon after.
According to the report, throughout the GFC, volatility of returns had been at extreme highs in the listed property market peaking at an annualised 34% in December 2009.
And while volatility of returns has stabilised in the REITs sector to around 17% as confidence in the listed property market returns, annual volatility of direct property returns have been constantly below 5%.
Click to enlarge
<a rel="shadowbox" href="/images/stories/2012/09/reitoct2.gif" title="Click to enlarge"><img src="/images/stories/2012/09/reitoct2thumb.gif"></a>
 
<hr class="system-pagebreak">
 
The report notes that direct property returned positive annualised performance over all periods to March 2012.
“By comparison, listed property experienced a negative return of 13.3% per annum over five years to March 31 2012, mainly attributable to the large fall in the listed property during 2007 to 2009 in the GFC.
“All listed equities fell significantly during this time. The fall in listed property was exacerbated by substantial increase in debt finance used by A-REITs in expanding property portfolios.
“Subsequently as the GFC emerged the banks required reduced levels of debt. Investments in riskier activities such as property development and the uncertainty and poor performance associated with the increased exposure to offshore property at high gearing levels also contributed to the negative performance,” says the report.
PFA president Robert Olde says investors should take note of the low volatility figures for direct property investments revealed in the report.
“They are low compared to those of both equities and listed property vehicles such as A-REITs. In our view this is another signal of the opportunities offered by direct wholesale and retail property funds, trusts and syndicates.
“The findings in this report are a strong validation for the inclusion of direct property in a diversified portfolio – and even more so when times are tough and turbulent.
“Since the GFC, for example, direct property has continued to demonstrate the kind of resilience and positive total returns that other asset classes simply have not. And judging from inflows in the past 12 months, investors are beginning to understand the hard facts.”
PFA vice president Jason Huljich says the research constitutes a valuable update for investors seeking to strengthen their portfolios in the face of a continuing uncertainty. 
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Less volatile unlisted property investments have outperformed REITS over last 25 years: PFA report

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The Mirvac Group has sold 50% of its stake in the Old Treasury Building, Perth to K-REIT Asia for $165 million.
It's a new A-grade commercial tower project on the site of Perth’s Old Treasury.
The deal will have to wait for approval from the Foreign Investment Review Board.
It has a construction completion date set for 2015.
The building will have 30,800 square-metre space with 98% pre-committed by a 25-year lease to the WA state government.
K-REIT will fund 50% of the development costs, at an effective rate of 7%.
Mirvac’s Bevan Towning said he was delighted with his company’s second co-investment with the Singapore-listed group.
“This transaction is Mirvac’s second co-investment with K-REIT, following the sale of a 50 per cent interest in our latest premium grade Sydney office tower, 8 Chifley Square, and we are delighted to work with K-REIT to deliver one of Perth’s flagship projects.”
Mirvac Constructions, a subsidiary of the Mirvac Group, will deliver the building under a fixed-price design. It is anticipated that on completion, Mirvac Asset Management will be appointed as property manager by the co-owners.
The property is targeting a five-star <a target="_blank" href="https://www.gbca.org.au/green-star/">green star</a> rating by the Green Building Council of Australia and is designed to achieve a 4.5-star <a target="_blank" href="https://www.cbd.gov.au/NABERSRatings.aspx">NABERS Energy Rating</a>.
Last November Property Observer reported the <a target="_blank" href="https://www.propertyobserver.com.au/developments/perth-s-old-treasury-to-become-aman-resort/2011110752242">Old Treasury buildings </a> were being refurbished into an ultra-exclusive Aman Resort, while a 35-level office tower was being developed at the centre of the site, which is part of the St George’s Terrace Cathedral Heritage Precinct.
 
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abishara-dhmMVBjDxV

Mirvac sells 50% of the Old Treasury Building, Perth project to K-REIT Asia

<html><body>
Amid all the negativity about real estate, much of it peddled by groups representing builders, not many people realise how much home lending has grown this year.
ABS data shows a 7% rise in the number of home loan commitments in the 12 months to the end of July 2012.
New South Wales, Western Australia and the Northern Territory have all had double-digit growth in loans to owner-occupiers in the past year.
Queensland, Victoria and South Australia have also experienced more activity by home buyers. There’s been little change in the ACT, leaving Tasmania, the basket case among the state and territory economies, as the only jurisdiction with a decline in home loans.
Loan commitments by investors have also risen, though by less. The value of loans to individual investors is up about 2% in the past 12 months. Queensland, the Northern Territory, NSW and Western Australia have had the most marked rises in investor activity.
The figures show that we generally have a recovery happening, but it’s not being inspired by investors, nor by first-home buyers. ABS data shows that only 19% of loans to home buyers are for first-time buyers.
The upturn in market activity is being led by that highly under-rated market sector, the one that no one talks about, the people who never get blamed for rising house prices but who are, undoubtedly, the reason our home prices tend to rise steadily. These are the trade-up buyers – i.e. home buyers other than first-home buyers.
 
<hr class="system-pagebreak">
 
Right now only about 30% of the residential buying market is investors; 70% are owner-occupiers, of which less than one-fifth are first-home buyers.
The current market share of the total residential market is 13% first-home buyers, 30% investors and 57% owner-occupiers other than first-home buyers.
Buyers in this latter category are the unsung heroes (or villains, depending on your viewpoint) of the residential market. When hand-wringers are rabbiting on about the fictitious affordability crisis and looking for someone to blame for our terribly expensive houses, they usually single out grants to first-home buyers or tax benefits for investors.
In doing so, they always get it wrong, which is why they always fail to get a response out of politicians and industry leaders.
They always ignore the party most responsible for the general upward spiral of property values: the people who not only comprise the bulk of the market but have the financial capacity and motivation to pay a top price (unlike first-home buyers, who are constrained by a tight budget, and investors, who have no emotional attachment to what they’re buying and just focus on the numbers).
When these trade-up owner-occupiers are busy, markets rise. The latest figures suggest they’re out in greater numbers this year, and that’s why capital city prices are now showing signs to rising again.
If political leaders, like the Neanderthals who currently run Queensland, really want to stimulate the property market and get people building houses, these are the people they should be targeting.
Instead of tossing a few bones at first-home buyers, 80% of whom prefer to buy established homes because they’re cheaper and better located, they should be encouraging the people who comprise the bulk of the market and have the capacity to pay a little more.
That won’t happen, of course, because it would be deemed politically unacceptable to be helping older, more affluent households, rather than struggling young couples who have somehow acquired the status of a protected species in residential Australia.
Regardless of what politicians do or, more to point, don’t do, our major markets are moving forward and it’s all being led by the silent unacknowledged majority who get no government grants and no tax benefits.
Terry Ryder is the founder of <a href="https://www.hotspotting.com.au/" target="_blank" rel="nofollow">hotspotting.com.au</a> and can be <a href="https://www.twitter.com/hotspotting" target="_blank" rel="nofollow">followed on Twitter</a>.
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terryryder-YECXbqmri2

 Housing recovery happening, driven by unsung trade-up buyers: Terry Ryder 

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There are far fewer property investors in BRW’s Young Rich List than on the full Rich List, including older people, published earlier this year.
Eight of the members of BRW’s 100 Young Rich List have made the bulk of their money from property.
In the Rich List 200 published in May, some 55 of the members made their money from property.
Proportionally that’s three times as many property investors on the older list than the younger list.
The richest member of the young list who made his wealth from property is Shane Wilkinson, with an estimated worth of $72 million. Wilkinson started Pace Development Group in the mid-1990s.
The next is Paul Fridman, with an estimated worth of $65 million. Fridman says his apartment building company, Fridcorp, has “had a very good year”.
Jonathan Hallinan follows Fridman with an estimated worth of $63 million. The Melbourne-based developer has been operating in Brisbane, where it costs less to build and buy land. Hallinan says he keeps 20% of each project he builds.
Next up is Ronnie Elhaj at $55 million. The Cairo-born Elhaj has an equity stake and a marketing role in Perth house-building comapny Niche Living, which he established as Australian Property Alliance in the early 2000s.
The next property rich lister is Paul Fischmann, with an estimated worth of $39 million. Fischmann entered the hotel business 15 years ago, and his group 8Hotels now owns 14 boutique hotels, villas in Bali and Hepburn Springs in Victoria and apartments in Paris. He is due to open a new 90-room hotel in Sydney’s <a target="_blank" href="/news">Pyrmont </a>early next year.
Marcus Gilmore is next, with an estimated worth of $37 million. It’s his first time on the list. He is developing mining accommodation in the Pilbara.
Jay McAlister follows Gilmore with an estimated worth of $35 million. He owns a 50% stake in Queensland-based property developer Vantage Property Group.
Jason Di Iulio is the final property member of the Young Rich List, with an estimated worth of $25 million. He owns a network of property-related companies, including mortgage company Finance Mutual Australia and investment management business Assist Finance.
The BRW Young Rich List only includes people under the age of 40. The list excludes anyone who inherits most of their money.
A high number of athletes who made their wealth from sport but later invested in property are featured in the Young Rich List.
Basketballer Andrew Bogut, worth $40 million, has a number of investment properties.
Tennis star Lleyton Hewitt has invested much of his money into property including a home at Palm Beach, north of Sydney, and a penthouse in the Yve building on St Kilda Road, Melbourne.
And soccer player Mark Viduka, at $24 million, has property in Melbourne and Croatia.
Goalkeeper Mark Schwarzer, $20 million, has a healthy property portfolio in Sydney including an $11 million 1200 square metre harbour-front property.
Number one on the Young Rich List are technology entreupeneurs Mike Cannon-Brookes and Scott Farquhar at $480 million.
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Not many property tycoons in BRW Young Rich List

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Suburban shopping centres remain on the radars of offshore investors with a large mall in Sydney's Macquarie Park and five Centro shopping centres attracting interest.
The Abu Dhabi Investment Authority (ADIA) and Canada Pension Plan Investment Board (CPPIB) are considering acquiring a 50% stake in the Macquarie Centre shopping mall in north-west Sydney, according to reports in the Australian Financial Review.
Westfield holds a 27.5% stake in the centre, which is valued at $249.6 million with Westfield Retail Trust holding a 22.5% stake.
The other 50% interest is held by AMP Capital.
According to the AFR, the two offshore institutional investors will each acquire one of the Westfield stakes.
CPPIB has already committed to investing $1 billion in Lend Lease’s $6 billion Barangaroo project on Sydney harbour.
Centro Retail Australia is selling its half-shares in five malls said to be worth around $400 million.
According to Centro boss Steven Sewell the assets have “attracted quite a bit of investor appetite” both domestically and offshore.
Sewell is looking to raise cash to repay loans made to Singapore’s sovereign wealth arm, GIC, which owns a portion of debt on each of the shopping centres.
The five centres up for sale are Centro Cranbourne in Melbourne’s south east fringe, the nearby Star Zone Karingal, Centro Warriewood in Sydney’s northern beaches, Centro Mandurah south of Perth and neighbouring Centro Halls Head
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Offshore investors to take stakes in Macquarie mall and mulling Centro investments

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The 1887 built Queenscliff Hotel on the western tip of Port Phillip bay has been listed for sale with all its antique furnishings in one line.
The heritage-listed hotel was designed by Melbourne architects Reed, Henderson &amp; Smart, the same architects responsible for the State Library of Victoria, Collins Street Baptist Church, Melbourne Trades Hall and a number of Melbourne university buildings.
It was built by NW Frogley in the English Queen Anne style for Martha Nugent and Joseph Goslin, wealthy local citizens at the time.
Heritage documents say the building is an extraordinary example of the architects’ work.
“The polygonal tower, with its coned roof and bellcast profile, and the Dutch gables, with steep slit openings, are of interest for their reflection of northern European Renaissance architecture, particularly from countries as such France and the Netherlands.”
Heritage documents celebrate the façade of the building for its “essentially intact exterior”.
“The Queenscliff Hotel is of social significance for its associations with wealthy Victorian society around the turn of the century, who regarded Queenscliff as a fashionable summer holiday resort, particularly as it was within easy reach of Melbourne after the opening of the Geelong-Queenscliff railway in 1879 and the introduction of paddle steamers to transfer passengers from Melbourne by sea.”
The 15-bedroom mansion has been run as a leisure property since it was built.
The current owners acquired the property about 10 years ago from restaurateur Patricia O’Donnell, sister of the now deceased Mietta O'Donnell, who ran the hotel as a fine dining hotel for a number of years.
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The hotel was first restored for modern use in 1978, being converted from a run-down pub status to its heritage glory.
Queenscliff first became a significant tourist destination in the late 19th century with holiday-makers taking a two-hour paddle steamer journey from Melbourne. The influx continued with the 1879 opening of the Geelong railway line, which coincided with the construction of a number of luxury hotels including the Palace Hotel, the Baillieu Hotel and the Vue Grande Hotel.
Tourist numbers dwindled with the popularisation of cars and the cancellation of a daily rail service, but the 1980s was the start of a tourism revival for the town.
The 1,669-square-metre property been listed by Neil Laws and Damian Cayzer from Kerleys Coastal Real Estate in Point Lonsdale. They are seeking $4 million to $6 million for the 19th-century building.
Laws says there has been significant interest in the property including people who want to convert it into a residence.
“It’s not a massive building like some of the others in Queenscliff, so that would be doable,” Laws says.
There has also been interest in people running just the accommodation side of things who would sublease the restaurant business.
It includes a formal dining room, a conservatory restaurant, a boat bar, front and rear al fresco garden restaurants, a commercial kitchen, a turret room and a manager’s apartment.
It is zoned mixed use/business 1, which allows for a number of alternative uses.
The building is being offered with all plant and equipment, antique furniture, licences, permits and chattels.
Tenders close on Wednesday November 7.
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Historic Queenscliff Hotel listed, along with antique furnishings

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<img src="/images/stories/2012/09/1point52m.gif">
The price paid for a freestanding industrial building at Yatala on the northern Gold Coast. The property at 28 Gassman Drive, Yatala, was sold by Karen Seeto of Ray White Commercial Burleigh on behalf of Caledor Pty Ltd. The 2,952-square-metre property was purchased by Rentgrove Pty Ltd and Eurtepe Pty Ltd prior to being listed. The building is located within the Yatala Enterprise Area (YEA) and is surrounded by commercial and industrial strata developments as well as a number of freestanding businesses. Yatala is 37.5 kilometres north-west of Southport’s CBD and 35 kilometres south-west of Brisbane City. 
 
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<img src="/images/stories/2012/09/675k.gif">
The price construction company Solutions Three Pty Ltd has paid for a warehouse/office complex at Hendra in Brisbane’s north.  The property at 4/5 Navigator Place, Hendra, was marketed and sold on behalf of A &amp; M Papoutsis Pty Ltd by Ray White Industrial Milton’s Paul Anderson and Cameron Massie. The 300-square-metre building will be used by Solutions Three as its Queensland headquarters. The two-storey complex was offered for sale as a vacant possession and attracted solid interest. The property is within close proximity to the Brisbane CBD, the Gateway Motorway and Brisbane’s domestic and international airports.
 
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<img src="/images/stories/2012/09/3point98m.gif">
The price paid after auction for industrial land in Croydon. The sale of the 12,814-square-metre freehold site at 13-19 Research Drive to DENSO Automotive Systems Australia was negotiated by David Kalb, Geoff Fookes of Colliers International. The sale price equates to $310 per square metre of land. Both developers and owner-occupiers showed strong interest in both blocks, with the eventual purchaser  a local Croydon owner-occupier, say Kalb and Fookes.
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Commercial hammer prices: Freehold land in Croydon, Melbourne snapped up for $3.98 million

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As we go into our footy-induced/ school holiday auction activity hibernation we thought we would look at the key issues facing buyers right now in the spring marketplace. Here are our top five.
1. Underquoting
Underquoting is back with a vengeance. It is a real stain on our profession. Like dummy bidding it causes great angst to a large number of buyers and sellers (yes, sellers as well).
Underquoting is the deliberate lying to buyers by agents as to the price the vendor is likely to be seeking. It is not legal in this or any other market. It is different to the<a href="https://www.propertyobserver.com.au/residential/a-smart-buyer-s-guide-to-step-quoting/2011091451554"> legitimate practice of step quoting</a>, which is the raising or lowering of a quote by an agent during a campaign in response to buyer interest, to more accurately reflect the expected sale range, while keeping the vendors’ expectations (which may move) within that range.
While underquoting is illegal, the government and REIV are doing nothing about it, either because they can’t or because its proponents are all-powerful and the authorities are scared of them. They cannot be ignorant of its occurrence – it is rife in much of Melbourne’s inner east and now some of bayside.
Writing this comment is doing us no favours in terms of our relationships with particular agents (which we value). And, to be honest, underquoting is good for our business: the more of it there is, the more enquiries we receive for our services.
However, we find underquoting unacceptable – and we are particularly concerned at the increasing dominance of the company that is forcing the issue and encouraging other companies to do the same just to compete. A whole new generation of salesmen and saleswomen are being taught to lie for a living and then being allowed to think that this is consistent with professional conduct.
Given that the government and the REIV have proven they do not have the “cahoonas” to take this on, until they do, if there is to be change, then it must come from within the company(s).
We urge the company, for which we have the utmost respect as professional agents outside this issue, to reconsider its methods and set higher standards than the lofty ones it is currently achieving.
Nobody’s perfect, our company included, but that doesn’t mean you can’t try and fix a problem.
Underquoting is hurting our truly great profession. It is simply plain wrong and it is ultimately ineffective. 
2. Stock levels
Stock levels are the market enigma right now. Because stock is at low levels, buyers are finding it frustrating to be in the market looking – but it is the low stock levels that are holding market prices up, which in turn, keeps a market for buyers to be looking in. <a href="https://www.propertyobserver.com.au/residential/buying-property-in-early-winter-demands-a-change-of-tack-mal-james/2012041654302">Trading up</a> is a sensational idea right now, but you need to be able to find the right home to trade up into.
3. Valuations and banks
Sustained price drops since April 2010 across many (not all) of the top end market has made “getting the cash together” a greater complication for buyers than in previous times.
Buyers need to deal with a) reduced equity in their own home and b) the fact banks are not always rubber stamping the price paid on their new target home.
The uncertainty of dealing in very fluid negotiations with a very rigid banking systems has meant a greater skill in deal making is required than in the boom markets of yesteryear.
But please, banks are actually doing the right thing – there is no bank bashing in the argument.
You need to know how bank valuers think, how bank valuers act and how bank valuers value because if you don’t, you may have a nasty surprise the week after you thought you made a good decision and bought a home you thought the banks would fully support you on.
 
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4. Assessing values – information overload
With specific reference back to the previous point – one of the key skills required in this market is assessing “market” value. Some previous Buyer Masterclasses on “value”
<a href="https://marketnews.com.au/2010/10/a-home-land-building-emotion/">A way to value a home</a>
<a href="https://marketnews.com.au/2010/11/putting-a-price-on-land-value/">A way to value Land</a>
<a href="https://marketnews.com.au/2010/12/placing-a-value-on-a-building/">A way to value a building</a>
<a href="https://marketnews.com.au/2012/08/information-reiv-medians-and-balwyn/">What sort of information are you basing your value assessment on?</a>
5. Buyer emotions and negotiations
No articles has had a bigger, more sustained response than the <a href="https://marketnews.com.au/2012/09/sold-under-the-hammer-no-its-not-even-when-you-think-it-is/">Masterclass</a> and <a href="https://marketnews.com.au/2012/09/what-is-really-going-on-at-some-inner-melbourne-auctions/">Market Insight</a> article about buyer emotions
If you think you can manage your emotions and you want to try some DIY negotiations– here are some Buyer Masterclass ideas from previous years
<a href="https://marketnews.com.au/2010/08/negotiation-is-all-in-the-mindset/">Negotiation mindset</a>
<a href="https://marketnews.com.au/2010/09/cultures-%E2%80%93-better-results-often-come-from-understanding-not-fighting/">Understanding agent cultures</a>
<a href="https://marketnews.com.au/2010/08/the-best-negotiation-tool-maybe-a-coffee/">Coffee can work</a>
<a href="https://marketnews.com.au/2010/08/carrots-and-sticks-and-other-successful-negotiation-styles-that-don%E2%80%99t-involve-begging/">Carrot and stick</a>
<a href="https://marketnews.com.au/2010/08/how-to-ask-if-its-on-the-market/">Asking the “on the market” question</a>
Finally the spring buyer solution:
If all the early spring reading leads you to some considered, well thought-out panic, then there is help at hand – there are solutions!
If you are surgeon or lawyer, could we do your job without any training? If you are a financial person or a retailer could we do your job well at our first attempt in a difficult situation? Of course not!
So why buy a home, your biggest financial and emotional (material) asset when you could get a better long-term result?
It’s self serving we know, but get some professional help from Guy or Adam or Gina at James Buyer Advocates. However, if you don’t like the cut of our jib, then try one of our competitors such as David Morrell or Chris Koren or Richard or Monique Wakelin or Jenny Wright at Domain, Ian James at JPP or Kim Easterbrook at Elite to name a few.
As a buyer you actually do have very real choices if you want better results before Christmas.
Mal James is principal of<a title="James Buyer Advocates" href="https://www.jamesbuyeradvocates.com.au/" target="_blank"> James Buyer Advocates</a>, which advocates on behalf of buyers of property over $1 million. Mal writes weekly auction reports, advice and in-depth market analysis on James' website.
What do you think the spring 2012 property market holds? <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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