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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Here are several common misconceptions I frequently hear when people are looking to invest in commercial property.
1. Securing properties using the internet is easy – you don't need any professional help at all.
Finding a suitable property is only half the task.
The other half involves properly assessing the property — both physically and financially. And then you have to package up the deal that's best for you.
And this is where having a top consulting team (for the property, legal, finance and construction aspects) is worth its weight in gold.
2. Residential investors will find it a difficult transition.
This stems purely from a lack of knowledge and therefore, proper understanding. And that's where your consulting team comes in.
Some of my most successful clients have been those with little or no prior involvement with commercial property. However, they were clear thinkers and could quickly assess the advice being given to them.
3. You need loads of cash
Again, this is simply not true. Sure, many commercial properties may sell for millions of dollars. But you can also buy well-leased strata office suites for between $350,000 and $500,000. And this more or less the same price as you would pay for an apartment.
However, your net return for one of these smaller office suites is around 7% per annum, compared with a 3.5% net return for apartments. So I'll leave you to do the maths!
4. Commercial tenants are difficult to deal with.
Because commercial tenants are running a business from your property, they have a vested interest to keep it looking presentable.
Besides, their lease will require them to undertake (and pay for) any required maintenance. And when the time comes for them to leave, there is also a clause requiring them to "make good" beforehand.
5. It's harder and more expensive to manage commercial property.
If you choose to manage the property yourself, then you may well run into some costly problems. But that's the very reason why you would engage a competent managing agent.
And unlike residential management fees of 7%, your fees to manage commercial property will generally range between 3% to 5% of monies collected — depending upon the size of the property involved.
Bottom line: Hopefully, this short summary has helped to dispel some of the common myths surrounding commercial property.
Chris Lang is an advisor to commercial property investors and gives keynote speeches and regular seminars on the best way to invest in commercial property. He maintains a blog, <a href="https://bitly.com/IFf40C">his-best.biz</a>, which he updates regularly about the best way to get the most out of your commercial property investment.
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Five common myths about commercial property investment: Chris Lang

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Now we’ve established that the spring selling season has not immediately transformed the housing market from its winter of discontent, and the barrage of "spring has sprung" headlines have once again done the rounds and subsequently been exhausted.  We can perhaps start looking at the reality that’s facing a rather sick real estate market, which needs a little more than a Paracetamol to recover from recent lows.

It’s easy to come up with excuses to explain the current malaise.  Consumer confidence is a favourite – albeit overused – term.  However, it tends to suggest the market doldrums are nothing more than a brief bout of post-winter blues that simply require a short-term prescription of Prozac to recover.

The sickbed approach to market movements always assumes healing will eventuate sooner or later and based on the well-quoted premise of historical cycles, it’s not an altogether foolish assumption.

After all, although we’re consistently told the consumer has a new aversion to debt, it doesn’t stop Australians over-spending in areas where they perceive value – areas such the recent surge in overseas travel for example, and the lending boom for new and used vehicles – both of which have been influenced by the strong Aussie dollar and recent tariff cuts.

We’re fickle creatures when it comes to finance and completely subject to our ever-changing emotions.  How we gather our perception of confidence or fear in an economy broadly dictates how we spend or save our dollars –although, as the cost of living rises, there are limitations to every budget.

But for the housing market, at the very floor of sickness, lies the fear a far more serious diagnosis could be at play.  It may not be the long-awaited Armageddon bubble pop, however over the past two to three years many vendors have experienced a slow deflating puncture of lost equity as the weakness in home loan data and lower rates of turnover continue.

Even with previous and prospected interest rate drops there’s been little to motivate an uplift of market movement, and it’s clearly going to take more than a monetary stimulus to produce lasting recovery.

The problem reflects a game of stalemate – consumers have a need to purchase real estate but no desire to spend big in an arena of slowly deflating equity. 

Unlike other industries, where price drops can attract a flurry of spending, Australians have been somewhat brainwashed by a decade-long credit-inflated property boom. Consequently, residential real estate is broadly considered a vehicle for investment over and above its basic value as a place of shelter.

It’s therefore highly debateable whether further drops in median values would motivate purchasers to perceive a bargain and get out their credit cards as they would for a local retail sale.  Furthermore, because the selling price is set with a large dose of emotion, it’s harder to recognise if a drop in price represents a true bargain.

As a general point, the last thing owner-occupiers will let drop in times of uncertainty are the mortgage re-payments.  The perception of security home owners gain from their principal place of residence is a tonic in turbulent times. 

Not only this, but the home is an extension of the occupant’s life – a place of precious memories and personal passions that dictate why we often see vendors withdraw from the market rather than sell for a price they don’t consider worthy.

The owner-occupier market (which forms the largest market in Australia) splits the real estate landscape between the need to sell owners and those who’ll only budge if they can get their pre-conceived price.  This is the price they have formulated based on invested emotions and one that often bears little relation to the dictates of today’s property shoppers.
 
<hr class="system-pagebreak">
 
Although we’ve seen an uplift in forced sales on the vendor’s side – and affordability issues on the purchaser’s side – the vast majority of purchasers and vendors are not willing to meet midway (hence low rates of turnover) - and with nothing on the horizon to suggest Australia’s economy is on the precipice of financial disaster or conversely about to flourish into another boom of growth, I’m afraid we could be looking at a long period of property market stalemate, which won’t be broken by the cliché of spring headlines, interest rate cuts, or mortgage lending sweeteners.

Vendor expectation is such a fundamental part of any acquisition process; it deserves a lot more attention than simply stating that vendors currently have “unrealistic” ideals.  “Vendor education” – the commonly used term by realtors who are charged with breaking high ideals in order to achieve a sale – is a fine-tuned art that splits those who are experienced in the industry from those who still have “stars in their eyes” of easily earned commissions.

The barriers dissuading vendors from taking a monetary loss are not clear cut and form a game of behavioural economics.   Broken down you could term it the “endowment effect” – the differentiation between  what a person is willing to accept compared with a what an individual is prepared to pay.

It was the American economist Richard Thaler who first made inroads into our irrational emotions and their concurrent effect on economic data – an effect that often hinders analysts from making predictable assumptions.

He aptly demonstrated how we place a higher value on emotional objects we own compared with the price we’d be willing to pay for a replica offered for sale.  In the 1990s, he demonstrated his theory with a famous social experiment involving coffee cups.

A group of students were divided into two. One half were handed mugs while the other were given dollars.  The two groups were then asked to separately devise both an asking price and a selling price.

The sellers valued their mugs at $5.25, while the buyers were only willing to pay $2.25 to$2.75.  Even though it was assessed that the sellers would not consider paying their own inflated prices should the shoe be on the other foot, they were unwilling to drop the mug price below their preconceived notion of value.

A different experiment was derived to see if the effect carried over into non emotional items – items for which a value has already been pre-determined.

One set of students were given a token and each student assigned a mythical sell value. The other half were given money and each assigned a fictitious buy value.

In line with rational thinking, when token holders were offered more than the pre-consigned value, they agreed to sell.  Equally, when the buyers were offered a “deal” less than their pre assumed value, they purchased.  It was a perfect example of basic buy/sell economics.
 
<hr class="system-pagebreak">
 
The difference between the two experiments comes down to the value we place on property and possessions – or in the context of this article – real estate.  We have a tendency to be truly irrational about our homes when it comes to placing monitory value on the holding.  An irrationality that has no place in basic economics, yet affects a market that in Australia is worth an estimated $4 trillion.

To emphasise the point, I was recently in discussion with a developer who wanted to offer a home owner two and a half times the value of their block to induce a sale.  The developer naturally saw the deal as a win-win for both parties.

The home/land owner would receive a windfall, enabling them to upgrade from their principal place of residence and move no more than a stone’s throw away if desired.

The developer, on the other hand, would reap the benefit of acquiring a piece of land, which was strategically located to enable his personal commercial endeavours to profit over the long term. For the developer, the inflated price he was offering was a worthy investment.

The developer naturally felt a valuation and market appraisal of the block would be enough to form the basis for a calculation of appropriate compensation.  What he hadn’t factored in however, was “endowment effect”.

Despite all available evidence proving the home owners would reap over half a million tax-free profit on top of comparable market value if they accepted the developer’s offer, they still considered the figure unworthy of the personal emotional commitment they had invested in their home.

It may seem crazy to those reading, however it’s a very real example of our irrational relationship with property.

If a deal such as the one above can’t achieve success in a highly deflated buyers’ market, you can clearly comprehend why Australia’s property market is not moving at a more microscopic level. In other words, forget about analysing a “property clock” – because it’s simply not ticking!

Whether purchasers have the dollars or not, they’re not likely to profit from the downturn until vendors are forced to change – and with nothing forcing vendors to change, we’ve got a long chess game ahead before someone knocks over the queen.

With this in mind, current conditions favour the investor who can hang out for that nugget of gold while at the same time identifying the property owners who – for personal reasons – have little choice but to reduce expectation.

Home buyers or existing owner-occupiers, however, face the challenge of finding a suitable home in a sea of advertised listings, few of which tick their “ideals” with a price tag to match.

Keen negotiation skills are the key to shifting the current game of checkmate – however, this can’t be achieved without ample on-the-ground due diligence, patience, and legwork. Unless a buyer is prepared to leave their emotions at the front door prior to entering into negotiation, they may find the current well termed buyers’ market frustratingly difficult.

Catherine Cashmore is a market analyst with extensive experience in all aspects relating to property acquisition.
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Australian property market could be in for a long-term stalemate

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Australians are among the most enthusiastic online shoppers in the world.
Our most recent survey, published in the CCi Digital Futures report, <a rel="nofollow" href="https://apo.org.au/research/cci-digital-futures-2012-internet-australia">The Internet in Australia 2012</a>, has found a quarter of Australian internet users make weekly purchases online, compared to 18% in the UK and only 12% in New Zealand.
And it is rapidly growing. Surveys we have conducted in 2007, 2009 and 2011 showed growth in all commercial activities we asked about. (Although, interestingly for the debate in Australia, we saw stronger growth between 2007 and 2009 than for 2009 to 2011.)
And while activity is growing among those who are online, the online Australian population is also continuing to grow.
In 2007, 73% of Australians used the internet; by 2009 this figure had grown to 81%, and it grew again to 87% in 2011. There are more Australians online, buying more often.
But amidst these figures, reporting has concentrated on flat “official” retail figures, high profile retail collapses and the “threat” of online retail.
Poor pre-Christmas sales in 2010 prompted big retailers including Harvey Norman and Myer to press the federal government to apply GST to goods bought online worth less than $1,000.
But this reaction gave the impression they had only just heard of the internet.
While perfectly justified, their complaint that the GST-free threshold on goods bought by Australians from overseas sites made for an uneven playing field, was a little beside the point.
Australians were not going online just to save 10%. A <a rel="nofollow" href="https://www.smh.com.au/national/online-tax-no-silver-bullet-say-retailers-20120908-25lex">public campaign</a> to increase the costs of goods bought online was never going to strike a popular chord.
So why have Australia’s large bricks and mortar retailers been slow to respond to the challenge of the internet? If the conventional rule is “once bitten, twice shy”, the response to the tech-wreck of the early 2000s suggests that for Australian retailers, the multiplier is greater than the customary two. Cheaper prices and greater variety has led Australians to purchase overseas.
Australian retailers are not the only, or even the greatest, villains in the story. The high Australian dollar, the popularity of overseas travel, and the emergence of transnational online stores like iTunes, has highlighted how Australia is priced differently by many overseas firms.
Australia is seen by many as a “high-margin market”, which seems to be code for “a land of sweeping returns”. The number of parallel importing cases before the courts is an interesting by-product of this dynamic.
Yet news is far from gloomy for Australian retailers. Australians are keen to shop with Australian websites. Around half of Australian consumers who shop online make most or all of their purchases with Australian sites.
<hr>
Reasons include the belief it is less risky for consumers, as returning products should be simpler and cheaper and that enforcing consumer rights is possible.
In addition, two major shifts in online retail have major potential upside for domestic retailers.
The first is a shift to purchasing that is more time sensitive. Up until now, online shopping seems to have been driven largely by the chance to save money and acquire goods that are hard to find locally.
The next phase is likely to be about convenience; making online purchasing easier than visiting the store. This requires distribution networks that can achieve next day or same day delivery. Large Australian retailers already have distribution networks that should give them a solid platform to compete on this basis.
In the United States, there has been a long debate — somewhat like our GST debate — about the application of state-levied sales taxes on online purchases. (Somewhat surprisingly, the Victorian state government joined the tax-free threshold debate recently.)
It’s interesting that some US online retailers now appear to be trading off their out-of-state tax-free transactions against the ability to deliver more quickly, through greater physical proximity to their customers.
The second is the rise of the mobile internet, and its promise of nearly ubiquitous, always-on connectivity. Debates about online retailing, like many other internet related debates, have tended to polarise between “the online” and “the offline”.
As the internet has matured it turns out that most of the interesting stuff is about reconfiguring the connections between the offline and online worlds. In a dial-up environment, people “went” online; now they are more likely to be moving between the on-and offline environments; often using the internet to navigate and complement their offline activities.
The attraction of the mobile internet is not only the idea that it is available almost everywhere (in cities, at least). It is increasingly sensitive to place. The result will be lots of new opportunities for communication and commerce for traditional retailers.
The possibilities include helping customers to find stuff, allowing them to search store layouts, to order for in-store pick up, and to use their mobile phones to purchase in-store. The challenge for retailers is how to best integrate these proliferating channels with their businesses.
Many smaller Australian companies and start-ups are showing the way. They will help ensure that local retailing remains competitive in an increasingly dynamic environment.
Scott Ewing is a senior research fellow at the Swinburne Institute for Social Research and at the ARC Centre of Excellence in Creative Industries and Innovation. Julian Thomas is drector of the Swinburne Institute for Social Research, and Professor of Media and Communications at Swinburne University of Technology. This article first appeared on <a rel="nofollow" href="https://theconversation.edu.au/click-here-for-bankruptcy-scamming-and-small-businesses-7084">The Conversation</a>.
 
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How Australian retailers can capitalise on the rise of online shopping

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The Reserve Bank has no choice but to join the currency debasement contest that’s now going on around the world, and to cut rates by another 1 percentage point in the coming 12 months – including 0.5 percentage points by the end of the year.
The Australian dollar is in a 'no lose' situation: when Western central banks launch asset buying programs, as the central banks of the US, Europe, UK and Japan have all done lately, the 'risk on' environment sees the Aussie rise as a result of fund buying; but Australia’s AAA status and relatively high yield makes it a preferred safe haven as well, especially for other central banks.
Last week the RBA published a list of 16 global central banks that have been buying Australian dollars as part of their diversification strategy, including Russia, Brazil, Korea and Switzerland. On Thursday the Philippines was added to the list.
The result is that as the Chinese economy slows, commodity prices fall and with them Australia’s terms of trade, while the exchange rate has remained stubbornly above 104 US cents.
In other words, the dollar’s unique status as risk asset for hedge funds and safe haven for central banks means that it is no longer doing its usual job of buffering the Australian economy from an Asian or global downturn, as it did in 2001 and 2008.
This morning it is trading at 104.5 US cents, having slipped from its post-third-quarter high of 106.26.
What to do? Well, in March, when the dollar touched 108, the RBA started to sell more dollars than usual and talked the currency down.
Then on May 1, with the dollar still above 104, it shocked the market with a bigger than expected cut of 50 basis points and followed up with another 25 points in June. The dollar instantly fell to 103.3 on May 1 and then kept falling, bottoming at just below 97 US cents a month later before climbing to 106 in August on the back of speculation about European and US quantitative easing programs.
Since then the risk-on trade, the interest differential and central bank diversification has kept it above 104.
 
<hr class="system-pagebreak">
 
The RBA must cut again in October, and possibly by another 50 basis points to shock the markets once more. It also needs to do a bit more Australian dollar selling than usual, although not enough to trigger suggestions that it’s 'intervening' in the currency (can’t have that!).
Certainly the cash rate needs to be significantly lower than it is now by this time next year.
In essence it seems that the world’s central banks are working hard to debase their currencies as an alternative to a trade war. That may not be the primary intention of their quantitative easing and zero interest rate strategies, but it’s definitely an intended consequence.
The US, Europe, UK and Japan are all desperately keen to prop up, and if possible grow, net exports because of weak domestic employment. Some central banks are intervening directly in their currencies, others are settling for printing money to reduce its value.
For years now, the RBA has been talking about the inevitable “painful structural adjustment” as a result of the high terms of trade and currency.
But what if the terms of trade go back down and the currency doesn’t?
The fact that hedge funds and other central banks like the Aussie anyway should not be allowed to continue the painful structural adjustment for Australia’s export industries even as their export prices and volumes fall as well.
The result would not be structural adjustment, but disaster.
This article originally appeared on <a href="https://www.businessspectator.com.au/" target="_blank">Business Spectator.</a>
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The RBA must cut the cash rate by 100 basis points by next year

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Japanese fashion brand Uniqlo has confirmed plans to open its first Australian store. Currently there are 903 Uniqlo outlets worldwide.
The company, best known for its multi-coloured micro-fibre wools and cottons clothing, will establish a Melbourne office in December.
Uniqlo spokesperson Aldo Liguori says the company's first store will open in 2013-2014.
“We expect to open one store in Australia during the fiscal year 2013," he says.
"We believe there is strong potential for the Uniqlo brand among consumers in Australia.”
Uniqlo is a subsidiary of Fast Retailing Pty Ltd, a global fashion operation.
The company was founded in 1984 in Japan, where it is listed on the Tokyo Stock Exchange.
Over the years, Uniqlo has moved into the fast fashion market.
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Japanese fast fashion powerhouse Uniqlo begins plans for Australian opening

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8 Henderson Street, Merrylands, NSW, 2160
<img src="/images/stories/2012/08/henderson.jpg" width="470">
Within walking distance to shops, this two-bedroom house sold at auction for $425,000 to an investor. There were five registered bidders. The tenants have been in residence for 15 years and are paying $425 a week. Laing + Simmons selling agent Jas Singh says it could potentially fetch $10 or $15 more a week but that the vendor was happy to have a stable tenant rather than insist upon market rent. The weatherboard cottage on 525 square metres has high ceilings, a garage and a small study.
Singh gave pre-auction price hopes in the "early to  mid-$400,000s". At its current rent it will secure its buyer a gross rental yield of 5.2%, above the median gross rental yield for Merrylands houses of4.6%, 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 $3,000 and over five years to be $6,000.
The median house price in Merrylands rose 1.1% in the past year and rose 24.7% in the past five years, according to RP Data.
For more information about prices and yields in <a href="/news">Merrylands, see the RP Data suburb page.</a>
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Investor form guide wrap: Yields of 5.2% in Merrylands

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The general topic of foreign investment into Australia property almost always attracts a lot of attention. As it were, "selling the farm" has never been an overly popular idea. And at various times there has been a lot of attention paid to the suggestion that to many Australian homes were being sold to offshore buyers.
However, when taking new residential projects offshore, there is no guarantee of success, and like so many aspects of project marketing, the devil really is in the detail. Reputation is a key ingredient in markets where family and business ties are important. Before looking at the specifics of how to take a new residential project to offshore markets, I would like to put the market into some context.
The offshore market potential
According to Foreign Investment Review Board figures in 2010-11 real estate investment accounted for 23% of total foreign investment into Australia by value, and only mineral exploration and development and services are bigger sector.
So let me firstly put this into some general perspective. Australia-wide the total value of dwelling sales over the 2010-11 financial year was $193.5 billion. Houses accounted for $141.8 billion and units for almost $51.7 billion with these sales, including both new and established stock.
From figures published by the FIRB, approved investment in all forms of real estate was $41.5 billion in 2010-11 (compared with $20.0 billion in 2009-10). It does, however, have to be noted that these figures were affected by changes to the policy and administrative arrangements for residential property and so they do not provide a comparable view of investment activity in this sector.
Residential investment accounted for $20.92 billion for some 9,556 dwellings, of which new dwellings amounted to $12.54 billion of some 3,976 properties. Although the figures are somewhat complex it appears that most investment wound up in Victoria and NSW. It is, however, the new dwellings that are of central interest in our context as a potential target for project marketing, with new dwellings sold off-shore accounting for approximately 6.5% of all sales.
So before we start to look at how we might market to this target, it is worth looking briefly at the FIRB’s definition before we go further into this keenly watched topic.
New dwellings – the FIRBs definition:
“ New dwellings acquired ‘off the plan’ (before construction commences or during the construction phase) or after construction is complete are normally approved where the dwellings: have not previously been sold (that is, they are purchased from the developer); and have not been occupied for more than 12 months.
There are no restrictions on the number of such dwellings in a new development that may be sold to foreign persons, provided that the developer markets the dwellings locally as well as overseas (that is, the dwellings cannot be marketed exclusively overseas).
This category includes dwellings that are part of extensively refurbished buildings where the building’s use has undergone a change from non-residential (for example, office or warehouse) to residential. It does not include established residential real estate that has been refurbished or renovated.
A property purchased under this category may be rented out, sold to Australian interests or other eligible purchasers, or retained for the foreign investor’s own use. Once the property has been purchased, it is second-hand real estate and is subject to the restrictions applying to that category.”
By any reading this is a very clear policy and so sets the stage for taking new apartment projects offshore, the policy sets a firm foundation and avoids any sort of ambiguity, which is a good, as offshore buyers need straight forward rules to work with.
With offshore buyers possibly accounting for 6.5% of sales transactions it is a market worth our attention, but still a market that is a small target and one that requires considerable skill and resources to engage with, and that will be the focus of my next few posts.
Peter Chittenden is managing director for residential of <a href="https://www.colliers.com.au/Colliers%20Corporate/Residential.aspx" rel="nofollow" target="_blank">Colliers International.</a>
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How to attract offshore buyers to your residential property development

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<img src="/images/stories/2012/09/130.gif">
Roughly how much Best (Biological Environmental Sustainable Technologies) will pay per square metre annually to lease an industrial property in Burleigh Heads on the southern Gold Coast. The company, which provides water-based products and services, will use the 7 Dover Drive property as its distribution centre. Best has signed a three-year lease with two three-year options brokered by Craig George of Colliers International. The 950-square-metre warehouse, owned by Waterview Nominees, consists of around 300 square metres of showroom space, 150 square metres of office space and 500 square metres of warehouse space with 18 carparks. “There is a real lack of large industrial stock on the southern end of the Gold Coast, with only two industrial buildings available in the 2,000-square-metre to 4,000-square-metre range in Burleigh and Currumbin Waters combined, and one facility currently available above 4000 square metres” says George.  The property runs virtually adjacent to Bermuda Street, which feeds into the Pacific Motorway leading north to Brisbane or south to the Tweed.
 
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<img src="/images/stories/2012/09/700k.gif">
The estimated annual rent that national luggage, leather goods and travel accessories retailer Victoria Station will pay annually to lease a new $9 million office and warehouse facility at Keysborough in Melbourne’s south-east. Due for completion by owner/developer BFD Constructions in mid-November, the 1 Atlantic Drive building will comprise a 7,396-square-metre warehouse with a 560-square-metre office component on a 14,850-square-metre site with full drive around capability.  The deal was brokered by Savills Australia divisional director for industrial, Joseph Catanese, who says the tenant agreed terms on a nine-year lease with further options. BFD Constructions purchased the property last month for $3.2 million.
 
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<img src="/images/stories/2012/09/250to350.gif">
The estimated annual rent per square metre that industry sources say vacuum and cleaning specialists Godfreys will pay to lease a 429-square-metre showroom at Shop 2/5-9 Parkland Street in Toombul, Brisbane. The deal was negotiated by Kyle Rae of Colliers International. Godfreys has relocated from a large regional-sized northside shopping centre while still remaining in the same geographic market. Toombul is situated less than 10 kilometres north of the Brisbane CBD. The two other tenants in the group of three shops on Parkland Street are Bob Jane T-Marts and Cash Converters, both of which have been situated there for more than a decade. Now that the property is fully leased, it will be marketed for sale by Stephen Kidd and Trevor Weinert of Colliers International on behalf of receivers BDO via an expressions of interest campaign kicking off in a few weeks.
For more commercial leasing deals go to our dedicated leasing page: 
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Commercial leasing: Godfreys takes warehouse space in Toombul, Brisbane

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Owning a home has long been a dream for most Australians.  In recent years, the property squeeze has forced many potential buyers to look at other alternatives such as units and apartments. With people living busier lifestyles today, apartment living is proving to be a very popular option.
In fact, over a quarter of our population (27.3%) are now living in units and apartments.  More people are choosing to leave the quarter-acre suburban block behind that was popular in the 1990s and opting for the “lock-up-and-leave” advantages of an apartment.
Consider also the hundreds of thousands of immigrants moving here from Europe and Asia, with many of them also buying apartments. In these parts of the world, apartment living is the norm – generally because it is very affordable compared with buying a house. Low-maintenance living is the way of the future and in my opinion, is here to stay.
With the above information in mind, it would be remiss of me not to mention the flipside of apartment buying. To avoid purchasing a “lemon”, be prepared to do some homework, as it will save you lots of dollars and heartache in the long run.
Not all apartments will make profitable investments, mainly because some of them achieve minimal capital growth over the long term.  This is due to a multitude of factors and may include things such as: exorbitant body corporate fees that eat into your rental returns, buying in a low-growth location or simply buying in a bad position.
Our buyers’ agency has adopted a strict “investment-grade” criteria in helping over 2,000 buyers purchase apartments in the last 12 years.
So what are some of the advantages of apartment living?
•             Less repair work – An apartment will generally require far less maintenance and repair work than a house, which will always have more structural issues including plumbing, wiring, stumping, roofing and much more.
•             Minimal maintenance and general upkeep – Houses generally require more attention in terms of ongoing maintenance than that for apartments. There is no need to mow the lawn or do the gardening.  Leave this to body corporates. Enjoy more time to yourself on weekends to do the things you love.
•             Access to leisure facilities – Depending on what you buy, you might have access to communal leisure facilities such as swimming pools, gymnasiums, barbecue areas and bar/restaurants.
•             Higher investor returns – For investors, the returns are generally 1 to 2% higher than for houses.  This results in better cashflow and less money out of investor’s pockets.
 
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So how do you avoid buying a “lemon”?
Here are some of the things we look for that will make your next apartment purchase easier and more profitable.
1.            Scarcity value 
Ensure you buy an apartment in areas where the local council has strict height planning controls.  This will ensure you are not competing with thousands of new apartments each year.  If you look at areas like Elwood or St Kilda, height controls are generally restricted to four-level high buildings. This ultimately adds more scarcity value when compared to buying in Port Melbourne or South Melbourne, where new high-rise towers can shoot up like mushrooms every month.
2.            Land value
Apartments can still have “land value” if you buy in small boutique blocks of 10 or fewer. Make sure you are not one of 100 or more apartments, as this will substantially diminish your land-to-value ratio.  Remember, it is the land that appreciates and this will ultimately determine your property’s value and growth potential. Keep in mind, low-rise buildings where fewer units share the benefits of rising land values will increase in price faster than high-density developments. Therefore, buying an apartment in any high-rise building would be a costly mistake, as you would be compromising on land value and hence, future capital growth potential.
3.            Location
The three golden rules in real estate 101:  1.Location! 2.Location! 3.Location! Buyers should look for suburbs that have strong, positive attributes. If you get the location right, capital growth should follow. Look at buying an apartment that is walking distance (not car dependent) to cafes, schools, parks, water and transport, as this will supercharge your investment potential.  Add to this a quiet, wide, tree-lined street to further enhance the property’s value.
Check out the walk-score distance on walkscore.com to determine how close or far away you are from these popular amenities.  If it’s a score over 70, then you are more than likely too far to walk. Having said that, avoid “C-grade” locations such as main roads, train lines, close proximity to petrol stations and power lines, as this may have an adverse effect on the value of the property.
4.            Appealing aspect
If it has a negative view where you are looking straight into a brick wall, this will impact the growth potential of an apartment.  Any apartment with a park, city or water view will always have a broader market appeal and ultimately be in stronger demand.  Sometimes it’s better paying a 10% premium in price to get one with an appealing aspect or view.  Cheap apartments will always be just that:  cheap and inferior.  Go for upper-level apartments, as they generally have better views and superior aspects.
5.            Sunny orientation
If an apartment is not facing north or north-west, it more than likely attracts little sunlight. Apartment buyers tend to prefer bright, sunny and well-lit homes that require more energy-efficient and sustainable living arrangements, as this helps to save on growing electricity bills.
The next time you’re out apartment hunting, bring your compass along (or use it on your iPhone) and make sure the living areas are not facing the less preferred, dark southerly orientation.
 
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6.            Security
Buy apartments in complexes that offer full security features such as security gates, security doors and intercom systems. This is especially important for females living alone. Although ground-floor apartments have advantages of entertaining yards, upper-level apartments are more secure and harder to break into. Avoid suburbs and streets (eg: Grey Street, St Kilda) where security concerns will limit the numbers of interested tenants and future buyers for your property.
7.            Other amenities
Aim to buy an apartment that has supporting features such as car parking, an outdoor area or private laundry.  An ideal find would include things such as:  an apartment with a distinctive hallway entrance rather than walking straight into the lounge from the front door and a central bathroom as opposed to an en-suite bathroom, as you don’t want to be walking through a bedroom to get to it.  The preference also is to have a practical floor plan that allows for better living arrangements, such as: not having bedrooms running off living areas.  It also works to your advantage if your apartment is on the corner of the building with only one party wall.
8.            New vs old
As a general rule of thumb in real estate, stay away from buying “brand new”. It is not uncommon practice for the developer to load up the price by an extra 10% to cover the GST they would have to pay when constructing a brand new property.  Buyers are better off buying something that is one or two years old to avoid paying GST.  Keep in mind, brand-new properties are often sold at premium prices and can be “loaded up” if sold through marketing and promotional agencies.
The same goes with buying off the plan.  Even though you may save on stamp duty, you would still have the GST component to pay, which offsets this supposed saving.
9.            Wow factor or ‘twist’
Aim to buy an apartment “with a twist”, meaning, there needs to be a “wow factor” about the property that sets it apart from the tens of thousands of apartments in Melbourne.  This could be in the form of a courtyard, the size of the apartment or simply park or water views.  It needs to have a USP – a unique selling proposition that differentiates it from other similar properties. If it has the extra bells and whistles and generally ticks more boxes than other comparable properties, you will be well on your way to securing a great investment.
In summary, we would generally recommend buying older-style apartments that you can add value to via internal and external renovation. Remember: you can change an apartment’s characteristics but you can’t change its location or aspect, so aim to buy a property in the best street and the capital growth will follow.
Our buyers’ agency has purchased over 60 blocks of apartments in the last few years that we can “bulk-buy” and add instant value to with sub-divisions and external/internal renovations.
Frank Valentic is managing director of award-winning buyers' agency <a href="https://www.advantageproperty.com.au/" target="_blank">Advantage Property Consulting.</a><a href="https://www.advantageproperty.com.au/" target="_blank"> </a>
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How to avoid a 'lemon' when buying an investment apartment: Frank Valentic

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