Avant Townhomes is adding to Ivanhoe’s family-sized housing options with <a href="https://www.apartments.com.au/new-townhouses/three-82-ivanhoe-382-upper-heidelberg-road-ivanhoe-vic-3079">Three 82</a>, a collection of just 16 four-bedroom townhomes on Upper Heidelberg Road.

The <a href="https://www.apartments.com.au/developers/intrapac-property">Intrapac Property</a> townhome division has taken a contemporary approach to the traditional family home, pairing larger floorplans with the lower-maintenance format of a townhouse.

[smartcode_project:default project_id=152069 project_image_fid=374394]

Designed by <a href="https://www.apartments.com.au/architects/arcadia-studio">Arcadia</a>, with landscaping by Landsite, the homes feature generous open-plan living and dining areas that connect directly to outdoor spaces, with layouts also designed to maximise natural light and privacy.

Natural stone is used throughout the interiors, including in kitchens that pair stone surfaces with bespoke cabinetry, considered storage and SMEG appliances.

The four-bedroom layouts include built-in wardrobes and a main bedroom with its own ensuite, while family bathrooms service the additional bedrooms. Each home also includes a lock-up double garage and intercom entry.

[smartcode_project:default project_id=152069 project_image_fid=374399]

Energy efficiency has been incorporated into the design through solar panels, double glazing and reverse-cycle heating and cooling, with the homes targeting 7-star energy ratings.

Rather than incorporating extensive communal facilities, Three 82 has been conceived around private residential amenity, with the 16-home scale keeping the focus on individual homes and their own indoor and outdoor spaces.

The development is located at 382 Upper Heidelberg Road, around one kilometre from Ivanhoe Village's cafés and retail and a short drive from Eaglemont Station and Ivanhoe Station.

[smartcode_project:default project_id=152069 project_image_fid=374393]

Several of Ivanhoe's established schools are also nearby, including Ivanhoe Girls' Grammar and Ivanhoe Grammar School. The address also provides access to the suburb's parklands and the wider Yarra River corridor.

<a href="https://www.apartments.com.au/project-marketer/nelson-alexander">Nelson Alexander</a> has been appointed to handle sales.

Construction is underway and progressing well, with Three 82 currently tracking toward completion in Q2 2027.

[smartcode_project_cta:default project_id=152069]

Joel Robinson

Three 82 brings boutique four-bedroom townhome collection to Ivanhoe

Builder-developer&nbsp;<a href="https://www.apartments.com.au/developers/graya">Graya</a> has secured a prime Newstead site from fellow developer Fraser, subsequently lodging plans for The Silo, a major mixed-use residential project in Newstead designed around a new public laneway linking the James Street precinct with the wider Gasworks and Newstead neighbourhood.

Proposed for the corner of Chester and Morse streets, the <a href="https://www.apartments.com.au/architects/bureauproberts">Bureau^Proberts</a>-designed project places its strongest emphasis at ground level, where retail, landscaping and a new cobblestone pedestrian connection would open the site to the surrounding neighbourhood. The design team describes The Silo as “more than a residential building”, positioning the development as an extension of Newstead’s public realm rather than a standalone apartment tower.

“A new cobblestone laneway and landscaped connection between James Street and Gasworks unlock a missing pedestrian link, improving walkability and stitching together two of Brisbane’s significant urban destinations,” Bureau Proberts said in its Urban Design Report.

<img alt="First look: Graya plans The Silo as new pedestrian link between James Street and Gasworks" data-entity-type="file" data-entity-uuid="0ea1b06a-75f5-40a5-b2c5-33c97bc86052" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/silo%20bldg.png?VersionId=KmjsAtNePu57_B31EM_DJ5T6KPJHtcmo" />

The Silo is planned as a mixed-use development incorporating apartments alongside a bar and centre activities including food and drink outlets, indoor sport and recreation, office and retail uses.

Architecturally, Bureau Proberts has conceived the building as a collection of vertically expressed, stepping forms rather than a single uniform tower. The composition rises from an articulated podium before being broken by a triple-height landscaped recreation level, with the upper section becoming more compact before terminating in a landscaped rooftop garden.

The project's name and architectural language draw directly from Newstead's industrial history. Patterned off-form concrete is proposed as the principal façade material, complemented by slender metal rod balustrades and extensive planting. The cylindrical and vertically ribbed elements give the building its silo-like expression, while curved balconies and planted edges introduce a softer subtropical layer.

“The Silo reinterprets its robust forms, scale and materiality through a contemporary subtropical architectural expression, creating a building that acknowledges its industrial legacy, while responding to the way the precinct is occupied today,” Bureau^Proberts said.

The recreation level is one of the defining breaks in the tower. Plans include a lap pool, mature subtropical planting and shared resident facilities within an elevated communal garden. Landscaping continues through the podium and onto the rooftop, where a further garden forms what the architects describe as a “subtropical crown” to the building.

<img alt="First look: Graya plans The Silo as new pedestrian link between James Street and Gasworks" data-entity-type="file" data-entity-uuid="f8451036-35a4-49a9-8d88-2ef4438eba3d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Silo%20Lane.png?VersionId=h8N31_rYmCEqoNrpt4kbYVQhJGZn60LH" />

At street level, the development has been designed to establish a more permeable block. Retail and hospitality tenancies address the public realm, while landscaped pedestrian spaces lead into the new laneway connection. Renders in the design report show the proposed “Silo Lane” as a substantial opening through the podium, framed by cylindrical concrete forms with cascading planting above.

The Silo continues Graya's move into larger apartment developments after building its reputation across high-end residential projects in Brisbane and the Gold Coast.

Graya buys Frasers Newstead site, plans The Silo between James Street and Gasworks precincts

<a href="https://www.apartments.com.au/developers/wickton">Wickton</a>’s completed Linacre Rise development in Hampton is giving Bayside downsizers the opportunity to move into a spacious apartment near the beach, with the developer covering stamp duty for a limited time.

The 27-residence development has been designed for buyers who want to simplify their living arrangements without giving up the space, warmth and quality associated with a long-term family home. Most apartments have already been secured by Bayside locals, leaving a select collection of two and three-bedroom residences and penthouses available.

Two-bedroom apartments are priced from $1.275 million, three-bedroom residences from $2.25 million and penthouses from $3.375 million, with the completed homes available to inspect and move into now.

[smartcode_project:default project_id=95289 project_image_fid=366760]

<a href="https://www.apartments.com.au/buildings/linacre-rise-hampton-8-10-linacre-road-hampton-vic-3188">Linacre Rise</a> occupies an elevated position on one of <a href="https://www.apartments.com.au/developments/hampton-vic-3188">Hampton</a>’s quiet, tree-lined streets, around 250 metres from the bay and 500 metres from Hampton’s village centre. Its setting gives residents access to the beach, local cafés, shops and Hampton Train Station while retaining the feel of an established residential neighbourhood.

Architecture and interiors by <a href="https://www.apartments.com.au/architects/ewert-leaf">Ewert Leaf</a> draw on the warmth and permanence of traditional brickwork, with the building integrated into terraced landscaping by <a href="https://www.apartments.com.au/landscape-architect/john-patrick-landscape-architects">John Patrick</a>. Ground-floor apartments are elevated above the street and include private garden courtyards, while several upper-level residences have generous balconies and outlooks toward the bay.

Inside, the residences favour natural materials and generous proportions. Herringbone-pattern European oak flooring, natural stone benchtops, premium joinery and Swiss V-ZUG appliances are among the key inclusions, while integrated storage has been incorporated across kitchens, bathrooms, studies and living areas.

The kitchens have been planned as practical spaces for both everyday use and entertaining, with substantial island benches, detailed cabinetry and adjoining dining and living zones. Full-height wardrobes, plush bedroom carpeting and carefully considered lighting reinforce the residential character Wickton sought to retain for buyers moving from larger homes.

[smartcode_project:default project_id=95289 project_image_fid=366769]

A Linacre Rise purchaser said the completed apartment had delivered the space, outlook and construction quality they had been seeking.

“The unit is very light, has views to die for over the bay, all construction materials and fittings are premium quality, we have secure parking for three cars, EV charging at very competitive rates, the neighbours are friendly and there is just a lovely ambiance about the place,” the purchaser said.

Environmental features include solar panels, shared electric vehicle charging stations, rainwater harvesting for toilet flushing and landscape irrigation, double-glazed windows and water-efficient fixtures and appliances.

[smartcode_project:default project_id=95289 project_image_fid=366762]

The development was built by Balmain &amp; Co, with Wickton managing the broader development process through its in-house team.

For downsizers, the project’s completed status removes much of the uncertainty associated with buying off the plan. Purchasers can inspect the finished apartments, understand their outlook and proportions, and move in without waiting for construction to conclude.

The remaining selection includes north-oriented balconies, corner configurations and penthouses with elevated bay views. The developer-paid stamp duty initiative is available for a limited time, with potential savings of up to $200,000 depending on the residence purchased.

[smartcode_project_cta:default project_id=95289]

Limited-time stamp duty offer at completed Linacre Rise apartments in Hampton

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

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

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

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

Sydney’s property market is known for high prices, competitive bidding, and mounting pressure on first home buyers. But change is on the horizon.

From late 2025, eligible first home buyers in New South Wales will have access to a new federal government initiative aimed at addressing affordability: the Help to Buy Scheme.&nbsp;

<h2>What is the Help to Buy Scheme?</h2>

The program introduces a shared equity model intended to reduce the upfront cost of entering the property market, particularly in high-demand urban areas such as Sydney.

The scheme operates under a shared ownership structure in which the federal government takes an equity stake of up to 40 per cent for new homes, or 30 per cent for existing dwellings. This arrangement allows eligible buyers to significantly reduce their loan size and avoid the added cost of Lenders Mortgage Insurance (LMI).

Under this model, purchasers can enter the property market with as little as a two per cent deposit, well below the traditional 10 to 20 per cent usually required. The government’s contribution is not a loan but a co-ownership stake in the property. As such, there is no interest or rent charged on its portion.

Because the government’s equity combined with the buyer’s deposit typically meets or exceeds the 20 per cent threshold, LMI does not apply. The remaining balance, generally between 60 and 70 per cent of the property’s value, is financed through a standard home loan with a participating lender.

The government's equity in the property remains in place until the buyer chooses to repay it voluntarily or until the property is sold. Buyers can buy back the government’s share over time, in increments of at least five per cent, depending on their financial situation.

There is no fixed repayment timeline, but the amount to be repaid will be based on the property's market value at the time of repayment, not the original purchase price.

<h2>How do you qualify for the&nbsp;Help to Buy Scheme?</h2>

To qualify for the Help to Buy Scheme, applicants must meet the following conditions:

<ul>
	<li>Be an Australian citizen at least 18 years of age.</li>
	<li>Be a first-home buyer who does not currently own property.</li>
	<li>Intend to live in the property as their primary residence.</li>
	<li>Earn less than $100,000 per year for individuals, or $160,000 for couples.</li>
	<li>Purchase a property within the regional price caps, currently $950,000 in Sydney, though this is expected to rise to approximately $1.3 million ahead of the program’s launch.</li>
</ul>

While the Help to Buy Scheme does not solve affordability challenges across the board, it does offer a more accessible pathway for a defined segment of the market, particularly younger buyers with moderate incomes who have been priced out of traditional lending routes.

The scheme is expected to commence in NSW in late 2025, as part of a national rollout.

Under the new model, purchasers can enter the property market with as little as a two per cent deposit, well below the traditional 10 to 20 per cent usually required

Help to Buy Scheme: What first home buyers in NSW need to know

The First Home Owners Grant (FHOG) is a government initiative designed to help eligible first-time home buyers by offering financial assistance towards the purchase or construction of a new home.

While the FHOG is a nationwide program, it is administered separately by each state and territory, meaning the eligibility criteria, grant amounts, and property requirements can vary depending on your location. This means that the amount available and the conditions attached to the grant will differ, so it is important to check the specific guidelines for your state or territory.

It’s important to note that the FHOG is just one of several incentives available to first home buyers. In most states and territories, the grant is not linked to stamp duty exemptions or concessions, with the exception of the Australian Capital Territory (ACT). The FHOG is typically a one-off payment, reducing the overall cost of purchasing or building a new home before any stamp duty concessions are applied.

Below, we provide a breakdown of the First Home Owner Grants available across Australia, outlining the specific details for each state and territory.

<h2>New South Wales First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $600,000. For land purchases and owner-builders, the threshold extends to $750,000.

Stamp Duty Benefits: Provides full stamp duty exemption for homes valued up to $800,000, with concessions available for properties up to $1 million.

<h2>Victoria South Wales First Home Owner Grant</h2>

First Home Owner Grant: Provides a $10,000 grant for first-home buyers purchasing or building new homes valued up to $750,000.

Stamp Duty Benefits: Offers full stamp duty exemption for properties up to $600,000, with concessions available up to $750,000.

<h2>Queensland First Home Owner Grant</h2>

First Home Owner Grant: Offers $30,000 for contracts signed between 20 November 2023 and 30 June 2025. The FHOG applies to new homes valued up to $750,000.

Stamp Duty Concessions: Provides additional concessions for properties valued up to $800,000.

<h2>Western Australia First Home Owner Grant</h2>

&nbsp;

First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $750,000 in the southern regions and up to $1 million in the northern regions.

Stamp Duty Concessions: Available for homes valued up to $600,000 for transactions entered into on or after 9 May 2024.

<h2>Australian Capital Territory First Home Owner Grant</h2>

First Home Owner Grant: Replaced by the Home Buyer Concession Scheme, offering full stamp duty concessions for eligible buyers.

<h2>South Australia First Home Owner Grant</h2>

First Home Owner Grant: Provides up to $15,000 for new homes, including houses, apartments, and townhouses. As of 6 June 2024, there is no property value cap for eligibility.

Stamp Duty Relief: Available for new homes and vacant land purchases.

<h2>Tasmania First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes and off the plan purchases.

Stamp Duty Exemption: Between 18 February 2024 and 30 June 2026, first home buyers of established homes valued up to $750,000 receive a full exemption on property transfer duty.

<h2>Northern Territory First Home Owner Grant</h2>

First Home Owner Grant: The Northern Territory provides a $10,000 grant for new homes only. Additional government grants and concessions are available for first home buyers.

Stamp Duty Exemption: The only stamp duty exemption available to property buyers is the House and Land Package Exemption (HLPE).

Eligibility criteria and application processes differ across states. Prospective buyers should refer to their respective state revenue offices for full details on grant availability, conditions, and additional concessions.

Every First Home Owner Grant for new property by state

In the ever-evolving landscape of sustainable architecture and environmentally conscious design, systems and ratings in place can help determine the energy efficiency of residential buildings in Australia.

Australia has multiple building rating systems that evaluate energy efficiency and sustainability in existing and new building designs.

Some systems assess individual building components, while others provide an overall rating for the entire structure.

A rating system ensures that homes are comfortable and energy-efficient, whether you are buying, renovating, or building.

NatHERS (Nationwide House Energy Rating Scheme) is a common way for new homes to meet energy efficiency requirements.

As new developments continue to shape the urban environment, understanding NatHERS ratings becomes essential for developers and homeowners. This article delves into the concept of NatHERS ratings, their significance, and how they contribute to creating energy-efficient homes.

<h2>What is NatHERS?</h2>

NatHERS is a national initiative implemented by the Australian government to promote energy efficiency in residential buildings. The scheme aims to provide a standardised method for assessing the thermal performance of homes, considering factors such as insulation, orientation, ventilation, and building materials.&nbsp;

NatHERS ratings are the most common way new homes meet the National Construction Code's (NCC's) minimum energy efficiency requirements.&nbsp;

NatHERS assessments provide thermal and whole-home ratings for new homes, townhouses, and apartments.

The rating helps evaluate the energy performance of buildings, guides homeowners and developers to make informed decisions about the energy efficiency of their properties, and encourages the construction of more sustainable, comfortable, and cost-effective homes.

<h2>How NatHERS Ratings Work</h2>

NatHERS ratings are determined through four accredited software tools (AccuRate, BERS Pro, FirstRate5, HERO) using a calculation engine CSIRO developed to predict building temperature based on various factors.

The tools can model complex effects of building mass, insulation, window size, and other elements.

The outcome is a star rating that reflects the building's overall thermal efficiency, indicating how well it can maintain a comfortable indoor temperature without excessive reliance on heating or cooling systems.

The star rating scale ranges from 0 to 10, with a 6-star rating being the minimum requirement for compliance with the National Construction Code (NCC).&nbsp;

Achieving a higher star rating demonstrates a commitment to energy efficiency and sustainability, as the building is better equipped to minimise its environmental impact and reduce long-term energy costs.

Anyone can use NatHERS tools, but accredited assessors can provide certified ratings and professional advice.

<h2>Benefits of Higher NatHERS Ratings</h2>

Energy Efficiency: Buildings with higher NatHERS ratings are more energy-efficient, requiring less heating and cooling energy. This reduces the structure's carbon footprint and lowers occupants' energy bills.

Cost Savings: Homes with higher NatHERS ratings are generally more energy-efficient, resulting in reduced energy consumption for heating and cooling. This translates to lower energy bills for homeowners, making sustainable living environmentally friendly and economically viable in the long run.

Environmental Impact: Lower energy consumption directly translates to a reduced environmental impact. Buildings with higher NatHERS ratings contribute to the overall goal of mitigating climate change by lowering greenhouse gas emissions associated with heating and cooling systems.

Improved Comfort: Buildings with high NatHERS ratings offer better thermal comfort to occupants. Proper insulation, well-designed ventilation, and optimal orientation maintain a consistent and comfortable indoor temperature, providing occupants with a more enjoyable and healthier space.

Market Value and Desirability: Higher NatHERS ratings can enhance the market value of a property. As energy efficiency becomes a more significant consideration for homebuyers, a well-rated building may attract a premium price and stand out in the real estate market.

Compliance with Building Codes: NatHERS ratings are a vital component of the National Construction Code (NCC), and compliance with these ratings is often a mandatory requirement for new developments. Local councils and planning authorities may set minimum energy efficiency standards that must be met to obtain development approval.

The Nationwide House Energy Rating Scheme (NatHERS) is a crucial initiative shaping the future of energy-efficient, resilient, and cost-effective homes. With its recent upgrades, NatHERS has evolved into a world-leading tool for the building sector, supporting the global commitment to achieving net-zero emissions by 2050.

Staff Writer

What is a NatHERS rating in new off the plan apartment developments?

Mixed-use developments have gained significant popularity across Australia in recent years due to their unique blend of residential, commercial, and recreational spaces.

Unlike traditional single-purpose developments, mixed-use projects offer a harmonious integration of various functions within a single locale.

Residential units seamlessly coexist with commercial establishments, retail outlets, dining venues, entertainment hubs, and recreational facilities, with the combination not only enhances convenience but also fosters a vibrant lifestyle and a sense of community.

<h3>Convenience and accessibility</h3>

Mixed-use developments are designed with convenience in mind. They often integrate residential units with commercial spaces, retail outlets, restaurants, and recreational facilities, creating a self-contained community.

[smartcode_project:default project_id=114215 project_image_fid=204874]

The proximity allows residents to enjoy the convenience of having essential amenities and services within walking distance. Whether it's grabbing a cup of coffee, going grocery shopping, or accessing healthcare services, everything is conveniently located, saving residents time and effort.

<h3>Vibrant lifestyle and community</h3>

One of the major advantages of mixed-use developments is the vibrant lifestyle they offer. With a diverse range of amenities and communal spaces, residents have ample opportunities to interact, socialise, and build a sense of community.

[smartcode_project:default project_id=107714 project_image_fid=214122]

The presence of parks, community centres, and shared spaces fosters a lively atmosphere, encouraging residents to engage in various activities and events. The vibrant lifestyle within these developments creates a unique sense of belonging and camaraderie among the residents.

<h3>Potential for higher rental yields and property value appreciation</h3>

Mixed-use developments tend to attract a broad range of tenants and buyers due to their versatile nature. This high demand can result in higher rental yields for investors and potentially lead to property value appreciation over time.

[smartcode_project:default project_id=139989 project_image_fid=212887]

The integration of commercial and retail spaces attracts businesses, which can provide a stable rental income stream. Additionally, the popularity of mixed-use developments often drives up property values, making them a potentially lucrative investment in the long term.

<h3>Enhanced security and maintenance</h3>

Mixed-use developments typically have comprehensive security measures in place. With controlled access points, CCTV surveillance, and professional security staff, residents can enjoy enhanced safety and peace of mind.

[smartcode_project:default project_id=108019 project_image_fid=212658]

Additionally, these developments often have dedicated maintenance teams responsible for the upkeep of common areas, landscaping, and infrastructure. This ensures that the overall appearance and functionality of the development are well-maintained, creating a pleasant living environment for residents.

<h3>Live-work-play balance</h3>

One of the key attractions of mixed-use developments is the ability to achieve a desirable live-work-play balance. The integration of residential and commercial spaces allows residents to live closer to their workplaces, reducing commuting time and improving work-life balance.

The proximity to various amenities and recreational facilities encourages an active and healthy lifestyle. Residents can easily access fitness centres, parks, restaurants, and entertainment options, all within the same development, leading to a more fulfilling and convenient way of life.

alisonwarters@gmail.com

The top five reasons to buy in a mixed-use development

When buying a property, everyone needs to be aware of the additional costs that come as part of the buying process.

Often the largest outlay, after the deposit which goes to the bank, is stamp duty.

<h2 style="line-height: 1.38;">What is Stamp Duty?</h2>

Stamp duty is an extra tax to pay the government when you buy land, a property, and other certain assets.

It happens when the legal ownership is transferred. It can also be known as property transfer duty or transfer duty.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture" allowfullscreen="" frameborder="0" height="415" src="https://www.youtube.com/embed/C32BWkB5--c" title="YouTube video player" width="660"></iframe>

<h2>Who pays Stamp Duty?</h2>

In some circumstances, you may get an exemption. For some states, you won’t have to pay for stamp duty if you are a first home buyer or a pensioner for houses under a particular price. There are also stamp duty concessions, where you may be entitled to a discount.

<h2>How much does Stamp Duty cost?</h2>

Each state has different rules which affect how much you need to pay. These rules can affect the rate you pay, and the timeframe you will need to pay in. Before you buy land or a property, make sure you check the up-to-date information for your state’s stamp duty.

You can use a free stamp duty calculator online to see approximately how much you’ll need to pay. Find out if you’re eligible for an exemption by enquiring on a project via Urban!

Overall, the stamp duty you need to pay will depend on:

<ul>
	<li aria-level="1">How much your land/property is worth</li>
	<li aria-level="1">Where your land/property is located</li>
	<li aria-level="1">What type of land/property it is</li>
</ul>

Want to find out more? <a href="https://www.youtube.com/@UrbanAustralia?utm_source=YouTube&amp;utm_medium=Video&amp;utm_campaign=Subscribe&amp;utm_id=Subscribe">Subscribe to our YouTube channel</a> for more property videos.

Ellen Walker

Off-the-plan property explained: What is stamp duty?

For most Australians, buying an apartment is one of the biggest financial decisions they'll ever make

The location, floorplan and price are often the first considerations, but in recent years another question has become increasingly important: who is actually delivering the project?

A series of high-profile builder collapses, construction delays and defect concerns have fundamentally changed how many Victorians approach buying off the plan. The collapse of Porter Davis in 2023, which reportedly left around 1,700 homes unfinished, became one of the most visible examples of the risks that can emerge when a construction company fails. <a href="https://www.equifax.com.au/sites/default/files/lpassets/pdf/Final-Business-Market-Pulse-June-Sector-Deep-Dive-Report-2.pdf">Similar challenges across the broader construction sector</a> have left buyers asking more questions before signing a contract.

As Victoria continues encouraging higher-density housing to address supply shortages, transparency is becoming just as important as location or price.

One tool increasingly entering the conversation is the <a href="https://icirt.com/">Independent Construction Industry Rating Tool (iCIRT)</a>, an independent assessment framework designed to help buyers better understand the developer or builder behind a project. Originally developed by Equifax in consultation with government and industry as part of NSW's Construct NSW reforms, the system has since expanded nationally.

<h2 data-end="1519" data-section-id="7nmx3" data-start="1492">What is an iCIRT rating?</h2>

Most Australians are familiar with independent ratings in everyday life.

We compare ANCAP safety ratings before buying a car. We look at Health Star Ratings in supermarkets. Banks rely on credit assessments when lending money.

Until recently, however, there has been very little independent information available to help apartment buyers assess the business responsible for delivering a residential project.

That gap is what iCIRT was designed to address.

Builders, developers and other construction professionals with an iCIRT rating have demonstrated high-trust characteristics through an independent, evidence-based assessment across six criteria: Character, Capability, Conduct, Capacity, Capital and Counterparties. This involves a rigorous review of financial health, past project track record, and ethical conduct. Crucially, an iCIRT rating could help provide property buyers with confidence that they are working with a professional who has demonstrated the capability, capacity, and willingness to return and rectify issues.

Importantly, iCIRT is not a recommendation to purchase a particular property, nor is it a traditional credit rating. It is an independent assessment framework designed to provide objective information about a construction business using a <a href="https://icirt.com/sites/default/files/2025-08/iCIRT-Methodology-Issue1-May-2021.pdf">published methodology</a>.

The system has been widely adopted in New South Wales, where more than one-third of medium and large residential builders and developers now hold an iCIRT rating, representing over two-thirds of the state's residential building market by value as of 2025/26.

<h2 data-end="3126" data-section-id="h6ohtj" data-start="3084">Why buyers are doing more due diligence</h2>

For many buyers, particularly those purchasing off the plan, the biggest risk isn't whether they'll like the kitchen finishes.

It's whether the project will be delivered on time, to the expected quality, and by a company capable of completing the development.

<a href="https://icirt.com/sites/default/files/2026-07/iCIRT%202025%20Consumer%20Survey%20Report%20v05.pdf">Consumer research commissioned by iCIRT</a> found more than half of respondents believed current protections do not adequately safeguard buyers from builder insolvencies or defective projects. Other research found 88 per cent of prospective buyers would seek independent ratings or due diligence before purchasing, while 90 per cent said trust in construction professionals is essential.

That doesn't mean buyers should rely on a single rating alone.

Independent legal advice, understanding the contract, and seeking financial advice all remain important parts of the due diligence process.

However, an independent assessment can provide another source of information alongside those traditional checks.

<h2 data-end="4138" data-section-id="pquzxc" data-start="4094">Trust is becoming a competitive advantage</h2>

The conversation isn't only changing for buyers.

Developers are also recognising that trust has become an increasingly important part of the sales process.

Five years ago, purchasers typically asked about floorplans, finishes and settlement dates.

Today, sales teams are increasingly being asked about the developer's experience, financial stability, previous projects and construction partners.

For companies with strong governance and established delivery records, an independent iCIRT rating provides another way to demonstrate those credentials before buyers even visit a display suite.

According to Equifax, the assessment can also help businesses drive sales and <a href="https://icirt.com/resources-for-business/icirt-rating-helps-scion-secure-high-value-projects">secure high-value projects</a>, as well as identify operational improvements and <a href="https://icirt.com/resources-for-business/mirvac-reinforces-brand-trust-and-quality-independent-icirt-rating">attract top talent</a>.

<h2 data-end="4962" data-section-id="1j54ng5" data-start="4912">Beyond buyers: lenders are paying attention too</h2>

The influence of independent construction ratings is also extending beyond consumers.

According to Stamford Capital's Real Estate Debt Capital Markets Survey, an increasing number of lenders now incorporate iCIRT ratings into their due diligence processes when assessing residential development finance applications.

The survey found lender adoption has continued to rise, with many respondents saying independent assessments provide additional insight into governance, counterparties and delivery capability beyond traditional financial analysis. Some lenders also reported declining funding applications where businesses had poor or no ratings.

As construction costs remain elevated and access to development finance becomes more selective, demonstrating credibility is becoming increasingly valuable.

<h2 data-end="5801" data-section-id="1qazuxs" data-start="5772">What it means for Victoria</h2>

Victoria's apartment market is entering a new phase.

The state is seeking to accelerate higher-density housing while simultaneously introducing reforms aimed at improving confidence in residential construction.

For buyers, that means there are more tools available than ever before to research the businesses behind a project.

For developers, it signals that transparency is becoming another point of differentiation in an increasingly competitive market.

Buyers are asking more questions than ever before and increasingly expecting independent information, not just marketing material, before making one of the biggest financial commitments of their lives.

Find out how to get iCIRT rated <a href="https://www.icirt.com/sites/default/files/2025-08/iCIRT-Infographic-Assessment-Process-Final.pdf">here</a>.

<hr data-end="6469" data-start="6466" />
The information contained in this article is general in nature and does not constitute personal, financial, legal or tax advice. It does not take into account your personal objectives, financial situation or needs. Therefore, you should consider whether the information is appropriate to your circumstances before acting on it and, where appropriate, seek independent professional advice.

This article contains links to third-party websites. These links are provided for convenience only. Equifax Australia does not control and is not responsible for the content, accuracy or privacy practices of external sites.

Copyright © 2026 Equifax Australia Information Services and Solutions Pty Ltd. All rights reserved.

Buying off-the-plan in Melbourne? How independent iCIRT ratings are set to change Victorian property

<html><body>Australian Property Monitors (APM) has released a list of results from 391  auctions in Sydney for the weekend of September 22. The clearance rate was 67.2%. <a href="https://www.homepriceguide.com.au/saturday_auction_results/Sydney.pdf" target="_blank"> Click here</a> for the auction results, and click on each street address to see the property's marketing.</body></html>

po-LsXgBTHBmX

APM's 391 Sydney auction results show 67.2% clearance rate

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With wages growing faster than inflation over the past year, you’d assume that Aussie households are bringing in more than they need to live.
But spending is also getting away from many people. According to the Australian Bureau of Statistics, one in seven Australian households is spending more than it earns.
There is a cliché from the older generations: a penny saved is as good as a penny earned. But where can you cut your costs? I suggest you start with the largest item in your household budget, and for most readers that will be your cost of housing: rent, mortgage and maintenance.
You can refinance into a cheaper mortgage, but you could also find several small household savings and put them into your mortgage in a monthly payment. You can save thousands.
Think about a family with an average $350,000, 30-year mortgage, paying a variable interest rate of 6.44%. If you contribute $20 per month extra you can take nearly a year – and $15,000 in payments – off that mortgage.
Of course, in order to have extra money to put into the mortgage, you need to find savings.
These needn’t be complicated: if you work in the city, chances are you’re spending around $12 on a sandwich and a drink for lunch every day. If you pack a lunch just twice a week, you save $24, or $96 a month.
I used our monthly repayment calculator on ybr.com.au and found that on an average 350,000, 30-year mortgage with an average 6.82% variable rate, putting the cost of two lunches per week into that mortgage equates to a savings of $65,500 and takes 42 months off the loan.
Cutting just one cup of take-away coffee at $3.20 per day is a $69 in savings per month. If you put this into your mortgage you’d reduce your home loan by 32 months, saving you $50,532.
What about your phone costs? Many people have mobile phones but they also have a land line. Do you need both? And do you need that size of download on your internet plan? It’s not impossible to save $50 a month between internet and phone.
Other opportunities to save are out there: shop for packaged holidays rather than buying air fares and hotel rooms separately; reduce your dining out from twice to once a week and you could be saving $300 a month; have either cable TV or DVD rentals; time your petrol fill-up for the cheapest days and buy groceries at the lowest-cost supermarket, even if it means bringing your own shopping bags.
Just about any household can find $200 a month in savings: if you put this into your mortgage each month, you save $112,602 and reduce the term of your $300,000 loan by about seven years.
This is not the stuff of financial masterminds – it’s about cutting small costs in your household so you can reduce the biggest cost of all.
Mark Bouris is executive chairman of <a target="_blank" rel="nofollow" href="https://www.ybr.com.au/">Yellow Brick Road</a>, a financial services company offering home loans, financial planning, accounting and tax, and insurance.
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mbouris-tauSvXGAM2

Small savings can add up to reduce the length and cost of your mortgage

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When the Australian Bureau of Statistics recently published its Preliminary Rebased 2011 Estimated Resident Population (ERP), much of the media attention was on the 294,000-person difference in the ABS’s earlier estimates of the population (based on a 2006 census base) and the revised number based on the results of the 2011 census. This difference between the previous estimate and the new rebased number is known as the intercensal error.
However, this does not mean that the growth between 2006 and 2011 was 294,000 persons fewer than the ABS originally indicated. A change by the ABS to a more accurate methodology in undertaking its post-census survey to clarify unrecorded census data suggests that the method used in the previous census overstated the population by about 247,000 persons at the 2006 census. As a result, the actual magnitude of the intercensal error between 2006 and 2011 is likely to be much lower than that suggested by the 2006 and 2011 census counts.
For forecasters such as BIS Shrapnel, who use population growth data in estimating household formation and consequently the underlying demand for new dwellings, an accurate measure of the population is important in determining whether there is an underlying undersupply or oversupply of dwellings. This in turn drives our forecasts for new dwelling construction and prices.
At face value, the downward revision to the June 2011 population would imply much lower growth between 2006 and 2011, leading to lower demand for dwellings and therefore a lower undersupply (or higher oversupply) of dwellings. However, there is more to the numbers than meets the eye, and a description can be found in the technical notes section of the ABS’s Australian Demographic Statistics publication (Cat 3101.0).
In calculating the ERP, the ABS starts with the census count at the person’s location on census night and then places them back to their usual address. The ABS also undertakes a post-enumeration survey (PES) to determine the level at which population was missed or counted more than once. Typically, more people are missed than double counted, so this is called the undercount and is added to the population enumerated on census night.
The technical notes highlight that due to a more effective method (automated data linking or ADL) in conducting the 2011 census PES, the net undercount was 374,500 persons in the 2011 census. This compares with an undercount of 549,600 persons at the 2006 census, suggesting that the previous method overstated the undercount in the 2006 census, and by extension overstated the ERP in 2006.
A statistical impact study by the ABS took a sample of PES records of the 2011 census and processed them using the 2006 method in order to compare the impact on the undercount using the 2011 ADL method. While there were some other changes between the 2006 and 2011 census that also made a minor difference, the result suggested that the undercount measured by the 2011 ADL method was around 247,000 persons (subject to the standard error of the sample) below that using the 2006 method.
This would indicate that the impact of the new ADL method accounts for around 247,000 persons of the 294,000-person intercensal error, and that the actual intercensal error assuming a consistent PES methodology is in the order of 47,000 persons. Consequently, rather than being out by 294,000 persons in the estimate of population growth between 2006 and 2011, the error is only 47,000 persons, with the other 247,000 being accounted for by a lower actual figure in 2006 due to the overestimation of the census undercount. 
 
<hr class="system-pagebreak">
 
The chart below shows a comparison of the population growth line based on the ABS estimate of population between 2006 and 2011 before the 2011 population was rebased after the census, and population if the 2006 census population estimate was also rebased.
<img src="/images/stories/2012/09/bissept17.png" width="470">
Using a consistent PES method, the rebased population growth between 2006 and 2011 was 1.75% per annum, compared with the initially calculated growth of 1.79% per annum using the 2006 census base. This compares with the lower 1.52% per annum based on the overstated 2006 population using the previous PES method and more correct 2011 population.
As a result the much lower preliminary rebased ERP for 2011 has had limited impact on BIS Shrapnel’s calculated demand/supply balance across the states. Despite the overestimation of the population at 2006, the number of households (in our case defined as the number of occupier dwellings) was not affected as it is derived from a physical census count.
With all but 47,000 of the ABS’s estimated population growth between 2006 and 2011 still coming through, total household formation (and therefore underlying demand) will have only been slightly below that estimated due to the lower estimated population growth, with the end result being that the national deficiency at June will not be significantly lower than originally indicated.
It should also be noted that the intercensal error was concentrated in New South Wales, Victoria, Queensland and South Australia – i.e. population growth was lower than originally indicated in these states. This also suggests that population growth between 2006 and 2011 in the other states and territories was actually close to, or slightly higher than<ins cite="mailto:Martin%20Bregozzo">,</ins> that originally estimated.
With the 2011 data on population and households now available, BIS Shrapnel has re-examined the new household formation rates coming through over the 2006 to 2011 censuses. The revised household formation rates suggest that the dwelling demand/supply balance at June 2011 was similar to that outlined earlier this year in our Residential Property Prospects and Building in Australia reports, with New South Wales in deficiency (although at a lower level than originally estimated) and most other states close to balance or slight oversupply. We estimated that Victoria was also in deficiency (although declining quickly) at June 2011, although the revision indicates that the market was close to balance in 2011 and have moved into an underlying oversupply in 2011-12.
Angie Zigomanis is senior manager of <a title="BIS Shrapnel" href="https://www.bis.com.au/" target="_blank">BIS Shrapnel.</a>
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angiezigomanis-VT64gGbExQ

The case of the missing 294,000 missing Australians

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Take a snapshot (pun intended) of your business today – now think five years ahead and consider the very real possibility that more than half of small businesses will cease to exist as we know them today.
Five years ago in Virtual Realty News I predicted that David Jones and Myer would struggle to exist in 10 years’ time. The online tsunami has now ventured into fever pitch and it’s only going to get worse for the non-believers. Keep joining the dots and you will eventually join the chorus.
Online shopping is cheaper for consumers but much more expensive for the businesses marketing products because they now have to roll out state-of-the-art online platforms. <a target="_blank" href="https://www.smh.com.au/business/economy-is-better-off-with-digital-disruption-20120916-260b2" title="Economy is better off with digital disruption">Economy is better off with digital disruption</a>– “Instead, they show how established businesses facing huge technological change can get in all sorts of traps – thanks to something known as the 'innovators' dilemma'. The idea was developed in the 1990s by an American business guru, Clayton Christensen. In a nutshell, it explains why large companies often struggle to deal with revolutionary changes in technology.”
The simple reason is that in their ignorance, they just don’t understand.
“It goes a long way to understanding why so many companies at the sharp end of the digital revolution – media and retail in particular – are going through such upheavals. It’s also a lot more helpful than much of the public discussion of companies’ handling of technological change, which often falls into one of two categories. On the one hand, companies that innovate successfully are often surrounded by a type of mythology, with much of the credit going to an ambitious or brilliant chief executive.
"The popular tale of Apple’s late boss, Steve Jobs, seems to fit this mould. At the other end of the spectrum, there are the stories of the stubborn failure to change. When Kodak filed for bankruptcy this year, for instance, the narrative was that it refused to embrace digital cameras until it was too late.”
The real estate industry is now facing that “Kodak moment” – where I believe at least a third of agencies in Australia will be forced to close. How? <a target="_blank" href="https://www.businessspectator.com.au/bs.nsf/Article/Key-Fairfax-publications-digital-only-by-2019-repo-pd20120912-Y2SUW?opendocument&amp;src=rss" title="Key Fairfax publications ‘digital only’ by 2019: analysts ">Key Fairfax publications ‘digital only’ by 2019: analysts</a> Commonwealth Bank of Australia analysts said in a report that, while some will cut sooner, titles including The Sydney Morning Herald, The Age and The Canberra Times will be “digital only” by 2019.
I believe this will happen much sooner given the huge debt that Fairfax Media is carrying. Which explains why the rumour mill is now running amok – <a target="_blank" href="https://www.theaustralian.com.au/media/fairfax-the-age-is-not-for-sale/story-e6frg996-1226477407061" title="Fairfax: The Age is not for sale.">Fairfax: The Age is not for sale.</a>
Real estate agencies have been judged by their print presence so what happens when this presence no longer exists? It’s very simple: they will be judged by their online presence, although those eyeballs were driven to their websites thanks to print media combined with online email alerts.
Real estate businesses have been totally dependent on print advertising (vendor paid) to promote their businesses – now the onus will be on the respective agencies to entice new business through their online models.
 
<hr class="system-pagebreak">
 
It has been a long time coming given Richardson &amp; Wrench Mosman/Neutral Bay (RWM) was the first single agency to send out an email alert back in September 2000 and the only Australian agency to post over $1 billion in database sales.
We, like many other real estate agencies, are working on that new online model, which will cost six figures and upwards. The survival stakes for avoiding that “Kodak moment” within the real estate industry is set to sky rocket!
All I can say is, watch this space. I have been waiting impatiently for over a decade for this moment to arrive, when real estate agencies will have to completely re-think their marketing strategies. A case of do or die.
IT and video production will be the star performers over the next five years, as will the .tv websites, all of which RWM will be rolling out over the next six months (otherwise known as life after print advertising).
The next phase of real estate advertising will see the agents paying for it – not the vendors. The leading real estate agencies will offset these costs from third-party local advertising.
Robert Simeon is a director of <a title="RWM" href="https://www.rwm.com.au/" target="_blank">Richardson  Wrench Mosman and Neutral Bay </a>and has been selling residential real estate in Sydney since 1985. He has also been writing real estate blog <a title="Virtual Realty News" href="https://www.rwm.com.au/news/" target="_blank">Virtual Realty News</a> since 2000. The RWM real estate model has sold in excess of $1 billion in database sales globally.
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robertsimeon-hRNTwJyXkQ

The real estate industry is facing its 'Kodak moment' and must embrace digital media or die

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In a survey of REIV members, it was found that the most important referral source was word of mouth.
Results matter to vendors, and that they clearly place a lot of trust in the experiences of their friends, neighbours and colleagues when selecting a real estate agent to sell their home.
Word of mouth has had a strong track record as the most critical referral source, which reflects the importance of a real estate agent’s reputation. Vendors not only want to see that the real estate agent is successful; they also trust the views of the agent’s clients.
Online is also clearly having an impact, but that does not extend to social media. After word of mouth, real estate websites, such as realestateview.com.au, and an agency’s website are considered the most valuable referral sources.
Social media, Facebook, LinkedIn and Twitter had practically no value, endorsed by only 1% to 3% of respondents.
This reflects the fact that buyers and sellers are used to engaging with real estate online. They seek advertisements on real estate websites, such as realestateview.com.au, but are far less likely to come across a real estate agent’s Twitter account.
With regard to engaging with clients, social media has a long way to go until it is a familiar tool.
Local newspapers remain strong; far stronger than the daily print media, in fact. With 13% of respondents citing local newspapers as the most valuable referral source, local media is seen to be more than twice as valuable as the daily newspapers, which only scored 5%.
These results highlight the importance of reputation for real estate agents.
The most valuable referral sources in real estate
Word of mouth 24% Real estate websites/portals 22% Your website 20% Local newspapers 13% TV advertising 5% Daily newspapers 5% Facebook 3% Online advertising on non-real estate websites 3% LinkedIn 2% Twitter 1% Billboards 1% Free media 1% None of the above 1%
These results are sourced from the 2012 Member Poll conducted for the REIV by Essential Research and completed by over 600 members.
Enzo Raimondo is CEO of the <a rel="nofollow" target="_blank" href="https://www.reiv.com.au/">Real Estate Institute of Victoria</a>. 
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enzoraimond-7fvRFHPR52

Social media has practically no value for real estate agents

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The wellbeing of low-income Australian households is being seriously undermined by the increasing cost of housing and electricity. Many such households are suffering from both housing stress and energy poverty.
Housing stress occurs when low-income households (the bottom 40% of households) use about a third of their income to pay for accommodation. Energy poverty, we suggest, occurs when low-income households spend 10% or more of after-tax income on household energy bills, in addition to rent or mortgage payments.
No Australian studies have examined the link between housing stress and energy poverty and its effect on wellbeing. But findings from <a target="_blank" href="https://search.informit.com.au/documentSummary;dn=656764580142785;res=IELHSS">our current research</a> suggest that they often go hand in hand, and financial hardship is an ever-present reality in the households concerned.
<h2>The extent of housing stress</h2>
The data on housing stress alone is well developed. The COAG Reform Council’s <a target="_blank" href="https://www.coagreformcouncil.gov.au/reports/housing.cfm">annual report</a> on the state of housing in Australia paints a dismal picture. In 2009-10, some 42% of low-income households in the private rental market were suffering from housing stress, up from 37% in 2007-08.
More than half of private renters in the lowest 10% of households by income were in housing stress during this period. The same report concluded that in 2009-10, some 37% of low-income households with a mortgage were also suffering from housing stress.
<h2>The extent of energy poverty</h2>
The proportion of low-income households suffering from energy poverty is less clear. What is evident is that increases in electricity prices have far outstripped inflation and wage increases.
An Australia-wide snapshot of average electricity price increases over the past five years shows that New South Wales household electricity prices rose 80%, Queensland, South Australia and Tasmania by 60%, and in Western Australia by 57%. Over the same period the <a href="https://www.propertyobserver.com.au/https://www.abs.gov.au/ausstats/abs@.nsf/mf/6401.0" target="_blank">Consumer Price Index</a> rose by 14.5%, and average weekly earnings by over a quarter.
So now an increasing number of low-income households are suffering from energy poverty.<a href="https://abs.gov.au/AUSSTATS/abs@.nsf/DetailsPage/4442.0.55.0012009-10?OpenDocument" target="_blank">Australian Bureau of Statistics</a> data show that in 2009-10, the lowest 20% of Australian households had an average weekly income of $314. Their average expenditure on household energy was 7% of disposable income – three times more than the wealthiest households. These figures don’t take account of the more recent substantial electricity price increases.
Indeed, our research signals that much higher proportions are now being paid. This partly confirms the <a href="https://www.ipart.nsw.gov.au/Home/Industries/Electricity/Reviews_All/Retail_Pricing/Changes_in_regulated_electricity_retail_prices_from_1_July_2011/14_Jun_2011_-_Final_Report/Final_Report_-_Changes_in_regulated_electricity_retail_prices_from_1_July_2011_-_June_2011" target="_blank">NSW Independent Pricing and Regulatory Tribunal’s</a> recent estimate that 5% of Sydney households, and 8% of households in country New South Wales were paying more than 10% of disposable income on electricity bills.
In Victoria, electricity and gas bills have been found to be the greatest cause of <a href="https://epubs.scu.edu.au/cgi/viewcontent.cgi?article=1111&amp;context=jesp">rental arrears</a> (63% of cases). And the ABS found nearly 40% of the two lowest household income groups were unable to pay electricity, gas or telephone bills on time during 2010.
 
<hr class="system-pagebreak">
 
<h2>The toll on wellbeing</h2>
There’s growing evidence that the combination of housing and energy stress can have serious impacts on health. Since mid-2000, the not-for-profit sector has provided snapshots of such difficulties as low-income households cut back on essentials in order to pay for electricity.
<a href="https://www.propertyobserver.com.au/https://www.abc.net.au/news/2012-06-14/energy-hike/4069678" target="_blank">The Salvation Army</a> recently found that in regional New South Wales, just over half the people are going without meals to pay for electricity. A third of these people could not afford to heat their homes.
In 2010, the <a href="https://www.wesleymission.org.au/Research/Financial_Stress/Report/Online%20report/The%20Wesley%20Report%20Oct%202010.pdf" target="_blank">Wesley Mission</a> concluded that more than two-thirds of financially stressed households were making sacrifices to meet electricity price increases, and 10% were unable to meet the cost.
Research by <a href="https://acoss.org.au/images/uploads/AJSI_Vol423.pdf" target="_blank">one of the authors</a> on older private renters under housing stress found the impact was often devastating; interviewees told of how they were unable to feed themselves adequately or replace essential items.
Social isolation was also a common problem. After paying for accommodation, electricity and telephone, there was no money left to engage in the world.
As one interviewee said, “Well, you sort of think what you can do with $2.50 [the cost of a public transport day pass]. That’s a loaf of bread type of thing.”
Besides the physical implications of inadequate nutrition, the psychological implications of housing stress and energy poverty can be profound. Many of the interviewees were plagued by constant anxiety, and depression was common. The not-for-profit sector is also reporting that these impacts of housing stress and energy poverty are becoming more widespread.
These are “real” live consequences of public policies on Australia’s 3.5 million low-income households. And they are, for the large part, being ignored by the political debate.
This article originally appeared on <a target="_blank" href="https://theconversation.edu.au/">The Conversation.</a>
Alan Morris is a senior lecturer in the school of social sciences at the <a target="_blank" href="https://www.unsw.edu.au/">University of NSW.</a>
Lynne Chester is in the department of political economy at the <a target="_blank" href="https://sydney.edu.au/">University of Sydney.</a>
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Housing stress and energy poverty undermining the wellbeing of low-income Australian households

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Darwin is the only capital city residential property market already into its upswing, according to property valuers at Herron Todd White.
The nationwide valuation firm says Darwin is already in the upward phase of its property cycle due to a “severe shortage of available property relative to demand”, a tightening rental vacancy rate and strong demand for new houses.
Furthermore the volume of house sales is increasing as new housing is built to meet demand.
Hotspotting.com.au’s Terry Ryder picks Darwin as the<a href="https://www.propertyobserver.com.au/nothern-territory/darwin-a-standout-market-for-property-investors-terry-ryder/2012092056694" target="_blank"> standout property market for property investors</a> due to its “compelling statistics on vacancies, rents and prices”
“The Northern Territory is evolving into a gas hub of international significance… at the same time, the territory government has sought companies to build and operate a marine supply base in Darwin,” says Ryder.
In its September building industry outlook report BIS Shrapnel forecast a solid improvement in residential building activity in the NT, with a 39% jump in building commencements forecast for 2012-13.
“The strength of the local economy will see migration pick up again, with work on the Ichthys gas project expected to ramp up in 2012-13 and beyond," says BIS Shrapnel.
“Hence despite an improvement in residential building the dwelling stock deficiency is expected to persist over the forecast period.”
Herron Todd White is also bullish about the Perth and Brisbane house and unit markets, with Sydney and Melbourne considered to have bottomed out.
Perth edges Brisbane in terms of the factors required for a recovery in property prices with a tightening rental market due to a shortage of available property relative to demand and a declining trend in the construction of new houses and units.
State of the property cycle for houses
<img src="/images/stories/2012/09/htwsept24.gif">
Source: HTW
 HTW assesses the Brisbane rental market as being balanced with a steady vacancy trend, “soft” demand for new houses and units and a steady volume of sales.
Both Sydney houses and units are at the bottom of the property cycle, according to HTW.
State of the property cycle for units
<img src="/images/stories/2012/09/htwsept241.gif">
Source: HTW
The Sydney detached house market appears to have moved quickly through the property cycle, with HTW assessing this market to be at its peak at the same time last year.
In comparison, the Sydney unit market was assessed as declining in the August 2011 monthly review and has taken a year to bottom out.
All the factors favour a recovery for the Sydney property market, with a balanced rental market for houses and a shortage of units to rent, says HTW.
In addition demand for houses and units is “fair”, with the trend in new construction and volume of home sales “steady”.
HTW assesses Melbourne houses to be at the bottom of the market or just beginning their recovery, with steady rental vacancy rate favouring landlords and steady demand for new houses and existing houses.
Despite the Melbourne unit market bottoming out, HTW says the unit market is drifting towards oversupply with soft demand for new units due at the same time as supply increases.
HTW assesses Hobart, Canberra and Adelaide’s property markets to be in a downswing.
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Darwin the only housing market currently in upswing, but Brisbane and Perth recovering: HTW

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Australia is performing better than most “advanced economies” but risks to its financial stability remain due to a concentrated banking sector heavily reliant on residential mortgages and "elevated" house prices, says the International Monetary Fund (IMF).
As part of its regular (every five years) assessment of the Australian economy, the IMF says the current macroeconomic policy stance is “appropriate” and should remain “accommodative” as the first line of defence against “near-term adverse shocks”.
While it says that risks to stability are primarily external (European debt crisis, a hard landing in China, a sharp fall in commodity prices), it warns that the banking system remains “highly concentrated and interconnected”.
“The four major banks are systemic, with broadly similar business models, and their use of wholesale and offshore funding, even at reduced levels, remains a risk.
“Residential mortgages are the banks’ single largest asset but household debt is high and house prices are elevated.
“However, these are long-standing structural issues that will remain sources of risk over the medium-term, and several factors, including relatively low household leverage, mitigate this risk.”
While the IMF says stress testing indicates that the major banks are adequately capitalised and are likely to withstand large macroeconomic shocks, it says they would require “RBA liquidity support to withstand an extreme funding shock”.
“The sector faces the prospect of slower credit growth as businesses and households continue to deleverage, and could take on riskier strategies in an effort to return to pre-crisis credit growth rates and maintain profitability.
“To further bolster financial system stability against these risks, we recommend that the authorities continue to emphasize intensive bank supervision and introduce higher loss absorbency for systemically important banks.”
The IMF warns of the potential impact of a “hard landing in China” being reduce demand for Australian mineral exports, worsening terms of trade, reduced household income, which it says could trigger a fall in house prices.
“This could in turn weaken consumer demand and growth, and negatively affect banks’ balance sheets. However, we consider this type of risk escalation to be a relatively low probability event.”
The IMF reassures that Australian authorities have the monetary and fiscal policy space to respond to near-term shocks, “with monetary policy serving as the first line of defence”
“The Reserve Bank of Australia (RBA) has the scope to lower interest rates and loosen monetary conditions to help buffer against a downside scenario.”
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Big four banks reliance on mortgages and 'elevated; house prices a risk: IMF

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The man who first tipped the RBA would start cutting rates in November last year now expects the central bank to resume cutting the cash rate by 25 basis points at its October 2 meeting, having previously favoured a November start.
Westpac chief economist Bill Evans is forecasting another 25 basis points rate cut in November and third rate cut in the 2013 March quarter taking the cash rate to an all time low of 2.75%
This represents a slight change from his Tuesday forecast, following the release of minutes of the RBA's September Board, which Evans said included “some significant signals that the Reserve Bank is close to cutting rates”
On balance, Evans said on Tuesday he expected the rate cutting cycle to resume in November, but that "the ground work has been laid for a move as soon as October".
He now joins three other economists – Shane Oliver from AMP Capital Investors, Stephen Koukoulas from Market Economics and Dominic Bryant from BNP Paribas Asia – who are also tipping a rate cut in October.
Also this week, ANZ Research shifted its view on the cash rate cut timings, and is forecasting rate cuts in October and November with an easing bias thereafter.
In today’s RBA bulletin, Evans explained how Westpac’s reasoning had shifted since the release of the September minutes on Tuesday (September 18)
“Our snap first take on the minutes of the September board meeting indicated that the board was close to a rate cut but probably not sufficiently close to bring the first move forward to October.
“In the analysis of the minutes I noted, “today’s minutes of the RBA’s September board meeting show some significant signals that the Reserve Bank is close to cutting rates ... the ground work has been laid for a move as soon as October... We assess that the bank is close to moving on rates but, in a close call, do not assess that there is sufficient evidence from these minutes to revise our view that the cuts are likely in November and December”.
But with time to further analyse the minutes Evans says the odds “now slightly favour an October move rather than waiting until November”.
“The aspect of the minutes which merits most scrutiny is the statement, 'The current assessment of the inflation outlook continued to provide SCOPE to adjust policy in response to any significant deterioration in the outlook for growth'," Evans says.
Evans says use of the word “scope” is significant.
“That word rang a few bells with us. It has been used sparsely but significantly in the past during easing cycles," he says.
“Since August 2008 there have been two easing cycles – August 2008 to April 2009 and October 2011-present. During those cycles there have been 20 board meetings – eight in the August – April period and 12 in the October-present period.
 
<hr class="system-pagebreak">
 
In the minutes the word “scope” has been used on six occasions in the key paragraphs on Considerations for Monetary Policy.
“Three coincided with the meeting where the decision had been made to cut.
“Arguably, the use of the word at that time emphasises its appropriateness for an easing cycle.” Some commentators have suggested the RBA will wait until the release of September quarter inflation data due out on October 24, but Evans says the CPI report tends to be more significant in a tightening cycle than in an easing cycle.
“There is less urgency to await the CPI when rates are being cut than when they are being increased. That makes the choice between October and November more complex than if the cycle was likely to be a tightening cycle.”
Evans also accepted that much of its analysis of monetary policy statements and minutes could be described as "pedantic", adding that Westpac Economics “certainly sees its primary contribution to assess the medium term outlook for the cash rate. 
“However, some of our customers are interested in the specific month to month timing of these moves and hence the attempt to put some analysis behind reasons for choosing particular months”.
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RBA to resume cash rate cuts in October, followed by November and one in March quarter: Westpac’s Bill Evans

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Mortgage comparison website Mozo has ended its mystery home loan deal, which promised those who signed up a discount of up to 1% off the standard variable rate of a big four bank.
The offer, which was launched on September 6, is no longer on the Mozo home page or in the home loan section of the website.
Mozo spokesperson Kirsty Lamont posted on Property Observer that having received “such a strong level of enquiries from borrowers that our first mystery deal has now closed, as the lender involved has already met their loans quota”.
“We’re working on bringing some new deals to the market again soon,” Lamont added.
The <a target="_blank" href="/news">big four bank involved in the mystery deal</a> was not revealed.
In an earlier email to Property Observer Lamont said Mozo had already handled refinancing and new loan enquiries for over $80 million worth of borrowings.
“Half of this has already progressed through the approval process,” she said.
Assuming an average mortgage size of $300,000, this would equate to around 270 loan deals provided by the mystery bank.
Lamont later confirmed that $80 milion worth of loans were being negotiated with170 borrowers, with an average loan size of around $500,000.
Anyone who did not get a phone call back from Mozo  might conclude that they did not request a large enough loan to entice the interest of Mozo or the mystery lender.
The Mozo offer placed no obligation on the borrower to take up the loan.
Once one of the 170 selected borrowers found out who the bank was behind the offer, it was up to them to decide whether they wished to progress to submitting a mortgage application.
Mozo claimed borrowers could save over $100,000 by taking up the offer based on the current Mozo mystery bank variable rate of 5.93% for a $500,000 loan, versus the current average big four bank standard variable rate of 6.82%, assuming a loan term of 25 years.
The dedicated url <a href="https://mozo.com.au/mystery-bank-deal">www.mozo.com.au/myster-bank-deal</a> was still functioning when we last checked.
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