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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Television’s architecture darling Kevin McCloud is doing the interview circuit here in Australia to promote his upcoming appearance at Melbourne’s Grand Designs Live running this weekend (September 21-23), but he hasn’t tweeted since April 19.
<a href="https://www.propertyobserver.com.au/https://twitter.com/Kevin_McCloud/status/193246510379573248" target="_blank"><img src="/images/stories/2012/09/mccloudtweet.jpg"></a>
He had been active over late 2010 and 2011 but somewhere along the interest his interest in the social media platform waned.
He joined in October 2010, “partly under duress”, as someone was impersonating him.
Grand Designs Live is billed as a “home show like no other”. The expo is running in Sydney and Melbourne, but McCloud will only be appearing in Melbourne.
The live show has been running an active Twitter account with a strong emphasis on Kevin McCloud.
<a href="https://twitter.com/GDLive_Aus" target="_blank"><img src="/images/stories/2012/09/grandtweet.jpg"></a>
He will be speaking alongside Peter Maddison, an Australian architect, who will be hosting the Australian remake of McCloud’s popular home-building television show Grand Designs.
Staff at North Melbourne cafe Twenty&amp;Six Espresso were gushing when McCloud visited their establishment.
<a href="https://twitter.com/TwentyandSix" target="_blank"><img src="/images/stories/2012/09/twentysixtweet.jpg"></a>
Peter Maddison hasn’t tweeted since June  having run his account primarily to spruik the local TV show. He tweeted 48 times between October 2010 and June this year.
<a href="https://twitter.com/P_Maddison_GDA" target="_blank"><img src="/images/stories/2012/09/madisontweet.jpg"></a>
 
The Lifestyle Channel has been posting sneak peak previews for its upcoming October season of Grand Designs, which will include <a href="https://www.youtube.com/watch?v=e3I9fIGIMl4&amp;feature=youtu.be&amp;noredirect=1" target="_blank">Mansfield</a> and <a href="https://www.youtube.com/watch?v=3HQALjVSQCs&amp;noredirect=1" target="_blank">Balnarring</a>.
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awalsh-7Ub9EypybQ

Kevin McCloud and the world of Twitter: Tweet of the day

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The premises of popular Melbourne café Oli &amp; Levi at the end of the Coromandel Place laneway in the Melbourne CBD failed to attract any bids at auction yesterday.
Try as he might auctioneer David Scholes could not extract any bids from a room packed with potential investors attending the Burgess Rawson portfolio auction at Melbourne’s Crown Casino.
The 40-square-metre café was expected to sell at auction around the $570,000 mark (a yield of around 7.4%), with Scholes trying to cajole investors by telling them the café served “300 cups of coffee before lunch”.
<img src="/images/stories/2012/09/olilevi1.jpg">
However there was no interest at $500,000, $480,000 or $450,000, and the cafe premises was passed in on a vendor bid of $550,000.
Buyers might have held off in the hopes of negotiating a cheaper purchase price post-auction given the café was advertised with tag line "immediate sale required" and had received expressions of interest prior to auction.
It was marketed by Jamie Perlinger and Raoul Holderhead of Burgess Rawson.
The café at 20 Coromandel Place on the ground floor of the Coromandel apartment block pays rent of around $40,600. It is open from Monday to Friday for breakfast and lunch, and Property Observer can attest that the cappuccino ($3.50) and rhubarb tart ($1.50) are well worth a visit.
<img src="/images/stories/2012/09/olilevi2.jpg" width="470">
Coromandel Place is a dead-end laneway that runs off Little Collins Street in between Exhibition and Russell streets.
 
<hr class="system-pagebreak">
 
The café is surrounded by warehouse-style apartments, and there are currently no other retail or eateries in the laneway with the shop next door vacant.
<img src="/images/stories/2012/09/olilevi3.jpg" width="470">
The 90-apartment Coromandel Place tower was completed in 2011 featuring one- and two-bedroom apartments measuring between 47 square metres and 51 square metres, with most owned by investors.
It is noticeable for featuring moveable internal walls. It was developed by VICLAND Corporation and designed by Bruce Henderson Architects. A one-bedroom apartment in the complex can be bought for around $390,000.
An August 2012 retail survey by Savills finding that food services retailers are bolstering Melbourne CBD’s retail leasing market.
Savills' Spotlight on Melbourne CBD Retail survey found the retail vacancy rate as of August 2012 to be just 5.1%, almost unchanged from nearly three years ago despite “the much-discussed retail sector turmoil”.
Report author and Savills Victorian head of research Glenn Lampard says the research demonstrates that an apparent downturn in retailing is not reflected in vacancy data but confined to particular sectors of the market, including those facing the increased competition that internet retailing had produced.
“What we are seeing is a re-organisation of the deckchairs with department stores, big box retailers, and those stores appealing to the discretionary spend, especially fashion, declining in number while food and beverage retailers are taking up the slack,’’ he says.
Savills’ retail directors Michael Di Carlo and Jeremy Marmur say the amount of activity in the leasing market also revealed evidence of an evolution in CBD tenancy mix.
“We’ve done 20% more deals in the period January to August than we did over the same period in 2011," says Di Carlo. 
“What that says is firstly, that the retail market is a lot less sluggish than the headlines would suggest, but with a significant number of those new deals falling to food and beverage retailers, there is now underway a trend towards a real change in CBD tenancy mix,’’ says Di  Carlo.
Recent leases signed by food sector retailers in the Melbourne CBD include South Melbourne takeaway icon South Melbourne Market Dim Sims, which signed its first CBD lease at 26 Elizabeth Street.
Well-known Melbourne restaurateur and chef Marco Santucci agreed terms on a new 400-square-metre lease at 31 Flinders Lane, and a long-standing Hawthorn café has taken a Hardware Lane lease.
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lschlesinger-FZcF9M3vE6

No investor appetite for premises of Melbourne laneway café Oli & Levi despite revival in food-sector leases in CBD

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If investors want to buy a home in Adelaide for under $300,000 they have two main options, according to Herron Todd White.
They can buy a three-bedroom house 25 kilometres from the city or a two-bedroom unit five kilometres from the city, according to the September month in review report.
“For $300,000 you could purchase an older three-bedroom dwelling of around 100 square metres on around 700 square metres of land or a newer three-bedroom dwelling that is possibly a little larger on a smaller lot of around 300 square metres located within the outer northern or southern suburbs,” the report says.
“These suburbs would include Morphett Vale, AldingaBeach, and Seaford Rise in the south and in the north the suburbs of Elizabeth and Salisbury and surrounding areas.”
The report highlights <a href="https://www.propertyobserver.com.au/https://www.thehomepage.com.au/property/residential/7-rochester-drive-salisbury-heights/502338">a three-bedroom home in Salisbury Heights</a> (pictured below), which recently sold for $299,000.
<img src="/images/stories/2012/09/rochester.jpg" width="470">
The sale is very close to entry-level price into the Adelaide market, according to the report, with detached dwellings at between $250,000 to $300,000.
The report does warn that buying in the outer suburbs of Adelaide means a possible risk of compromising capital growth as well as a potential for rising vacancy rates.
“Often built from the 1960s to 1980s many of these homes are now dated and would respond well to upgrading allowing for the potential of value-add in the future.”
For units, $300,000 will buy a two-bedroom unit within five kilometres of the CBD or in beachside suburbs including Glenelg and Henley Beach, with a significant proportion of these being older-style units built in the 1970s and 1980s.
The report highlights a <a href="https://www.realestate.com.au/property-unit-sa-marleston-110106501">two-bedroom Marleston unit</a> (pictured below) that recently traded for $292,000.
<img src="/images/stories/2012/09/barnes.jpg" width="470">
The entry price for units in the Adelaide market is around $200,000 or even slightly less, according to the report.
“It is worth noting that at this very low end of the market the price of the dwelling is directly reflective of its quality and location. This price point (and slightly higher) in the Adelaide property market is the realm of first home buyer and investor.”
The report is upbeat about the Adelaide housing market, although it is somewhat flat.
“The Adelaide property market in the short term continues to be flat and limited growth is expected in the next 24 months.”
“Both of these property types are currently yielding around 4% to 5% gross.
“Relative to other investment prospects such as shares or long term saving accounts we think that property still remains a viable long-term investment.”
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Buying for under $300,000 in Adelaide will require a compromise on space or locality: HTW

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Landlords could soon have a legal obligation to ensure wooden decks are safe for tenants.
This follows the release of a findings from Rockhampton Coroner Annette Hennessy after an inquest into the tragic death of seven-week-old baby Isabella Diefenbach in May 2010.
Isabella died after falling from the deck of her parents’ rental home in Yeppoon, north of Rockhampton. She was being held by her father, Adam, when his foot fell through a rotted wooden plank on the house’s deck, causing Isabella to fall from his arms.
Hennessy recommends that current state laws be amended to ensure mandatory inspections are undertaken on decks that are 10 years old or more before a property is placed on the rental market, and that ongoing checks of decks are undertaken every three years thereafter.
She has also  called on the real estate industry to ensure wood rot is classified as an emergency repair – meaning any time this is identified in a rental property it must be acted on as an immediate priority.
Before Isabella's death her parents Adam and Jenny had made complaints to their real estate agent and landlord about the state of the deck.
In her report Hennessy said the Diefenbachs went to the real estate agent four times to have the floorboards fixed.
She said a carpenter was called in but had not done the repairs properly.
The legal requirements of landlords and tenants are contained in the Residential Tenancies and Rooming Accommodation Act.
Under the act, works deemed emergency repairs are any of the following:
<ul>
<li>a burst water service</li>
<li>a blocked or broken lavatory service</li>
<li>a serious roof leak</li>
<li>a gas leak</li>
<li>a dangerous electrical fault</li>
<li>flooding or serious flood damage</li>
<li>serious storm, fire or impact damage</li>
<li>a failure or breakdown of the gas, electricity or water supply to premises</li>
<li>a failure or breakdown of an essential service or appliance on premises for hot water, cooking or heating</li>
<li>a fault or damage that makes premises unsafe or insecure</li>
<li>a fault or damage likely to injure a person, damage property or unduly inconvenience a resident of the premises</li>
<li>a serious fault in a staircase, lift or other common area of premises, that unduly inconveniences a resident in gaining access to, or using, the premises.</li>
</ul>
In Queensland, the residential rental sector is managed by the Residential Tenancies Authority.
At the inquest real estate agent Ross O'Reilly said he was aware of some deterioration of timber on the deck before the incident, but said he felt safe while walking around.
He told the court he had not noticed a large hole in the deck.
In her report, Hennessy also called on O'Reilly's Real Estate to adjust its internal practices.
Gino Andrieri from Maurice Blackburn Lawyers, who represented the Diefenbachs at the inquiry, says the coroner’s findings are an acknowledgement that Isabella’s death could have been avoided if things had been done differently.
Hennessy’s other recommendations include that tenants to have greater access to information about their rental properties, including being allowed to access inspection reports to ensure they are confident the house they are living in is safe.
“These changes will require a range of industry bodies to work together to implement, but the priority for the Diefenbach family has always been to ensure lessons are learned and that something like this can never happen to another family," says Andrieri.
“We are hopeful today will see the start of this, right across Queensland’s real estate industry.”
 The Real Estate Institute of Queensland (REIQ) has acknowledged the findings, but having already spoken with the state government, has sought industry self-regulation along with compulsory professional development.
‘‘The Institute has made ongoing representations to the government during the lead-up to the proposed review of the Property Agents and Motor Dealers Act about the need for the introduction of an appropriate disclosure regime for landlords, as implied in the coroner’s recommendations,’’ he said.
‘‘Property managers are the intermediary between property owners and tenants and can often be perceived as having statutory responsibilities under the Residential Tenancies and Rooming Accommodation Act which in fact remain with the owner.’’
 
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Findings from inquiry into Rockhampton wooden deck tragedy likely to change landlord inspection requirements

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Buying a house in the cheapest suburb within 20 kilometres of the CBD will still cost at least $420,000 in Sydney, Darwin and Canberra, according to an RP Data report.
Granville, south of Parramatta, is the cheapest suburb within 20 kilometres of Sydney’s CBD, with a median house price of $445,424.
In Canberra, the cheapest suburb within 20 kilometres is Richardson, in the south, with a median house price of $452,540.
In Darwin, the cheapest suburb is Moulden in the south-west, with a median house price at $423,007.
Prices are significantly lower within 20 kilometres of the other capital cities, with Melbourne’s Dallas, in the north, at $288,702; Brisbane’s Gailes, in the south-west, at $239,700; Adelaide’s Salisbury North, in the north, at $229,601; Perth’s Maddington, in the south-east, at $298,297; and Hobart’s Bridgewater, in the north-west, at $174,464.
RP Data’s Cameron Kusher says unlike the unit market, house prices do tend drop in price the further out from the city buyers look.
“The most highly sought after areas of the city tend to be those which are close to the city centre as well as the most expensive in which to purchase a home,” Kusher says.
<img src="/images/stories/2012/09/afford2.gif">
Source: <a target="_blank" href="https://www.myrp.com.au/">RP Data</a>
Within five kilometres of the CBD, buying a house costs more than $500,000 across every capital city except Adelaide and Hobart.
Within five kilometres of the CBD, the cheapest suburb in Sydney is Waterloo, with a median house price of $607,518. This is followed by Melbourne’s Flemington at $599,785, Canberra’s Downer at $579,932, Brisbane’s Morningside at $533,066, Darwin itself at $508,292, Perth’s Carlisle at $506,339, Adelaide’s Renown Park at $387,573, and Hobart’s Warrane at $231,267.
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No suburbs with house prices under $420,000 within 20 kilometres of Sydney, Canberra and Darwin: RP Data

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Mystery flights and mystery hotel deals are popular. Why? Because for many people, not only does the price appeal, but there’s also a certain mystique attached to not being aware of where you are going.
But these "mystery" deals are only defined moments in time, so if we come away thinking we could have done better, or would have preferred a different experience, we can easily put it behind us and move on.
However, when you’re making the biggest financial decision of your life, do you really want any ‘mystery’ associated with it, particularly when it’s such a long-term and significant arrangement? After all, this is your financial security you’re dealing with here.
In my long career in the financial services industry I have always been a huge advocate of research. And when you are looking for a home loan or any other financial product, the best research is the research you do yourself.
There are some great financial services comparison websites out there where you can start that research and compare what’s available.
And in the course of that research, you will undoubtedly come across a variety of marketing offers you can take into consideration, along with your research.
One offer that recently stood out <a href="/news">was a "mystery" home loan deal</a>, which offered a significant reduction in the annual percentage rate of the big four banks, but did not mention the lender.
So what impact does this have on a borrower when they see such an offer, but don’t have all of the details?
Clearly they would find it attractive, but further research would show there are equally competitive rates aplenty in the mortgage marketplace.
There is no doubt that a low interest rate is the major priority for all borrowers choosing a home loan, but making that decision based simply on the interest rate is a common mistake, as there is much more to a mortgage product than rate alone.
And that’s because no two borrowers are the same.
We all have different needs and requirements for how we want our mortgage to perform for us. So when you’re looking for a loan, it has to be a personal decision not based on one thing, but on a range of aspects relating to how you manage your wealth through your different life stages.
Therefore, a borrower needs to also look at the fees, features, flexibility, structure and service attached to the loan - and once they do, there are many more questions to ask.
For example, are there low or no fees attached to the home loan?  What are the specific features and are they the most appropriate ones for my circumstances? And is the structure going to be flexible enough for what I may need now and into the next stage of my life?
However, above all else, not knowing the service proposition attached to a mortgage is a bit like marrying someone you’ve never met.
You need to take the time to choose wisely here, because the relationship with your lending professional can be one of the most significant in your life, particularly in regards to setting up an efficient and effective financial platform.
And yet, is it still often something people undervalue in favour of obtaining the lowest interest rate possible.
In fact, the expertise and guidance of this person can open up doors to wealth creation and deliver information that can save you money on interest, reduce your loan term and strengthen your overall financial position.
You should closely consider your lending professional as your first point of contact when enquiring about a mortgage, as this relationship is as important as the interest rate.
With many of us having complicated financial structures, it’s invaluable having the right lending professional there to advise you, educate you and above all empower you to become a better financial manager – and there’s certainly no one-size-fits-all solution.
Like choosing any partner, you need to know you can rely on someone to be there for you to take those next steps and never more than when your finances are involved.
In such a dynamic lending environment, there is much for borrowers to consider and explore – and there should be no mystery when it comes to choosing your mortgage.
Lisa Montgomery is CEO of <a href="https://www.resi.com.au/" target="_blank">Resi Mortgage Corporation.</a>
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There should be no mystery when choosing a mortgage: Lisa Montgomery

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Bankmecu has cut its variable rate goGreen home loan by 19 basis points, taking the rate down from 5.98% to 5.79%.
The bank’s basic home loan rate is 6.08%
The green home loan is available to finance homes rating seven stars or more according to the Nationwide House Energy Rating Scheme (NatHERS), which is managed by the Department of Climate Change.
The goGreen home loans are designed to encourage people to purchase, construct or renovate energy-efficient homes to achieve a minimum seven-star energy rating.  “We think that encouraging people to build more environmentally responsible houses is so important that we have reduced this rate outside the normal cycle of Reserve Bank announcements,” says the bank's managing director, Damien Walsh.
“Interest rates are an important cost consideration for consumers. If we lower the interest rates for green homes, we hope to make it easier for people to build and live in green homes."
Nationwide House Energy Rating Scheme (NatHERS) uses computer simulations to assess the potential thermal comfort of Australian homes on a scale of zero to 10 stars. The more stars, the less likely the occupants need cooling or heating to stay comfortable.
A dwelling can be rated before or after it is built. The rating depends on the layout of the home, the construction of its roof, walls, windows and floor, the orientation of windows and shading to the sun's path and local breezes and how well these suit the local climate.
Bankmecu is a customer-owned bank that was previously the credit union mecu.
It became operating as an APRA-regulated bank in September last year.
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Bankmecu cuts variable green home loan rate to 5.79%

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Source: <a target="_blank" href="https://www.myrp.com.au/">RP Data</a>
 
 
 
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RP Data's forthcoming auctions schedule for the week ending September 23

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The rental vacancy rate rose sharply in Sydney’s middle and outer suburbs over August to sit at or just above the benchmark 3% rate, according to figures published by the Real Estate Institute of NSW (REINSW). A market is considered to be evenly balance between renters and landlords at a vacancy rate 3%, but anything above 3% favours renters. In the middle suburbs (10-25 kilometres from the CBD) the vacancy rate increased by 0.7 percentage points to sit at exactly 3%, while in the outer suburbs (more than 25 kilometres from CBD) the vacancy rate rose 0.8 percentage points to 3.1%.
The inner-city suburbs rental market remained tight, with the vacancy rate tightening from 2% to 1.8% to give Sydney an overall vacancy rate of 2.7% (up 0.5 percentage points) – the city’s highest vacancy rate since January 2006.
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“Again we are seeing strong growth in available rental accommodation, which is obviously good news for prospective tenants,” says REINSW presidentChristian Payne.
“These latest figures are good news for tenants looking for rental accommodation in Sydney, as a higher percentage of available properties means even greater choice.
“Given this is the second month of strong growth, we will be looking towards the September data to see if a trend is emerging,” he says.
Outside of Sydney, the vacancy rate rose in Wollongong but fell in Newcastle. Wollongong’s overall vacancy rates increased 0.9 percentage points to 3.4%.
The Newcastle rental market remains the tightest NSW metropolitan region, recording a 0.4 percentage point decline in August to a vacancy rate of just 1.4%. On the central coast, the vacancy rate fell 0.4 percentage points to 2.3%. In regional New South Wales the rental picture was mixed, with significant variation across the state. “The Murrumbidgee recorded the lowest percentage of available rental properties at 1.0 per cent and Coffs Harbour recorded the highest with a vacancy rate of 4.7%,” says Payne.
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Sydney rental vacancy rate rises to 2.7% in August, with middle and outer suburbs favouring renters

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Small business specialist accountant Sue Prestney believes that many small business owners who had delayed their sales through the GFC and its aftermath will now put their businesses on the market. And she expects the bubble of baby boomers entering retirement to significantly increase the volume of businesses changing hands.
Prestney, a principal with accountants MGI in Melbourne, emphasises the tax and superannuation advantages that eligible small business owners have regarding the potential tax and superannuation for certain proceeds from the sale of their businesses.
First, the sellers can significantly reduce or eliminate tax on the sale of active business assets if eligible for small business CGT concessions. (See Strategy 1.)
Second, super contributions from the proceeds of small business assets that qualify for the CGT small business 15-year exemption or retirement exemption are excluded from the non-concessional contributions cap up to a lifetime limit of $1.255 million (for 2012-13). (See Strategy 2.)
Some vendors of small businesses go a step further and sell or contribute their business premises to their self-managed super fund to provide concessionally-taxed or tax-free retirement savings, depending upon their circumstances. (See Strategy 3.)
Prestney says the ability to make extra-large super contributions “really gives small business owners an advantage” over other super fund members. And she believes the latest halving of the cap on annual concessional contributions for members over 50 further accentuates this advantage. (From July this year, the annual concessional cap for all members is $25,000 – no matter their age.)
Superannuation auditor Chris Malkin points out that a small business vendor who is eligible for the special $1.255 million lifetime limit using proceeds from the sale could contribute a total of $1.43 million into super in 2012-13. (His calculations take into account the standard concessional and non-concessional contribution caps). This is compared to annual contribution limits totalling $175,000 for other members.
Malkin, consulting auditor of specialist superannuation auditor Baumgartner Superannuation in Melbourne, emphasises that eligible small business owners potentially benefit from the “double-whammy” of the CGT concessions and the extra-large limit on their contributions.
Here are five strategies or tips for sellers of small businesses to consider regarding their tax and superannuation advantages:
1. Check eligibility for small business CGT concessions
These CGT concessions – together with the 50% general CGT discount (applying to individuals and trusts) – often remove CGT on the sale of small business assets.
Only proceeds from the sale of so-called “active” business assets are eligible for small business CGT relief. (As Sydney tax lawyer Robert Richards, principal of Robert Richards &amp; Associates, explains in his column <a href="https://revcorplaw.com.au/active-assets/" rel="nofollow">Fiscal Thoughts</a>, “active” assets are basically those used or ready to use in the carrying out of the business. They include tangible and intangible assets such as goodwill.)
And a small business is only eligible for the small business CGT concessions if its turnover in the preceding financial year was under $2 million or the total value of the owner’s assets and those of “affiliates” do not exceed $6 million.
The net market value of the owners’ business assets, personal bank accounts, personal investment portfolios and personal investment properties – together with those of their business partners, spouses, children under 18 or any entitles or people under their control – are included in the $6 million asset threshold.
The four small business CGT concessions are:
<ul>
<li>The 15-year ownership exemption. If your business has owned the asset for 15 years and you are over 55 and retiring, no CGT is payable on any assessable capital gain. Prestney says small business owners do not have to apply for any of the other small business concessions if qualifying for this one because it wipes out the entire capital gain.</li>
<li>The 50% “active asset reduction”. This is a crucial and fundamental tax break – including for those continuing in another business. It halves the capital gain.</li>
<li>The small business retirement CGT exemption. A capital gain from the sale of a business asset is exempt from CGT up to a lifetime limit of $500,000 for each individual owner. For a couple, this would mean a $1 million exemption. If you are under 55, the exempt amount must be paid into super.</li>
<li>The small business CGT rollover relief. As Paul Banister, director of taxation services for accountants, Grant Thornton in Brisbane, writes in the Australian Financial Planning Handbook, published by Thomson Reuters, that this is a “last resort” following the sale of “active” small business assets that are being replaced by other active assets. CGT is postponed until the replacement assets are eventually sold.</li>
</ul>
2. Understand the opportunity for some small business owners to make extra-large super contributions
As discussed, super contributions from the proceeds of small business assets that qualify for the CGT small business 15-year exemption or the retirement exemption – see Strategy 1 – do not count towards the standard non-concessional contributions cap up to a lifetime limit of $1.255 million (for 2012-13). This cap is indexed.


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3. Consider holding your business premises in your self-managed fund
Some small business owners sell the trading side of their business to an external buyer and then contribute or sell their business premises at market value to their self-managed super fund.
Under superannuation law, business real estate – such as an office, shop or factory – is one of the few types of assets that super funds are allowed to acquire from members.
Once the assets of the fund begin to back the payment of a superannuation pension (including a transition-to-retirement pension), fund income and capital gains are tax-free. And after members turn 60, superannuation pension payments are no longer taxable.
If you are contributing the property to your self-managed fund as a non-cash contribution – perhaps it is jointly owned with your spouse who is also a member of your super fund – you should not overlook the annual superannuation contribution caps.
Significantly, Sue Prestney of MGI says business owners who sell or contribute their business premises to their self-managed super funds as a separate transaction should:
<ul>
<li>Check their eligibility for any of the small business CGT concessions on the transaction. She says the contribution of business premises to a self-managed super fund would qualify as a disposal for the purposes of the CGT concessions.</li>
<li>Check their eligibility for the small business super contribution lifetime limit of $1.255 million (for 2012-13), as discussed in Strategy 2.</li>
</ul>
Prestney urges business owners who are considering contributing or selling their business premises following the sale of the trading businesses to first get professional advice regarding the timing of the transaction. And she emphasises that stamp duty would be payable on the transfer.
As Prestney explains, some small business owners choose to sell their business premises to their self-managed super fund and then contribute the proceeds to the fund. And, where eligible, they make use of the small business CGT concessions and the special lifetime limit on contributions from the sale of certain small business assets.
4. Beware of the possible negatives of relying on rent from business premises to provide retirement income
Financial planners and superannuation specialists typically urge fund trustees to recognise the possible negative consequences if their retirement savings are heavily reliant on the profitability of a single, high-value asset. A broadly diversified investment portfolio spreads the risks and opportunities.
Prestney says a consideration for sellers of small businesses who are thinking about contributing the proceeds and/or business premises to a super is increasing concern that the government may reduce some of superannuation’s tax concessions. This has been widely discussed in the press during recent weeks.
“I have a theory that taxpayers should work with the best concession they can get at the time,” Prestney comments. But she urges business owners not to overlook the reality that governments sometimes cannot resist changing tax concessions – particularly in regard to super.
5. Decide well in advance how you will eventually sell your business to maximise the tax and retirement advantages
Prestney warns taxpayers not to assume they are entitled to the small business CGT concessions because they have a small business. She says that business owners should take professional advice at least a couple of years before a sale to see if any changes should be made to become eligible.
For instance, company shares in a small business may be regarded as “active” assets for the CGT concessions if the market value of all of the company’s active assets is at least 80% of its total value. Prestney says some restructuring of a company’s balance sheet may be necessary to become eligible for the concessions in such circumstances.
This article originally appeared on <a href="https://www.smartcompany.com.au/index.php" target="_blank">SmartCompany</a>.
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