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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Home insurance is a balance between minimising the cost of the insurance premiums paid and maximising the peace of mind that comes with knowing you’re adequately insured. Too often home owners focus only on the premium and are not even sure how a replacement cost estimate is calculated. A little knowledge goes a long way, as there are often associated reconstruction costs that have been overlooked. It’s important to understand the dangers of outdated replacement cost estimates and the breakup of the estimate itself.
Firstly, a replacement cost estimate (RCE) report is an estimate of the cost to replace a particular building in today’s economic climate. Of course the economic climate is not static, so the cost to build two identical properties over time varies based on a multitude of factors such as fluctuating material and labour. A home owner could be forgiven for estimating the cost to build a brand-new home on their block based on current costs advertised for project homes or the latest display homes at their local display centre. However, there are costs over and above the construction of a new house that must be included in a full replacement cost estimate. These include, but are not limited to:
1. The demolition and removal of the remainder of the original structure – a house destroyed by fire, for example, will not be left neatly packed away in a skip bin. There will be costs associated with removing and clearing the debris, which could include hazardous materials (like asbestos) if the property is of a certain age.
2. The cost of constructing the new building based on current planning constraints and building codes – what is built on the block at the present time may not necessarily comply with the current building codes if it were to be reconstructed. The property may require repositioning on the block, or it could have to be rebuilt subject to BASIX requirements.
3. Consultants and preliminaries fees – these include architects’ fees, costs associated with the development application and the like.
Additionally, you’ll need to consider cost escalations associated with the time it takes for planning, design and documentation, the calling of tenders and tender evaluation as well as the construction fit out period itself.
As you can see, the total value that a property should be insured for goes over and above a brand-new construction cost alone.
The risk of being underinsured exposes the home owner to significant losses in the event of a disaster. Even if the property only requires partial reconstruction, it’s possible to be out of pocket when the insurance company does not release the total insured value for the property.
A replacement cost estimate also works in reverse to ensure that if the replacement value of a building is overstated, it can be brought back in line with an appropriate current replacement cost to minimise the insurance premiums. Nobody wants to pay more than is necessary, and an RCE will identify if this is the case.
It comes back to a balance between ensuring the premiums are not based on an overstated replacement value, and confidence that you’ll not be out of pocket should the worst happen. A replacement cost estimate is the best tool to ensure the balance is achieved.
Mike Mortlock is a director of <a href="https://www.mcgqs.com.au/">MCG Quantity Surveyors</a> specialising in tax depreciation deductions for property investors.
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Beware of outdated replacement cost estimates when choosing home insurance

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The fall in commodity prices and the persistently high Australian dollar have raised the likelihood of an October rate cut, but a November rate cut is still more likely, says ANZ research.
"The RBA will also be acutely aware of the negative implications for the Australian economy of the fall in bulk commodity prices and the persistently high Australian dollar.
"At the margin, the announcement of additional US Federal Reserve policy easing, which lifted the AUD/USD back above 1.05, suggests that the pressures on both the mining and non-mining sectors of the economy from the currency-commodity divergence will persist for some time.
"We maintain the view that the RBA needs to ease policy further and expect the cash rate to be lowered by 50bps over the next six months. The odds of a rate cut in October have certainly risen in recent weeks, but for now we’ll stick with our call for a November easing," says ANZ.
The latest Bloomberg survey of economists is unchanged from the previous week with just three economists – Stephen Koukoulas from Market Economics, Shane Oliver  from AMP Capital Investors and BNP Paribas’s senior Asia economist Dominic Bryant – expecting the RBA to cut interest rates on October 2.
Were the RBA holding its monthly monetary policy meeting on Monday rather than last week, it would have cut the cash rate, Business Spectator columnist and former Gillard government economist <a href="/news">Stephen Koukoulas tweeted on Monday</a>.
AMP Capital Investors chief economist Shane Oliver says the  minutes from the RBA’s last board meeting (out on Tuesday) will be looked at closely to see how concerned the bank is about China and the fall in the iron ore price.
"Our assessment is that the RBA is shifting back towards an easing bias ahead of the resumption of rate cuts in October. The ongoing rebound in the $A, and a continuing flow of sub-par reading for things like business and consumer confidence is only adding to the urgency for more interest rate rate cuts," says Oliver.
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lschlesinger-FZcF9M3vE6

Odds of October RBA cash rate cut increase, but November still most likely: ANZ

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ANZ has left its variable mortgage rates unchanged today following its monthly independent interest rates review.
This follows the RBA leaving the cash rate unchanged at 3.50% on September 5.
The bank's standard variable mortgage rate remains at 6.8% per annum.
It's the fifth month in a row that the bank has not adjusted its variable mortgage rates since moving out of the step with the RBA in January.
On April 13 the bank lifted variable mortgage rates by 0.06 percentage points after the RBA left rates unchanged at its April 4 meeting.
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ANZ leaves variable mortgage rates unchanged following independent monthly review

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Ardent Leisure Group has agreed to buy Fenix Fitness Clubs for $60.9 million in a move that signals further consolidation in the health and fitness sector.
The deal follows <a target="_blank" href="https://www.smartcompany.com.au/leisure-and-gaming/050009-fitness-first-to-slim-down-by-selling-24-clubs-as-low-cost-gyms-grab-market-share">Fitness First's recent sale</a> of 24 clubs in a response to low-cost gyms grabbing market share.
Sources in the industry say Fitness First is desperately trying to offload some of its remaining clubs, but Ardent went for the Fenix clubs instead, seeing them as an opportunity to strengthen its group.
Ardent already operates Goodlife gyms and Fenix's 10 premium fitness clubs in Victoria and Queensland. Two more Victorian clubs in development stage will be rebranded to Goodlife gyms within 12 weeks.
The Fenix clubs have about 35,773 members.
The purchase will be funded through a fully underwritten $50 million equity placement and a $20 million share purchase plan expected to be completed by October 31, 2012.
Ardent chairman Neil Balnaves said the deal was a "strategic opportunity" to strengthen the position of Goodlife "in a core growth market".
"[It] is expected to positively impact the performance of the existing club portfolio through enhanced passport benefits," he said.
"Goodlife has consistently delivered above market membership and profit growth and will now enjoy equal No1 ranking in Melbourne with 19 clubs, together with the two Fenix clubs under development.
"Following the recent acquisition of the Fitness First South Australian portfolio Goodlife is also now well placed to capitalise on a more extensive product offering in South Australia."
In a statement to the Australian Securities Exchange Ardent, he said the acquisition represented a strategic opportunity to strengthen one of its strongest performing operating divisions and would add to earnings both before and after synergies.
Ardent's divisions include Dreamworld and WhiteWater World on the Gold Coast, AMF bowling alleys, marinas and the Texas-based Main Event entertainment arcades.
However, Goodlife was one of Ardent's few successful divisions last year with earnings up 21% in comparison to Ardent's overall 2011-12 which fell below expectations by 63%.
This article originally appeared on <a target="_blank" href="https://www.smartcompany.com.au/index.php">SmartCompany</a>.
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Ardent Leisure Group to buy Fenix Fitness Clubs for $60.9 million

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Mortgage comparison website Mozo is offering its members the opportunity to secure up to 1% off the advertised variable rate of a big four bank in a “mystery bank home loan deal”, but the deal does not seem much sweeter than what borrowers who take up advertised packaged home loan offerings can secure.
“This month we're excited to launch Australia's first ever Mystery Bank home loan deals, exclusively for Mozo members! Right now, a Big 4 Bank is offering Mozo members a secret rate discount of up to 1%, in an amazing value deal that could save you over $100,000,” says Mozo in its promotional material.
Savings are calculated 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% and assumes a loan term of 25 years.
The bank involved is a mystery, although it appears to be the Commonwealth Bank.
The comparison website has not revealed the identity of the lender, but calls made to the big four banks by the Herald Sun yesterday resulted in outright denials of involvement from Westpac and ANZ, while the NAB noted it had been keen to explore opportunities with Mozo but has "taken the decision that this is not commercially sustainable at this time".
Commonwealth Bank would neither confirm nor deny its involvement in the offer.
After publication by Property Observer this morning, a spokesperson for Commonwealth Bank said the bank would not comment.
<img src="/images/stories/2012/09/mozo.jpg">
Publicly, the Commonwealth Bank has an advertised standard variable rate of 6.8% with a full offset option.
It offers a 0.8% discount for all customers who take up a packaged offer ( a rate of 6%), which includes some savings on banking fees, a Mastercard credit card with no annual fee but also comes with an annual fee of $375. To be eligible loan balances must be at least $150,000.
Mozo managing director Rohan Gamble is promising huge savings of more than $80,000 over the life of a $500,000 loan or $277 a month when compared with the average big four bank standard variable rate.
But critics suggest the promotion appears to trivialise what is an important financial decision for most borrowers, comparing it with “ ‘mystery hotel’ deals – where five-star hotel rooms can be booked at a huge discount".
A press release issued by Mozo suggests the main winner will be the bank involved.
"The mystery bank service allows the banks to grab fast market share by offering time limited, exclusive deals to rate sensitive borrowers who want to be with a trusted lender," says  Gamble.
"In return, the banks get access to a new source of quality customers without having to broadcast cheap rates to the entire marketplace."
"Unlike mystery hotels, you do find out who the bank is before you apply," adds Gamble.  "So you have plenty of time to change your mind.
"But you won't find this level of discount being offered openly by any of the big banks.  And the rates are so good that you won't find them every day."
Research by Property Observer reveals that all the other major banks are also offering large discounts for borrowers who take up the package offerings.
In addition, rival mortgage comparison website RateCity, says there are almost 400 variable home loans in its database offering  a discount of up to 1.75% for either the life of the loan or a short period.
NAB offers borrowers a 0.7% discount off its standard variable rate for loans of $250,000 or more if they take up its package offering.
Westpac is offering a 0.9% variable rate discount for borrowers who take up its Premier Advantage Package offering. Total borrowings must be $500,000 or more.
ANZ is offering a standard variable rate discount of up to 0.8% for total lending of $500,000 and above and up to 0.7% off the standard variable rate for total lending under $500,000 as part of its Breakfree package.
To become members of Mozo and participate in the offering, borrowers only have to enter their contact details and await a phone call from a Mozo “home loan expert” – Mozo holds its own Australian credit licence – who will provide “factual information” about the loan and then refer borrowers on to the bank.
The offer is available for both new borrowers and those looking to refinance with participants asked to have details of their loan provider and home loan product, property details and employment details handy.
The discount applies to loans up to $1 million and is for a loan product that includes an offset account.
Mortgage products that include an offset account reduce the interest you pay on your home loan by offsetting the balance in your offset account against the balance of your home loan.
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Mozo offers borrowers up to 1% discount in gimmicky ‘mystery’ variable home loan deal seemingly through Commonwealth Bank

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Fewer Melbourne inner-city and middle suburban residential listings augers well for rising clearance rate and strong demand in the later months of spring, according property advisory group Wakelin.
“A slower-than-usual increase in new residential property supply in spring may well underpin prices and auction clearance rates in the inner and middle suburbs of Melbourne,” says Wakelin in a new blog.
“Our sense, as things stand, is that spring 2012 will be characterised by reasonably good demand.
“That's based on our experience of the winter market which saw robust competition amongst buyers at many auctions in our inner and middle suburbs off the back of improved affordability stemming from lower prices and interest rates.”
Wakelin says that from discussions with a “broad number of industry colleagues, it looks like supply will be tighter than usual at the start of spring, and that the increase in supply we characteristically see in October may not happen”.
“We could be looking at a late run of supply in November and early December,” says the firm.
If Wakelin is right about demand building and constrained supply, this should result in a substantial rise in auction clearance rates rise and “prices firming with the possibility of some early spring capital growth”.
Melbourne achieved an auction clearance rate of 61% from 466 auctions last weekend, with a median price of $710,000 for houses and $540,000 for units.
Momentum is building in September, with 680 auctions listed this weekend and 740 next weekend.
Wakelin, headed by Melbourne property analyst Monique Sasson Wakelin, expects that recovery is likely to felt first in areas where supply is relatively scarce and finite – “established houses and apartments in our inner and middle ring suburbs”.
“Avoid property where supply is plentiful and theoretically infinite such as high rise apartments in the CBD and properties on new estates in our fringe suburbs.
In terms of price, Wakelin expects the sub-$600,000 market to recover first.
"This is where first home buyers and most investors operate. First home buyers, in particular, benefit most from falling interest rates, given their reliance on borrowing and low equity."
Ahead of the spring selling season, Melbourne online residential listings increased by 5.9% to just under 51,194 properties for sale, according to data compiled by SQM Research.
This followed a July decline of 12.6% with listings coming to a total of 48,322.
Year-on-year, Melbourne listings are up 14.% - in August last year there were 44,859 properties listed for sale in Melbourne.
Burrowing down into the SQM data suggests Wakelin may be right on the inner city with postcode 3000 – the Melbourne CBD – showing 891 listings in Melbourne in August, with listings trending down since about March this year.
Click to enlarge
<a href="/images/stories/2012/09/sqmsept141.gif" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/2012/09/sqmsept141thumb.gif"></a>
Source: SQM Research
A more pronounced trend can be seen in the suburb of Kensington, about four kilometres north-west of the CBD, dating back to October last year:
Click to enlarge
<a href="/images/stories/2012/09/sqmsept142.gif" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/2012/09/sqmsept142thumb.gif"></a>
Source: SQM Research
Listings are also declining in South Yarra, just south of the city:
Click to enlarge
<a href="/images/stories/2012/09/sqmsept143.gif" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/2012/09/sqmsept143thumb.gif"></a>
Source: SQM Research
However some affluent suburbs like Toorak show a big jump in listings in August, well up on August 2011:
Click to enlarge
<a href="/images/stories/2012/09/sqmsept144.gif" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/2012/09/sqmsept144thumb.gif"></a>
Source: SQM Research
Wakelin says that spring is often viewed as a testing ground by prospective vendors and buyers and expects that if the property market perform wells in September performs well in terms of clearance rates and pricing, it may encourage other buyers and sellers into the market.
“A late run to Christmas may also set a positive tone for the 2013 market when it re-opens in early February. And this would augur well for prospects in 2013.”
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Strong spring selling season ahead for inner and middle Melbourne suburbs if supply remains constrained: Wakelin Property

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Immigration trends, vacancy rates, housing undersupply and employment prospects all favour Queensland and Western Australia to lead the next phase of housing market growth over the next two to three years, according to BIS Shrapnel.
But the stars are not lining up in Victoria, with BIS Shrapnel’s team of forecasters and economists tipping up to four years of pain and downturn for its economy and housing markets.
“There is a lot of pain to come for Victoria, and there is a danger of the state going into a longer downward cycle,” warns BIS Shrapnel managing director Robert Mellor.
The pessimistic outlook for Victoria was repeated by BIS Shrapnel chief economist Frank Gelber, who apologised for such a dark outlook for the state given his comments were made in Melbourne in front of Victorian building industry participants.
“The weakness we have seen in Melbourne so far is only just the beginning,” he says.
Gelber is also critical of the Victorian state government for pulling back on infrastructure investment and stimulus measures, including ending the $13,000 first-home bonus at the end of June.
The Queensland state government is also reining in spending and culling its civil service, but the state has the benefit of the mining boom and is also supporting new housing construction through the just-introduced $15,000 first-home owner construction grant.
Taking a look a recent immigration data, Angie Zigomanis, senior manager at BIS Shrapnel, says there is already evidence of a pick-up in overseas migration – not to the 2009-10 high of nearly 300,000, but expected to reach around 250,000 people by 2013-14. A drop in overseas student numbers due to the high Australian dollar will prevent migration reaching previous highs, he says.
“Of this increase, WA and Queensland are expected to see the biggest improvement as their economies post some of the strongest growth and also attract strong numbers of interstate migration,” says Zigomanis.
WA in particular is picking up a great share of new overseas arrivals – 20% currently, compared with a long-run historical average of 13%, according to ABS figures.
The rise in immigration will cause population growth to pick up from around 1.34% in 2010-11 to reach 1.73% in 2013-14, with proportionally greater shares of growth in WA and Queensland, says BIS Shrapnel.
Both these states, along with NSW, also have significant dwelling stock deficiencies, while Victoria has been building too many new apartments and houses.
<table style="width: 470px;" border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td width="137" valign="top">
 
</td>
<td width="479" colspan="4" valign="top">
Dwelling stock deficiency as at June of year (- indicates oversupply)
</td>
</tr>
<tr>
<td width="137" valign="top">
 
</td>
<td width="120" valign="top">
2011
</td>
<td width="120" valign="top">
2012 estimate
</td>
<td width="120" valign="top">
2013 forecast
</td>
<td width="120" valign="top">
2014 forecast
</td>
</tr>
<tr>
<td width="137" valign="top">
NSW
</td>
<td width="120" valign="top">
28,900 units
</td>
<td width="120" valign="top">
38,600 units
</td>
<td width="120" valign="top">
49,400 units
</td>
<td width="120" valign="top">
52,800 units
</td>
</tr>
<tr>
<td width="137" valign="top">
Victoria
</td>
<td width="120" valign="top">
4,700 units
</td>
<td width="120" valign="top">
-6,600 units
</td>
<td width="120" valign="top">
-12,700 units
</td>
<td width="120" valign="top">
-15,000 units
</td>
</tr>
<tr>
<td width="137" valign="top">
Queensland
</td>
<td width="120" valign="top">
4,900 units
</td>
<td width="120" valign="top">
14,900 units
</td>
<td width="120" valign="top">
29,900 units
</td>
<td width="120" valign="top">
45,400 units
</td>
</tr>
<tr>
<td width="137" valign="top">
South Australia
</td>
<td width="120" valign="top">
-2,100 units
</td>
<td width="120" valign="top">
-2,400 units
</td>
<td width="120" valign="top">
-1,500 units
</td>
<td width="120" valign="top">
-100 units
</td>
</tr>
<tr>
<td width="137" valign="top">
WA
</td>
<td width="120" valign="top">
2,300 units
</td>
<td width="120" valign="top">
16,900 units
</td>
<td width="120" valign="top">
33,800 units
</td>
<td width="120" valign="top">
46,000 units
</td>
</tr>
<tr>
<td width="137" valign="top">
Tasmania
</td>
<td width="120" valign="top">
-1,900 units
</td>
<td width="120" valign="top">
-3,100 units
</td>
<td width="120" valign="top">
-4,000 units
</td>
<td width="120" valign="top">
-4,100 units
</td>
</tr>
<tr>
<td width="137" valign="top">
NT
</td>
<td width="120" valign="top">
300 units
</td>
<td width="120" valign="top">
500 units
</td>
<td width="120" valign="top">
1,100 units
</td>
<td width="120" valign="top">
1,700 units
</td>
</tr>
<tr>
<td width="137" valign="top">
ACT
</td>
<td width="120" valign="top">
0 units
</td>
<td width="120" valign="top">
-1,200 units
</td>
<td width="120" valign="top">
-2,300 units
</td>
<td width="120" valign="top">
-3,200 units
</td>
</tr>
<tr>
<td width="137" valign="top">
Australia
</td>
<td width="120" valign="top">
37,200 units
</td>
<td width="120" valign="top">
57,500 units
</td>
<td width="120" valign="top">
93,700 units
</td>
<td width="120" valign="top">
123,500 units
</td>
</tr>
</tbody></table>
Source BIS Shrapnel andABS
BIS Shrapnel forecasts a 15,000 dwelling unit oversupply in Melbourne by the 2014 financial year, but in contrast a 52,800-dwelling undersupply in NSW, an undersupplyof 45,400  in Queensland and an undersupply of 46,000 in WA.
Also in WA and Queenslands' favour are relatively more affordable capital city housing markets and tightening rental markets. In Melbourne vacancies are rising, while median house and unit prices remain elevated.
"In a suburb like Morley, about nine kilometres north of Perth, the vacancy rate is 0.48%. People have to camp outside a property overnight with the hope of a getting a foot in the door,” says Zigomanis.
Also in Queensland and WA’s favour are strong jobs markets supported by the mining boom and businesses that service this sector – while Victoria has relatively little exposure to the resources boom.
The bottom line is that NSW and the mining states are at different stages of the property cycle than Victoria.
“Victoria and some of the smaller states and territories have supported residential building activity in recent years,” says BIS Shrapnel in its September 2012 residential property report.
“We are now starting to see the situation reversed as their economies slow and recent high levels of construction have created emerging oversupplies in those markets.
“On the other hand NSW and the mining states are coming off relatively low levels of residential building and their economies are set to show strong growth over [the next two-year] forecast period.
“With the demographic need for dwellings expected to pick up in line with stronger population growth in these states, significant stock deficiencies are beginning to emerge, particularly in Sydney.
“This will help drive an upturn in residential building  in these states over the forecast period, which will outweigh the falls experienced in the other states and territories.”
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WA and Queensland housing markets to get demographic boost, but four years of cloudy skies for Victoria: BIS Shrapnel

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11a Noelene Street, Fairfield West, NSW 2165
<img width="470" src="/images/stories/2012/09/noelene.jpg">
On a cul-de-sac with easy access to Fairfield Shopping Centre, this three-bedroom house is tenanted on a month-to-month basis for $420 per week, which listing agent Graham Ball of Ray White says is at market rent for the area. It was recently renovated and includes a study, which could be used as a fourth bedroom. 
Ball <a href="https://www.raywhitefairfield.com.au/pol/property/search.asp?f_propertyID=1934740&amp;xsl=4861&amp;f_st=1&amp;f_ct=&amp;f_ps=2&amp;p1=home" target="_blank">is marketing the property </a>with price hopes "towards $400,000", and if it sells for $390,000 it would secure an investor a gross rental yield of 5.6%, above at the median gross rental yield for Fairfield houses of 5%, according to RP Data. The gross rental yield does not consider the costs of maintaining the property, including council rates and other fees such as water bills and managing agent fees.
<a target="_blank" href="https://calc.washingtonbrown.com.au/wbdcalculator/calculator.aspx?RID=HPCAZOPTTT">Washington Brown</a> estimates the first-year tax depreciation deduction to be $5,000 and over five years to be $11,000.
The median house price in Fairfield fell 1.2% in the past year but rose 29.9% in the past five years, according to RP Data.
The property will be open for inspection Saturday, September 15 at 1pm and will go to auction Wednesday, September 26 at 6.30pm.
For more information about prices and yields in <a href="/news">Fairfield, see the RP Data suburb page.</a>
For another investment prospect going to auction this weekend, see page 2.
 
<hr class="system-pagebreak">
3/32 Sutherland Street, Hadfield, Vic, 3046
<img src="/images/stories/2012/09/sutherland1.jpg">
This three-bedroom Hadfield house includes polished floorboards, a diswhasher and high ceilings, and it is currently tenanted on a month-to-month basis at $1,452 per month. The tenants are keen to stay on, says listing agent Andrew Mizzi from Ray White. The house is so new it is still under the builder's warranty. 
Mizzi <a target="_blank" href="https://www.raywhite.com/vic/hadfield/839558/">is marketing the property</a> with price hopes of $300,000 plus, and if it sells for that price, that would secure an investor a gross rental yield of 5.8% at its current rent, well above the gross rental yield for Hadfield houses of 3.9%, according to RP Data. The gross rental yield does not consider the costs of maintaining the property, including council rates and other fees such as water bills and managing agent fees.
<a href="https://calc.washingtonbrown.com.au/wbdcalculator/calculator.aspx?RID=HPCAZOPTTT" target="_blank">Washington Brown</a> estimates the first-year tax depreciation deduction to be $9,000 and over five years to be $34,000.
The median house price in Hadfield fell 14.8% in the past year but rose 52.8% in the past five years, according to RP Data.
The property will be open for inspection on Saturday, September 15 at 4pm and will go to auction on Saturday, October 6 at 11am.
For more information about prices and yields in <a href="/news">Hadfield, see the RP Data suburb page.</a>
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cknowlton-QnEa6ntUYP

Friday form guide: Yields of up to 5.6% in Fairfield

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Buyers fossicking for discounted properties might strike gold on the NSW central coast. Or even gold bullion bars on Forresters Beach.
Six months ago a good Samaritan beachcomber found a gold bar worth $18,000 on Forresters Beach and turned it into the police.  Although the bar had a serial number, the police were unable to locate its original owner, and this week police handed the bar back to its finder. Talk about striking gold on the central coast! 
Five of the 10 most discounted properties in Australia are on the NSW central coast, according to SQM Research.
The property at 23 The Corso, Gorokan, has had its price hopes slashed to $440,000 plus this week, making it the eighth most discounted property in Australia. The vendors originally hoped for $680,000 when it was first listed almost two years (658 days) ago. 
"With 50% of the list now being occupied by homes from this region, it appears ... that the area is undergoing some serious price correction," says SQM Research director Louis Christopher. 
1
 <a href="https://www.domain.com.au/Property/For-Sale/House/NSW/Forresters-Beach/?adid=2008587390" target="_blank">6 South Scenic Road, Forresters Beach, NSW, 2260</a> (pictured)
<a href="https://www.domain.com.au/Property/For-Sale/House/NSW/Forresters-Beach/?adid=2008587390" target="_blank"></a>Days on the market: 707 Initial asking price: $2 million Current asking price: $1.1 million Reduction: 45%
2
<a href="https://www.realestate.com.au/property-livestock-qld-caboolture-7262420" target="_blank">19 Lychee Drive, Caboolture, Queensland, 4510</a>
<a href="https://www.realestate.com.au/property-livestock-qld-caboolture-7262420" target="_blank"></a>Days on the market: 832 Initial asking price: $949,000 Current asking price: $586,000 Reduction: 38%
3
<a href="https://www.domain.com.au/Property/For-Sale/House/NSW/Greendale/?adid=2008766488" target="_blank">202 Wolstenholme Avenue, Greendale, NSW, 2745</a>
Days on the market: 594 Initial asking price: $2.95 million Current asking price: $1.85 million Reduction: 37%
4
<a href="https://www.domain.com.au/Property/For-Sale/House/NSW/Green-Point/?adid=2008850003" target="_blank">3 Wharf Road, Green Point, NSW, 2251</a>
Days on the market: 546 Initial asking price: $950,000 Current asking price: $599,000 Reduction: 37%
5
<a href="https://www.realestate.com.au/property-house-wa-two+rocks-106211228" target="_blank">15 Gretel Two Rocks 6037</a>
Days on the market: 980 Initial asking price: $1.1 million Current asking price: $699,000 Reduction: 36%
6
<a href="https://www.realestate.com.au/property-house-tas-white+beach-106479093" target="_blank">588 White Beach Road, White Beach, Tasmania, 7184</a>
Days on the market: 832 Initial asking price: $780,000 Current asking price: $499,000 Reduction: 36%
7
<a href="https://www.domain.com.au/Property/For-Sale/Townhouse/NSW/Magenta/?adid=2007217761" target="_blank">1302 Birkdale Place, Magenta, NSW, 2261</a>
Days on the market: 1,537 Initial asking price: $700,000 Current asking price: $450,000 Reduction: 36%
8
<a href="https://www.domain.com.au/Property/For-Sale/House/NSW/Gorokan/?adid=2008670949" target="_blank">23 The Corso, Gorokan, NSW, 2263</a>
Days on the market: 658 Initial asking price: $680,000 Current asking price: $440,000+ Reduction: 35%
 
9
<a href="https://www.realestate.com.au/property-house-wa-armadale-105464925" target="_blank">99 Lowanna Way, Armadale, WA, 6112</a>
Days on market: 1,249 Initial asking price: $1.85 million Current asking price: $1.2 million Reduction: 35%
10
<a href="https://www.domain.com.au/Property/For-Sale/Penthouse/NSW/Bondi-Junction/?adid=2008805959" target="_blank">31 North Scenic Road, Forresters Beach, NSW, 2260 </a>
Days on the market: 406 Initial asking price: $2.3 million Current asking price: $1.5 million Reduction: 35%
 
SQM Research also offers a list of the <a title="SQM Research" href="https://www.sqmresearch.com.au/top100bargains.php" target="_blank">Top 100 Biggest Bargains in Australia </a>for sale.
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NSW bargain-hunters looking for discounted central coast property could find gold

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The Carlton at Vaucluse, a new 14-apartment boutique development alongside Rosa Gully and Diamond Bay Reserve, has secured seven sales.
Developed by RDA Property Group and built by HSN Construction, the apartment complex was designed by architects MPR Design Group, which was the winner of the Waverley Council public space contribution award this year for its project The Beach House in Bondi Beach. The site was bought for $2.1 million in a late 2010 delayed settlement acquisition. 
In a coveted oceanside pocket in Vaucluse, the pet-friendly apartments range from one-bedroom to a three-bedroom penthouse. 
“The concept that flows through all the apartments is the consistent theme of a smooth flow from indoors to outdoors,” says Brian Meyerson from MPR Design group.
“The most important aspect was to take advantage of the exceptional views.
“Keeping with today’s contemporary needs, means the kitchen area flows straight out into the integrated spaces of the living areas and dining spaces, which then flow seamlessly out to the balconies and outdoor living spaces,” Meyerson says. 
One-bedroom apartments are available from $795,000, two-bedroom apartments are available from $1,090,000 and the three-bedroom penthouse has a price tag of $2,395,000. Initial pricing was from $595,000. Two of the one-bedroom units remain for sale.
All 14 apartments have private balconies and terraces, and three of the apartments have private gardens.
The apartments have European oak floors, a stone gas kitchen with European appliances and travertine bathrooms.
Located at 19 Young Street, the seven remaining apartments are being sold by Ric Serrao and Jake Carter from Raine &amp; Horne Double Bay Real Estate. They have a scheduled late 2013 completion date.
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