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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Hotspot, a Campbellfield brothel and strip club, has been for listed for sale with hopes of up to $3 million.
<img width="470" src="/images/stories/2012/09/brothel.jpg">
The vendor, Donna Murdoch, is selling the property because licensing laws prevent madams from operating more than one brothel.
Murdoch, the madam of the Main Course in North Melbourne, had previously tried to sell the property in 2007, around the time the law was passed limiting brothel ownership.
Agent John Castran from John H Castran Pty Ltd says Murdoch was unmotivated to sell back then with hopes the laws would be changed.
It has been sitting idle for the last 18 months as the laws were enforced.
<img width="470" src="/images/stories/2012/09/brothel3.jpg">
Despite sitting idle, the property has been extensively renovated in that time.
“If you and I went down there now and flicked the lights on you would not believe it,” Castran says.
“You couldn’t spend money renovating it if you tried.
“It’s absolutely bloody unbelievable.”
The new renovated property is being sold fully furnished and comes with all required liquor and sex licences.
It is being marketed as a three-way investment, comprising the brothel, strip club and bar operations.
“It’s a three in one. A one-stop shop,” says Castran.
<img width="470" src="/images/stories/2012/09/brothel2.jpg">
They have been operated as separate businesses, allowing it to be one of the few brothels in Melbourne with a drinking venue.
The brothel is located upstairs and has six bedrooms, three with spas. With ground-floor entry, the brothel has a foyer, office and reception waiting area.
<img width="470" src="/images/stories/2012/09/brothel5.jpg">
The ground floor of the venue has a fully fitted bar lounge, which is licensed for explicit entertainment, a sports bar, kitchen, office and outdoor beer garden. The lounge bar has several load-bearing poles.
Close to the Hume Highway, it comes with secure fencing and 24 carparks.
Castran has been marketing the property towards potential owner-operators, saying very few brothels are actually rented premises.
“I’ve learnt a lot about the industry.”
“I haven’t made a call about the rent. These days basically all brothels are owner-operators. They used to be landlord and operator deal, but that’s rare now.”
He says there has been significant interest in the property.
The liquor licence allows a maximum of 300 people from 11am to 6am on Sunday to Thursday and from 11am to 7am on Friday and Saturday.
“It’s got a pretty amazing liquor licence.  You just can’t get them anymore.”
“They’re hard to get now. There’s more shutting down than being opened.”
The 1,178-square-metre property goes to auction on September 28 at noon, and it sounds like an auction not to miss.
“We’ve got some dancing girls coming in for the auction.”
“It’ll definitely be open for inspection, so to speak.”
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Campbellfield, Melbourne, brothel listed for auction with $3 million hopes

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If you can get past the headlines, things – real estate wise – are definitely looking up – but you might need your head read if you’re planning to sell an property soon, depending on where it is and when you bought it, of course.
Some pretty low forced sales in Melbourne (for example) have caused many investors to desert a sinking market – dropping hundreds of thousands of dollars in the process. Weigh up the current low interest rates, and it might pay to tenant your worst investment as best you can, and wait out the storm.
Things are generally looking up in Sydney and Brisbane, although a sudden flood of stock in spring might make things tougher.
So what can you do if you have to sell in a tough market? There are five things you must do to win a sale sooner rather than later.
1) Wake up and smell the roses
I’m not your agent, and I’m not talking you down – but you need to be realistic on price. Yes, it might hurt. An overpriced property in a tough market will sit there, draped in cobwebs, while its vendor dreams of better times. See what other properties are selling for, then take a good hard look at yours. No one wants to take a hiding from a bargain-hunter in six or 12 months’ time.
2) Present it like you mean it
In a tight market, you need to knock the socks off every buyer who comes through the door. Make it clean as a whistle, leave no stone unturned in the garden – and please, do not forget the windows, inside and out. Buy flowers for the kitchen before every open house. Aim for show-stopping perfection; you want your property to be remembered for good, not evil.
3) Promote it as best you can
Make sure the property’s very best feature is in the headline of the internet ad and any other ads you feel you want to pay for. Always get professional photos taken, but shop around and make sure you own the images if you change agents later. Ask your agent to do a letterbox drop, or offer to do one yourself.
4) Out with the tenants; in with the furniture
It’s a sad fact of life that your tenants are unlikely to share your personal financial goals. It’s even more likely they will not have the place looking ship-shape for each and every inspection, and the longer a sales campaign runs, the grumpier they’ll get. Aim to sell a property immediately after a tenancy – that way you can have free access to get the place cleaned and ready for sale, and your agent can conduct inspections at will. If your budget permits, try furnishing even just one or two rooms to really make a good impression. The living area and the main bedroom should do it.
5) Stay strong
If push comes to shove, only you can make the decision to cut your losses and meet the market, or hold on for a better offer that may or may not ever come. There’s a wealth of psychology to selling – and tough markets are tough, so don’t let it do your head in. If you can’t secure a sale in a time period within your comfort zone, have a backup plan – like re-tenanting the property beyond a certain date, or even taking it to auction. Listen to your agent, but make sure you’re in the driver’s seat.
Michael Matusik is the founder of <a href="https://www.matusik.com.au/" target="_blank">Matusik Property Insights</a>, which has helped over 550 new residential projects come to fruition.  Read <a title="blocked::https://www.matusikmissive.wordpress.com /" href="https://www.matusikmissive.wordpress.com%20/" target="_blank">Michael's blog</a>or follow him on <a href="https://www.twitter.com/michaelmatusik" target="_blank">Twitter</a> or connect via <a href="https://www.linkedin.com/in/michaelmatusik">LinkedIn</a>.
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michaelmatusik-49YzLvdmNv

Five tips for property vendors to secure a sale sooner rather than later in a tough climate

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Last week I bumped into an old client, Sunshine, at our local coffee shop. She looked wonderful with a baby on her hip, on her way to music lessons. When we first met about 10 years ago she was working with a large financial planning firm. I was meeting with her to do a presentation on what was then my new business.  Property Bloom had just launched and we had our first two clients, but I needed more and thought I’d present my property development project management service to a business that may help me find many more clients and fast.
Sunshine said she really liked the concept, so much so she decided to do a development project with us herself.  She was certainly the first financial planner I’d met who really walked the talk and who didn’t just promote boring old managed funds. She owned her first property at the age of 23 and accumulated 10 properties by the time she turned 30.  I really liked Sunshine, and we connected through property.
It was a great compliment for me that a financial planner saw merit in my new business. Here was a numbers person, a professional who basically helps others create wealth, wanting to work with me. I was chuffed.
So off I went and found her a great development site in the Hunter Region in NSW, a large corner block with an existing house we could renovate, and we built a three-bedroom duplex and completed a subdivision. She then went on to recommend Property Bloom to a few of her clients, and I was appreciative as this was instrumental in building my business in the early days.
I stayed in contact with Sunshine and watched admirably as she opened her own business, which quickly grew to one of Australia’s leading independent financial service companies.  On top of this she also wrote a fabulous book I love, called <a href="https://www.buypropertynotshoes.com/" target="_blank">Buy Property Not Shoes!</a>  It’s a girl’s guide to financial independence. 
A few years later, after starting a family, Sunshine decided to sell the financial planning business.  She wanted time to spend with her baby daughter and husband. This must have also given her time to think more about property, as it wasn’t long before she was converting one of her properties, an industrial warehouse located on the central coast of NSW, into <a href="https://www.theentrancebackpackers.com/" target="_blank">backpackers’ accommodation</a>. She managed to get a government grant to help fund this venture and created a higher use of this property than leasing it as a warehouse. She is so clever. 
During our quick catch-up she told me that she still holds the development that Property Bloom managed for her today. “It’s been so easy, always tenanted, and we’ve been slowly increasing the rents on all three properties, it’s now tracking at an 8.3% yield,” she told me. It was good to hear she was still benefitting from the development. We’d created thousands of dollars in equity on completion, the properties gave good depreciation and after all these years it was still a good investment for her. By using this development strategy in the Hunter Region, Sunshine was able to boost her portfolio by three properties for the price of a two-bedroom apartment in Sydney.
I’m looking forward to the next chapter of Sunshine’s story, I’m sure it will continue to include property in some shape or form.  I love this quote from her book:
”Wealth creation is not rocket science. In fact it is incredibly simple. Anyone can do it. You just need to put in place a few logical behaviours and habits that over time create an outcome you desire.” - Sunshine Estivo.
See, easy!
Jo Chivers is director of <a href="https://www.propertybloom.com.au/">Property Bloom</a>, which manages property development.</body></html>

jochivers-wq5Bp59R5a

Buy property, not shoes

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There were 717 sales in Perth for the week ending September 12, some 37% more than the same week last year, according to the Real Estate Institute of Western Australia. The most actively trades suburb was Scarborough, north of the river.
<img src="/images/stories/2012/09/reiwasept13.jpg">
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Perth sales up 37% on the same week last year: REIWA

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How do you like change? If you’re like most Australians, you probably prefer the certainty of the status quo, but there are some important changes taking place in our property markets that all investors must understand. 
You see, there a number of interesting things going on in our property markets at present, and a lot has to do with our levels of confidence. 
We’re not moving house as often.
The average Australian home owner now stay put for nine years, according to data to <a target="_blank" href="https://www.rpdata.com/">RP Data</a>. That's up from an average of 7.6 years a few decades ago. And it’s much the same for apartments – the average hold period has risen to 7.7 years, from about six years in 2000. 
RP Data research analyst Cameron Kusher suggests: "It appears that home owners are increasingly likely to keep their current properties rather than upgrade due to the significant cost." 
He believes one reason for the drop in housing turnover is that affordability remains an obstacle for many would-be buyers, curbing potential demand. Kusher also blames high stamp duty for making home owners less keen to change their residences.
I think there’s more to it than that.
As I see it, when we feel wealthy many of us like trading up and buying a bigger, more expensive home - even if we don’t really need more space. It’s a great feeling during property booms thinking our home, our castle, is increasing in value. 
On the other hand, in our current markets where the price of the average Australian home is in some cases falling and at best remaining flat, we tend to stay put. And if we need to upgrade we’re more likely to renovate our existing dwelling. 
According to RPData Melbourne led the nation in the average time people remain in their houses before selling (10.4 years up from 9.9 years 12 months earlier.) 
In Sydney, the average holding period was 9.8 years (up from 9.5 years 12 months ago) and over the same period. In Brisbane the average time increased to 9.1 years from 8.4 years. In Perth the hold time extended to an average of 7.9 years from 7.4 years, while in Canberra it extended to 8.7 years from 8.1 years. 
We’re saving our pennies.
The other big change happening is that we’re saving, not spending. We’re paying down our credit card debts rather than using our homes like an ATM.  And we’re renovating rather than moving house. 
Property analyst Michael Matusik put it well when he said we are becoming more prudent. 
But such a mindset comes at a cost. Property sales are down by a third against the past decade, and property values have fallen a bit. 
Matusik explains that in addition to prudence, we are buying different things – services, not goods. 
He suggests that maybe we already have many of the goods we really need, but when a society ages it uses more services. This is already happening and is best shown in the health sector, where new employment in this industry is up 260,000 since 2008.  This is twice as many new jobs as in mining!
It’s affecting our construction industry
Despite Australia’s population growth picking up and increasing by 302,565 people last year (a growth rate of 1.4%, which is higher than most developed countries) our prudence and the fact that we are staying where we are has put our housing construction industry into a tailspin.
The HIA recently reported that housing starts – a forward-looking indicator of building – plunged 12.6% in the first quarter of 2012 to the lowest level in years. This makes housing construction the worst-performing sector of the economy, and this is unlikely to pick up this year despite recent falls in interest rates.
It’s also affecting property investment sentiment.
In a recent report entitled Households' Appetite for Financial Risk the Reserve Bank noted a change in household behaviour towards investments, including property.
It commented: "Surveys show a significant increase in the share of people nominating deposits and paying down debt as the 'wisest place' for saving and a decline in the share nominating equities and real estate."
So what should a property investor do?
Property cycles, in fact all economic cycles, are driven by fear and greed. While it’s important not to trivialise the extent of the changes that are occurring, it’s equally important to remember that every cycle brings downturns and times of opportunity.
In my experience, difficult economic times offer outstanding opportunities for those who are prepared.
If the “end of the world as we know it” merchants are wrong – and they always are – then your decision to take prudent action when all around you are fearful and to invest when everyone else thinks it's crazy will prove to be the kind of insight that truly great investors apply.
I don’t see us having a property market crash in Australia because our economy is doing well, our interest rates are relatively low, our population is growing and unemployment is low, we have a sound banking system and we are at the beginning of a protracted prosperous period underpinned by our resources sector. 
Unfortunately the current world economic problems won’t go away quickly, and we are entering a new era in the financial markets. But this is not a time to panic or make rash emotional decisions. It is a time to learn from history and control your financial future by investing wisely.
And guess what? While the optimists, pessimists and realists will argue whether the glass is half full or empty, the opportunist are going to drink it!
Michael Yardney is the director of <a target="_blank" href="https://www.metropole.com.au/">Metropole Property Investment Strategists</a>, a best-selling author and one of Australia's leading experts in wealth creation through property. He also writes the<a target="_blank" href="https://propertyupdate.com.au/category/property-investment/"> Property Investment Update blog.</a>
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What Australians' reluctance to move means for property investors: Michael Yardney

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A pick-up in new housing construction in Australia is at least a year off, according to forecasts by BIS Shrapnel. 
The economic and building research firm is forecasting 1.4% year-on-year growth in new private dwellings in the current 2012-13 financial year, but then a big jump of 10.6% growth in the 2013-14 financial year. 
This improvement will coincide with an overall pick-up in transaction activity in the property market as a modest recovery kicks in, according to BIS Shrapnel. 
The main beneficiaries of the pick-up are expected be Queensland, WA and NSW – with the first two benefiting from both a historical shortfall in housing construction relative to demand as well as the flow-on impact of overseas and interstate jobseekers taking up jobs tied to the mining boom. This is a new trend, contrasting with new immigrants previously heading to Melbourne or Sydney. 
Undersupply issues will drive the NSW recovery, says BIS Shrapnel.
However, Victoria will not undergo a revival in new housing construction due to a surplus of building from 2009 to 2011, mostly in new apartment projects in the Docklands and the inner city, the firm says.
South Australia is forecast to undergo a third consecutive year-on-year slump in new dwelling construction of 12% in 2012/13, before activity picks up by a modest 7% in 2013/14. 
BIS Shrapnel chief economist Frank Gelber says the new dwelling construction outlook for Tasmania and the ACT are particularly weak.
In the case of WA, the new housing boom will start early with a 26% year-on-year increase in 2012/13 followed by a 17% year-on-year rise in the following year. 
Queensland new dwelling commencements will pick up by 10% in 2012/13 and then by 30% in 2013/14. 
The new housing sectors in NSW and Queensland will also be boosted by the introduction of $15,000 state government handouts for first-home buyers purchasing or building a new home - with the former kicking in on October 1 and the latter already commenced.
 However Victorian dwelling commencements are expected to fall 14% in 2012/13 and then by a further 9% in 2013/14 due to ‘overbuilding in the short term” with BIS Shrapnel figures showing the state built around 49,000 new dwelling per year against demand of just 38,000. 
Gelber says the oversupply issue in Victoria is a relatively modest one and he expects Victoria to grow in line with a second housing growth spurt in the second half of the decade.
“Victoria is paying the price for being overly optimisic," he says. 
“The recovery in private dwelling building at the national level will be welcomed by the building industry, that is expected to remain under pressure due to a few more quarters of week private non-dwelling building and continued declines in public sector building – both dwelling and non-dwelling,” says BIS Shrapnel in its economic outlook report for September.
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New housing construction recovery a year off and will be uneven: BIS Shrapnel's Frank Gelber

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The number of fresh property listings is up, according to the first data on spring sales listings released by RP Data.
The total number of new listings has increased for the fifth successive week, jumping to 43,624 properties across the country.
<img src="/images/stories/2012/09/rpsept13.gif">
Source: <a target="_blank" href="https://www.myrp.com.au/">RP Data</a>
“As spring progresses the increase in new listings is likely to continue each week,” the report finds.
While the number of new listings has risen across Australia, the number remains well below that of a year ago.
New listings are 10.6% lower nationally and 13.6% lower across the combined capital cities for the year.
New listings in Queensland, WA, NT, ACT and Tasmania are all above levels one year ago, but the number is down in NSW, Victoria and South Australia.
The total number of homes advertised for sale across Australia increased slightly last week after eight consecutive weeks of falls.
Last week there were a total of 279,882 homes listed for sale nationally and 126,936 properties across the combined capital cities.
“Total listings remain higher than they were at the same time last year however, the differential has been moderating over recent weeks,” the report finds.
“At a national level, total listings are 4% higher than they were a year ago while across the combined capital cities they are just 0.1% higher.”
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Spring's fresh listings create fifth consecutive weekly national boost: RP Data

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The Reserve Bank is closely watching the housing market and will cut rates until they spark a recovery in the sector and other non-mining sectors, according to BIS Shrapnel chief economist Frank Gelber.
Speaking at the BIS Shrapnel September economic outlook conference, Gelber said he expected there would likely be two more rate cuts in the current cycle, though officially the research group’s position is only one rate cut.
Gelber said there had been some internal debate within BIS Shrapnel about interest rates.
“We need an undersupply of housing and an interest rate trigger to spark a recovery,” Gelber said.
“We need more rate cuts to help the housing sector, which is the sector the RBA is most closely looking at.”
He said interest rates in Australia were currently very high compared with other first-world countries, meaning the RBA had the ability to reduce them to stimulate housing and other non-mining sectors.
However he expected the Australian dollar to continue to remain strong over the next two years, unless there were an unlikely collapse in commodity prices – bad news for trade-exposed sectors like manufacturing, tourism and education services.
Gelber said he believed the mining boom had at least two years of solid investment growth, but after that the picture was uncertain.
During this time other sectors, including real estate, needed to ramp up their investment for the next phase of growth, said Gelber.
According to BIS Shrapnel, real estate is growing at around 3.2 per annum, compared with GDP of 3.7 – performing in the middle range of growth, with the strongest sector being wholesale trade (6.9%), with mining at 4.9% and the weakest being manufacturing – falling 3.1%
"There are huge disparities in sectors," Gelber said.
However, Gelber said that states like Victoria, which now had an oversupply of housing due to be too overly optimistic in the past, would miss out on the next phase of growth for the housing sector.
He expected the beneficiaries of the next growth phase to be the mining states of Queensland and WA, with NSW also benefiting.
“All the other states will miss out.”
Gelber said Tasmania was particularly badly off without any major investment or projects to sustain it.
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Two more rate cuts likely in this cycle, but Victoria to miss out on next phase of housing growth: BIS Shrapnel’s Frank Gelber

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Confusion is the theme of most questions I get from property consumers. 
People seeking to invest are befuddled by two major factors: conflicting advice and media misinformation. 
The greatest area of confusion relates to where they should buy. Capital cities v. regional centres. Hill change v. sea change. Inner city v. outer suburbs. The lure of high returns and capital growth in mining towns, against of a chorus of “the mining boom is over” media sound bites. 
What do you believe? Or, more to the point, who do you believe? 
Wannabe investors have an unerring ability to accept advice from all the wrong places, including family members, friends with strong opinions, professionals who aren’t property specialists and advisers with vested interests in pushing them in a particular direction. 
Here’s my three-step process for sorting through the static and finding some wheat among the chaff. 
<ol>
<li>Stop reading newspapers</li>
<li>Challenge advisers</li>
<li>Do your homework </li>
</ol>
People usually think I’m joking which I tell them that Rule #1 for successful property investment is to stop reading newspapers. I’m deadly serious. 
Newspapers contribute nothing to the process of information gathering for property investors. They just fill people’s heads with misinformation and negativity. They’re a core reason why consumer confidence is so low in Australia. 
Despite everything people know about the pessimism and beat-up tendencies of newspapers, they still tend to take what they read as fact. They absorb headlines and five-second grabs on television and it becomes part of what they think is true. 
When it comes to information about real estate, newspapers are deadly. Most of the real estate content of metropolitan papers is written by people with no credentials. Much of it comes from a press release re-write, so propaganda is recycled as fact. And the recycling process is handled by non-experts. 
This week’s data on home loans is an example. The reality depicted in the ABS figures is that the number of home loans approved this year has generally been higher than last year. The latest month for which data is available, July, showed a 2% improvement over July last year. 
That’s been the trend all year: moderate improvement over 2011. 
But newspapers across Australia reported it as a decline (July was marginally lower than June), with comment that the figures were evidence of market weakness. Several articles featured the word “crisis” prominently. 
Why did they report it that way? Because the builder lobby groups, such as Master Builders Australia and the Housing Industry Association, pumped out their usual pessimistic press releases, and most newspapers ran with that. Journalists will always be attracted to a negative angle, no questions asked. 
If you’re serious about investing, you need to stop reading this rubbish. The internet, which has many specialist websites with quality information (yes, including mine, so feel free to challenge me), should be the primary tool for people seeking real estate education. Newspapers, increasingly, are redundant. 
Rule #2 is to challenge anyone presenting himself/herself as an adviser. Firstly, do they have any credentials to speak on real estate? I find many people confuse celebrity with expertise. The assumption is that if someone’s appeared on TV she/he must be an expert. Often, they’re not. 
Advisers also need to be grilled about their vested interest in the advice they’re giving. Many professionals, including accountants and financial advisers, are receiving big kickbacks from developers for steering their clients towards off-the-plan apartments. 
Whenever an adviser suggests investment in a particular market sector, consumers need to dispute that too. Quite simply, ask for evidence. Ask them what research they have to show that this is the best place to buy. If they can’t produce any, get another adviser. (As I said earlier, feel free to challenge me on my views.) 
One of the great furphies is that you must invest in “prime” real estate. Prime is usually defined as the inner-city suburbs. Anyone with the gift of the gab can mount an apparently plausible argument for the supremacy of the “quality” suburbs. 
That’s until you look at the figures. Most of the elite suburbs of our major cities have miserable records on capital growth. They’re highly volatile markets that seldom make money for investors. 
This is something I’ve research repeatedly over the years. With rare exceptions, the cheaper areas outperform the expensive ones on long-term capital growth. 
The recently reported sale of a Sydney mansion in Vaucluse is one of many examples. The “Hollywood-style” mansion sold for a reported $11.75 million. The vendor had paid $8.5 million in 2002 and, at face value, it looks like they made a few million. But the capital growth was an average annual rate of just 3.14%. 
That’s a similar outcome to my research into re-sales of homes in Wolseley Road, Point Piper, regarded by some as the most prestigious address in Sydney. The average capital growth rate was 3% a year, among the worst in the nation. 
Next time someone recommends one of these “prime” locations, challenge them. Ask for evidence to support the claim that “quality” property out-performs. The figures will show the opposite. 
At the end of the day, it all comes down to Rule #3: investors have to do their own research. Anyone who goes into the expensive business of property investment based on someone else’s advice, without doing any personal legwork, deserves the poor result that so many people get.
Terry Ryder is the founder of <a target="_blank" rel="nofollow" href="https://www.hotspotting.com.au/">hotspotting.com.au</a> and can be <a target="_blank" rel="nofollow" href="https://www.twitter.com/hotspotting">followed on Twitter</a>.
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Three things property investors must do to separate the wheat from the chaff: Terry Ryder

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Italian luxury fashion house Ermenegildo Zegna Group is joining the prestige leasing uptake on Brisbane's Edward Street.
Known  for specialising in men’s clothing, the 380-square-metre store will be split over two levels on its early 2013 opening.
The store owned by Aria Property Group was leased in a deal through CBRE agent Michael Hanscomb, who introduced the two parties.
Zegna has signed an eight-year lease for the store, which will include a 12-metre high façade onto Edward Street.
“We are very excited to bring another of the world’s premium brands to Brisbane,” says Aria Property Group general manager Michael Zaicek, as reported in the Australian Financial Review.
The Brisbane store will be the third Australian store for Zegna, with a two-story flagship store in Sydney’s Westfield shopping complex on Castlereagh Street and a boutique located on the Paris end of Collins Street in Melbourne.
The high-end retail strip Edward Street plays host to an array of luxury brands, and according to research by Cushman &amp; Wakefield, Edward Street rental levels are sitting at approximately $4,500 per square metre for super-prime level.
The new Zegna store will be located at 155 Edward Street and will be within metres of luxury stores Hermes, Montblanc and Hugo Boss.
“When the luxury brands start to cluster, it really brings momentum to the area,” says Zaicek.
Zegna has more than 560 stores in 87 countries.
Fashion label Montblanc was the most recent luxury brand to take space at the Paris-inspired Edward Street locality, having signed an eight-year lease in the Aria building.
Montblanc was previously located in Queens Plaza on Brisbane’s Queen Street Mall, but has now relocated next door to French fashion house Hermes at 171 Edward Street.
Famous for its luxury writing instruments, watches, jewelry, leathers goods, fragrance and eyewear, Montblanc is feeling comfortably at home in the competitive Edward Street.
“The Brisbane boutique is the newest up-to-date international Montblanc concept boutique, which promises to take customers on a luxurious journey, allowing them to become immersed in the heart and soul of the Montblanc brand,” says managing director Leon Mervis.
Montblanc received an extensive fit-out of the 127-square-metre Edward street location, which is nearly double the size of its previous boutique in Queens Plaza.
According to research by Cushman &amp; Wakefield, Edward Street rental levels are sitting at approximately $4,500 per square metre for super-prime level. This pricing is on par with Bourke Street in Melbourne.
The luxury Edward Street does not compare with that of Pitt Street Mall in Sydney, though, where retailers are paying $9,910 per square metre.
Montblanc currently has four luxury boutiques in Australia, two in Sydney, one in Melbourne and one in Brisbane.
Terry Lay, Colliers International retail leasing manager, negotiated the Montblanc deal for the ARIA Property Group.
“Being in such high demand it is not often that space becomes available for lease on the street, so Montblanc was lucky to secure this spot,” says Lay.
Lay says big-name brands have come to realise tenancies closer to Elizabeth Street offered more desirable foot traffic.
“Montblanc saw the benefit of being positioned amongst all the luxury brands such as Hermes and Gucci on the Edward Street strip,” says Lay.
Edward Street also plays host to Gucci, Georg Jenson and Watches of Switzerland.
Lay explains that retailers from the Gold Coast are choosing to relocate to the Brisbane CBD, as it is seen as an untapped market.
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