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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Median house price across Australia's eight capital cities increased by 1.4% over the June quarter to a median of $519,768, according to the latest Real Estate Institute of Australia (REIA) Market Facts report compiled in collaboration with Bendigo Bank.
For the year to June capital city house prices are still down 3.1%, according to REIA calculations.
Canberra was the only capital city where house prices fell over the three months from April to June, recording a 5% drop to a median of $494,125, while Perth house prices were unchanged at $475,000 and Sydney house prices changed little, up 0.2% to a median of $642,425.
In its June quarter capital city house price update, the ABS recorded a 1.3% fall in Canberra house prices, compared with a 0.5% rise nationally.
Housing Industry Association ACT executive director Neil Evans said at the time that cheaper Canberra house prices might indicate that Canberra now had the right number of houses for its population.
''It's a difficult thing to pinpoint, but one thing I think is a major player … is when supply meets demand you might get drops,'' he told the Canberra Times.
In contrast to falling house prices, unit prices were up 2.4% over the quarter, with the REIA’s ACT institute pointing to a growing propensity among professional couples and singles to choose to live in an apartment complex.
The REIA recorded median house price decreases in all zones in the ACT, with the largest decline evident in the high-end inner-central zone – comprising Canberra North and Canberra South – down by 9.7% to a median of $650,000
Year-on-year, the inner central zone also recorded the largest drop of 12.2%.
The inner-south zone, comprising the Canberra suburbs of Woden and Weston Creek, fell 4.3% to $574,000; the west and north zone comprising Belconnen, Gungahlin and Hall fell 6.3% to $450,000, and the outer-south zone incorporating Tuggeranong fell 1.5% to $480,000.
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Melbourne house prices rose 2.9% to $535,000, while Brisbane managed a gain of 1.9% ($433,000) and Adelaide up 3.4% to a median house price of $395,000.
There were solid house price gains among the smaller capital city housing markets, with Hobart up 4.8% to a median $370,000 and Darwin house prices up 3.6% to $570,000.
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Hobart and Darwin were the strongest-performing unit markets over the quarter, registering gains of 5.9% and 4.8% respectively as the weighted average median unit price increased by 0.6% over the quarter to $429,558.
Among the larger capital cities, Brisbane was the strongest capital city unit market, registering a gain of 3.2% to a median of $376,500, with Melbourne unit prices up 1.9% to $450,000.
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REIA president Pamela Bennett says the national house price gain of 1.4% over the quarter was “good news for investors too with improving yields thanks to tight vacancy factors and the impact on rental returns coupled with lower borrowing costs”.
“Every capital city with the exception of Adelaide and Hobart experienced strong demand for rental accommodation during the June quarter. National vacancy rates remain low.
“While economists keep a close eye on overseas markets and in particular the Euro crisis, in Australia, a turning point seems to have been reached and the overall mood for the housing sector is one of quiet confidence,” says Bennett.
Bendigo and Adelaide Bank’s executive for retail, Dennis Bice, says the report shows there has been growth across a number of market sectors.
“The results underscore the old property adage that there really are ‘markets within markets’ both at different levels in different cities and in regional centres around the states and territories where good value and solid returns can still be found,” he says.
The report was compiled based on figures supplied by the state and territory real estate institutes, Australian Property Monitors and various state government housing and land departments.</body></html>

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Canberra house prices fall 5% in June quarter as nationwide prices are up 1.4%: REIA

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Queensland commercial and residential property investors face a higher stamp duty bill following changes announced in the state budget yesterday.
The Newman government has lifted the threshold for the highest rate of transfer duty from $980,000 to $1 million, but has increased the top rate from 5.25% to 5.75%.
The higher stamp duty rate is expected to provide the Queensland government with an extra $37 million, with transfer duty revenue rising from $55 million to $92 million.
Under the previous stamp duty regime, an investor buying a property worth $1 million would be liable for stamp duty of $38,175 – <a target="_blank" href="https://www.osr.qld.gov.au/calculators/transfer-duty-grants-calculator.shtml">an updated calculator is not yet available on the Queensland government website</a>.
Concessions for non-first home buyers buying a home were introduced on July 1 last year, providing a <a target="_blank" href="https://www.osr.qld.gov.au/duties/transfer-duty/exemptions-and-concessions/home-transfer-duty-concession-rates.shtml">concessional stamp duty rate of 1% up to a purchase price or value of $350,000</a>.
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Queensland investors to be worse off under higher transfer duty rate for $1 million-plus purchases

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When John Howard candidly told Australians they'd "never had it so good" in 2006, he learned the hard way that the truth doesn't stand a chance against other powerful narratives run in national media – that we're a nation of battlers doing it tough.
The latter story is easy to tell in an era of unusually high private debt, because no matter how many “things” you've bought with somebody else's money, somewhere in your financial subconscious is the knowledge that gearing works both ways – to accelerate your profit in times of growth and multiply your losses in times of recession.
Yesterday's housing finance data should be a wake-up call for both the federal government and opposition, but for the latter in particular – because it still looks most likely that Tony Abbott will preside over the really nasty part of the turn in the nation's private debt position.
Since the onset of the GFC both state and federal governments have used first-home buyer bonuses to stimulate the housing market – that is, to encourage home buyers to borrow more than would otherwise be possible.
The net effect is like drinking a strong coffee to wake up on a long drive. When the first one wears off, you'll need an even stronger one to pump the adrenal glands again; and then a stronger one still until all your energy is burned up and you fall asleep at the wheel anyway.
This week’s ABS data showed a seasonally adjusted decline of 1.8% in the value of home loans approved.
The split between investors and own-occupiers tells the more alarming story – investor commitments, by value, fell a seasonally adjusted 2.7% against a decline in owner-occupier commitments of 1.4%.
And on the horizon is the prospect of Labor cutting generous tax concessions on property for self-managed superannuation fund holders.
Super tax concessions are perhaps the biggest slice of returned tax revenue available to the federal government as it tries to shore up the federal budget.
Lara Tingle reported in yesterday's Financial Review: "Generous capital gains tax breaks for self-managed superannuation funds which invest in property are the government’s clearest target."
In the past four years, SMSFs have ramped up commercial property holdings more than residential property – by 49% and 37% respectively – but it is the housing market that is likely to suffer most if there is a stampede to cash out what was once the “safe as houses” investment.
The counter arguments that have been made in the past four years are good, in theory, but are failing to provide the market support their proponents suggest.
The main arguments are firstly that we have a housing shortage that will drive demand come what may; and, secondly, that the RBA has been “keeping its powder dry” by keeping real interest rates exceptionally high, and rate cuts can always breathe new life into the market.
On the first point, the housing “shortage” is not showing up in new dwellings – there are alternatives to families expanding into new housing stock, such as staying a year or two more with mum and dad, or staying in house-share arrangements. Buyers are holding off buying so as to take advantage of softening prices. This week’s data showed a staggering fall of 6.8% in the number of loans approved for new dwellings.
On the second point – that RBA rate cuts will stimulate further borrowing – economists were dismayed this week that the two rate cuts at the end of 2011 had failed to bump up borrowing, and the jury is still out on whether the 75 basis points of cuts made in May and June can solve this problem.
John Howard's comment that we'd "never had it so good" was made just before the zenith of the global private debt bubble that we now call the GFC.
Since then our savings rate has increased, borrowing appetite has decreased, consumer confidence and retail conditions have tumbled, and only a series of “strong coffees” has kept housing from falling further.
Against this backdrop the Gillard government has continued to issue debt way beyond the stimulus phase of the GFC clean-up, and on top of that has now added around $15 billion in extra spending – in education, national disability insurance, dental care and further asylum seeker processing measures.
Fast forward two years, and a newish Abbott government will likely be dealing with further contraction in the debt-funded part of national consumption and an anaemic or bleeding housing market.
It will also likely be suffering lower corporate tax revenues from mining (the MRRT, which Abbott has vowed to repeal, will be so small as to be virtually irrelevant), and will be slashing public service jobs to try to keep the budget in surplus.
Moreover, if the dollar does eventually follow the terms of trade down – it's currently staying stubbornly high despite coal prices being off 30% and iron ore down nearly 50% so far this year – Australian consumers will begin 'importing inflation'.
All of which means that the moment in which Australians "never had it so good" was probably some time in the past few months.
Get ready, therefore, for many nostalgic references by Labor to the “golden era” of the Gillard government, not the Howard government, during the 44th parliament.
Given the number of ill winds blowing towards Australian households at this time, one has wonder why Tony Abbott wants to be in charge at all.
This article originally appeared on<a href="https://www.businessspectator.com.au/" target="_blank"> Business Spectator.</a>
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Housing finance data should be a wake-up call for government and opposition

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It’s a time-honoured property marketing technique: encourage vendors to sell during spring because their gardens are in full bloom, the weather is warmer and buyers are out in full force – emotionally responsive and ready to spend big to secure their dream properties. 
In reality, a spring marketing campaign could be a somewhat less lucrative endeavour. <del cite="mailto:Fiona" datetime="2012-09-11T12:24"></del>
Since the mid-1980s, the popularity of residential property as an investment vehicle, rather than simply a lifestyle vehicle, has grown significantly. 
Today, residential property is far more widely accepted and visible as an investment asset. <del cite="mailto:Fiona" datetime="2012-09-11T10:35"></del>
Investors don’t make purchasing decisions based on the same degree of emotion as home buyers. They buy based on personal financial considerations and an assessment of market conditions. This means they are no more likely to enter the market to buy during spring than at any other time. 
On the other side of the equation, home buyers are no more likely than investors to turn out in droves during spring. At this time of year, the market is interrupted with school holidays and major events like football grand finals and racing carnivals. Pre-occupied with family and social activities, the home buying public is less inclined to participate in the property market. 
In short, if you expect that investors and home buyers will be out in full force and waiting to secure your property simply because it’s spring, you could be in for a letdown.
Oversupply could subdue prices this spring 
With little on the short-term horizon to suggest a significant shift in demand from investors and home buyers, supply looms as the main catalyst for property price movements throughout the rest of 2012. 
Figures from the Real Estate Institute of Victoria (REIV) show there have been significantly fewer residential property transactions in 2012 than in previous years. There were 41,019 transactions across Melbourne between January 1 and September 3. This represents falls of 8%, 19% and 16% compared with the same period in 2011, 2010 and 2009 respectively. Preliminary data from the Real Estate Institute of Australia suggest similar trends in Sydney and Brisbane. 
At the same time, auction clearance rates have remained steady at 61% since 2011. This suggests vendors are deferring selling their properties in line with falling buyer demand. 
The pattern of diminishing property transactions suggests there could be a growing build-up of deferred sales. The decision to sell a property, whether it is motivated by personal need, personal preference, financial factors or a combination of the three, is something that can only be put off for so long. 
If vendors adhere to the market cliché that spring is the best time to sell, the resulting surge in supply this spring could be greater than the standard seasonal upswing. The effect of oversupply on what is already a fragile and patchy market could spark a fall in prices that would be difficult to arrest. 
The wrong kind of competition 
Vendors invest in marketing to draw attention to their properties in the hope that it will generate competition between buyers and increase the sale price. The combined effect of limited buyer demand and a surge in supply this spring would increase competition between vendors instead of buyers. This would reduce auction clearance rates, prolong marketing periods and ultimately, drive down prices. 
What are the alternatives? 
As a vendor, one of your primary considerations should be: “Will this time of year bring the most favourable price for my asset?” If the answer is no, and your individual circumstances mean you’re not under pressure to sell in the next three months, it may be worth considering deferring until a time when there are fewer properties available than is often the case in spring. 
Xavier Perronnet is a director of <a href="https://ipropertyplan.com.au/" target="_blank">iProperty Plan</a>, which provides independent analysis and tailored advice to investors and home buyers.
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Residential property vendors expecting a big spring buyer turnout could be in for a letdown

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One of Sydney's best-located shopping centres, the Kings Cross Centre beneath the iconic neon  Coca-Cola sign, has been listed for sale by fund manager Challenger.
The retail centre at 82-94 Darlinghurst Road, Potts Point, is anchored tenanted by a two-level maze-like Coles and surrounded by apartment buildings, hotels, bars, restaurants and cafes that make up the social fabric of Kings Cross and Potts Point, one of the most densely populated parts of Sydney.
It forms part of the Challenger Premier Hybrid Property Fund and in 2009 had a book value of just under $26 million.
ASX-listed Challenger is a life insurance and investment management firm managing in excess of $33 billion in assets and is a significant investor in property and infrastructure. It was set up in 1985 and backed by Kerry Packer from 1998, when his Consolidated Media held a nearly 20% stake. James Packer sold this stake in  2009.
An expressions of interest campaign, which closes on October 4, is being led by CBRE’s Steve Lerche and Sashi Makkapati in tandem with City Commercial’s Warren Duncan and Miron Solomons.
Lerche is expecting offers around the $25 million mark and expects interest from private investors and "genuine foreign investor interest".
He says the centre’s highly recognised location below Sydney’s iconic Coca-Cola sign will be a “key attraction for prospective purchasers as will the strength of the tenancy profile”.
In 2004 it traded for $39 million when fund manager HSBC Asset Management bought what was then the Kingsgate Shopping Centre as well as the Coca-Cola sign from New Zealand's Kingsgate Investments.
Challenger acquired the shopping centre when it acquired HSBC’s asset management business in 2005.
The fund manager spent $11 million redeveloping it as part of a wider gentrification wave occurring across Kings Cross, Potts Point and Darlinghurst areas at the time.
The heritage-listed Coca-Cola sign – called by some "the gateway to the cross" – is considered one of Australia’s most recognisable advertising signs.
It was acquired by Coca-Cola Amatil in 2008, when it bought it from Challenger Advertising.
Coca-Cola Amatil had leased the sign since it was built in 1976 and was paying around $1 million a year just before acquiring it.
The shopping centre sits at the base of the Zenith Residences, a 97-apartment complex that was formerly the Millennium Hotel.
Aside from Coles and Liquorland, the centre comprises 24 speciality stores including Pie Face and Flight Centre, four kiosks and four ATMs and has a gross lettable area of 4,429 square metres spanning three levels.
The centre is currently 98% leased, with the Coles and Liquorland occupying more than half of the available retail space (2,600 square metres) on a lease expiring in 2022.
Coles is currently paying base annual rent of just over $1 million with fixed 4% to 5% annual reviews.
When fully leased the centre brings in net income of just over $2 million annually.
The vacant 110-square-metre shop, which faces out onto William Street, is being offered for lease at a gross annual rent of around $140,000.
City Commercial's Warren Duncan says the area has undergone “major gentrification with the revitalisation of William Street, and the establishment of fashionable apartment buildings, hip hotels and trendy bars, restaurants and cafes”.
He says the area’s demographic has evolved to service a growing number of affluent professionals who have significantly altered the character of the suburb.
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Buyers sought for Challenger’s Kings Cross Centre below iconic Coca-Cola sign with $25 million expectations

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The clock is now running on the new taxable payments reporting regime for the building and construction industry, which came into effect on July 1.
While the first report to the ATO under this new system is not due until July 21, 2013, collecting the records necessary to prepare that report should already be under way.
Broadly, under the new system, businesses in the building and construction industry are required to report payments if they:
<ul>
<li>make payments to contractors for building and construction services;</li>
<li>have an ABN.</li>
</ul>
The system is aimed at improving contractor compliance with their tax obligations, particularly non-lodgment of income tax returns, omitted contact income and GST non-compliance.
The taxable payment reporting system is confined to business-to-business transactions, so home owners are not affected.
Businesses affected are required to report payments and must prepare and lodge an annual report each year, the first one being due on July 21, 2013 (covering the period July 1, 2012 to June 30, 2013). The report must include the following details for each contractor:
<ul>
<li>ABN;</li>
<li>name and address;</li>
<li>total gross amount paid;</li>
<li>total GST included in gross amount paid.</li>
</ul>
The ATO expects the information that must be reported will generally be included on invoices received by the business.
Payments to contractors for building and construction services are required to be reported for the year in which they are actually paid. Where payments include labour and materials, the total amount is to be reported. However, in something of a concession, payments that relate only to materials do not need to be reported.
The annual reports can be lodged either online or by paper. Where business software has been updated to produce the new annual report, the ATO says the report can be lodged online. Further information will be made available on the ATO's website in early 2013. Businesses lodging paper reports will need to use the ATO form currently being developed.
The ATO said taxable payments reporting would only apply to currently operating businesses, and not to insolvent businesses. It has provided a comprehensive (although not exhaustive) <a rel="nofollow" href="https://www.ato.gov.au/businesses/content.aspx?menuid=0&amp;doc=/content/00313486.htm&amp;page=13&amp;H13" target="_blank">list of occupations and work activities</a> which satisfy the definition of building and construction services, which means that the listed occupations fall under the taxable payments reporting regime.
 
<hr>
According to the Tax Office, where there are discrepancies between the payment information reported by businesses and contractors, it will issue letters to contractors to seek rectification of the discrepancy. Where necessary, it will also amend tax returns of the contractors, or in cases of non-lodgment of tax returns, it will issue assessments based on the information it holds and impose penalties.
Some concerns have been raised about potential problems that might arise with information received by the ATO under the new reporting system being different from data matching exercises such as the building and construction industry data matching program announced in February 2012.
The ATO said the information that will be reported under taxable reporting payments has not been previously collected, therefore not data matched. The building industry data-matching program includes collecting data on individuals and businesses holding a hardware store trade account with annual purchases of $10,000 or more and is being run as a pilot program.
The ATO will also be given data on complaints and licensing information from NSW Fair Trading, Queensland Building Services Authority and Government of South Australia Consumer and Business Services.
Under the taxable reporting payments system, payers will generally not have to verify the Australian Business Number (ABN) provided to them by contractors. The ATO says that generally, proof of identity is not required. However, payers can verify ABNs if they wish by using tools available on the <a rel="nofollow" href="https://www.abr.business.gov.au/Index.aspx" target="_blank">ABN Lookup web site</a>.
This new reporting regime will impose another compliance burden on what many would rightly claim is a struggling industry. However, the fact that the information required is expected to be generally included on invoices received by the business might lessen the compliance cost. Although July 1, 2013 is still almost a year away, business affected should be preparing now to be able to provide the information required.
Terry Hayes is the editor-in-chief of tax news reporting at <a href="https://www.thomsonreuters.com.au/" rel="nofollow">Thomson Reuters</a>, a leading Australian provider of tax, accounting and legal information solutions. This article originally appeared on <a target="_blank" href="https://www.smartcompany.com.au/index.php">SmartCompany</a>.
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What the new taxable payments reporting regime means for the construction industry

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La Contadina, an iconic Carlton restaurant on Rathdowne Street, is going under the hammer after 30 years of continuous operation by the same family.
The Mico family have run the restaurant as a classic Melbourne institution but have decided to sell up.
Guy Naselli and Raff De Luise from ICR Property Group are expecting $2 million plus at its September 27 auction.
The Mico family arrived in Australia from Italy in 1967 and have been running restaurants since then. Giovanni, the current owner of La Contadina, took over family affairs in 1975.
Not only did he run the restaurant, he has apparently also been a singer an actor and a film director.
The Mico family are very fond of the celebrities who have eaten at the restaurant which even included the much photographed former Prime Minister John Howard.
The restaurant was recently listed for lease at $1450.00 per week plus GST and all outgoings, but that leasing fell through and it’s being offered with vacant possession.
Naselli says the property could lease at $120,000 per annum.
The solid brick building is a two storey freehold with a first floor residence or office.
The walls of the restaurant are adorned with photos of Carlton celebrities and other memorabilia.
Naselli says the furniture and decorations aren’t included in the sale but there is the possibility to negotiate with the owners after settlement.
<img src="/images/stories/2012/09/howard.jpg">
It sits on 150 square metres of land on the east side of Rathdowne Street, 600 metres north of the exhibition gardens.
The heritage listed property was briefly listed for sale in 2011 through the same agent. It was also listed in 1997 for $385,000.
“The original subdivision dates abck to 1948, so the building age must be pretty close to that,” says Naselli.
“It’s been getting a fair bit of interest. Including a couple of inquiries from developers.”
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Iconic Carlton restaurant La Contadina listed with $2 million-plus expectations

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We like things big in Australia. Big homes, big cars, big meals, big characters – everything’s got to be larger than life.
Or does it?
Have you looked at new car sales lately? Fuel efficient, small to mid-size cars are driving out of the showrooms before they’ve even been loaded off the docks. Sushi restaurants and salad bars are elbowing McDonalds’ out of the way everywhere you look, and – well, Kerry Packer’s leading the TV ratings again. OK, some things never change – we still love our big characters.
In real estate, big homes have been on the nose for a few years. They’re a lot more expensive, and they cost a lot more to run and maintain. In 2011, only 1% of sales across Australia were for properties over $1 million, so big and expensive homes are a very small segment of the market.
On the other hand, apartments are more popular than ever before. The 2011 census confirmed they account for 14% of all dwellings, up from 11% in 2006. Apartments made better capital gains than houses over the past few years, and they’re becoming a lot more affordable, too.
But apartments – especially those in new developments – are changing. They’re getting cheaper because they’re getting smaller. There’s a strong trend towards higher quality fixtures and fittings too, adding substantial value for money compared to a decade ago.
Take a look at the developments near you, and I bet they’re mostly one or two-bedrooms, with the occasional three-bedder thrown in for good measure. There are one-bedroom apartments on offer in Brisbane that measure just 51 square metres – much smaller than the old standard of, say, 70 square metres including balconies – but still twice as big as the controversial 25- to 28-square-metre apartments being touted in New York at the moment.
Developers everywhere are responding to the market, and the market is telling them smaller is better; smaller sells. It’s a simple fact that smaller, cheaper apartments are selling off the plan a lot faster than bigger, more spacious, more expensive ones in the same developments. Some developers are even changing their designs mid-way through the off-the-plan sales period to increase the number of smaller apartments on offer.
Let’s think about the newest generation of apartment renters – Generation Y – because they’re the ones driving this trend. Notorious for not leaving home, they’re getting older and many have finally had the shove from mum and dad.
Gen Y isn’t into home ownership or picket fences – they place a lot more importance on living life for its experiences. And no surprise: they don’t spend a great deal of time at home. So they’re snapping up small, affordable apartments for rent in exciting inner-city suburbs, close to the action. If you’re investing in a hip suburb, Gen Y are your tenants.
Which is why the other big trend in apartment design is to separate the bedrooms as much as possible, allowing singles to live at opposite ends of a small apartment, crucially with a bathroom each. The design of an apartment will determine the sort of tenants it attracts, so developers are fine-tuning their products to make sure they appeal to the right rental demographic.
Apartments are becoming smaller, but they’re better designed and equipped, so tenants can more efficiently use the space the way they want to live. The bottom line is, they’re cheaper to buy and cheaper to rent – and can only grow in popularity with both investors and tenants.
Michael Matusik is the founder of <a target="_blank" href="https://www.matusik.com.au/">Matusik Property Insights</a>, which has helped over 550 new residential projects come to fruition.  Read <a target="_blank" href="https://www.matusikmissive.wordpress.com%20/" title="blocked::https://www.matusikmissive.wordpress.com /">Michael's blog</a>or follow him on <a target="_blank" href="https://www.twitter.com/michaelmatusik">Twitter</a> or connect via <a href="https://www.linkedin.com/in/michaelmatusik">LinkedIn</a>.
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Apartments are becoming smaller, cheaper and more popular, as Australians lose their appetite for big: Michael Matusik

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The Queensland state government will scrap the $7,000 first-home owners' grant with immediate effect, with the new $15,000 handout for those building a new home to begin tomorrow.
Details of the new 'first home owner construction grant' were announced today by Treasurer Tim Nicholls delivering the first Liberal Queensland budget in 15 years.
The immediate introduction of the new $15,000 grant is designed to prevent an artificial lull in first-home buyer activity, as has happened in NSW, where the $15,000 handout will begin October 1. The existing $7,000 first-home owners' grant will remain in place in NSW until then.
Nicholls called the new grant the most generous first-home buyer handout in Australia.
Although he did not explain the claim, proportionally Queensland's is a more generous scheme than that in NSW, given median house and unit prices in Brisbane are $430,000 and $350,000, compared with $590,000 for a Sydney house and $470,000 for a Sydney unit.
Nicholls said the $7,000 first-home owners' grant – introduced in July 2000 – had “outlived its usefulness” and had just added $7,000 to the cost of a house.
“First-home buyers have been competing with each other, which just means higher prices,” he said.
Nicholls said the new $15,000 first-home buyer new home grant was based on discussion with many in the construction industry and many economists, who called for the $7,000 grant to be removed and replaced.
“We have listened and acted.”
However, he did not explain how the $15,000 handout would not add to the cost of a new house in the same way he claimed the $7,000 had pushed up existing house prices.
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New 'most generous' Queensland $15,000 first-home buyers new home grant to begin tomorrow: Treasurer Tim Nicholls

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ME Bank is offering the lowest one- and three-year fixed rate  homes loans in Australia following its decision to cut its rate to 5.39% per annum. The lender provides loans to borrowers who are members of eligible industry super funds and eligble trade unions.
The new rate, effective today, applies to ME Bank’s Super Members Home Loan (SMHL) Standard Home Loan and follows the <a href="/news">Commonwealth Bank cutting its fixed rates last week.</a>
Prior to today's announcement, research by Property Observer found the lowest one-year and three-year fixed rate was being offered by <a href="/news">non-bank lender My Mortgage Freedom at 5.44%.</a>
ME Bank’s five-year fixed-rate home loan has also been cut to 5.99% p.a.
<table border="0" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td valign="top">
FIXED RATE TERM  
</td>
<td valign="top">
FIXED RATE 
</td>
<td valign="top">
  COMPARISON RATE* 
</td>
</tr>
<tr>
<td valign="top">
1 year
</td>
<td valign="top">
5.39% p.a.
</td>
<td valign="top">
6.21% p.a.
</td>
</tr>
<tr>
<td valign="top">
3 year
</td>
<td valign="top">
5.39% p.a.
</td>
<td valign="top">
6.05% p.a.
</td>
</tr>
<tr>
<td valign="top">
5 year
</td>
<td valign="top">
5.99% p.a.
</td>
<td valign="top">
6.18% p.a.
</td>
</tr>
</tbody></table>
“Economic uncertainty has driven down the cost of funding for fixed home loans and as part of ME Bank’s fairer approach to banking we’ve passed on this saving to our customers – members of industry super funds and unions,” explained ME Bank chief executive Jamie McPhee.
“For people experiencing financial uncertainty, a fixed rate provides the assurance their repayments will not fluctuate over the period of the term they choose."
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