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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With auction sales results in Canterbury and Hawthorn kept under wraps by Melbourne agents, a Kirribilli house took top place in RP Data's formally notified top 10 sales list this week. 
 
<a href="https://www.myrp.com.au/n/20-fitzroy-street-kirribilli-nsw-2061/myrp-490?propertyId=3433375">20 Fitzroy Street, Kirribilli, NSW, 2061</a>, three-bedroom house, sold on August 23 by Belle Property Neutral Bay Neutral Bay for $3.025 million
<a href="https://www.myrp.com.au/n/93-hopetoun-avenue-vaucluse-nsw-2030/myrp-490?propertyId=7140665">93 Hopetoun Avenue, Vaucluse, NSW, 2030</a>, three-bedroom house, sold prior to auction on August 25 by McGrath Estate Agents for $3 million
<a href="https://www.myrp.com.au/n/8-58-tristania-drive-bardon-qld-4065/myrp-490?propertyId=2860685">8/58 Tristania Drive, Bardon, QLD, 4065</a>, five-bedroom house, sold prior to auction on August 25 by Brisbane Real Estate for $2.45 million
<a href="https://www.myrp.com.au/n/6-maysbury-avenue-brighton-vic-3186/myrp-490?propertyId=10016151">6 Maysbury Avenue, Brighton, VIC, 3186</a>, four-bedroom house, sold at auction on August 25 by Marshall White &amp; Co for $2.231 million
<a href="https://www.myrp.com.au/n/54-highgate-street-strathfield-nsw-2135/myrp-490?propertyId=6485637">54 Highgate Street, Strathfield, NSW, 2135</a>, five-bedroom house, sold at auction on August 25 by Georges Ellis &amp; Co for $1.99 million
<a href="https://www.myrp.com.au/n/67-manningtree-road-hawthorn-vic-3122/myrp-490?propertyId=11192860">67 Manningtree Road, Hawthorn, VIC, 3122</a>, four-bedroom house, sold at auction on August 25 by Jellis Craig for $1.87 million
<a href="https://www.myrp.com.au/n/2-cullens-lane-hunters-hill-nsw-2110/myrp-490?propertyId=3004239">2 Cullens Lane, Hunters Hill, NSW, 2110</a>, four-bedroom house, sold prior to auction on August 25 by Ward Partners for $1.825 million
<a href="https://www.myrp.com.au/n/23-hopetoun-avenue-canterbury-vic-3126/myrp-490?propertyId=10256234">23 Hopetoun Avenue, Canterbury, VIC, 3126</a>, four-bedroom house, sold at auction on August 25 by Jellis Craig for $1.8 million
<a href="https://www.myrp.com.au/n/12-morotai-crescent-castlecrag-nsw-2068/myrp-490?propertyId=1789956">12 Morotai Crescent, Castlecrag, NSW, 2068</a>, six-bedroom house, sold prior to auction on August 25 by McGrath Estate Agents for $1.75 million
<a href="https://www.myrp.com.au/n/27-curban-street-balgowlah-heights-nsw-2093/myrp-490?propertyId=1229636">27 Curban Street, Balgowlah Heights, NSW, 2093</a>, four-bedroom house, sold prior to auction on August 25 by Richardson &amp; Wrench Seaforth/Balgowlah for $1.75 million
Source: <a href="https://www.myrp.com.au/" target="_blank">RP Data</a>
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With Canterbury and Hawthorn results under wraps, Kirribilli the week's top official sale: RP Data

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Highgate is the most crowded suburb in Perth, according to RP Data.
With 1,941 people in an area 0.39 square kilometres in area, the suburb has 5,004 people per square kilometre.
The larger suburb of Victoria Park, at 2.61 square kilometres, has 8,539 people and a density of 3,266 people per square kilometre. 
Outside of Perth, the most densely populated regional WA area is the tiny town of Karloo, which is just 0.3 kilometres in area. It has a population of only 649, but because of its small size that equates to 2,138 per square kilometre.
The region of Lamington, at 1.26 kilometres, has 2,278 people, or a density of 1,810 people per square kilometre.
Click to enlarge
<a href="/images/stories/2012/07/rpjuly9.gif" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/2012/07/rpjuly9thumb.gif"></a>
Click to enlarge
<a href="/images/stories/2012/07/rpjuly93.gif" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/2012/07/rpjuly93thumb.gif"></a>
Source: <a target="_blank" href="https://www.myrp.com.au/">RP Data</a>
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Inner-Perth suburb of Highgate most densely populated suburb of WA: RP Data

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1. Not treating the investment property like a business
If your investment property is occupied by a family member you’re helping out, then your investment goals might be a little different. However, most investors are in the business of owning a property to make money. There are often times when investors make decisions based on emotions, whether it is paying too much for a property or basing decisions on their personal tastes. While you might like to purchase a new property with tiled floors because it looks appealing, a new property with carpet will return greater tax deductions each year. Under the diminishing value method, $2,500 of carpet will return $500 worth of deductions in the first full year, whereas tiles will return only $62.50 in the first full year. The difference to a tenant might be minimal, but the difference to the Tax Office is that carpet is a plant and equipment item depreciable at 20% (Division 40) whereas a tiled floor is considered as capital works (Division 43) depreciable at 2.5%.
Treating a property like a business also means charging market rent. While a good tenant is worth holding onto, it’s important to think of charging less than market rent as handing over your money to someone else each week. Your property manager should be on top of comparable properties and managing your rental reviews. Rental increases need to be reasonable and in line with the market. Don’t make the mistake of charging less than market rent waiting for your lease term to expire, and always remember that your decisions should be based on investing rather than personal preferences. Some of the best investment properties might exist in places or properties where you’d never wish to live yourself.
2. Not maximising deductions
Most property investors are aware that they can claim their property managers’ fees, interest expenses, repairs and the like, however it’s important to know everything you can claim, and at the same time maximise those claims. An accountant who is experienced with property deductions should be the first port of call, as he or she will make sure that everything that can be claimed is being claimed. The next step is contacting a quantity surveyor to undertake a capital allowance and tax depreciation report. Many investors either don’t know they’re entitled to claim tax depreciation deductions on their investment properties or have been convinced that the property is too old to be worthwhile paying for a report. Even a property constructed before the qualifying date for capital works deductions (for residential, properties built after July 17, 1985) should have significant deductions available 95% of the time. This might consist of capital improvements prior to your purchase (concreting, painting, renovations), or simply the residual value of the plant and equipment items within the property. This includes things like air-conditioning, blinds, carpets, cooktops, curtains, hot water systems and much more. If you’re renovating a property, there are also significant deductions available when you’re throwing away or “scrapping” assets. The residual value of assets thrown in the bin can often help to finance the renovation itself!
I’ve been fortunate enough to convince investors to have a report prepared and been able to identify many thousands of dollars worth of deductions in the current financial year and often even more in back claims. The difference between tax depreciation reports can quite often be vast. Be sure you’re dealing with a registered tax agent, and that the report includes a low value/low cost pooling schedule. You might save a few dollars on a report prepared by a quantity surveyor inexperienced in tax depreciation, but considering the fee is tax deductible and you might be missing out on thousands of dollars' worth of claims, it’s worth doing your homework.
<hr class="system-pagebreak">
3. Not getting property insurance
Property insurance can be broken into two major components: landlord insurance and replacement cost insurance.
With replacement cost insurance, many investors might be able to estimate a construction cost, but there are additional costs that are quite often neglected. A replacement cost estimate prepared by a quantity surveyor shows the actual cost to reinstate a building in today’s economic climate and to today’s building standards. This often results in additional costs such as compliance costs, demolition of the existing structure, site clearing, professional fees and costs associated with the time it takes for reconstruction (including design and documentation).
Investors wary of their cashflow need to consider whether a small saving on their premium is worth not being covered for the full cost of reinstating a property if it was damaged or destroyed.
Cashflow is also a consideration when it comes to landlord insurance. It might feel like it’s just another expense you can do without, but you need to decide how you’d fare should the worst happen. Can you afford for a vacancy period, or a tenant in arrears moving out with a cleaning bill that won’t be covered by the bond? What about malicious damage to the property? It’s OK to take on risk, so long as you’re confident you have a strategy to deal with it. With the majority of landlords having only one investment property, most investors don’t have much wiggle room when it comes to cashflow. Common features of landlord insurance include:
<ul>
<li>Malicious or intentional damage to the property by the tenant or their guests;</li>
<li>Loss of rent if the tenant defaults on their payments;</li>
<li>Liability, including for a claim against you by the tenant; and</li>
<li>Legal expenses incurred in taking action against a tenant</li>
</ul>
Not all products are created equal; some insurance is designed to be taken out in addition to general home insurance, whereas others are more all-encompassing.
4. Poor tenant selection and tenant relationships
Many investors make the mistake of not undertaking proper screening of their tenants such as checking references and other documentation; this is really a mandatory way to ensure to the best of your ability that you’re going to have a co-operative tenant. If you’re working with a property manager, ensure that you’re confident with his or her selection process and ask any questions you might have about their rental history and references. Selecting a tenant should not be merely based on whoever is prepared to pay the most for your property. If your price is too high, you risk attracting fewer quality applicants. Your relationship with your tenant is an important one, and it’s important that once you have a good tenant, you’re living up to your side of the bargain. Repairs are one of the major reasons that tenants won’t extend their leases.
Landlords aren’t the only ones with tenancy horror stories; tenants have plenty of experience with snooty property managers not returning their calls, legitimate repairs being ignored and surprise appearances at their doorstop. Ensure you have properly screened your tenants, be upfront about the responsibilities and expectations of both parties, and wherever possible always attend the property inspections.
5. Failing to understand repair costs
Repair costs are part and parcel of property ownership and won’t necessarily exceed fair wear and tear. However, a major repair can be very costly and may require the property to be vacated. Not only do you need to understand your legal obligations to undertake urgent repairs, you also need to consider the cost implications. Many investors don’t set aside enough money to cover urgent repairs or stay on top of minor problems that have the capacity to escalate if not managed properly. Sometimes the quick fix works fine, but often it’s delaying a problem that’s going to cost more money in the long run. Any areas that come in contact with water such as bathrooms, kitchens, windows and weatherproofing can potentially result in damage that is difficult to detect but eventually very expensive to repair. It’s always a good idea to take plenty of time inspecting the property, and engaging the services of a qualified building inspector is often worth it in the long run. Strata-titled properties have a sinking fund that forecasts the requirements for repairs and the associated costs, preparing a similar plan and setting the money aside is an easy way to ensure you’re able to cope with any surprises.
Mike Mortlock is a director of <a href="https://www.mcgqs.com.au/">MCG Quantity Surveyors</a> specialising in tax depreciation deductions for property investors.
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The five biggest mistakes landlords make: Mike Mortlock

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We would all know of Albert Einstein, the German-born physicist who developed the general theory of relativity and is best known for his formula E = mc2. A smaller percentage will know of Ernest Rutherford, the New Zealand-born British chemist who is widely credited with first "splitting the atom" in 1917.
Even fewer people will know the formula of “the long-run average ratio of house prices to disposable income and to rents equals (property) fair value”. And, that by adopting this formula, the Australian property market is 36% above fair value. This is what The Economist is claiming in its August 2012 update of 21 residential-property markets around the world. I must have been truant the day that they taught this theory at property school.
Here’s another formula that those who know me personally will relate best to: “full-time property market student plus outlandish claim from so-called expert equals outburst.” That’s the response which those in earshot of me hear each time some suit in an ivory tower tries to make a name for himself with an attention-seeking headline.
I always find it amusing when people talk about “the Australian property market”, as if every one of the 8.4 million residential properties spread across 15,000 suburbs in this country all move in the same direction.
It is similarly amusing when an economist looks at what occurred to property values in one country, then plays around with a few ratios in a spread sheet, and concludes that she’s unlocked the formula that is going to split the property atom in another country. Economists would have us all think that their reading of the stars in the sky says that the Southern Cross is about to fall apart.
I am sure that fellow property market analysts such as Terry Ryder and Michael Matusik will concur with me that forecasting from one Australian city to the next is a very involved science that even we, as full-time property students, find difficult to keep up with. Add to this the many political, economic, legal and cultural variables across different countries and you have an impossible task.
Australia is nothing like America or Europe. Credit policies adopted by Australia’s (very strong) banks are completely different to the policies during which American banks handed out interest-free loans and a set of keys to unemployed people with no deposit. Australia’s economy (current and forecast) is vastly different to those in the Western world. And, unlike practically every other part of the world, Australians have a deep-seated cultural attachment to bricks and mortar – that Anzac spirit in our DNA means most Aussies, when faced with adversity, will fight hard to retain our family homes.
Economists love two things: data and formulae. The problem is, data is a record of the past, not the future. And, not everything in life can be calculated using some magic formulae. I like data too, however in order to draw any conclusions from data one needs to understand the things that influence it. You can’t just extract some data from a spreadsheet, multiple it by three, divide by the power of five, and end up with the square root of nine. One needs to understand the human behaviours that influence both the supply and demand of that essential commodity called “accommodation”. Most economists are flat-out predicting interest rate fluctuations, let alone reading the dozens of property markets across the country.
In some ways the science of evaluating share markets has similarities to property markets. In other ways, they are completely different. Ratios, for example, are referred to a lot by stock brokers as they dissect company balance sheets. Economists who persist with referring to ratios between median property values and median wages as a formula for our property being overvalued are delusional.
In a former life as bank manager during the 1990s my then employer had a policy that clients couldn’t afford a home loan if their total annual financial commitments were more than 30% of their gross annual income. This formula implied that 70% of a given client’s gross income was needed for taxes and living expenses. This formula was scrapped several years ago after even the conservative credit-Nazis who write polices acknowledged that it was inappropriate to generalise that a household earning (say) $300,000 lived a proportionately more extravagant lifestyle than the household earning $30,000.
“Median value : median wage” in the affordability debate is inappropriate. How do you compare the $250,000 salary of the boiler-maker who just purchased a $900,000 shack in the iron ore belt at Port Hedland to the retail assistant earning $60,000 and living in a nicer home in Port Adelaide?
For the economists out there trying to split the property atom I’ll spare everyone the excruciating pain that you will cause and share the formula with you: Property knowledge equals industry-specific education, plus real life experiences, divide by accountability, to the power of common sense.
Simon Pressley is a buyers' agent for <a href="https://www.propertyology.com.au">Propertyology</a>.
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There is no magic formula to understand Australia's property markets

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Returns fell across all types of shopping centres from 2011 to 2012, according to IPD.
Total returns dropped from 10.6% to 9.1% across all types of shopping centres.
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Shopping centres recorded lower returns in 2012 than 2011: IPD

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With so much negativity in the broader Australian property investment industry recently, there has been a lot of backlash against the “value” of property investment and the potential for success within it. Today I want to share some perspectives on this subject and discuss how some of the negatives should really be considered ‘positives’.
I want to begin by sharing an article by <a href="https://www.propertyobserver.com.au/residential/refurbishment-renovations-or-redevelopment-is-the-way-the-rich-make-their-money/2012082356217" target="_blank">Michael Yardney about how the rich make their money.</a>
He effectively states that you’ll “never get rich by working for ‘the man’”. I believe this to be true also. I think true financial freedom comes from stepping out independently and making your fortune. Doing it “your way” allows you to take control of which partners you choose and how much you are willing to pay others to help you get closer to achieving your financial dreams. He cites capital growth as being the main way to get ahead, make money, and get closer to becoming rich.
But with capital gains hurt recently in the Australian property market, it becomes hard to really look at property (and to some extent the share market) as an asset class objectively, when other investment classes such as gold and resources are offering more incentivised capital growth prospects.
So why invest in property in a climate like this? With plenty of negative sentiment about, some states and regions actually going backwards in growth numbers, and the immediate future looking to show no immediate dramatic improvement, property as an investment type must seem pretty unappealing right now – to the uninitiated, at least. Well, I am not going to argue with this. Sure, things right now are not as great as we’ve seen in the last 10 years, so why invest?
There is no easy answer to write in one sentence. But if I were to try to, I’d simply say this: everybody has to live somewhere. Think about that for a moment and let it sink in. A roof over our heads is a pretty basic human need. And people need to work to live. Basic logic says that people thus need a place to live that is also within easy access to their place of work, so they can, well, make a living.
“Need” translates to supply and demand. If there are way too many properties in a market, demand will be low because everyone is already housed. This is where Australia offers such great opportunity. Because we are a young country, still growing and most places do not have enough property available to meet the demand of their markets, demand for property will remain very strong in places for years. Regardless of the volume of construction projects that get approved, Australia will always be “chasing its tail: to make sure there are enough properties available for people – where we need them, that is. This is a very important state of play for Australia and sets us apart from highly oversupplied markets such as the US, Dubai (and all of the United Arab Emirates, for that matter) and even Japan, which is beginning to shift more towards oversupply.
What I am getting at with all of this is: although values may fluctuate, this is all part of the process. This market correction we are going through is nothing new; it happens every 10 years, really, and is a normal part to any property market cycle (peaks, troughs, and everything in between). If your strategy is a long-term “buy and hold” approach, you have nothing to worry about on the capital growth front. The truth is, if prices were dipping so badly, this would not (and does not) change the dynamics of supply and demand.
Yes, the same number of people will front up to a Saturday inspection of a tiny one-bedroom apartment in Bondi, hoping to get that lease, regardless of whether the place is worth $250,000 or $500,000. What this means for investors is that in times of slow capital growth, if you buy property that provides good rental return, you won’t feel this so much. That one-bedroom in Bondi will still continue to rent for $500 per week, regardless.
 
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This is where demographics come in. The great thing about living in a very large country, but one with a low population, is the concentration of employment centres to just a handful of major cities, along with regional centres that are one-stop economies. In this way, Australia and Canada are quite similar.
Let’s be honest, if you live in either country, and you want a decent professional/office/services job, you are really restricted to a few major cities ( Sydney, Melbourne, Brisbane, Perth, Adelaide in Australia, and Vancouver, Toronto, Montreal, Ottawa, Edmonton in Canada). If you want a regional resources “one-stop” job, you are also restricted to key areas (in Australia, mining towns like Kalgoorlie, Mt Isa, Bowen Basin, Coober Pedy, and in Canada, oil/gas/mining towns like Estevan, Wood Buffalo, and St Albert). What this means for both countries is that demand for residential property is driven mostly by a small volume of towns/cities. There is simply not the variety of job options in many cities that there are in other countries such as the US.
All of this translates to ever-increasing rents in areas of high demand. This then translates to increased rental return (aka monthly income) from your rents. This is good news when coupled with some of the very cheap interest rates being offered by lenders currently and moving in to 2013. Higher rental return and lower interest rates can literally add hundreds of dollars per month to your bottom line when holding a residential rental property. And we have not even begun to take capital growth in to effect.
Buying in a depressed market, providing you buy the “right” property (if I haven’t made it obvious enough already in this article – location, location, location – it is all about buying property in close proximity to employment centres), offers additional benefits. You can negotiate great discounting on areas (such as I have done twice in the last 12 months), as well as get a feel for the true value of property in your target postcodes. As you enter into the “due diligence” phase, you’ll learn about where values have diminished some and settled back to reflect the true value of that area.
We always knew that the property boom of 2003-07 would not be a long-term thing. Yes, values are reduced right now, but an opportunist such as me sees this only as a positive thing. I say this because you get double benefits: you buy at the cheapest rates possible, with great rental return and holding costs kicking in for the next few years, then within the next five or so years start to see values creep back up.
So why choose property investment in this climate? Well, choose it for the same reasons that you’d choose it in a more “prosperous” climate – as long as your foundations and due diligence check out from the beginning, that is all that matters.
Cameron McEvoy is a NSW-based property investor and maintains a blog, <a target="_blank" href="https://propertyspectator.blogspot.com.au/">Property Spectator.</a>
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Why property investment is still a way to get rich in the current climate

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Property developer and fund manager Peet has reported a 76% fall in net profits for the 2012 financial year in what it described as challenging market conditions, with Victoria the toughest market where it has projects under development.
Net profits for the year to June were $20.3 million, just ahead of earlier market guidance of $15 million to $20.2 million.
Earnings in Peet’s residential development operations declined 50% compared with the 2011 financial year to $20.2 million as lot settlements for the year declined to 395 from 598.
A further $40 million worth of contract are due to settle by December 2012.
Contracts on hand fell from 1,125 in 2011 to 788 in 2012 – worth $788 million – with Peet attributing this to “market weakness, substantially reduced capital investment in certain Victorian projects and difficulty of buyers obtaining finance”.
In particular it reported a slow-down in sales at its $293 million Aston residential development in Craigieburn, where more than 1,500 lots ares still available on Melbourne’s fringe. Its $131 million Ardan development in Greenvale featuring 558 lots has been deferred.
The developer expects market conditions to remain challenging in the 2013 financial year.
However, it says positive signs are emerging in WA and Queensland is also poised for recovery, with housing finance growth and building approvals improving.
Peet’s biggest residential project is Flagstone City, 45 minutes south-west of Brisbane in Jimboomba, which has a gross development value of $1.87 billion and is due to begin in 2013. It features 1,500 lots and is proceeding as scheduled.
In total Peet has a lot pipeline of 34,600 worth $6.2 billion.
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Peet profits fall 75% in 'challenging year' as residential lot sales decline

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I am risk adverse and I believe in minimising risk where possible, so I always have a back-up plan for making money and for getting out quickly if I have to.
The Trident Strategy is my way of reducing risk to the absolute minimum.
<img src="/images/stories/2012/08/janess1.jpg">
It’s a simple strategy. There are three prongs on the fork. If one of the prongs breaks, there are two other prongs to back you up.
Essentially there are three ways of making money through property investing: make money when you buy; make money in the medium term by renovating; and make money over the long term through capital growth. Hence, if one of my “prongs” is wobbly — for example, I overcapitalise on the renovation, or I pay too much or the area does not grow as expected, I still have two strong prongs that enable me to make money. The skill is in having all three working for you.
In addition to this strategy there are ways you can further reduce your risk, for example:
<ul>
<li>Renovate to a point just above the median so you can rent and sell faster.</li>
<li>Understand what the median property is and who the average tenant is so you know that the property you buy will be in demand, thus minimising vacancies and enabling you to sell quickly if you need to.</li>
</ul>
What are the risks?
There are many risks associated with a property purchase. Consider the following, which generally apply to any property investment.
Personal risk
This is essentially the risks associated with you: not being able to afford the property, losing your job, and so on. The factors to consider are:
<ul>
<li>What is the risk of losing your job?</li>
<li>What is the risk of the property being vacant for long periods of time?</li>
<li>How will you cover emergencies? Do you have cash reserves you can access quickly?</li>
</ul>
Economic risk
This is largely out of your control. It is how the Australian economy is performing, how the world economy is doing and the availability of funds or buyers — and any special one-offs such as the effect of a natural disaster.
Let’s face it, even economists can’t agree on whether interest rates will go up or down, this is hard to predict and control. You need to be aware and consider the risks. With this in mind you might want to start reading reports and listening to the market commentary to become aware of risks.
These risks include tightening of banks’ lending criteria (making it harder for you to get funds), high interest rates, high unemployment and higher costs of living — much of which is discussed in newspapers, on websites and by other media.
Asset risk
Essentially, lenders look at any property investment — be it a home, an investment property or a commercial property — through risk filters. They ask the hard questions that you should be asking; for example, “If this person defaults on the loan, how hard will it be to sell this property?”. Each type of property or security (as lenders consider it) has different types of risks. We can learn from lenders and how they consider risk so that we can apply their methods to our own investment plans.
If your mortgage broker tells you that your lender requires a higher deposit for a particular property it means the lender sees it as a risky purchase and wants you to have more skin in the game — and that should give you a heads up to reassess how risky the purchase is for you as well.
Consider the following scenarios:
<ul>
<li>a three-bedroom house within 10 kilometres of the CBD of a capital city</li>
<li>a one-bedroom, 40-square-metre unit within 10 kilometres of the CBD of a capital city</li>
<li>a three-bedroom house within two kilometres of the CBD of a small regional town with only one industry (an abattoir that is closing down).</li>
</ul>
Which is the riskiest? You would have to say the third scenario, followed by the second one and then the first. Why? Because if the lender — or you for that matter — needs to sell your property quickly (for example, if you have defaulted on repayments), the likelihood of being able to do this is much higher under the first scenario than the third one.
 
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Rental risk
What happens if no one wants to live in the property you own? What if they won’t rent it at the price you want? First you need to know what makes a rental property attractive in the area where you want to buy. So, for every 10 properties you inspect in a suburb or town, I encourage you to also inspect at least one rental property in the equivalent price range. This is so you can gauge what the market wants and what the competition looks like, and so you can hear comments from people looking at the rental properties to ascertain what the potential tenants’ or buyers’ needs may be. (Then you’ll have to do the research to confirm this.)
The beauty of the Trident Strategy is that it enables you to optimise capital growth and rental yield.
Not only does renovation as a strategy improve your cashflow, it also reduces your risk by making your property more attractive to tenants and — should the unthinkable happen and you have to sell — more attractive to buyers.
There are further ways to reduce your risk, as we will discuss next. For now, however, you should be not thinking that property investing is a gamble, or that you have to be lucky to make it work. It is about looking at options and taking a low-risk approach to achieving your goals.
Minimising your risk
It’s one thing to know your strategy and another to understand how to assess the risk associated with it. By now you may have a strategy in mind, but know that with every investment comes risk.
There is risk associated with you and risk associated with what you are buying, and in fact your property investing strategy also carries risk. For now, rather than consider how others (that is, the banks) will assess your risk, start thinking about how much risk you are prepared to accept for yourself and your family.
Fundamentally, risk is about the likelihood of something happening and then the consequences of it happening. So if something is highly likely to occur but the result is not so bad, it could be acceptable risk. Conversely, if it is unlikely but the consequence is a disaster, that might be unacceptable risk. You have to understand risk.
Once you have assessed your risk, it’s time to brainstorm the actions, strategies and steps for reducing the risk, and then assess the risk again. You need to ask yourself whether the risk has been reduced. Does the cost of putting the risk minimisation strategies in place outweigh the gain of the investment? For example, if the risk was that the ocean view of the unit you are considering purchasing could be blocked by a new property being developed on the vacant lot in front of it and the only way to keep the view is to buy the block in front, then in most cases the cost of this action would make the purchase not viable — even prohibitive.
As an explosives engineer I used to think about risk in this way for everything I did, so it was not such a stretch to apply the method to my property investing. However, most people will have to condition themselves to think about the likelihood of something going wrong. Ask  yourself: what is the  consequence and can I live with it? If not, is there something I can do to reduce the risk, or is this a walk-away situation?
This can be anything from big-picture buying (for example, finding the location that fits with your criteria) in a one-industry town to not buying a one-bedroom unit in an area where most people want a two-bedroom unit.
The most important step is understanding how to deal with the high risks and minimising your exposure to such risks.
Devising an emergency exit plan
Before each property purchase — be it your home or an investment property — you need to have a definitive exit strategy. This is one form of risk minimisation. This does seem a little like overkill, but it’s one way that you can greatly reduce your risk and improve your comfort level. For instance, if your strategy is to renovate, you might consider renovating to a standard just above the median value for the area so that you are able to rent the property quickly. This also gives you an emergency exit strategy.
Here’s how.
Consider that something bad (or good) happens and you need cash fast and have to sell the property. If your property is better than others in the market then in theory you should be able to sell it quickly, especially if you are prepared to accept the median price for the property. In other words, you should have a plan B for every decision you make in property investing. This will give you a low-risk property investing strategy.
 
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Location, location, location
There is something you need to consider in order to minimise risk before you buy a property and that’s to buy where people need to live. Essentially, this means buying where there’s going to be long-term population growth, predominantly in capital cities or in growing multi-industry regional towns.
I must stress the ‘”multi-industry” part of this risk-reduction plan. If you buy in a one-industry town and that industry closes down due to economic conditions, natural disasters or the like, you’ll have an asset that no one wants to buy or rent. This is particularly important in relation to mining towns as well as farming centres and even tourist centres. Remember: it is all about plan B and risk reduction.
Say you bought a property in 1980 in Sydney for $80,000 because you got completely emotional and went over the top at the auction and spent almost 10% more than it was worth. After the purchase you may have been worried. But look at the figures 10 years later. Or 20 years later. The secret to the Trident Strategy for low-risk property investing is that the safety net is capital growth. If you do get the renovation from hell and blow the budget, or you overpay, time will help heal all wounds if you buy in the right place.
<img src="/images/stories/2012/08/jss2.jpg">
You will find that, on the whole, when holding property for the long term in capital cities and large regional towns with multi-industries — and not trying to pick the market, the hotspots or doing anything fancy such as buying and selling quickly — prices do increase.
 
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Using rent to mitigate risk 
Your property investing strategy is designed to build wealth and to provide an income for you later in life. Sometimes when property values lie stagnant for a number of years, we start to focus on rental yield. After all, it is total return that counts, but during periods where prices are relatively flat, you may look to improving yield returns to give you yield protection.
There are people who argue growth over rental yield. I believe you can have both and you should not have to compromise. The simple fact is you need a healthy rental yield to be able to afford to keep your property portfolio and you need capital growth to grow your portfolio and eventually sell up so that you have money to live off.
Initially, though, many properties will cost you money. Your job when finding a property and property investing strategy is to minimise this cost so you can get to a position where your properties are making you money quickly. You need to know how to calculate rental yield so you can make these assessments.
Rental yield is calculated as follows:
Rent per week: $250
Rent per annum = $250 × 52 = $13 000
Property value: $250 000
Rental yield = rent per annum ÷ property value
= $13 000 ÷ $250 000 × 100 = 5.2%
Visit &lt;<a href="https://www.yourpropertysuccessnow.com.au/ypsbookbonus">www.yourpropertysuccessnow.com.au/ypsbookbonus</a>&gt; to see a list of handy calculations and definitions you will need.
Put simply, a combination of good growth and yield is ideal. In other words, your property goes up in value so that when you sell it as part of your exit strategy it is worth more than you bought it for, even after allowing for inflation ($1 now is worth more than $1 in the future). The higher the rental yield, the less you need to contribute week to week to pay for your property.
For example, if interest rates are 7% per annum and your rental yield is 5.2% per annum, you are paying the difference of 1.8 percentage points out of your own pocket (plus all the other holding costs such as rates and insurance).
It is, simply, good money management to have sufficient funds tucked away to cover the difference — plus any extra costs — of your property investment strategy for a few months. You also have to cover the day-to-day costs of your property — these are often called on-costs. Personally, I allow an extra 25 to 30% to cover landlord’s insurance, strata fees, property management fees, council rates, land tax and maintenance. So if the rent per annum is $13,000 and I allow an extra 30%, I would contribute an additional $3,900 per annum ($13,000 × 0.3 = $3,900). This is ultra-conservative, but planning for the worst-case scenario is what a low-risk property investing strategy is about.
Understanding how this works is important. If you can minimise any extra costs you have to pay, and you have a property in a high capital growth area going up by more than 7% per annum, then you have an advantage.
So how do you improve yield? Maybe you can negotiate to buy the property at a cheaper price. For example, if you bought a $250,000 property for $225,000, the rental yield would be 5.8%.
Another way to improve yield is to renovate. This will add value to the property — but you must ensure that the value added is greater than what you spent on renovations — and hence improve the property value so you can ask for a higher rental amount. So, if you buy a property for $250,000 and you spend $15,000 on a cosmetic renovation such as painting, re-carpeting, redoing the kitchen and cleaning up the bathroom, then arguably the value of the property should be at least the initial value of $250,000 plus the value of the renovation, that is, $265,000.
However, let’s assume that you derived extra value and the property is now worth $280,000. This would mean that for the $15,000 you spent you have created an extra $15,000 in value through your clever and strategic renovation decisions and execution. This could also affect your cashflow, as the renovation would be funded by a higher mortgage and you may have slightly higher repayments, but remember that you will have a great boost in rent.
The secret is that people with a renovation strategy try to do both: buy a property at below its true value and create equity by way of a renovation. Then throw in the fact that they have bought in an area with great capital growth and they have won the trifecta: a property going up in value, bought below the true value, with value added to it through renovation. Yes: this is the Trident Strategy at work.
Understanding rental yield enables you to work out what your portfolio needs to be achieving to minimise your out-of-pocket expenses. I rarely get into the argument about positive cash flow versus high growth and negative gearing investing strategies because I support both. My aim is to have my property going up in value and for the difference between my income and expenses to be minimal.
Borrowing with a buffer
For certain investing strategies, borrowing with a buffer may be the only risk-minimisation action you can put in place. Essentially, this means that if all goes wrong, make sure you have either equity or savings that you can use to cover the additional costs so you don’t have to sell the property at a “fire sale” price that’s unacceptable to you.
If you’re using equity from your home to buy an investment property and you need $100 000 to cover your contribution on a $400,000 property (that is, $80,000 deposit plus stamp duty and legal costs of $20,000), you may consider tapping into the equity with a buffer. So, instead of borrowing $100 000, you would borrow $120,000, giving you a $20,000 buffer, in case you lose your job, you can’t rent the property, the development goes over time or budget or the renovation is delayed.
Peace of mind is nice to have in a situation made stressful enough by other circumstances. There are many ways to reduce your risk. Perhaps we have covered a few that you may not have thought of. Importantly, you just have to start considering every decision from the point of view of risk and minimising risk.
Anything can become safe if you know how to control the risks, as I learned from explosives.
Jane Slack-Smith is director of <a href="https://www.investorschoice.com.au/" target="_blank">Investors Choice Mortgages</a> and founder of <a href="https://www.yourpropertysuccessnow.com.au/" target="_blank">Your Property Success</a> online education teaching investors to find the right property at the right price. Winner of the Your Investment Property 2009 Mortgage Broker of the Year. Jane is a regular property commentator, author and experienced investor. This is an extract from her new book <a href="https://yourpropertysuccess.com.au/" target="_blank">Your Property Success with Renovation</a>, published by John Wiley &amp; Sons.
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How to minimise your risk when investing in property

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Its style has been described as Clockwork Orange-meets-Vogue Living – The QT Sydney hotel opens mid-September with $400-plus nightly weekend room rates.
Billed as Sydney's first true designer hotel, the 200 guest rooms come in 12 different styles set across the upper 12 levels of the Palazzo-style Gowings building and State Theatre in Sydney. Art curator Amanda Love has carriage of its art installations.
Hoping to bring a little pizazz to George Street, reviving its theatrical and retail past, it will come with two restaurants, Gowings Bar &amp; Grill and Parlour Lane Roasters cafe; spaQ with six treatment rooms; a men's barber shop; plus a Hammam-inspired steam room.
Amalgamated Holdings bought the Gowings building in April 2006 for $69 million and has spent close to that on demolition and redevelopment of the retail area.
It adjoins the historic State Theatre, which has also had a facelift.
The ground floor has been leased to the British Topshop fashion chain for its flagship Sydney store.
Amalgamated and QT Sydney managing director David Seargeant says great effort has been undertaken to retain the features of the Gowings building, including the mosaic and timber floors.
QT is Australia’s newest hotel brand.
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Clockwork Orange-meets-Vogue Living: The QT Sydney

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Woolworths has confirmed that it plans to sell close to $1 billion worth of shopping centres held in its property portfolio.
Woolworths finance director Tom Pockett told investors today that “probably somewhere between $800 million or $900 million plus” worth of property was available for sale, with the total value depending on whether centres were completed or under development.
The supermarket group owns a portfolio of neighbourhood and sub-regional shopping centres.
As part of its annual results presentation last week, Woolworths told shareholders it had “passed the peak in its property development pipeline” as the supermarket reported a 14.5% drop in net profit after tax to $1.8 billion.
Sale of the stores was mooted by the Australian Financial Review earlier this year, which said Woolworths was looking to return to its core retailing activities.
In September last year Woolworths took the unusual step of buying the Centro Lismore, NSW, shopping centre, where it is the anchor tenant on a short-term lease.
But corporate affairs spokesman Simon Berger told Property Observer at the time that the main focus for Woolworths remained being a retailer and “looking for opportunities to serve our customers”.
“We will develop or acquire where it suits our interests and customers, but we also lease in plenty of places,” he said.
In July last year, Woolworths completed the sale of eight neighbourhood and sub-regional retail shopping centres to a 50/50 joint venture entity owned by Charter Hall Retail REIT and Telstra Super for $266 million at an initial yield of 7.94%.
Pockett told investors Woolworth was always offering properties to investors but this is the first time the supermarket has confirmed plans for a large-scale divestment.
Pockett highlighted that sales activity would be driven by buyer interest in the group’s centres and Woolworths would not be giving its centres away.
He described current investor appetite as “a bit lower than last year” amid a “tough” investor environment.
Woolworths is targeting yields of 6% to 7%, a range it has struggled to achieve, reported RBS analysts Daniel Broeren and Alexander Beer.
Commonwealth Bank analysts estimate that Woolworths actually holds closer to $2 billion worth of property assets that could be sold.
It estimates that at the current rate of new development, Woolworths’ property portfolio could accumulate to a value of around $8.5 billion by 2017.
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