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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The NSW coastal tourism and retirement towns of Nelson Bay and Budgewoi have retained their unwanted titles of Australia's most delinquent postcodes, according to the latest report by Fitch Ratings.
The Port Stephens suburb of Nelson Bay in the Hunter region of NSW has a delinquency rate of 7.8% as of March 2012 for mortgages more than 30 days in arrears – unchanged from the last survey by Fitch six months ago.
This is nearly five times above the national average of 1.6%, up 18 basis points from 1.42% in September 2011.
The seachange Nelson Bay district includes the areas of Corlette, Fingal Bay, Nelson Bay and Shoal Bay and has been among the worst-performing postcodes since Fitch first published its report in 2007.
Fitch blamed the high delinquency rate in Nelson Bay on “stagnation in the local housing market, which lead to an accumulation of arrears in the 90+ day bucket”.
“The stagnation in the local housing market has increased the time required for foreclosed properties to sell, leading to an accumulation of arrears in the 90+ day bucket (4.57% as of March 2012).
“Furthermore, properties that are in arrears tend to be high-value properties, where the mortgage balance is on average almost three times the average loan balance in Nelson Bay,” says Fitch.
Notably Surfers Paradise, the epicentre of the struggling Gold Coast property market rose from sixth to third most delinquent post code by value with its arrears rate rising from 3.9% to 4.1%
Cessnock in the Hunter region rose from 15th to 8th most delinquent post code by value with its 30 days plus arrears rate rising from 3.4% to 3.9%. Two years ago it had a delinquency rate of 2.56%.
RP Data's Tim Lawless says all struggling markets have in common "some material declines in values".
Eleven of the 20 worst performing suburbs were located in NSW, seven of which were around Sydney, predominantly in the traditional mortgage belts of south-west and western Sydney.
The-worst performing postcodes — such as Hoxton Park (2171), Eagle Vale (2558), Rooty Hill (2766), Macquarie Fields (2564), and Green Valley (2168) — are all in Sydney’s outer west, located in or nearby Fairfield/Liverpool.
Outer=western Sydney ranked as the ninth worst-performing region by value and 10th worst by number of delinquent mortgages.
Fairfield/Liverpool ranked the most delinquent region in Australia with 2.82% of mortgages more than 30 days in arrears.
Click to enlarge
<a href="/images/stories/2012/08/fitchaug222.gif" title="Click to enlarge" rel="shadowbox"><img src="/images/stories/2012/08/fitchaug222thumb.gif"></a>
Budgewoi on the central coast remained the worst performing suburb by number of mortgages in arrears, with 33 borrowers out of 1,000 in delinquency as of March 2012, followed by Surfers Paradise (QLD), Eagle Vale (NSW), Cessnock (NSW), Nelson Bay (NSW), Crestmead/Marsden (QLD), Beaudesert (QLD), and Helensvale (QLD).
For the first time, two of the 20 worst-performing postcodes by number of mortgages in arrears were located in Victoria (Corio,\ and Wyndham Vale). In South Australia, Salisbury was the worst-performing postcode, with 25 borrowers out of 1,000 in delinquency as of March 2012.
Click to enlarge
<a href="/images/stories/2012/08/fitchaug222.gif" title="Click to enlarge" rel="shadowbox"><img src="/images/stories/2012/08/fitchaug223thumb.gif"></a>
The figures are compiled before the May and June cash rate cuts (a combined 75 basis points) which may have subsequently helped borrowers better manage their mortgage repayments.
Fitch says interest rate movements are usually reflected in mortgage performance with a three to four month lag.
“Regions in which serviceability is key to mortgage performance are expected to benefit the most,” says the credit ratings agency.
 
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lschlesinger-FZcF9M3vE6

Nelson Bay and Budgewoi on NSW coast still most delinquent postcodes in Australia: Fitch

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Gross Melbourne residential land prices remained unchanged during the June quarter at a median price of $210,000 with lot supply trending down for the first time in two years, according to the latest research by Oliver Hume. Once rebates and incentives are factored in the net effective land price fell below the “magical” $200,000 mark for the first time since June 2010, the real estate group reported in its Melbourne Growth Area Land Market Report. 
Incentives included the $13,000 first-home buyer bonus for newly constructed homes, which ended on June 30.
Oliver Hume says that during the quarter, first-home buyer activity “underpinned the market, moving to a level higher than at the height of the incentive-led sales frenzy”.
“It will now move in line with the long-run trend, accounting for some 55% of all purchases.”
Two years ago, gross land prices were $187,500.
Over the six months to December 2010, prices rose by more than $38,000 or around $50 per day to peak at $225,750.
However, they have not risen since the June 2011 quarter.
Click to enlarge
<a rel="shadowbox" href="/images/stories/2012/08/ohaug221.gif" title="Click to enlarge"><img src="/images/stories/2012/08/ohaug221thumb.gif"></a>
According to Oliver Hume, the monthly project sales rate on the 18 Melbourne residential land projects launched to date this year remains relatively weak.
Report author Andrew Perkins highlighted that the trend of rising lot supply since the June 2010 quarter reversed in the June 2012 quarter, falling by about 7% to about 3,500 lots (a fall of about 260 lots) available for purchase.
"Almost half of these 3,500 lots are titled, up from around 35% last quarter," Perkins says.
"This creates a number of marketing challenges over the next six months for developers, not to mention the need to pay land tax and rates.
"Based on current project sales rates, the retail supply represents 5.6 months' sales; once again falling below the industry benchmark of six months (after exceeding the mark last quarter for the first time since the September quarter of 2006)." 
All municipalities except Hume experienced a fall in supply.
Oliver Hume counted eight new Melbourne projects launching over the June quarter to bring the year-to-date count to 18 projects with around 4,850 lots end-yield.
As a comparison, the six months June 2011 delivered 16 new projects and a fully developed yield of around 10,350 lots.
The biggest drop in lot supply over the quarter occurred in the Mitchell: Wallan - Beveridge municipality in the outer north, where there is now around 8 ½ months’ supply, down from just over 20 months in the March quarter.
Mitchell: Wallan – Beveridge has the cheapest gross median land price at $171,500 alongside Melton (in the west), with the most expensive being Wydnham at $242,000.
Oliver Hume noted this drop was due to stock being withdrawn from the market as opposed to an uplift in sales.
The City of Whittlesea was the only other municipality to be comfortably over the industry benchmark of six months, with eight months’ supply.
Casey and Hume are now the tightest markets.
Wyndham in the west with 34 projects has 24% of the new land market, followed by 31 in Whittlesea in the north (22% of the market).
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Melbourne land blocks dip below $200,000 but no dramatic falls expected: Oliver Hume

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Today I want to offer the community seven tips for investing in property. It was a challenge to list just seven because there are so many that I feel I could pass on – and I am very much a “beginner” investor myself!
That said, I genuinely believe that beginners can offer some of the best tips and advice to the market, for three reasons:
<ol>
<li>Beginners make the most mistakes. It’s true!</li>
<li>They are always making the “freshest” mistakes, so their advice is usually the most current. For example; new first-home owners’ grant changes and lessons learnt for those undertaking new loans around these</li>
<li>As less “seasoned” investors, beginners are more likely to be outraged by little stumbles they come across along the way, versus experienced investors who are less likely to be vocal about mild stumbles. This is also probably because experienced investors tend to make fewer mistakes. Or if they do, they are more obscure mistakes, and ones less relevant to new investors. For instance, dealing with a builder pulling out of a 20-unit development at the last minute. I would not imagine many young aspiring investors to find themselves in any kind of 20-unit development issues! </li>
</ol>
But it is not all about mistakes, sometimes the best tips to pass on are ones learnt from personal innovation. So today I’ll draw from actual personal experience, mistakes, successes, and learnings that I’d made in the first five years of my investment career.
1. Choose an investment strategy (and stick to it). I’ve put this tip first, because it is probably one of the first decisions you need to make (After, of course, you’ve made the decision to explore property investment to begin with!). Choose a strategy that is as flexible as you think you’ll need it to be, and one that is akin to your personal risk profile. Some investment strategies to consider include:
<ol style="list-style-type: lower-alpha;">
<li>
Buy-and-hold. This is where you grow a portfolio of numerous properties during an acquisition phase, then hold on to them for at least two cycles of the property market (so, at least 15 years, but ideally longer) and sell off most of the portfolio gradually as you get closer to retirement age.</li>
<li>
Renovate-and-hold. This is similar; you slowly acquire a portfolio of multiple properties over time but buy properties that are undervalued; do some cosmetic (or with more experience, non-cosmetic) renovations, then keep the property mid-long term, creating </li>
<li>
Flipping. This is in effect buying undervalued property, renovating as per above and quickly selling for profit. A strategy best used for more experienced investors due to the high costs associated with buying/selling property quickly. </li>
<li>
Property development. Again, more for very experienced and seasoned investors; this may be the area where some investors hope to end up in their career. Involves designing, building, selling (and/or holding) a development of units/townhouses etc from beginning through to completion. </li>
<li>
Create your own strategy! There is no “right” or “wrong” approach, provided you have a detailed strategy documented from the beginning, with clear goals in mind.</li>
</ol>
 
2. Build not just an invaluable “crew” around you – but an invaluable “network” as well. Many experts and seasoned veterans are quick to write at length about building your “crew” around you (key accountant, solicitor, broker, financier, tradespeople, and mentors). While this is of vital important, my tip is to think beyond these immediate people’s value and think to your peers and like-minded groups around you. Think networking. Attend property investment seminars, shows, and talks.
Have logins to the key blogs and networking sites and read/post on them regularly. The good ones (Somersoft Forums, for example) will have threads on virtually every topic imaginable within property investment. Also, if you don’t already have one, get a LinkedIn profile and search for some great user groups/communities that are actually freely engaging and blogging on specific topics within property investment strategy. I’m a member of several Linked In groups and would recommend these ones for those starting out:
<a href="https://www.linkedin.com/groups/Investment-Property-Australia-New-Zealand-2916736?gid=2916736&amp;trk=group-name" target="_blank">https://www.linkedin.com/groups/Investment-Property-Australia-New-Zealand-2916736?gid=2916736&amp;trk=group-name</a>
<a href="https://www.linkedin.com/groups/Real-Estate-Investment-In-Australia-2920696?gid=2920696&amp;trk=group-name" target="_blank">https://www.linkedin.com/groups/Real-Estate-Investment-In-Australia-2920696?gid=2920696&amp;trk=group-name</a>
<a href="https://www.linkedin.com/groups/PropertyWizz-Australia-2950747?gid=2950747&amp;trk=group-name" target="_blank">https://www.linkedin.com/groups/PropertyWizz-Australia-2950747?gid=2950747&amp;trk=group-name</a>
 
<hr class="system-pagebreak">
 
3.Run your numbers; then run them again. This is a very common-sense tip but one that must be mentioned. Run the buying/holding costs against current interest rates, but then run them again, a full three percentage points higher than the rates of the day. What you are doing is checking to see if you can still afford to hold the investment at these rates. If you can’t, you should reassess your plan of attack.
 
4. Target market should be at the heart of all you do. Another tip that falls under the “due diligence” category is this: “target market is king”. Property investment is a business, and as such you must treat your property(s) as your product that you are “selling”. What do I mean? Well, your ability to hold your first property cost-effectively (which in turn gives you good breathing space so you can buy your time, allowing equity to grow in this property, in turn allowing you to springboard to property number two, three, fourand beyond) is all dependent on your ability to get the maximum rent return for that property. How do you do this? You have to know who your target market for that property is and then play to that. For example, a one-bedroom apartment in an outer-suburban, family-focused market will not have much demand for it.
This means that even if you purchase this unit for a cheap rate, the rent you can command for it will also be dirt cheap, making it expensive to hold onto. Know who your target market is and who your ideal tenant will be for any property purchase and then play to it. The example I gave was an easy/logical one – but real life is much more blurry. For instance; in the middle to inner suburbs of a city, is it smarter to go for a small two-bedroom unit without parking or a larger one-bedroom with study/home office enclave, and parking? You need to know who your target market is beforehand.
 
5. Consider an early access clause when buying. This is most relevant for those looking to renovate and hold, or to “flip” a property. In most states and territories, settlement from the point of exchanging contracts to actually owning a property is typically up to six weeks. If you’re able to negotiate early access to a property before you actually retain ownership of it is a great way to save money.
Why? Because if you need to carry out any works on the property, you’d typically have to do this at settlement – which means you would need to be making mortgage repayments while you spend however long you need to tarting up the property. However, if the renovations are only light or “cosmetic”, these works can be carried out in a matter of weeks, and if you can do this work before actually taking ownership, you’re already ahead. Another tip within this, from a tax perspective, is to attempt to get any tradespeople or those sending invoices for work done to do this after you settle. If works are carried out and invoiced with dates earlier than the final settlement date, you may not be able to claim these works in your income tax assessment at the end of financial year.
 
6. Prepayment before end of financial year. Another tip, again around finance and works carried out, is to pre-pay any rates/levies/works by Jun 30th of that financial year for the year ahead. For instance, if you’re able, it can be better to be pre-invoiced for some repairs and renovation works that are to be physically completed in say September or October before June 30th, as a portion of your deduction entitlement will be attributed to that financial year instead of having to wait another nine months or so for tax deductable incentives.
 
7. Remove all personal taste from the picture. Sounds easy, but this can be one of the hardest things to do. I read a psychology whitepaper recently that was focused on the psychology of why human beings become so attached to the places they live in and the “sense of home” we attribute to bricks and mortar. Even with your “investor” goggles on, it can be sometimes hard to inspect a property and not start having thoughts about things you personally like or dislike. Instead, become like Neo in the Matrix – he sees the artificial world of the Matrix for what it really is – a series of computer programming code. Like Neo, you need to see the potential for profit and revenue from a property – and not the fact that you don’t like the curtains in the kitchen, for instance. Let’s say you’ve nailed down your list to two candidates – two great properties.
Let’s say they are outer-ring capital city apartments; both in the same suburb, on good/quiet streets, have similar quarterly outgoings, and on the market for the same price. One is a top-floor two-bedroom of 85 square metres, separate bath/shower, internal laundry, balcony, and lock-up garage. But the paint work is hideous, the bathroom tiles outdated, and the light fixtures yellowed with age, and the building is a not-too-pretty 1970s yellow-brick walk up. The second apartment is a two-year old modern apartment, 65 square metres, on the ground floor, with one bedroom only, no bath, and on-street parking only. But it’s pretty. It looks like the kind of place you could see yourself living in. Well that’s great, but you’re restricting your potential target market more with the modern apartment. It would be smarter to go with the one you think is ugly.
Most times, the aesthetic negative factors of a property aren’t a major issue to would-be tenants. And besides, cosmetic touch-ups are easier to sort out between tenancies once you are holding the property.
Cameron McEvoy is a NSW-based property investor and maintains a blog, <a href="https://propertyspectator.blogspot.com.au/" target="_blank">Property Spectator.</a>
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cmcevoy-Go82SmsJA9

Seven tips for beginning property investors

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Residential developer Cedar Woods notched up around 200 lot settlements at its flagship $1.5 billion Williams Landing master-planned development in Melbourne’s outer west as it reported a 22% rise in net profits to $34.3 million to June 30.
Profits at the Perth-based developer were in line with earlier forecasts.
The developer, which has most of its residential projects scattered around the fringes of Melbourne and Perth, achieved $140 million in pre-sales over the past financial year compared with $130 million last year.
Last month, Cedar Woods reported that Williams Landing had its strongest month of sales in 18 months, with 21 sales to begin the new financial year.
<img src="/images/stories/2012/08/williamslanding.jpg">
To date, 56% of the 2013 financial year pre-sales target for Williams Landing has been secured, with about 530 homes completed.
Williams Landing is the largest infill site in Melbourne covering 275 hectares and encompassing the former RAAF Laverton airfield and the land to the north of Altona Meadows and Seabrook known as Wyndham Waters.
It takes its name from the historic aviation base on which it is located, RAAF Williams airfield (pictured below), named after Air Marshal Sir Richard Williams, the man many regard as the "father" of the Royal Australian Air Force.
<img src="/images/stories/2012/08/williamslanding3.jpg">
It was approved as a new suburb in May 2007, and according to Cedar Woods is one of the fastest-growing municipalities in Australia.
The annual results show that 1,700 of the 2,500 lots remain available for sale, with land priced between $190,000 and $340,000.
Builders offering house-and-land packages at Williams Landing include Simonds Homes, which is offering three-bedroom on a 480-square-metre lot priced at $493,000.
<img src="/images/stories/2012/08/williamslanding2.jpg">
Builder 8 Plus is offering a four-bedroom house on a 392-square-metre block priced at around $456,000.
Other builders selling house-and-land packages at Williams Landing are Boutique, Metricon, Burbank, Carlisle Home and Urban Edge Homes.
Construction of the Williams Landing train station and freeway interchange by the Victorian government is due to be completed in early 2013.
The project’s  50-hectare town centre  has  also  progressed, with a  builder for the Masters Home Improvement  hardware store  soon to be  selected and  an application for final approval lodged with the local council.
In April Cedar Woods secured Woolworths and Big W as tenants alongside Masters with further commercial stages to include office, medical facilities and additional retail.
Cedar Woods raised $30.5 million from shareholders in May.
Managing director Paul Sadleir said the strong result reflected the strategic location and diversity of Cedar Woods? projects in Western Australia and Victoria, which continue to experience healthy demand.
“This result confirms the success of Cedar Woods' strategic focus on providing residential housing in urban and regional growth areas across a range of dwelling types and price points," Sadleir says.
"It is also a reflection of the company’s resilience against a mixed macroeconomic backdrop."
Sadleir says prevailing market conditions in the 2012 financial year were “challenging and variable from month to month, reflecting consumer concerns on a range of issues”.
“The key drivers for the residential market – population growth, employment and wages growth and interest rates together with the current undersupply of housing – are all supportive of improved levels of activity."
The outlook for the Melbourne property market is cloudier than for Perth, with the developer reporting that the Victorian capital has been influenced by first-home buyer incentives (which have now disappeared) and has given up some of the gains, while in Perth prices are firming after two years of modest decline.
Cedar Woods expanded its Victorian property portfolio during the financial year through the acquisition of a 6.8-hectare development site in St Albans, 16 kilometres from Melbourne’s CBD, for $12 million. There are plans for 200 apartments, townhouses and houses and at the former industrial site, where the Victorian government has announced a $150 million investment in upgrading St Albans train station and other local transport infrastructure.
Other residential projects include its Banbury Village project in Footscray, featuring 390 dwellings on 11 hectares.
At the company’s boutique development, Realm Camberwell, almost half of the 78 homes that will be developed have been pre-sold, with civil works underway.
Twenty of the 27 homes in the initial release of the Realm development sold for between $750,000 and $1.2 million.
New projects launched over the reporting period were Piara Waters near Canning Vale, south of Perth and South Hedland (both 150 lot projects) with settlements expected in the 2013 and 2014 financial years.
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Cedar Woods notches up 200 sales at Williams Landing and 22% rise in full-year profits

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This week's top sale was a four-bedroom Castle Cove house that sold for $4,075,000 at its weekend auction.
The Marston Architects-designed property was the subject of a hotly contested bidding war between two bidders, who pushed the price up from $3.6 million to its sale price.
The 2010-built house was sold by Adam First National agent Neil Adam in conjunction with LJ Hooker agent Heidi King. Adam describes it in its marketing as a "symphony of style and creative design". 
1. <a href="https://www.myrp.com.au/n/115-neerim-road-castle-cove-nsw-2069/myrp-490?propertyId=1774742">115 Neerim Road, Castle Cove, NSW, 2069</a>, four-bedroom house, sold at auction on August 18 by Adam First National for $4.075 million
2. <a href="https://www.myrp.com.au/n/7-davidson-avenue-warrawee-nsw-2074/myrp-490?propertyId=7311958">7 Davidson Avenue, Warrawee, NSW, 2074</a>, five-bedroom house, sold prior to auction on August 16 by L J Hooker Wahroonga for $3 million
3. <a href="https://www.myrp.com.au/n/26-bangalla-street-warrawee-nsw-2074/myrp-490?propertyId=7311244">26 Bangalla Street, Warrawee, NSW, 2074</a>, six-bedroom house, sold at auction on August 16 by L J Hooker Wahroonga for $2.5 million
4. <a href="https://www.myrp.com.au/n/5a-fortescue-street-chiswick-nsw-2046/myrp-490?propertyId=1854960">5A Fortescue Street, Chiswick, NSW, 2046</a>, four-bedroom house, sold at auction on August 18 by McGrath Estate Agents for $2.25 million
5. <a href="https://www.myrp.com.au/n/3-pine-avenue-camberwell-vic-3124/myrp-490?propertyId=10224553">3 Pine Avenue, Camberwell, VIC, 3124</a>, four-bedroom house, sold at auction on August 18 by Marshall White &amp; Co for $2.01 million
6. <a href="https://www.myrp.com.au/n/28-jackson-street-balgowlah-nsw-2093/myrp-490?propertyId=1222684">28 Jackson Street, Balgowlah, NSW, 2093</a>, five-bedroom house, sold prior to auction on August 17 by Belle Property Manly for $1.785 million
7. <a href="https://www.myrp.com.au/n/7-mooramie-avenue-kensington-nsw-2033/myrp-490?propertyId=3291921">7 Mooramie Avenue, Kensington, NSW, 2033</a>, four-bedroom house, sold at auction on August 18 by N G Farah for $1.782 million
8. <a href="https://www.myrp.com.au/n/7-sandpiper-place-kenthurst-nsw-2156/myrp-490?propertyId=14194683">7 Sandpiper Place, Kenthurst, NSW, 2156</a>, five-bedroom house, sold on August 14 by Rance Blamey Real Estate for $1.74 million
9. <a href="https://www.myrp.com.au/n/8-stirgess-avenue-curl-curl-nsw-2096/myrp-490?propertyId=2045057">8 Stirgess Avenue, Curl Curl, NSW, 2096</a>, four-bedroom house, sold prior to auction on August 18 by McGrath Estate Agents for $1.7 million
10. <a href="https://www.myrp.com.au/n/11-vears-road-ashburton-vic-3147/myrp-490?propertyId=9363102">11 Vears Road, Ashburton, VIC, 3147</a>, four-bedroom house, sold at auction on August 18 by Marshall White &amp; Co for $1.64 million
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cknowlton-QnEa6ntUYP

Castle Cove pips two Warrawee homes to claim week's top sale: RP Data

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We live in an information age.
In our fast-paced environment, how can we discriminate the good from the bad in the information-saturated Melbourne property market right now?
At James Buyer Advocates, when we produce a full value rating, we look at hundreds of pieces of information.
We split them into three categories.
Facts – such as a sale price
Opinions – such as the values placed on a home by the highest other bidder, the seller and your own pre-sale opinions
Fluff – uniformed or unsubstantiated advice or guides
Take one of the many property websites popping up, such as onthehouse.com.au, which last week said 45 Middle Crescent Brighton could sell for $1,967,900 to $2,089,900. The house sold for just under $3 million, so you’d be pretty disappointed as a buyer if you’d been relying on the site’s “guesstimate”. That wasn’t opinion, that was fluff. It was free fluff, but it was useless fluff. This home actually sold within the selling agents’ quote range.
When everything is blended as one, it is important to discriminate good from bad when making decisions.
In this faster world, facts, opinions and fluff can all blend into one, and they can all become information.
As a buyer, unless you live in a cocoon, the opinions that drive your decisions either good or bad are going to be affected by how you interpret the information you receive – facts, opinions and fluff.
We find that good decisions, and therefore good outcomes, are generally based on facts and informed opinion.
Bad decisions, which more often than not lead to bad outcomes, are made with the help of uninformed opinion and fluff.
Where it becomes tricky for many buyers is determining if a piece of information is a fact, an opinion or fluff.
Fact or fluff
As the world gets murkier – that is editorial versus advertorial – it becomes harder for buyers.
The Real Estate Institute of Victoria (of which we are a longer-term member) often gives the market facts and really well-informed opinion – but at other times it can give the market fluff.
Take, for instance, the last median results and the opinion on the market.  The REIV chief executive Enzo Raimondo (he’s OK, and we don’t get it right every day either) supported his latest market opinion stating that Balwyn had strongly improved in prices in the last 12 months and was nearly back at its peak in 2010.
The REIV claimed, as a fact, that the median quarter price in Balwyn has gone up by 26% in three months and that Balwyn tops the list at 20% for June median price quarter improvement in the last year.
“Wow,” you say, “That’s a fact – that’s useful and relevant information when buying in Balwyn”.
But is it a fact or is it just some fluff to fill some space?
Let’s look a little deeper into the star-performing suburb of Balwyn. Let’s check out the “facts”.
The REIV’s June quarter median was based on 43 sales – fully 25% had no sale price recorded next to them. Not just undisclosed. But blank. Agents voluntarily provide this information. So the REIV had to ignore a full quarter of the June quarter’s transactions to come up with its median house price.
Why so many unrecorded prices? Well, in a weaker market like we’ve got now, agents and sellers become reluctant to record all sale prices for reasons of ego or business.
 
<hr class="system-pagebreak">
 
According to the REIV, the median price for Balwyn this June quarter was $1,540,000. Where did the organisation get that price from? A median price is normally the middle sale – with half the sales below that price and half above it.  But there was actually no sale in Balwyn at that price.
The way the REIV came up with that price was to take a statistical average of the two middle sales. One of those sales was $1.37 million (40 Jurang Street with Jellis Craig) and the other was $1.71 million (6 Eyre Street with Kay and Burton). That’s a huuuuge gap, a difference of nearly 25%  – so some may say it’s a bit of a stretch to say Balwyn had a $1,540,000 median price based on those two sales.
What if one more of those mysterious Balwyn unrecorded price results had been recorded, and it was below $1,370,000? That would have made the “median” price in Balwyn to $1,370,000, and the median price “growth” would have dropped from 20% to 7%.
If another four or five of those undisclosed price sales had been in the lower half of the pool of results the median price results may well have been lower than the previous year’s median in Balwyn. In other words, what we may well have had is not an increase but a fall in price June quarter 2011 to June quarter 2012.
What if we compare the actual median price sale from the previous financial year with the actual median price sale this financial year just gone, using the REIV’s own data?
According to the REIV, there was a total of 132 sales (16 unrecorded) in Balwyn in 2010-2011, and the overall median sale was 117 Winmalee Road (Christopher Russell), which sold for $1.45 million.  In 2011-12 there was a total of 152 sales (29 unrecorded), and the median price was $1,302,500 for Grosvenor Street (Jellis Craig).
Comparing those two figures it shows a drop in values in Balwyn of around 10% in price between 2010-11 and 2011-12 ending this last June quarter.
That’s a big difference from that 20% increase presented as a fact by the REIV to support strong growth in Balwyn. And that figure of -10% tallies in a lot more closely with what we’ve been seeing at the coalface.
So is it a fact there was big median price increase in Balwyn or is it fluff?
If you are buying a home in Balwyn are you using the -10% or the +20% when assessing historical comparables to formulate your opinion on value and therefore make your “good” buying decision?
And, not to put too fine a point on any of the information you are looking at:
Is it fact?
Is it opinion (informed or uniformed)? or
Is it simply fluff?
Footnote: This article is not about the REIV (we’re members, we like and support the REIV). This article is not about Balwyn per se, because in Toorak 30% of house sales in the June quarter had no figure next to them and in Brighton there were more than 20 sales in the June quarter that had no recorded price (we do not mean undisclosed, we mean no price at all). This article is about the quality of the information you are using to make good long-term home-buying decisions.
Mal James is principal of<a target="_blank" href="https://www.jamesbuyeradvocates.com.au/" title="James Buyer Advocates"> James Buyer Advocates</a>, which advocates on behalf of buyers of property over $1 million. Mal writes weekly auction reports, advice and in-depth market analysis on James' website.</body></html>

maljames-vHwm28JUAa

How to separate facts from fluff about Melbourne’s property market

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Chasing yielding in the range of 8 to 10%, property syndicates have emerged as the dominant player in WA’s commercial property market in 2012.
They are accounting for more than half of all major commercial sales and continuing to look for opportunities, according to Knight Frank.
The company recently sold 1 Adelaide Terrace (pictured below), which is being syndicated by GDI Property Group for $102.55 million. It sits adjacent to the 40-hectare urban renewal project called Riverside that will extend Perth's CBD grid down to the waters edge. The property fund manager GDI launched the unlisted GDI No 36 Perth CBD Office Trust earlier this month seeking to raise $65 million of equity.
<img src="/images/stories/2012/08/1adelaide3.jpg">
GDI suggested its purchase of $102.55 million from Fortius Funds Management reflected a yield of more than 10%.
The 1 Adelaide Terrace property is an A-grade office building totalling 19,825 square metres that was when offered earlier this year 95% leased to five blue-chip office tenants, including the WA government and ASX-listed companies.
The award-winning seven-storey building formerly the headquarters of Woodside was built with large floor plates ranging from approximately 2,500 to 3,000 square metres.
<img src="/images/stories/2012/08/1adelaide4.jpg">
The building has an extensive curved glazed façade with views across landscaped parklands to the Swan River.
The prominent location will be further enhanced with completion of the Frasers suites development directly opposite and the proposed Waterbank project.
It followed on from other significant syndicator purchases of 255-267 St Georges, which sold for $26.7 million.
Another syndication came at 251 St Georges Terrace, which sold for $61.3 million.
Knight Frank managing director John Corbett says syndicates have always been active in the Perth market, but in 2012 they have become the truly dominant player across both the commercial and industrial sectors.
He says while individual developers and private investors struggled to obtain financing in the current market, syndicates are able to bring together a myriad cashed-up smaller investors to secure larger properties.
“The market is working in the favour of syndicators like GDI and Primewest, who have established track records and have excellent data bases of potential investors,” Corbett says.
“Many smaller investors are being frustrated by the lack of quality properties in the $1 million to $5 million range, so the option of being part of a larger purchase is quite appealing.”
“At the same time the traditional competitors for the larger properties are being restricted by issues like flexibility and bank financing.”
Corbett says small investors are also able to secure better yields as part of a syndication, with yields in the range of 8-9% currently being achieved.
“It is still very much a buyers' market, and the syndicators are making hay while the sun shines,” Corbett says.
“The large super funds and other investors will soon be getting more aggressive with their strategies, but for now the syndicators are cherry-picking the best deals.”
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jchancellor-FAypfDUnLy

Chasing yields of 8 to 10%, property syndicate investors seek Perth offices

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Wyong on the NSW central coast had the highest population growth from domestic migration for all of the greater Sydney municipalities between in 2010.
But the spurt was confined to Wyong's north-east precinct, where there were 6,450 domestic arrivals and 4,987 domestic departures, giving a net migration jump of 1,463 people. The south and west precinct had slower growth of just 167 people.
The north-east now has a population of 77,757, according to the 2011 census, and 33,361 private dwellings. It has had net gain in migrants every year since at least 2006.
The population is somewhat skewed towards younger people, with the age brackets from 0-19 representing the greatest proportion of residents.
Some 6.7% of the population are university educated, well below the state average of 14.2%. Census data shows 83.2% of the population are Australian born, compared with a state figure of 68.6%. The next most common country of birth is England at 4.1%, slightly higher than the state figure of 3.3%. 
A Wyong Council spokesperson says people are likely attracted to Wyong by its relatively inexpensive house prices.
"What would bring people here would be cheaper house prices than the Sydney market. That would be the major one. The fact you can live in a coastal area with a family and if need be it’s only 1.5-hour commute to Sydney every day via a train service or a drive along the freeway," he says.
RP Data says the median house price in Budgewoi, one of the larger localities in the area, is $278,250, with a median weekly rent of $300.
"There are three new housing developments in the area in suburbs like Wadalba, Hamlyn Terrace and Woongarrah. Developers are developing greenfield sites on traditionally semi-rural hobby farms," the council spokesman says.
"They're predicting in 10 to 15 years it will almost become a satellite city of 40,000. Obviously there's not that many people there at the moment, but they’re our three new areas"
In Hamyln Terrace, a four-bedroom, two-bathroom house on 678 square metres (pictured below) is listed for $390,000.
<img src="/images/stories/2012/08/wyong1.jpg">
Another three-bedroom, two-bathroom home is listed for rent at $415 a week
<img src="/images/stories/2012/08/wyong2.jpg" width="470">
The area was followed by Camden in outer south-western Sydney, with 4,748 domestic arrivals and 3,535 domestic departures, giving a net gain of 1,213 people; and The Hills Shire North in Central Northern Sydney with 5,274 domestic arrivals and 4,269 domestic departures giving a net figure of 1,005.
In the whole of Sydney there was a net loss of 20,249 people due to emigration, as 347,335 people immigrated from within Australia and 367,584 emigrated to other parts of Australia.
The figures represent the largest increases in population due to domestic migration and do not include births and deaths.
Canterbury in Canterbury-Blacktown was the area in Sydney with the greatest number of people leaving, with a net migration loss of 2,570. In fact Canterbury topped the list in Australia for the area with the highest net loss due to migration.
Fairfield East in Fairfield-Liverpool was next with a net migration figure of -1,468, followed by Randwick in the eastern suburbs with a net figure of -1,464.
The ABS data is experimental and is the first time it had been published on an statistical local area level. For some regions with very small populations and unreliable data, internal migration estimates were assumed to be zero.
Net regional migration is the net gain or loss of population through the movement of people from one location to another location within Australia.
The ABS found just over 2 million people moved between statistical local areas during 2010, which was 1.6% lower than in 2009.
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awalsh-7Ub9EypybQ

Wyong's attractive low prices on Sydney's outskirts triggers population spike

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The decision to "staple" the management and the assets of Australian listed property trusts in one vehicle in the lead-up to the GFC created a sector more likely to make riskier investments, US academics have argued in an RBA discussions paper.
In a paper titled Securitization and the Commercial Property Cycle, Tim Riddiough from the University of Wisconsin Madison and Frank Packer from the Bank for International Settlements note that Australia’s listed property sector (A-REITs) was among a number of countries including the UK, US and Canada that have been "significantly more volatile than the benchmark market indices".
The benchmark S&amp;P/ASX300 A-REIT Accumulation Index  produced an annual return of -55.3%  in 2008 in the wake of GFC as investors abandoned the A-REIT sector.
The report by Riddiough and Packer notes that there was both a dramatic increase in the proportion of office properties incorporated into Australian real estate investment trusts (A-REITs) in the years leading up to the GFC as well as even more dramatic rise in the number of trusts that were "stapled" – where asset management is carried out by an entity within the overall REIT structure.
The ASX describes a stapled security “where the trust that holds the assets and the company that manages those assets are bound together through one vehicle”.
The stapling of listed property trusts in Australia allowed them to “take on more property development risk than under a traditional limited property trust (LPT) model”, the paper argues.
According to the paper, between 2000 and 2005 the degree of securitization of office markets via REITS increased markedly rising from around 5% in 2000 to over 35% in 2005.
Then from between 2004 and 2007, “stapled” REITs grew from 29% to over 75% of overall A-REIT capitalisations.
Examples of stapled A-REITs include Westfield, Westfield Retail Trust, Mirvac, Charter Hall Group and Stockland.
A full breakdown of which A-REITs are stapled <a href="https://www.asx.com.au/products/managed-funds-product-list.htm" target="_blank">can be found on the ASX website</a>.
The report notes that only Australia among the listed Asia-Pacific countries has significant internal management, in large part due to the introduction of stapled REITS.
It says that external managed REITs are viewed as “significantly less informationally opaque” than internally managed REITs.
“And given the prevalence of the external REIT structure in Asia, it appears that in the case of these countries, the benefits of external advisorship outweigh the agency costs.”
The report also reveals that Australia has the highest proportion of securitised office assets in the world, with the latest estimate of around 19% of its office market securitised via REITs.
However it notes – and reflecting the deleveraging which has occurred since the GFC – that this number is itself “well below 32% scored earlier before the bust in prime real estate markets during of the global financial crisis”.
The report reveals that US dominates the international REIT landscape, with nearly 180 listed REITs amounting to $455 billion or more than half of total global REIT market capitalisation
Far behind that, yet well above any other country, Australia has 57 listed REITs with $82 billion market capitalisation, occupying 10% of total REIT market capitalisation.
Australia first REIT –  shopping centre and industrial property group GPT –  was listed in 1971.
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'Stapling' of REITs creates riskier investment approach: RBA seminar paper 

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<img src="/images/stories/2012/08/3point95percent.gif">
 
The rental yield for houses in Melbourne, according to Residex. The median house rent is $420 per week, and this is up 10.53% from the same time last year.


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<img src="/images/stories/2012/08/4point36percent.gif">
The rental yield for houses in Sydney, according to Residex. The median house rent is $555 per week, and this is up 5.71% from the same time last year.


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<img src="/images/stories/2012/08/4point66percent.gif">
The rental yield for houses in Adelaide, according to Residex. The median house rent is $350 per week, and this is up 4.48% from the same time last year.


<hr>
<img src="/images/stories/2012/08/4point92percent.gif">
The rental yield for houses in Perth, according to Residex. The median house rent is $450 per week, and this is up 15.38% from the same time last year.


<hr>
<img src="/images/stories/2012/08/5point15percent.gif">
 
The rental yield for houses in Canberra, according to Residex. The median house rent is $525 per week, and this is up 9.38% from the same time last year.
 
<hr>
<img src="/images/stories/2012/08/5point19percent.gif">
The rental yield for houses in Hobart, according to Residex. The median house rent is $340 per week, and this is down 2.86% from the same time last year.
 


<hr>
<img src="/images/stories/2012/08/5point21percent.gif">
 
The rental yield for houses in Brisbane, according to Residex. The median house rent is $425per week, and this is up 10.39% from the same time last year.


<hr>
 
<img src="/images/stories/2012/08/5point65percent.gif">
The rental yield for houses in Darwin, according to Residex. The median house rent is $560 per week, and this is up 7.69% from the same time last year.
 
<hr>
<img src="/images/stories/2012/08/4point9percent.gif">
The rental yield for houses Australia-wide, according to Residex. The median house rent is $405 per week, and this is up 8% from the same time last year.
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