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.

Joel Robinson

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

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

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?

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Following <a href="https://www.propertyobserver.com.au/trends/twitter-debate-fires-up-and-old-rivalries-renewed-over-whether-australian-housing-market-has-bottomed-out/2012080155814">yesterday’s Twitter debate on ABS house prices</a>, the university of Western Sydney’s Steve Keen has remained true to his word and posted commentary on whether the Australian housing market has reached its bottom.
Before this quarter’s ABS data came out, Keen noted Australia’s rate of price decline from its peak lay between the US and Japanese experiences; now it is smack in line with the slow bleed of Japanese prices, but nowhere near the decline experienced in the US.
Keen wrote today, just a few hours before heading into hospital for a knee operation, that he expects Australian house prices will fall further.
But he appears to have tempered his views on the extent of a housing price bubble in Australia, albeit with an ironic shot at his bullish opponents.
“So does this increase mean that the trend of falling prices is now over, and house price growth will resume? No, no more than did the slight increase in real prices back in December 2010 (which we are now only aware of courtesy of a revision of ABS data). What it means is that the trend for decelerating mortgage debt has temporarily reversed.”
Keen highlights the differences between Australian and the US:
“So the bottom line is that Australian house prices are falling more slowly than America’s because Australian consumers are deleveraging much more slowly than their US counterparts.”
He says there are several obvious factors that could explain why:
“Australian mortgages are mainly floating rate, so rate cuts by the RBA very rapidly reduce the debt servicing burden. In the US on the other hand, mortgages are fixed rate.
Government efforts to keep the property Aspidistra flying – ranging from the hardy perennials of the Federal First Home Vendor Grant, Negative Gearing, setting Capital Gains Tax at half the Income Tax rate and exempting the family home, to State-based sales tax exemptions and First Home Vendor Schemes – have succeeded to some degree in enticing new entrants; 
and (irony alert).
There is no Australian house price bubble.”
Keen suggests Australians will most likely have to continue putting up with very high debt servicing costs relative to the rest of the world.
<a href="https://www.debtdeflation.com/blogs/2012/08/02/australian-house-prices-update-june-2012/">Click here for Keen’s full analysis.</a>
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lschlesinger-FZcF9M3vE6

House prices to fall further but even Steve Keen ponders the extent of any Australian property bubble

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Barangaroo South developer Lend Lease will work with casino operator Crown Limited to develop a concept plan for an international hotel at its $6 billion Sydney harbour urban regeneration project.
Lend Lease announced that it had signed an “exclusive dealing agreement with Crown Limited to develop a “world class international hotel resort”.
The agreement with Crown follows Lend Lease announcing last month that it had r<a href="https://www.propertyobserver.com.au/developments/barangaroo-south-construction-set-to-begin-as-lend-lease-raises-%242-billion/2012070955478">eceived commitments totalling $2 billion from cornerstone investors for the first of two commercial towers</a> at Barangaroo South as well as securing Westpac and KPMG as tenants in these towers.
Lend Lease Group CEO and managing director, Steve McCann says Lend Lease and Crown will now work towards achieving the necessary development approvals from the NSW Government for the hotel and jointly develop the concept plan for the hotel.
Lend Lease is currently in negotiations with the NSW Government to finalise the hotel location.
“Barangaroo South is a major urban regeneration project that provides a unique opportunity to create a world class commercial, residential, entertainment and mixed use destination on Sydney Harbour," says McCann.
“A key part of Lend Lease’s vision for Barangaroo South is to have a high quality international hotel.
“Since being awarded the right to develop Barangaroo South in December 2009, Lend Lease has been approached by a number of leading international hotel operators expressing interest in the hotel.
“We are very pleased to be working exclusively with Crown Limited given their proven expertise in successfully delivering an outstanding hotel product.”
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Lend Lease partners with Crown on proposed Barangaroo South hotel

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Australia’s largest mortgage broker AFG has bucked the national trend of slow mortgage growth with its loan writers processing the highest number of mortgages in July since July 2007.
AFG brokers processed 7,027 home loans over July worth a combined $2.73 billion.
This was also a 20% increase in value terms compared to the $2.29 billion processed by AFG brokers for the same month in 2011.
Figures released by <a href="/news">RBA earlier this week showed just a 0.3% growth in mortgage lending in June </a>with annualised growth at its lowest level since the 1970s.
AFG attributed its mortgage growth in part to the rise in the proportion of loans processed for first-home buyers, which increased from 15.6% of all mortgages arranged in June to 17.3% in July - the highest figure for first-home buyers since August 2010.
First-home buyers were strongest in WA, where they represented almost a quarter of all new mortgages arranged (22.7%), and were also well represented in Victoria (21.7%).
They were less in evidence in NSW (14.4%), QLD (13.8%) and SA (9.6%).
Consistent with the increase of first home buyers, the proportion of introductory loans arranged spiked from 2.9% in June to 5.4% in July.
In addition, overall LVRs – loans as a proportion of home values - increased slightly from 66.9% to 67.7% "as would be expected given that first-home buyers typically borrow most of the value of their new property".
Mark Hewitt, general manager of sales and operations at AFG says: ‘Low interest rates, soft property prices and escalating rents create a powerful cocktail of incentives to get people into the property market.
“This is especially true in WA, where these factors are probably at their strongest.’
The AFG Mortgage Index also shows non-major bank lenders gained ground among those borrowers refinancing existing loans - from 22.9% of market share in June to 26.7% in July.
Fixed rate loans held steady at16% of all loans processed, as most new borrowers opted to stick with variable rates.
Figures released by Mortgage Choice show a marked drop in demand for fixed rate loans from 18% to 15% as demand for variable rate home loans reached an eleventh month high due to speculation of another rate cut in coming months.
 “Demand for ongoing discount rate loans where the variable rate is reduced usually in return for an annual fee, rose by four percentage points to 44%, while interest in basic variable rate loans, which often have a low interest rate in exchange for fewer loan features, increased by one percentage point to 20% of all new loans,” said Mortgage Choice spokesperson Belinda Williamson.
“Borrowers’ interest in standard variable rate loans fell last month to 18% from 19%, as did the appetite for fixed rate loans, which dropped considerably to 15% from 18%.”
Western Australia was the only state to go against the grain and report a drop in variable rate demand, which fell to 81% in July from 86% in June.
The average increase of variable rate uptake across the remaining states was a rise of 3.75 percentage points.
“The vast majority of borrowers are feeling as confident about variable interest rate movements now as they did back in August 2011, a time when borrowers had experienced nine consecutive months of steady interest rates, which was followed by rate cuts,” says Williamson
For tips on refinancing and trying to navigate the current mortgage rates riddle, watch Property Observer's recent webinar: <a href="/news">How smart property buyers and investors should approach refinancing in the current environment</a>
 
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First-home buyers in WA and Victoria drive number of mortgages arranged by AFG brokers to five year high

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Demand for CBD office space over the first six month of 2012 has almost doubled the 20-year historical average, but  is heavily skewed towards the resource-driven capital cities of Perth and Brisbane, according to the latest Property Council of Australia’s (PCA) Office Market Report.
 
Both the Sydney CBD and Canberra’s vacancy rates tightened over this period, but this was driven by a lack of new stock coming onto these markets rather than from strong demand.
 
Over the first half of 2012 of the year, the PCA calculated that net CBD absorption – the amount of space leased minus the amount of space vacated over a given timeframe – was 243,000 square metres compared to a 20-year historical average of 120,000 square metres.
Of this total, nearly half (115,000 square metres) was absorbed in the Perth CBD with 40,000 square metres absorbed in the Brisbane CBD, with both cities accounting for a combined 68% of total net absorption.
The Brisbane CBD’s net absorption of office space was just behind that of the much larger Sydney CBD office market, which recorded net absorption of 45,000 square metres.
Net absorption in the weak Melbourne CBD office market was 34,000 square metres.
While the Perth vacancy rate eased from 3.3% to 4.2% it remains far ahead as the tightest CBD office market despite a big increase in available CBD office space following the completion of Brookfield’s 45-storey City Square office tower in June, which added 85,000 square metres of office and retail space to the CBD.
Mining giant BHP Billiton is the tower’s anchor tenant, taking 60,000 square metres of space.
<img alt="perthofficev2" height="295" width="605" src="/images/stories/2012/perthofficev2.jpg"> 
The PCA notes that occupied stock in the Perth CBD grew by a “spectacular” 12% (net), posting record supply and record demand.
"In fact, Perth's net absorption was eight times higher than the city’s historical average," noted the PCA.
Furthermore, over the six months to July 2012, the Perth CBD posted the highest demand rate of all CBD markets surveyed of 8%. The demand rate is the amount of space absorbed as a portion of total stock.
The report also identifies the adjacent West Perth market as the tightest non-CBD market with a vacancy rate of only 3.2% followed by Brisbane’s Chermside (5.1%) and the Adelaide Fringe (5.5%)
“Australia’s multi-speed economy is driving office market fundamentals and shaping business confidence,” says Property Council chief executive, Peter Verwer.
“While demand for office space is a buoyant 50% above the 20-year historical average, three quarters of net CBD absorption occurred in just Perth and Brisbane.”
“The hard economics of the resources boom is tellingly reflected in the relative performance of the nation’s office markets.”
Overall the nation’s office vacancy rate was almost unchanged at 7.8% (down from 7.9% in January 2012) and is at its lowest level since 2009.
The Sydney CBD recorded the sharpest six-month fall in vacancies, dropping from 9.7% to 8.2% while the Canberra market also delivered a slight decline in vacancies, from 10.3% to 9.8%.
However, the PCA noted that in both cases, “low levels of new supply combined with stock withdrawals had a bigger impact on the vacancy factor than strong demand”.
Despite negative demand, Adelaide’s CBD also posted a vacancy decrease from 7.8% to 7.7%, due primarily to stock withdrawals.
According to the PCA report, substantially more CBD office stock was added across both CBD and non-CBD markets than was withdrawn over the first six months of the year.
Over 343,000 square metres of new office space was added over the six months to July 2012, more than 50% higher than the 20-year historical average of 211,000 square metres – while only 110,000 was withdrawn, compared to the 20-year historical average is 118,509 square metres.
There is a total of 388,917 square metres of stock due to be added to the CBD markets in the second half of 2012, but the addition of new stock will slow in the next three years with only 404,115 square metres due to come online in 2013, followed by 135,147 square metres in 2014 and 485,056 square metres in 2015.
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Perth and Brisbane dominate record demand for CBD offices in first six months of 2012: Property Council Report

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<a href="https://www.propertyobserver.com.au/demographics/the-changing-nature-of-families-and-their-impact-on-the-property-industry-peter-chittenden/2012071855614">In my last post</a>, my aim was to outline how key aspects oF family formation impacts the demand for real estate. Looking at how particular demographic trends go way beyond influencing demand to fundamentally shape our immediate community and cities.
 
To round off these posts, this week I will look at what is I think, a very familiar journey. It’s a journey from our first flat, to a group house, finding a partner, becoming a first home buyer, having kids, investing in real estate other than the family home and getting older.
 
From that first flat to buying a retirement home, every step plays into the fabric of the residential market and has a direct impact on how and to whom we market our projects.
 
All of these stages of family formation drive and shape our markets, and during many of these stages incomes also grow and the priorities of the buyers shift.
 
So much so that if a well-established pattern shifts, the market needs to be ready to respond. People leaving home later, marrying and having children later are some recent stand out examples that have also helped shift demand to more medium density living. I would also like to think that by always taking a keen interest in social and demographic trends we are better placed to deliver projects to satisfy current and future needs.
 
So far I have looked at the singles market, finding partners and the reality of how lifestyle and housing needs change when here come the kids. This week over a series of posts I would now like to close off this interesting topic as we look at the impact of an older population.
 
As families mature and personal and family incomes peak, the mindset of the target market changes markedly from being single or from being a first time buyer. While many people will trade-up in the market others will also turn to real estate as an investment.
Peter Chittenden is managing director for residential of <a href="https://www.colliers.com.au/Colliers%20Corporate/Residential.aspx" rel="nofollow" target="_blank">Colliers International.</a>
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How demographic trends shape our property choices: Peter Chittenden 

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South Brisbane has been ranked as the top investment suburb in Australia, according to Your Investment Property magazine's (YIP) annual Top 100 Suburbs report, having not even made the top 100 last year.
It is however by no means the exception, with seven out of this year's top 10 suburbs not making it onto last year’s list at all.
The 2012 top 10 is notable for the inclusions of six Perth suburbs close to the CBD and the disappearance off the top 100 list entirely of the fashionable Sydney inner city suburb of Potts Point and the outlying suburbs of Jannali and Mount Colah.
Newtown, in Sydney's inner west, which ranked fifth last year, has dropped to 17th in the 2012 survey.
The results highlight the fleeting, temporal nature of many so-called investment hotspots.
John Edwards CEO of Residex, suggests investors need to keep in mind that locations that already have a reputation for being a hotspot have most likely passed the invest-by-date by the time you actually find out about them in the published hotspots lists.
The Residex boss says a current “gem” is just that – current– and the opportunity to maximise returns has passed. He suggests finding an unpolished gem ought to be the aim.
The six suburbs that have leapt into the 2012 top 10 – having not rated a mention at all in 2011 – are all within 15 kilometres of the Perth CBD, demonstrating the impact the resources boom is having on sentiment about the Perth market.
In total, nine out of the top 20 placed suburbs are within 15kms of the Perth CBD.
Perth also just nudges Sydney in the total suburbs count with 18 suburbs compared to 17 in the NSW capital.
There are 16 in Brisbane, six in Adelaide and just four in Melbourne.
Last year Sydney had 25 suburbs in the top 100, Melbourne and Brisbane 12 each and Perth.
<table cellspacing="0" cellpadding="0" border="1"><tbody>
<tr>
<td width="565" valign="top" colspan="4">
2012 top 10
</td>
</tr>
<tr>
<td width="170" valign="top">
Location
</td>
<td width="102" valign="top">
State
</td>
<td width="151" valign="top">
Distance CBD
</td>
<td width="142" valign="top">
Last year’s ranking
</td>
</tr>
<tr>
<td width="170" valign="top">1. South Brisbane<ol></ol>
</td>
<td width="102" valign="top">
Queensland
</td>
<td width="151" valign="top">
2kms from Brisbane
</td>
<td width="142" valign="top">
Not in top 100
</td>
</tr>
<tr>
<td width="170" valign="top">2. Morley<ol></ol>
</td>
<td width="102" valign="top">
WA
</td>
<td width="151" valign="top">
9kms from Perth
</td>
<td width="142" valign="top">
Not in top 100
</td>
</tr>
<tr>
<td width="170" valign="top">3. Gladstone<ol></ol>
</td>
<td width="102" valign="top">
Queensland
</td>
<td width="151" valign="top">
550kms from Brisbane
</td>
<td width="142" valign="top">
#2
</td>
</tr>
<tr>
<td width="170" valign="top">4. Como<ol></ol>
</td>
<td width="102" valign="top">
WA
</td>
<td width="151" valign="top">
6kms from Perth
</td>
<td width="142" valign="top">
Not in top 100
</td>
</tr>
<tr>
<td width="170" valign="top">5. Perth<ol></ol>
</td>
<td width="102" valign="top">
WA
</td>
<td width="151" valign="top">
1km from Perth
</td>
<td width="142" valign="top">
Not in top 100
</td>
</tr>
<tr>
<td width="170" valign="top">6. South Hedland<ol></ol>
</td>
<td width="102" valign="top">
WA
</td>
<td width="151" valign="top">
1,308kms from Perth
</td>
<td width="142" valign="top">
#3
</td>
</tr>
<tr>
<td width="170" valign="top">7. Alexandria<ol></ol>
</td>
<td width="102" valign="top">
NSW
</td>
<td width="151" valign="top">
4kms from Sydney
</td>
<td width="142" valign="top">
#1
</td>
</tr>
<tr>
<td width="170" valign="top">8. Hornsby<ol></ol>
</td>
<td width="102" valign="top">
NSW
</td>
<td width="151" valign="top">
27kms from Sydney
</td>
<td width="142" valign="top">
Not in top 100
</td>
</tr>
<tr>
<td width="170" valign="top">9. Wembley<ol></ol>
</td>
<td width="102" valign="top">
WA
</td>
<td width="151" valign="top">
5kms from Perth
</td>
<td width="142" valign="top">
Not in top 100
</td>
</tr>
<tr>
<td width="170" valign="top">10. Fremantle<ol></ol>
</td>
<td width="102" valign="top">
WA
</td>
<td width="151" valign="top">
14kms from Perth
</td>
<td width="142" valign="top">
Not in top 100
</td>
</tr>
</tbody></table>
Source: Your Investment Property magazine
Last year’s top ranking suburb, the inner city Sydney suburb of Alexandria, this year ranked seventh while Newtown dropped to 17th and Potts Point and Jannali disappeared off the list entirely.
<table cellspacing="0" cellpadding="0" border="1"><tbody>
<tr>
<td width="310" valign="top" colspan="2">
2011 top 10
</td>
</tr>
<tr>
<td width="161" valign="top">1. Alexandria<ol></ol>
</td>
<td width="148" valign="top">
Inner Sydney
</td>
</tr>
<tr>
<td width="161" valign="top">2. Gladstone<ol></ol>
</td>
<td width="148" valign="top">
Regional Queensland (mining)
</td>
</tr>
<tr>
<td width="161" valign="top">3. South Hedland<ol></ol>
</td>
<td width="148" valign="top">
Regional WA (mining)
</td>
</tr>
<tr>
<td width="161" valign="top">4. Newman<ol></ol>
</td>
<td width="148" valign="top">
Regional WA (mining
</td>
</tr>
<tr>
<td width="161" valign="top">5. Newtown<ol></ol>
</td>
<td width="148" valign="top">
Inner Sydney
</td>
</tr>
<tr>
<td width="161" valign="top">6. Potts Point<ol></ol>
</td>
<td width="148" valign="top">
Inner Sydney
</td>
</tr>
<tr>
<td width="161" valign="top">7. Toowoomba<ol></ol>
</td>
<td width="148" valign="top">
Regional Queensland
</td>
</tr>
<tr>
<td width="161" valign="top">8. Jannali<ol></ol>
</td>
<td width="148" valign="top">
Outer Sydney
</td>
</tr>
<tr>
<td width="161" valign="top">9. Chinchilla<ol></ol>
</td>
<td width="148" valign="top">
Regional Queensland (mining)
</td>
</tr>
<tr>
<td width="161" valign="top">10, Mount Colah<ol></ol>
</td>
<td width="148" valign="top">
Outer Sydney
</td>
</tr>
</tbody></table>
Source: Your Investment Property magazine
The report notes that Perth metropolitan suburbs have performed the strongest in the top 100 list and are “currently presenting opportunities for investors to pick up very affordable properties with great access to all the amenities of the city and plenty of room for growth”.
“The CBD and surrounding markets are also expected to benefit from the mining boom, as many of the companies involved base their operations in Perth, which creates an influx of high-earning professionals renting in the area,” says YIP.
The top ranking Perth suburb of Morley (number two on the top 100) has a median house price of $470,000 and unit price of $330,000 with a rental yield of 4.26%.
Morley house prices are rising by 11.6% per annum and units rising 11.4% per annum with the suburb picked for its affordable prices, large blocks with the opportunity to renovate, great amenities and infrastructure, strong rental demand and low stock on market.
According to RP Data’s Tim Lawless, Morley, like most of Perth, has reached or is close to the bottom of the market and is set to bounce back.
Similarly Como (which ranks fourth) has comparable rates of house and unit price growth as Morley, is picked for its location, trendy entertainment area and character homes.
Local agent, Liz Sterzel from Property Wizards, describes Como as “the best place to live in Perth”.
The results of the survey are based on the input of nine property analysts including RP Data’s Tim Lawless, Hotspotting.com.au’s Terry Ryder, Sam Saggers of Positive Real Estate, Charles Tarbey of Century 21 and Aaron Maskrey of PRD Nationwide overlayed with analysis by the magazine.
While these analysts all participated in compiling the list, they did not necessarily agree with every suburb that made it onto the Top 100, or the rankings.
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Perth takes Sydney’s crown in latest Top 100 investment suburbs list: YIP magazine

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Villa Amalfi in Paradise Point, Queensland is a riverfront home advertised as a work of art.
The 1,600 square metre six-bedroom house comes with a 12-metre pool, an 180-person formal dining room, an internal lift that can carry 13 people and a gourmet chef’s kitchen.
And of course, this 38-seat home cinema is the Mediterranean masterpiece.
The four-level residence was built with its 42 metre north easterly Broadwater frontage by Geart and Birthe Bjerring, who bought the Knightsbridge Parade East block for $3.2 million in 2008 before going on to build what is their fourth Sovereign Islands home.
It was on the market with $12 million price hopes in mid-2011 and <a href="https://realestate.brisbanetimes.com.au/overview/3942957/50-knightsbridge-parade-paradise-point-4216/">Coldwell Banker</a> is now seeking interest at $9.5 million in conjunction with <a href="https://www.realestate.com.au/property-house-qld-sovereign+islands-109089731">First National Paradise Point</a>.
<img width="470" src="/images/stories/2012/07/hometheatre1.jpg">
<img alt="2009741178_24_FS" height="353" width="470" src="/images/stories/2012/2009741178_24_FS.jpg">
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awalsh-7Ub9EypybQ

With 38 seats, Villa Amalfi is Australia's second best home cinema

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Several breaths of fresh positive air have pushed through the general media negativity in the past week.
A senior US business executive told Australia to wake up and cheer up. An Australian executive urged business leaders to stop all the pessimistic chatter. Another declared the resources sector will fuel economic growth for many more years and chided headline-seekers who say the party is over. And the Reserve Bank Governor sought to remind us that we are indeed “The Lucky Country”.
I’m hoping these are the beginnings of a movement. God knows we need it. It’s long past time for Australians to notice that the glass they think is half empty is actually three-quarters full.
I’ve just returned from a visit to China where I saw evidence of the development boom that is partly the source of Australia’s thriving resources sector. I also saw a lot of extreme poverty, the kind we don’t often see in Australia.
And this is why China is the standout economy worldwide: the nation is seeking to lift living standards to our levels, a process that will continue for decades into the future.
In simple terms, the Chinese want what we have. The irony is that we don’t realise what we have and how good we have it.
This is the mindset that has to change if Australians are to grasp that opportunities that currently beckon.
It’s a bit like the banks ads that are running ad nauseum amid the Olympics coverage: the letters CAN are talking positive until joined by T who tries to turn things negative. At the moment, the Ts are winning in Australia.
Don Thompson, the new chief executive of McDonald’s, said recently in a briefing to US investors that Australia was suffering from “fragile consumer confidence”. He suggested we need to have a happy meal.
RBA Governor Glenn Stevens has always struck me as the ultimate realist. He’s not given to outbursts of optimism. But he titled a recent speech “The Lucky Country”, in which he argued the Australian economy is in good shape. And, of course, he’s right: we all just need to realise it and stop reading bloody newspapers.
National Australia Bank chief executive Cameron Clyne appealed to our business leaders to end the stream of negative comments about our economy and government. He says it’s damaging consumer confidence.
Clyne is right, too. Australia needs strong, positive leadership – not the limp-wristed whimpering and media sniping we get from business people, such as the perpetual whingers in the building industry who negotiate with government via press releases.
Clyne told a business lunch: “One of the problems that actually damages confidence in the economy is everybody providing a running commentary on the government… I think it’s far more productive for us to engage privately.”
He also said – and I was so relieved to hear someone credible say this – that talk of “a two-speed economy” is simplistic, incorrect and damaging to confidence.
“It is not a two-speed economy,” he said. “It has never been a two-speed economy. It is a 10-speed economy. It always has been a 10-speed economy and always will be a 10-speed economy. There are a number of industries which are having very buoyant times – just as there are a number of industries that are struggling.”
Anyone who subscribes to the cheap media sound byte about a two-speed economy should note that the two biggest sectors in Australia for jobs creation in the past year have been “professional and scientific services” and “healthcare”, with mining coming in third.
Meanwhile, HSBC Bank chief economist Paul Bloxham has dismissed notions that the so-called resources boom has peaked. He says our economy will be fuelled by ongoing investment in mining and rising exports of raw materials for many more years.
Bloxham is right when he says there are significant investments in the pipeline, plus the prospect of strong growth in export volumes. He says this has “a long way to run” and will continue to support Australian growth until 2020 at least.
It’s been so refreshing to see these people step up and speak out against the pervading pessimism. We are indeed The Lucky Country. It’s just that most Australians don’t deserve to live in it.
Terry Ryder is the founder of <a target="_blank" rel="nofollow" href="https://www.hotspotting.com.au/">hotspotting.com.au</a> and can be <a target="_blank" rel="nofollow" href="https://www.twitter.com/hotspotting">followed on Twitter</a>.
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terryryder-YECXbqmri2

Why Australia is indeed "The Lucky Country": Terry Ryder

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Usually dry ABS housing data has fired up debate and accusations among old property data commentary adversaries.
First came the ABS data this morning, showing a 0.5% improvement in capital city house prices and a big upward revision of March quarter data (a 0.1% decline nationally rather than a 1.1% decline) suggesting the market was flat rather than falling in the first three months of the year.
Not one to hold back on his opinions, Rismark economist Christopher Joye (<a href="https://twitter.com/cjoye">@cjoye</a>) was quick to tweet about the ramifications of the June quarter figures and March revisions:
<img alt="joyetweet" src="/images/stories/2012/joyetweet.jpg" height="95" width="463"> Joye linked through to his second column in the Australian Financial Review, hitting out at regular sparring partners the University of Western Sydney’s Professor Steve Keen and SQM Research director Louis Christopher and suggesting the trough in the market may have been reached in the March quarter.
"The ABS reports that national house prices rose 0.5% in the June quarter, in contrast to claims from the likes of Louis Christopher and Steve Keen that prices were still deflating... importantly, the ABS findings correlate with similarly positive results supplied by both RP Data-Rismark and APM, albeit that there are some timing differentials between the benchmarks. The ABS’s more optimistic analysis implies that the trough in the Aussie housing cycle was realised in the first quarter of 2012, subsequent to which home values started accreting again," wrote Joye in the AFR.
Matthew Bell (<a href="https://twitter.com/MatthewBellau">@MatthewBellau</a>), national research manager for residential at developer <a href="https://www.propertyobserver.com.au/https://www.linkedin.com/company/15429?trk=pro_other_cmpy">Stockland</a> was quick to respond to Joye, tweeting a few minutes later speculating about the bottom of the market.
<img alt="matthewtweet" src="/images/stories/2012/matthewtweet.jpg" height="54" width="467"> Joye responded:
<img alt="joyetweet2" src="/images/stories/2012/joyetweet2.jpg" height="68" width="234"> However, Joye’s contention that “ABS findings correlate with similarly positive results supplied by both RP Data-Rismark and APM” raised questions from Bell and Louis Christopher (<a href="https://twitter.com/LouiChristopher">@LouiChristopher</a>).
RP Data-Rismark had capital city house prices down 1.4% in the June quarter (though rising in the months of June and July), while APM was in line with the ABS over the June quarter, recording a 0.4% gain.
This apparent contradiction was picked up by Bell in an earlier tweet to SQM’s Louis Christopher.
<img alt="matthewtweet2" src="/images/stories/2012/matthewtweet2.jpg" height="88" width="469">  To which Christopher replied:
<a href="https://twitter.com/LouiChristopher"> </a><img alt="louisetweet" src="/images/stories/2012/louisetweet.jpg" height="79" width="438">
<a href="https://twitter.com/MatthewBellau"></a>
And Bell questioned Joye about "timing issues" between RP Data and the ABS:
<img alt="matthewtweet3" src="/images/stories/2012/matthewtweet3.jpg" height="80" width="465"> Australia’s most famous (or infamous) housing market bear, Steve Keen also tweeted separately on the subject:
<img alt="stevekeentweet" src="/images/stories/2012/stevekeentweet.jpg" height="102" width="468">Joye later tweeted:
<img alt="Joye_tweet" height="104" width="504" src="/images/stories/2012/Joye_tweet.jpg">
Joye provided more details in a latter blog post – <a href="https://christopherjoye.blogspot.com.au/2012/08/steve-keen-i-was-wrongand-wrong-again">see here</a>.
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Twitter debate fires up (and old rivalries renewed) over whether Australian housing market has bottomed out

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The preliminary ABS House Price Index for the eight capital cities rose 0.5% in the June quarter, largely due to price increases of 1.4% in Sydney with smaller gains in Perth (0.6%) and Adelaide (0.5%).
Melbourne house prices fell 0.4% over the quarter with Darwin the strongest detached housing market gaining 5.1% over the quarter.
The government statistician also made substantial revisions to March quarter estimates, which now show a 0.1% fall over the first three months of the year compared to a preliminary estimate of a 1.1% fall with big upward revisions for Melbourne (-1.3%, revised from -2.2%) and Sydney y (+0.8%, revised from -1.8%).
Melbourne remains the weakest detached housing market for the 12 months to the end of June, down 4.8% followed by Hobart (-3.2%), Brisbane (-2.7%), Canberra (-2.6%), Adelaide (-1.3%) and Sydney (-0.9%).
Darwin (+12.3%) and Perth (+1.1%) are the only capital city detached housing market to record gains over this 12 month period.
The ABS only provides median house prices up to the December 2011 quarter, showing Sydney at $527,000, Melbourne at $485,000 and Brisbane at $432,000.
For the June 2012 quarter, RP Data-Rismark had capital city house prices down 1.4% to a median of $480,000.
Australian Property Monitors (APM) said capital city house prices increased 0.4% to a median of $545,000.
Residex recorded a 0.7% fall in house prices in the June quarter to a median of $423,000 - but this result is inclusive of regional areas.
The ABS also put out a new ‘Experimental Other Dwellings Price Index’ measuring changes in apartments, units and semi-detached townhouses median prices.
The index shows that the apartment, unit and townhouse market had a smaller drop in price in 2011 than established detached houses.
In the year to December 2011, the new Experimental Other Dwellings Price Index fell in all capital cities with an average fall of 3%. In comparison, the price of established houses for the eight capitals fell by 4.4% over the same period. In Canberra, apartment, unit and townhouse prices fell 0.6% - the lowest annual fall out of all the capital cities. In comparison, established houses fell in price by 1.8%.  Brisbane and Adelaide showed falls of 1.2% and 1.7% for apartments, units and townhouses, compared to falls of 5.4% and 4.5% for houses. This trend also continued in Sydney (–2.1% for apartments, units and townhouses; –3.2% for houses) and Melbourne (–4.6% for apartments, units and townhouses; –5.6% for houses). 
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