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?

<html><body>
Economists are nearly all in agreement that the RBA will leave the cash rate unchanged at 3.5% at its next board meeting on August 7.
Twenty out of 24 economists polled by Bloomberg just before the weekend expect the RBA to continue to hold fire, up from 15 in the previous survey, a week prior.
Key data that may influence the RBA’s decision on the cash rate includes the release of private credit growth figures on Tuesday, building approvals data on Tuesday, capital city house price figures on Wednesday and retail trade figures on Thursday.
The prospects for a September rate cut are better, but also slim, with 17 out 24 economists expecting the RBA to hold fire again.
There are some prominent economists tipping a rate cut in August.
Shane Oliver, chief economist at AMP Capital Investors, expects the RBA to cut the cash rate by 25 basis points on August 7 as does Stephen Koukoulas from Market Economics.
Koukoulas is by far the most bullish economist on the cash rate among those surveyed by Bloomberg.
He is forecasting the cash rate to fall to 2.75% by year end and to fall another 25 basis points to 2.5% in the first quarter of 2013.
The majority of economists (13 out of 24) expect a cash rate of 3.25% in the first quarter of 2013.
Those readers thinking about refinancing their home loan should sign up for Property Observer’s free webinar: <a target="_blank" href="https://propertyobserver.us2.list-manage1.com/track/click?u=24bd0766a834290948593f5aa&amp;id=73e60d1a88&amp;e=add64da266">Refinancing and the </a><a target="_blank" href="https://propertyobserver.us2.list-manage.com/track/click?u=24bd0766a834290948593f5aa&amp;id=9814caeb06&amp;e=add64da266">interest rates riddle</a>, taking place on Tuesday, 31 July a 12:30pm AEST.
</body></html>

lschlesinger-FZcF9M3vE6

Economist don’t foresee RBA cash rate cut in August and rate cut also unlikely in September: Bloomberg survey

<html><body>
The Reserve Bank could cut the cash rate another four times in the current rate-cutting cycle, according to Macquarie Group senior economist Brian Redican.
Redican made this observation while speaking at the Real Estate Institute of Victoria’s (REIV) Commercial &amp; Industrial Economic Forecast Luncheon on Friday.
They followed a question from luncheon host, Peter Switzer, who asked if he and BIS Shrapnel chief economist Frank Gelber (also speaking at the luncheon) agreed with former Gillard government economic adviser Stephen Koukoulas and soon to be Business Spectator commentator that four more rate cuts are likely.
Koukoulas is tipping a cash rate cut of 2.75% by year end and one more in the first quarter of 2013, taking the cash rate to 2.5%.
Redican says while the mining boom is driving the economy other parts are struggling.
“Housing construction could rise a little bit in 2013, but it’s not going to be a major driver of growth.
“And the other thing we have seen is a lot of white-collar unemployment… and the reason that’s important is that they are your potential investors in the property market."
As a result, Redican says you won’t get the pick-up in growth, meaning the RBA will have keep doing what it has done over the past 12 months is “stepping in and very begrudgingly and reluctantly” cutting rates, otherwise the economy will take another turn down.
But Gelber disagreed, and expects just one more interest rate cut in the cycle – and not in August – unless things turn sour.
“Interest rates take awhile to work their magic on the housing market and the economy and we think the RBA will sit back and wait."
However, if things do turn “sour” Gelber says the RBA has the fire power to act.
Redican added that he believed we may be entering into a world where monetary policy is less effective, because the structure is so different.
In their presentations both Gelber and Redican highlighted that consumers were continuing to save and that interest rate cuts were being used to pay off more of the mortgage rather than spend the money.
“The golden age of retailing has come and gone,” said Gelber.
Those readers thinking about refinancing their home loan should sign up for Property Observer’s free webinar: <a href="https://propertyobserver.us2.list-manage1.com/track/click?u=24bd0766a834290948593f5aa&amp;id=73e60d1a88&amp;e=add64da266" target="_blank">Refinancing and the </a><a href="https://propertyobserver.us2.list-manage.com/track/click?u=24bd0766a834290948593f5aa&amp;id=9814caeb06&amp;e=add64da266" target="_blank">interest rates riddle</a>, taking place on Tuesday, 31 July a 12:30pm AEST.
</body></html>

Four more cash rate cuts still possible in current cycle: Macquarie Group's Brian Redican

<html><body>
Trying to work out whether the Sydney, Melbourne or Brisbane housing market is going up or down?
Or just trying to work out whether you’re buying something at or below the median price?
It all depends on which housing data provider you choose to reference  - they all use different methodologies to calculate their indexes and hence will never be in agreement.
RP Data-Rismark, Residex and Australian Property Monitors (APM) have all released their June quarter data, so direct comparisons can now be made.
(The ABS will put out its June eight capital city indexes on August 1.)
In just two markets – Brisbane houses and Melbourne units – do all three providers agree on the direction they are heading…in both cases down.
The REIV released June quarter  data for Melbourne showing house prices up 2.9% to a median of $535,000 - the strongest quarterly gain recorded by all data providers.
Rarely are the national data providers within $10,000 of each other on the median house or unit price.
For example, RP Data-Rismark has the Sydney house price at a median of $616,000.
Residex says the median is $50,000 higher at $666,500, while APM’s Sydney median house price is in between the two at $642,425.
Some of the differences are startling.
<ul>
<li>Residex says Darwin house prices rose over 7% over the June quarter to a median of $511,500, while APM and RP Data both have Darwin house prices falling. 
</li>
<li>Residex says Perth house prices fell by more than 4% of the June quarter, while APM and RP Data have the market treading water. </li>
</ul>
<ul>
<li>RP Data says Hobart unit prices fell almost 10% over the June quarter, while Residex has them as unchanged, and APM records a smaller 3.9% decline.</li>
</ul>
Here’s a breakdown of how the three commercial data providers have assessed the June quarter performance of the main capital city markets:
For markets where the price has moved by less than 0.2% either way, they have been judged for the purposes of comparison as "unchanged”:
Sydney houses
<table border="1" cellpadding="0" cellspacing="0"><tbody>
<tr>
<td valign="top" width="216">
RP Data 
</td>
<td valign="top" width="214">
Residex
</td>
<td valign="top" width="185">
APM
</td>
</tr>
<tr>
<td valign="top" width="216">
Median price: $616,000
</td>
<td valign="top" width="214">
Median price: $666,500
</td>
<td valign="top" width="185">
Median price: $642,425
</td>
</tr>
<tr>
<td valign="top" width="216">
DOWN over quarter: -1.4%
</td>
<td valign="top" width="214">
UNCHANGED
</td>
<td valign="top" width="185">
UNCHANGED
</td>
</tr>
</tbody></table>
Melbourne houses
<table border="1" cellpadding="0" cellspacing="0"><tbody>
<tr>
<td valign="top" width="216">
RP Data 
</td>
<td valign="top" width="214">
Residex
</td>
<td valign="top" width="185">
APM
</td>
</tr>
<tr>
<td valign="top" width="216">
Median price: $517,500
</td>
<td valign="top" width="214">
Median price: $555,500
</td>
<td valign="top" width="185">
Median price: $531,167
</td>
</tr>
<tr>
<td valign="top" width="216">
DOWN over quarter: -3.1%
</td>
<td valign="top" width="214">
DOWN over quarter: -1.31%
</td>
<td valign="top" width="185">
UP over quarter: +1.6%
</td>
</tr>
</tbody></table>
Brisbane houses
<table border="1" cellpadding="0" cellspacing="0"><tbody>
<tr>
<td valign="top" width="216">
RP Data 
</td>
<td valign="top" width="214">
Residex
</td>
<td valign="top" width="185">
APM
</td>
</tr>
<tr>
<td valign="top" width="216">
Median price: $415,000
</td>
<td valign="top" width="214">
Median price: $412,500
</td>
<td valign="top" width="185">
Median price: $427,963
</td>
</tr>
<tr>
<td valign="top" width="216">
DOWN over quarter: -0.6%
</td>
<td valign="top" width="214">
DOWN over quarter: -3.75%
</td>
<td valign="top" width="185">
DOWN over quarter: -1.3%
</td>
</tr>
</tbody></table>
Perth houses
<table border="1" cellpadding="0" cellspacing="0"><tbody>
<tr>
<td valign="top" width="216">
RP Data 
</td>
<td valign="top" width="214">
Residex
</td>
<td valign="top" width="185">
APM
</td>
</tr>
<tr>
<td valign="top" width="216">
Median price: $475,000
</td>
<td valign="top" width="214">
Median price: $467,000
</td>
<td valign="top" width="185">
Median price: $536,151
</td>
</tr>
<tr>
<td valign="top" width="216">
UNCHANGED
</td>
<td valign="top" width="214">
DOWN over quarter: -4.26%
</td>
<td valign="top" width="185">
UNCHANGED
</td>
</tr>
</tbody></table>
Adelaide houses
<table border="1" cellpadding="0" cellspacing="0"><tbody>
<tr>
<td valign="top" width="216">
RP Data 
</td>
<td valign="top" width="214">
Residex
</td>
<td valign="top" width="185">
APM
</td>
</tr>
<tr>
<td valign="top" width="216">
Median price: $383,250
</td>
<td valign="top" width="214">
Median price: $385,500
</td>
<td valign="top" width="185">
Median price: $436,285
</td>
</tr>
<tr>
<td valign="top" width="216">
UP over quarter: +1.7%
</td>
<td valign="top" width="214">
DOWN over quarter :-0.34%
</td>
<td valign="top" width="185">
UNCHANGED
</td>
</tr>
</tbody></table>
Canberra houses
<table border="1" cellpadding="0" cellspacing="0"><tbody>
<tr>
<td valign="top" width="216">
RP Data 
</td>
<td valign="top" width="214">
Residex*
</td>
<td valign="top" width="185">
APM
</td>
</tr>
<tr>
<td valign="top" width="216">
Median price: $520,000
</td>
<td valign="top" width="214">
Median price: $529,000
</td>
<td valign="top" width="185">
Median price: $575,825
</td>
</tr>
<tr>
<td valign="top" width="216">
UP over quarter: +0.8%
</td>
<td valign="top" width="214">
DOWN over quarter: -1.41%
</td>
<td valign="top" width="185">
UP over quarter: +1.1%
</td>
</tr>
</tbody></table>
Darwin houses
<table border="1" cellpadding="0" cellspacing="0"><tbody>
<tr>
<td valign="top" width="216">
RP Data 
</td>
<td valign="top" width="214">
Residex
</td>
<td valign="top" width="185">
APM
</td>
</tr>
<tr>
<td valign="top" width="216">
Median price: $510,000
</td>
<td valign="top" width="214">
Median price: $511,500
</td>
<td valign="top" width="185">
Median price: $608,843
</td>
</tr>
<tr>
<td valign="top" width="216">
DOWN over quarter: - 1.9%
</td>
<td valign="top" width="214">
UP over quarter: +7.13%
</td>
<td valign="top" width="185">
DOWN over quarter: -1.2%
</td>
</tr>
</tbody></table>
Hobart houses
<table border="1" cellpadding="0" cellspacing="0"><tbody>
<tr>
<td valign="top" width="216">
RP Data 
</td>
<td valign="top" width="214">
Residex
</td>
<td valign="top" width="185">
APM
</td>
</tr>
<tr>
<td valign="top" width="216">
Median price: $356,500
</td>
<td valign="top" width="214">
Median price: $357,000
</td>
<td valign="top" width="185">
Median price: $322,584
</td>
</tr>
<tr>
<td valign="top" width="216">
DOWN over quarter: -0.6%
</td>
<td valign="top" width="214">
DOWN over quarter: -4.15%
</td>
<td valign="top" width="185">
UP over quarter: +0.5%
</td>
</tr>
</tbody></table>
 
Sydney units
<table border="1" cellpadding="0" cellspacing="0"><tbody>
<tr>
<td valign="top" width="216">
RP Data 
</td>
<td valign="top" width="214">
Residex
</td>
<td valign="top" width="185">
APM
</td>
</tr>
<tr>
<td valign="top" width="216">
Median price: $477,000
</td>
<td valign="top" width="214">
Median price: $490,500
</td>
<td valign="top" width="185">
Median price: $464,124
</td>
</tr>
<tr>
<td valign="top" width="216">
UP over quarter: +3.3%
</td>
<td valign="top" width="214">
UNCHANGED
</td>
<td valign="top" width="185">
UNCHANGED
</td>
</tr>
</tbody></table>
Melbourne units
<table border="1" cellpadding="0" cellspacing="0"><tbody>
<tr>
<td valign="top" width="216">
RP Data 
</td>
<td valign="top" width="214">
Residex
</td>
<td valign="top" width="185">
APM
</td>
</tr>
<tr>
<td valign="top" width="216">
Median price: $430,000
</td>
<td valign="top" width="214">
Median price: $428,000
</td>
<td valign="top" width="185">
Median price: $392,862
</td>
</tr>
<tr>
<td valign="top" width="216">
DOWN over quarter: -5%
</td>
<td valign="top" width="214">
DOWN over quarter: -0.91%
</td>
<td valign="top" width="185">
DOWN over quarter: -1.2%
</td>
</tr>
</tbody></table>
Brisbane units
<table border="1" cellpadding="0" cellspacing="0"><tbody>
<tr>
<td valign="top" width="216">
RP Data 
</td>
<td valign="top" width="214">
Residex
</td>
<td valign="top" width="185">
APM
</td>
</tr>
<tr>
<td valign="top" width="216">
Median price: $365,000
</td>
<td valign="top" width="214">
Median price: $349,500
</td>
<td valign="top" width="185">
Median price: $356,744
</td>
</tr>
<tr>
<td valign="top" width="216">
DOWN over quarter: -0.7%
</td>
<td valign="top" width="214">
UNCHANGED
</td>
<td valign="top" width="185">
DOWN over quarter: -1.7%
</td>
</tr>
</tbody></table>
Perth units
<table border="1" cellpadding="0" cellspacing="0"><tbody>
<tr>
<td valign="top" width="216">
RP Data 
</td>
<td valign="top" width="214">
Residex
</td>
<td valign="top" width="185">
APM
</td>
</tr>
<tr>
<td valign="top" width="216">
Median price: $405,000
</td>
<td valign="top" width="214">
Median price: $421,000
</td>
<td valign="top" width="185">
Median price: $348,960
</td>
</tr>
<tr>
<td valign="top" width="216">
UP over quarter: +1.4%
</td>
<td valign="top" width="214">
UP over quarter: +7.45%
</td>
<td valign="top" width="185">
DOWN over quarter: -4.5%
</td>
</tr>
</tbody></table>
Adelaide units
<table border="1" cellpadding="0" cellspacing="0"><tbody>
<tr>
<td valign="top" width="216">
RP Data 
</td>
<td valign="top" width="214">
Residex
</td>
<td valign="top" width="185">
APM
</td>
</tr>
<tr>
<td valign="top" width="216">
Median price: $318,750
</td>
<td valign="top" width="214">
Median price: $305,000
</td>
<td valign="top" width="185">
Median price: $296,802
</td>
</tr>
<tr>
<td valign="top" width="216">
DOWN over quarter: -2.3%
</td>
<td valign="top" width="214">
UNCHANGED
</td>
<td valign="top" width="185">
UP over quarter: +1%
</td>
</tr>
</tbody></table>
Canberra units
<table border="1" cellpadding="0" cellspacing="0"><tbody>
<tr>
<td valign="top" width="216">
RP Data 
</td>
<td valign="top" width="214">
Residex*
</td>
<td valign="top" width="185">
APM
</td>
</tr>
<tr>
<td valign="top" width="216">
Median price: $408,000
</td>
<td valign="top" width="214">
Median price: $436,000
</td>
<td valign="top" width="185">
Median price: $421,339
</td>
</tr>
<tr>
<td valign="top" width="216">
DOWN over quarter: -1.7%
</td>
<td valign="top" width="214">
UP over quarter: +5.38%
</td>
<td valign="top" width="185">
UP over quarter: +2.5%
</td>
</tr>
</tbody></table>
Darwin units
<table border="1" cellpadding="0" cellspacing="0"><tbody>
<tr>
<td valign="top" width="216">
RP Data 
</td>
<td valign="top" width="214">
Residex
</td>
<td valign="top" width="185">
APM
</td>
</tr>
<tr>
<td valign="top" width="216">
Median price: $419,250
</td>
<td valign="top" width="214">
Median price: $407,000
</td>
<td valign="top" width="185">
Median price: $384,384
</td>
</tr>
<tr>
<td valign="top" width="216">
DOWN over quarter: -0.6%
</td>
<td valign="top" width="214">
UNCHANGED
</td>
<td valign="top" width="185">
DOWN over quarter: -2.9%
</td>
</tr>
</tbody></table>
Hobart units
<table border="1" cellpadding="0" cellspacing="0"><tbody>
<tr>
<td valign="top" width="216">
RP Data 
</td>
<td valign="top" width="214">
Residex
</td>
<td valign="top" width="185">
APM
</td>
</tr>
<tr>
<td valign="top" width="216">
Median price: $279,000
</td>
<td valign="top" width="214">
Median price: $265,000
</td>
<td valign="top" width="185">
Median price: $260,393
</td>
</tr>
<tr>
<td valign="top" width="216">
DOWN over quarter: -9.8%
</td>
<td valign="top" width="214">
UNCHANGED
</td>
<td valign="top" width="185">
DOWN over quarter: -3.9%
</td>
</tr>
</tbody></table>
 
*Residex Canberra figures for the ACT 
For a break down of the RP Data-Rismark Daily Home Value Index <a href="https://www.propertyobserver.com.au/trends/change-in-median-prices-dont-inform-on-housing-market-direction-rp-data-rismark/2012073055768">click here</a>.
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House prices: The latest June quarter data may not lie, but it’s rarely in agreement

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The Darwin suburb of Nightcliff is the most crowded in the Northern Territory, according to RP Data. It has a population of 3,655 in an area the size of 1.45 square kilometres for a density of 2,519 people per square kilometre.
However, this is positively empty when compared with the 20,165 people per square kilometre in <a target="_blank" href="https://www.propertyobserver.com.au/demographics/sydney-dominates-top-20-most-crowded-suburb-list-with-elizabeth-bay-first-and-southbank-the-only-melbourne-entry-tim-lawless/2012070255369">Australia's most crowded suburb, Sydney's Elizabeth Bay. </a>
Click to enlarge
<a rel="shadowbox" href="/images/stories/2012/07/rpjuly10.gif" title="Click to enlarge"><img src="/images/stories/2012/07/rpjuly10thumb.gif"></a>
Click to enlarge
<a rel="shadowbox" href="/images/stories/2012/07/rpjuly101.gif" title="Click to enlarge"><img src="/images/stories/2012/07/rpjuly101thumb.gif"></a>
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cknowlton-QnEa6ntUYP

Nightcliff Darwin's most crowded suburb: RP Data

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<img height="225" width="400" src="/images/stories/2012/fallscreek.gif" alt="fallscreek">
It’s been almost a year since Morry Schwartz sold 77 Falls Creek apartments in Australia’s biggest auction of alpine property. With the ski season now well underway Property Observer spoke to local agents to see how the market has reacted to the sales.
In late August 2011, <a target="_blank" href="https://www.propertyobserver.com.au/residential/falls-creek-snow-bargains-for-the-brave-beautiful-and-blinkered/2011082951319">Schwartz sold all his apartments in the Huski, Silverski and St Falls complexes in one massive auction event </a>with buyers settling on their purchases after the season wrapped up. 
The no-reserve auctions attracted 350 people with 300 registered bidders. The cheapest property sold was a 13.5 square metre unit in the Silverski complex, which sold for $30,000.
RT Edgar Falls Creek agent Christa Zirknitzer says one year down the track things aren’t as bad as expected.
“Yes, it did affect the market, but it was quite limited,” she says. “People have to reset their price expectations based off that auction if they’re motivated to sell.”
“But there are still buyers left, I just sold one down in the village, and I’ve had an offer on another one.”
Now a recent REIV report says property prices in the Alpine region are down 22% for the year ending March.
She says a lot of vendors were upset with the massive auction, but not everyone was angry with Schwartz.
“A lot of them do say it’s good the properties are now off the market.”
Her colleague Rob Ford in Hotham says the soft market makes it hard to see the effect.
“It’s difficult to say whether it affected us or not. The market has been quite soft for a couple of years now. I didn’t actually notice any difference at Hotham.”
“It definitely took 77 buyers out of the market, but at the same time there are a lot of vendors with stock. And with these properties it’s hard to compare the apples with the apples,” Ford says.
The nature of many of the apartments sold put strict requirements on who could buy the properties at Schwartz’s auction.
Some 40 of the properties sold required bidders to have annual incomes of $250,000 or $2.5 million in net assets as they were offered under an unregistered management investment scheme operated pursuant to Australian Securities and Investment Commission instrument 11-0572.
“Because of the management options, they weren’t applicable to lots of people,” Zirknitzer says.
“A lot of people might look at a room that sold for $250,000 but then we would sell a similar apartment for $400,000 if it was free of any title or management charges,” Ford says.
One thing is clear, though. The market here is determined by the weather. The more snow, the more money there is to be made.
Apartments 208 and 209 in the Silverski Lodge are still up for sale for $44,500. The price is the figure the vendor paid for them in Schwartz's mass sell-off.
And apartment 202 in the St Falls building is up for sale for $495,000.
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awalsh-7Ub9EypybQ

One year after Morry Schwartz’s no-reserve alpine auction, prices still chilled in Victoria’s ski fields

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With 15,000 suburbs across the country, investors are spoilt for choice.
Especially when – if you had two lots of $9.95 to spend – Australia’s two leading property investor magazines simultaneously published their annual guides on the best 100 suburbs in which to buy.
It’s a year since <a target="_blank" href="https://www.propertyobserver.com.au/australian-capital-territory/of-15000-suburbs-21-rise-to-the-top-as-worth-a-look-for-investors/2011072750933">Property Observer ascertained there were 21 hotspots that featured on both annual hotspot lists.</a>
The lists represented the shared outlook of two dozen property industry talking heads who helped Australian Property Investor and Your Investment Property compile the lists.
Sadly, few have performed very well, with Property Observer unable to find much evidence of double-digit hotspot growth in the list.
But more than half of the 21 offerings recorded negative momentum.
Ainslie in the ACT was said to be well located, with good services and still affordable, despite 12% average annual growth over the past decade leading to 2011. It all sounds rosy but RP Data figures show the median house price has actually dropped 5% over the last year. Unit prices experienced a slight growth of 1.5%.
Warrnambool in Victoria was said to have good prospects as a town in the centre of a regional Victorian district with gas-fired and geothermal power stations, plus wind farms. It was forecast to have a strong unit market. The figures show house prices have stayed unchanged and unit prices have dropped 5%.
In Queensland, Townsville, Gladstone and Rockhampton were all expected to do well. Townsville wasn’t brilliant – house prices dropped 8.9% and the unit price median plummeted 21.6%. Gladstone has been hot – but just for houses, not units. House prices in Rockhampton have risen 4.4%, while units have dropped 1.0%.
Again in Queensland, this time in the Surat Basin, the mining towns of Toowoomba and Chinchilla were both tipped to do well. In Toowoomba, house prices have risen 4.2%, while unit prices have dropped 5.5%. RP Data shows the median house price in Chinchilla has risen 4.7% but unit prices have dropped 1.1%.
In Brisbane, the suburb of Paddington was the only entrant in the 21. The lists celebrated its easy CBD access and lifestyle at affordable pricing for unit landlords. House prices dropped 5.1% over the year though units grew 4.4%.
Sydney had three suburbs in the list with Dulwich Hill, Tempe and Baulkham Hills. House prices in Dulwich Hill dropped 1.6% and unit prices dropped 1.1%. In Tempe RP Data noted house prices dropped 10.9%. In Baulkham Hills house prices rose 1.4% and unit prices fell 1%.
Bathurst and Port Macquarie were NSW’s two regional appearances on the list. House prices in Bathurst rose 3.4% and unit prices rose 1.3%. Port Macquarie wasn’t so lucky with house prices dropping 3.9% and unit prices down 5.8%.
<img alt="Hotspots-eBookv3-9" src="/images/stories/2012/Hotspots-eBookv3-9.gif" height="689" width="470">
WA’s only appearance on the list was Geraldton, where house prices have slipped 0.3% but unit prices have skyrocketed 27.3%.
Melbourne was expected to do well with the five suburbs, Broadmeadows, Thornbury, St Kilda, Brunswick and Balaclava, all appearing. Broadmeadows house prices fell 9.2% and unit prices dropped 13.9%. In Thornbury, house prices fell 4.2% and units fell 2.9%. In St Kilda house prices fell 3.2% and unit prices fell 2.8%. Brunswick house prices fell 6.5% but unit prices rose 2.4%. And in Balaclava, house prices fell 9.8% and units increased 0.3%.
In South Australia, Kensington and Port Noarlunga both featured on the lists, respectively four and 27 kilometres from the Adelaide CBD. Kensington house prices fell 10% while unit prices increased 1.4%. In Port Noarlunga, house prices slipped 0.1% with no data for units.
So from the 21 offerings, only Gladstone houses and Geraldton units withstood the current downtown. With double-digit growth, they stand, at the moment, above all other nominations.
For advice on navigating hotspots, download our free eBook: <a target="_blank" href="http://propertyobserver.com.au/ebooks/free-ebook-tools-for-getting-through-the-hotspot-tipping-maze">Tools for Getting Through the Hotspot Maze.</a> 
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The 21 hotspots that weren't

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It’s like going to a Gold Class cinema and having it all to yourself. A simple TV in the living room corner just doesn’t suffice for a lot of home owners these days; instead it's a room dedicated to the ultimate audio-visual experience.
This 15-seat home cinema almost has a corporate feel to it but is opulent enough to be included on Property Observer's list of the 20 top home cinemas. It comes with 7.1 Dolby surround sound.
This one is on a 4,000 square metre holding at Wahroonga in Sydney's upper north shore. It boasts six bedrooms with a gymnasium, wine cellar, an undercover spa, tennis courts and swimming pool. It is <a href="https://www.cbdoublebay.com.au/buying/NSW/North-Shore-Upper/WAHROONGA/House/22P0266">available</a> through Kevin and Jayne Whelan at Coldwell Banker Double Bay.
<img src="/images/stories/2012/07/hometheatre4.jpg" width="470">
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Plush 15-seater home cinema at Wahroonga comes in fifth spot in Australia's top 20

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<img alt="Novotel-St-Kilda-420x0" src="/images/stories/2012/Novotel-St-Kilda-420x0.gif" height="225" width="400">
Property tycoons Lindsay Fox and Max Beck are among those reported showing interest in the prized Novotel Melbourne St Kilda overlooking Port Phillip Bay, which has been marketed both locally and to international investors.
The hotel was listed for sale in June by Tourism Asset Holdings Limited (TAHL) with market observers expecting a price between $55 million and $60 million.
An international marketing campaign has been handled by Wayne Bunz and Mark Wizel of CBRE Hotels with expressions of interest closing yesterday.
The recently refurbished hotel, which has 211 rooms over six levels on a 5,791 square-metre site boasting 270-degree views of Port Phillip Bay, has reportedly caught the eye of Fox and Beck. Fox owns the nearby Luna Park.

The pair has undertaken a number of joint ventures together including Essendon airport and a retail project in the Melbourne suburbs, the Australian Financial Review reported.
Other buyers believed to be circling the Novotel, include Stewart Baron’s private development company Baron Corporation, as well as  local Asian investors and offshore Asian investors from Singapore Malaysia and Hong Kong.
Overseas investors identified as possible bidders include Singapore hotel magnate Michael Kum and Singapore-listed developer Chip Eng Seng Corporation.
The strong interest shown in the Novotel comes as a new report from hotel researchers STR Global was released this week, favouring the Brisbane and Perth hotel markets in the short term, but revealing very little new hotel stock set to be added to either the Sydney or Melbourne hotel markets in the next four years, keeping vacancy rates tight.
Th report revealed that Melbourne has a development pipelines comprising just 2% of total room stock with only Sydney having a smaller development pipeline of the major capital cities of 1.7%.
According to STR Global Melbourne had a 1.5% rise in occupancy to 76.9% and 0.5% growth in room rates to $176 over the past year.
In the Sydney CBD market, the occupancy rate fell to 84.2% while room rate growth was 2.4%.
The research compiled by STR Global indicates that there will be strong growth in Perth and Brisbane hotel room rates and occupancy levels over the next year driven by demand from the resources sector.
However, these markets could weaken in the medium term due to a strong pipeline of new hotel stock.
The hotel occupancy rate in Perth climbed 3.8% to 85.3% over the year while the average daily room rate rose 12.8% to $218, reported STR Global.
However, Perth will see an extra 881 new hotel rooms added to its existing stock over the next two to four years – around 9% of total room stock.
The Brisbane hotel daily room rate increased by 4% over the year to $185, while occupancy levels rose 1.1% to 79.1%.
Brisbane has an even bigger supply pipeline than Perth with an additional 1,300 rooms added – 11% of total room stock – over the next two to four years.
The latest Roy Morgan Research Holiday Tracking Survey for the May quarter found an increasing number of Australian plan to take a holiday over the next 12 months, but no increase in the percentage who will holiday at home.
According to Roy Morgan 68% of Australians (12.8 million) intend to take a holiday over the next year, up from 67% for the May 2011
However, only 55% will take their holiday in Australia, unchanged from last year but down from 57% in May 2007.
The percentage of Australians intending to go overseas for their next holiday is steady at 9% when compared to same period last year, although this has been slightly increasing over the past five years.
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Lindsay Fox and Max Beck circling Melbourne’s St Kilda Novotel, but Perth and Brisbane the short-term hotel sweet spots

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Aussie Home Loans chairman John Symond expects home mortgage interest rates to come down further following the low June inflation reading, “but not for a few months”.
Speaking to Channel Seven’s David Koch on Sunrise yesterday, Symond said the RBA would be happy with the low current rate of inflation (O.5% for the June quarter) as it keeps the cost of living down.
But it would want to wait and see what happens in Europe.
“The RBA is pretty happy with where Australia is at the moment. Unemployment is OK, the housing market is still tough, but all in all we are in reasonable shape – certainly better than anywhere else,” Symond said.
Symond says the RBA would want to keep “something up their sleeve” to act quickly if need be and “things start to slide”.
Symond was also questioned on demands from financial services minister Bill Shorten that banks reveal the interest rates they charge in different suburbs in order to be more transparent.
“I don’t know how you could do that,” Symond chuckled, “It would be pretty hard.”
But he said it was true that a bank may offer a rate half a percent cheaper to a low-risk first-home buyer with a big deposit wanting to borrow a $1 million than a struggling high-risk borrower in the suburbs.
And with this remark he moved swiftly into the message behind Aussie’s latest campaign “It’s smart to ask” calling on borrowers to ask their bank for a better deal and if they don’t get  one, to talk to an Aussie mortgage broker.
“The only way the banks reveal [the rates they are offering] is when you phone them up and demand a better deal.”
“That’s what people ought to be doing.”
Those readers thinking about refinancing their home loan should sign up for Property Observer’s free webinar: Refinancing and the <a href="https://propertyobserver.us2.list-manage.com/track/click?u=24bd0766a834290948593f5aa&amp;id=275fa2c69b&amp;e=add64da266" target="_blank">interest rates riddle</a> taking place on Tuesday 31 July a 12:30pm AEST.
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Rates to go down, but not for a couple of months as RBA holds fire: John Symond

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Christmas comes but once a year, but so does a tax return, and this can also produce plenty of winter bounty, especially if tax minimisation rules are explored to their fullest extent. 
Reducing tax is in everyone’s interest, and there is no harm in treating it like a game of skill given the complex guidelines set by the ATO. However, like any game there will always be those who try and bend the rules, and the ATO will never tolerate cheats and nor should it. 
The complex nature of tax legislation and interacting with the ATO is often blamed as the root cause of problems encountered by people who play outside the rulebook. This is nonsense, and may I add by way of warning, where tax is the dominant purpose of any action then this is tax avoidance and the ATO would ignore any potential tax benefits and tax accordingly. 
As with any game of skill its knowledge and experience that wins the day, and as with other team sports it can pay to bring on other more experienced substitutes to improve your chances of winning in the shape and form of a tax expert. 
At this time of year there are many articles identifying tax tips, but these do not normally identify some of the smarter, less known strategies. 
Chan &amp; Naylor has compiled a non-exhaustive “smart list” of ATO-approved winning formulas not always considered in strategies relating to property investment tax reduction. 
<ul>
<li>You can claim interest expenses on any borrowing used to purchase investments. The purpose of the loan determines deductibility not what asset was used by the bank as security. For example if the home is used as security to buy an investment then interest is deductible. </li>
</ul>
<ul>
<li>The proper use of trusts (such as Chan &amp; Naylor’s Property Investor Trust ®) can legally allow negative gearing at marginal tax rates while allowing additional benefits of estate planning and asset protection. </li>
</ul>
<ul>
<li>Depreciation on the building and fixtures and fittings is an easy one, but many investors do not claim depreciation or use an inappropriate schedule that underestimates the depreciation claim. The rule of thumb here is not to underestimate what can be depreciated. Even old properties can have a reasonable deduction so use a specialist quantity surveyor to prepare the schedule. </li>
</ul>
<ul>
<li>When conducting renovations a quantity surveyor should prepare a scrapping or demolition schedule to place a value on all items being thrown away or demolished for an immediate tax deduction and on completion of the renovation or construction a new depreciation schedule will be needed. </li>
</ul>
<ul>
<li>All costs for a holiday or personal use property (other than main residence) including interest expense, repairs and maintenance can be added to original costs when calculating capital gains in the event of a sale.</li>
</ul>
<ul>
<li>When selling an investment property you should include all possible associated costs such as conveyance to buy and sell, stamp duty (different in ACT where costs are immediately deductible), selling agent’s fees, buyer agent’s fees, costs associated with marketing the property (for example touch-up paint, temporary furniture etc.) and the balance of borrowing costs (which are amortised over five years). </li>
</ul>
<ul>
<li>If refinancing you can expense any balance of the original borrowing costs or exit fees. </li>
</ul>
<ul>
<li>Land tax costs are deductible. </li>
</ul>
<ul>
<li>Interest expense on borrowings to purchase land is deductible if the intention is to build an investment property on the land, even if construction has not yet commenced. </li>
</ul>
<ul>
<li>Remember to consider the timing of a sale. Tax is triggered at date of contract not settlement. </li>
</ul>
<ul>
<li>If an investment property is sold after 12 months then a 50% capital gains tax discount applies if the property was originally purchased with the intention to keep. </li>
</ul>
<ul>
<li>If an investment property is sold before 12 months then the gains are still a capital gains (but without the 50% discount), which can be used to offset any capital losses. </li>
</ul>
If you have sold a property used to operate your business you may be eligible for the 50% small businesses exemption (active asset) on top of the 50% CGT general discount. Yes, two 50% deductions.
Ken Raiss is a certified accountant and director of <a target="_self" href="https://www.chan-naylor.com.au/" title="Chan &amp; Naylor ">Chan &amp; Naylor</a> national accounting firm. Chan &amp; Naylor offers a free five-minute question-and-answer session on its website under the<a target="_blank" href="https://www.chan-naylor.com.au/ask-the-experts/"> "Ask the Experts" section.</a>
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