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>
Townsville is forecast to be the strongest-performing regional location in Queensland between now and 2015, according to researchers BIS Shrapnel.
Property values in Townsville are forecast to rise by 6% per year over the next three years, with the regional city benefiting from rising investment in the resources sector over 2012-13, says BIS Shrapnel in its latest Residential Property Prospects, 2012 to 2015 report.
Townsville’s projected growth is just below the cumulative 20% forecast for Brisbane over the three-year period.
Further north, Cairns will also benefit from resources investment, with 5% annual dwelling growth to 2015.
The weakest growth prospects are on the Gold Coast and Sunshine Coast, with BIS Shrapnel forecasting capital growth of 4.2% per annum to 2015 due to a drop in interstate migration.
March quarter sales figures released by the Real Estate Institute of Queensland showed that Townsville has been one the strongest-performing Queensland municipalities, with just a 2% decline in house prices and no change in unit prices over the prior 12 months.
 In comparison Gold Coast house and unit prices are down 5.1% over this period.
<table style="width: 470px;" border="0" cellpadding="0" cellspacing="0">
<colgroup>
<col width="357">
<col width="64" span="4">
</colgroup>
<tbody>
<tr height="65">
<td height="65" width="357">Region</td>
<td width="64">Median Sale Mar12</td>
<td width="64">Qtrly change</td>
<td width="64">Median Sale 12mths Mar12</td>
<td width="64">1yr change</td>
</tr>
<tr height="20">
<td height="20">SOUTHEAST QUEENSLAND</td>
<td></td>
<td></td>
<td></td>
<td></td>
</tr>
<tr height="33">
<td height="33" width="357">BRISBANE (SD)</td>
<td>$  425,000</td>
<td>0.0%</td>
<td>$  430,000</td>
<td>-5.5%</td>
</tr>
<tr height="20">
<td height="20">BRISBANE CITY (LGA)</td>
<td>$  505,000</td>
<td>1.2%</td>
<td>$  510,000</td>
<td>-4.7%</td>
</tr>
<tr height="20">
<td height="20">GOLD COAST CITY (LGA) +</td>
<td>$  454,375</td>
<td>0.7%</td>
<td>$  470,000</td>
<td>-5.1%</td>
</tr>
<tr height="20">
<td height="20">SUNSHINE COAST (LGA) +</td>
<td>$  430,000</td>
<td>0.6%</td>
<td>$  437,000</td>
<td>-6.0%</td>
</tr>
<tr height="20">
<td height="20">TOWNSVILLE CITY (LGA)</td>
<td>$  360,000</td>
<td>0.0%</td>
<td>$  365,000</td>
<td>-2.0%</td>
</tr>
<tr height="20">
<td height="20">CAIRNS (LGA) ~</td>
<td>$  350,000</td>
<td>4.5%</td>
<td>$  350,000</td>
<td>-4.1%</td>
</tr>
</tbody>
</table>
 
“With both Townsville and Cairns offering services to these mining projects, as well as a base for employees in and out of the projects, population growth should benefit with a rising shortage of dwellings emerging until new supply catches up,” says BIS Shrapnel.
“Moreover, the improvement in local economic conditions should also see confidence improve after a period of weakness. Townsville should expect a greater upside to its recovery due to its more diversified economy, although both markets should experience moderate price growth.”
The report notes that house prices on the Gold Coast and Sunshine Coast have generally moved in tandem with Brisbane due primarily to population growth driven by interstate migration.
However, due to interstate migration into Queensland now at long-term lows, BIS Shrapnel says the residential markets on the Gold Coast and Sunshine Coast have weakened considerably.
</body></html>

lschlesinger-FZcF9M3vE6

Townsville has best regional Queensland prospects with smaller Gold Coast recovery by 2015: BIS Shrapnel

<html><body>
It’s like going to a Gold Class cinema and having it all to yourself – plus you can pause the movie while you get another Coke and popcorn top-up. A simple TV just doesn’t suffice for a lot of home owners these days. Many enthusiasts will buy a large LED TV and an expensive sound system, which is great, but even that isn’t enough for some cinephiles. Many house now come with home theatre rooms – rooms dedicated to the ultimate audio-visual experience. 
The most opulent of offerings include banks of tiered oversized reclining chairs, giant projector screens, overhead lighting like a night sky and cinema-style furnishings. Watching a movie in a room like these really is an immersive experience, in every sense of the word.
Queensland and Perth consistently delivered the homes with the most luxurious home theatre rooms, but New South Wales and Victoria had their fair share.
Property Observer found these homes on the market in the last year or so with the grandest home theatre systems available. Here's 20 to 11, then next week we countdown the best 10 home cinemas.
20
<img src="/images/stories/2012/07/hometheatre20.jpg">
This elegant 10-seater arrangement comes from a <a href="https://www.domain.com.au/Property/For-Sale/House/QLD/Hope-Island/?adid=2007637175" target="_blank">home in Hope Island</a>. The tiered seating matches the pastel colour scheme of the rest of the room. The hidden projector is a nice touch that keeps the room looking polished. The rest of the home is as you’d expect for its initial $19 million asking price. The mega-mansion sits on a 5,400-square-metre block and has a 176-metre water frontage. The seven bedroom, 10-bathroom house is being marketed with an eye to the foreign market. It now's been listed through Ray White Surfers Paradise with $16.5 million hopes.
19
<img src="/images/stories/2012/07/hometheatre19.jpg">
It’s just you and the movie in this theatre. The stark austerity of the room caught Property Observer’s eye. It almost matches the aesthetic of The Matrix playing on the screen. There’s little else in the room except for the cinema seating and a 120-inch screen. It’s part of an 893-square-metre home in Ascot with extensive gardens and a waterfall. It was recently on the market through Anjanette Parker of Anjanette Parker Property Clayfield.
18
<img src="/images/stories/2012/07/hometheatre18.jpg" width="470">
This home theatre in Paradise Point is an understated theatre room. It’s from a three-level, five-bedroom home that sits on a 30-metre waterfront with mooring facilities for a 30-metre yacht. It also has a 10-car garage in the basement and a commercial-grade elevator. It was recently available through Sarah Filippini from Island Realty. 17
<img src="/images/stories/2012/07/hometheatre17.jpg" width="470">
These look like the sort of sofas that have been in the family for years and get comfier with each passing day, but apparently they’re made to order. A very friendly way to provide seating in a home theatre. The roof looks suspiciously like audio panels as well. It’s part of a <a href="https://www.realestate.com.au/property-house-qld-whitfield-107314869" target="_blank">five-bedroom megahome in Whitfield</a> with two swimming pools, spa, several lounges, a private library, a music podium and a tropical fruit tree orchard. It is listed through Sue Clyde-Smith of Elite Cairns and Beaches with $2,495,000 hopes.
 
<hr class="system-pagebreak">
 16
 
<img src="/images/stories/2012/07/hometheatre16.jpg" width="470">
This dark room lets nothing distract from the experience of watching a movie. It’s just you and the screen in a pitch-black room. The room is in a three-level, four bedroom <a href="https://www.realestate.com.au/property-house-qld-scarborough-106394273" target="_blank">Scarborough, Queensland, home</a> on the waterfront. It comes with an elevator, jet-ski storage, suspended lap-pool and a private beach. It is listed through Maddies Hermans of Century 21 Scarborough.
15
 
<img src="/images/stories/2012/07/hometheatre15.jpg" width="470">
The owners of this place have gone for a different atmosphere. Rather than emulate the feel of a cinema as close as possible they’ve got for a more comfortable and homely approach. The bank of sofas and the striped wallpaper gives it a more social atmosphere than other home theatres. The rest of the four-bedroom property overlooks Bronte Beach and features a spa, a heated swimming pool, a sauna and a wine cellar. 14
<img src="/images/stories/2012/07/hometheatre14.jpg" width="470">
Carpet like this doesn’t exist outside of cinemas. The tiered seating gives an easy view of the screen. It lacks any extraneous clutter to create a comfortable viewing atmosphere. The <a href="https://www.realestate.com.au/property-house-qld-belmont-107421974" target="_blank">Belmont, Queensland</a>, house also comes with a tennis court, an outdoor granite kitchen, a self-contained pool house and gym and a horse paddock. It is available through Brenton Faehrmann Ray White Bulimba. 13
<img src="/images/stories/2012/07/hometheatre13.jpg" width="470">
This is a big screen. It’s like being seated in the front row of a cinema without having to look up. This three-bedroom house in North Adelaide also comes with a waterfall that cascades into a solar-heated swimming pool while rainforest noises are piped through hidden speakers.
12
<img src="/images/stories/2012/07/hometheatre12.jpg" width="470">
Oddly shaped rooms are apparently perfect for home theatres as they’re good at preventing standing waves. This smaller offering has all of the cinema magic one could hope for, especially with those red velvet curtains. It’s part of a four-bedroom <a href="https://www.realestate.com.au/property-house-qld-buddina-109092191" target="_blank">Buddina property</a>. It was recently sold by Mark Unkel of Elite Lifestyle Properties Minyama. 11
<img src="/images/stories/2012/07/hometheatre11.jpg" width="470">
You’d be the envy of independent movie makers with a theatre like this. The staggered seating gives uninterrupted views of the massive screen at the front, and the wall-mounted speakers complete the experience. It’s built into a 1,115-square-metre <a href="https://www.realestate.com.au/property-house-qld-manly+west-109182706" target="_blank">Manly West mansion</a>, which has an eight-person spa, a sauna, a 10-car garage and seven bedrooms. It’s listed through Margaret Vote of Raine &amp; Horne Wynnum / Manly with $2.5 million-plus hopes.
Next week the countdown from 10 gets underway.
</body></html>

awalsh-7Ub9EypybQ

Popcorn and property: Australia's top 20 home cinemas worthy of Academy recognition – 20 through 11

<html><body>
10/4 Loftus Street, Ashfield, NSW 2131
<img src="/images/stories/2012/07/loftus.jpg">
The tenants of this two-bedroom unit are paying $405 per week and are on a lease until December this year. The property includes a lock-up garage and an internal laundry and is within walking distance of Ashfield shops, transport and parklands. 
LJ Hooker agent Michael Garcia<a target="_blank" href="https://www.ljhooker.com.au/JN5F8B"> is marketing the property</a> with price hopes of $430,000 plus, and if it sells for that price that would secure an investor a gross rental yield of 4.9% at its current rent, just above the gross rental yield for Ashfield units of 4.5%, according to RP Data. The gross rental yield does not consider the costs of maintaining the property, including council rates and other fees such as water bills and managing agent fees. Strata fees are about $661 per quarter, council rates about $227 per quarter and water is about $157 per quarter.
The median unit price in Ashfield rose 3.7% in the past year and 41.7% in the past five years, according to RP Data.
<a href="https://calc.washingtonbrown.com.au/wbdcalculator/calculator.aspx?RID=HPCAZOPTTT" target="_blank">Washington Brown</a> estimates the first-year tax depreciation deduction to be $3,000 and over five years to be $7,000.
The property will be open for inspection Saturday, July 21 at 11am and will go to auction Saturday, August 11 at 11.15am.
For more information about prices and yields in Ashfield, see the RP Data suburb page.
For another investment prospect open for inspection this weekend, see page 2.
<hr>
27 Collett Street, Kensington, VIC, 3031 
<img src="/images/stories/2012/07/collett.jpg" width="470">
This two-bedroom Victorian cottage is currently tenanted at $400 per week until September, and Barry Plant listing agent Eugene Louey says comparable properties in the area rent for $450 per week. The property has high ceilings, open fireplaces and a rear courtyard or car park with right-of-way access. It is within walking distance of Racecourse Road, shops and cafes.
Louey<a href="https://www.barryplant.com.au/property.cfm?propertyID=2086437&amp;realestate=27_Collett_Street_KENSINGTON_VIC_3031&amp;menuItemID=41762" target="_blank"> is marketing the property</a> with price hopes of $540,000 plus, and if it sells for $540,000 that would secure an investor a gross rental yield of 3.8% at its current rent. If it were rented for $450 a week, that would mean a yield of 4.3%, above the indicative gross rental yield of 3.62% for Kensington houses, according to RP Data. The gross rental yield does not consider the costs of maintaining the property, including council rates and other fees such as water bills and managing agent fees.
The median house price in Kensington fell 2% in the past year but rose 49% in the past five years, according to RP Data.
<a href="https://calc.washingtonbrown.com.au/wbdcalculator/calculator.aspx?RID=HPCAZOPTTT" target="_blank">Washington Brown</a> estimates the first-year tax depreciation deduction to be $7,000 and over five years to be $25,000.
The property will go to auction Saturday, July 21 at 11.30am.
For more about prices and yields in Kensington, see the RP Data suburb page.
</body></html>

cknowlton-QnEa6ntUYP

Friday form guide: Yields of up to 4.9% in Ashfield

<html><body>
In my former life (before I was a property developer) I worked in the cosmetics industry.  One of my claims to fame was that I invented a whole new product category.  A category is a group of products that have similar characteristics. For example, when you go into the grocery store, everything is categorised in aisles; so the cereal aisle will be made up of categories such as mueslis, oat products, biscuits (e.g. wheat bix), etc.
My “invention” was depilatory cream for men.
Yep, you heard right.  Back then in the early 1990s I was a young product manager looking after a women’s wax and depilatory range.  For those who may not know, a depilatory cream dissolves the hair just below the skin’s surface so you get a smoother result than shaving and it’s not as painful as waxing (ripping the hair out by the roots sometimes causing ingrown hairs).
After some in-depth research, I found that men were starting to focus on hair removal.  Not just on their faces but also on their chests and legs.  Some men would remove hair for sporting reasons –  i.e. triathletes or swimmers, apparently making them faster – but others had started doing it for aesthetic reasons, as apparently a bare chest accentuated their muscles (not that I noticed).
How did I research this?  Back in the old days, I would occasionally venture into the city and go to nightclubs with my now husband. I would see guys, mostly gay or body builders (or both) dancing around with no shirts on and with not much body hair.  As I was managing a brand of hair removal products I decided to conduct a little research (hoping I could tax deduct the exorbitant door fee!) and ask the guys how they removed their hair.  Funnily enough, they were more than happy to tell me they were shaving or waxing and not happy with the results.  I won’t go into any more detail here as this is actually a column on property developing, but suffice it to say the light bulb went on and I saw an opportunity in the market. I soon launched the first extra-strength depilatory cream for men and called Andre.  If anyone has ever used this product, I’d love to hear from you!
So what has men’s hair removal have to do with property development?
Nothing, really.  The point I’m trying to make is that this week I came up with a new development product to fit into our established property development category.  The new product slips in right between our existing granny flat and dual-occupancy development strategies.  It’s filling a gap and I think a need in the market.
I can’t really say we’ve invented it as perhaps others are already doing it, but we’ve taken a proven strategy – building a granny flat on existing property – to a higher level.
I’m calling it the “new, new granny” opposed to the “old, new granny”.
With the “old, new granny” strategy we are finding properties with an existing (old) house that is suitable to renovate and then building a new two-bedroom granny flat on the land. This strategy has been very popular, and the main benefits are:
<ul>
<li>It’s cost effective; about $360,000 in total costs (in the Hunter region of NSW).</li>
<li>High gross yield of 8-9%.</li>
<li>We add value to the house through renovation.</li>
<li>Usually the property is located in established suburbs with good sales and rental history. The suburbs we choose have and charm and character.</li>
<li>It’s quick, typical timeframe about three months to complete.</li>
</ul>
This strategy appeals to people on a certain budget wanting cashflow.
In our “new, new granny” strategy, we build a new house and a new granny flat at the same time.
This strategy will be very popular as the main benefits are:
<ul>
<li>We can design the type of house we want to build.</li>
<li>Maximise rental return by adding rooms, increasing the size of house or other features in demand.</li>
<li>Higher depreciation benefits are achieved.</li>
<li>Design to fit the granny flat rather than have to work with position of existing house.</li>
<li>Appeal to higher-income tenants looking to rent new property and achieve higher rent.</li>
<li>Building warranty included for both new dwellings.</li>
<li>Total cost around $520,000</li>
<li>Possible higher capital growth prospects</li>
</ul>
The difference is a lower yield for the “new, new” strategy of about 7.5%, but depreciation is higher so most likely a cashflow-positive result for the investor (depending on their taxable income).  This strategy suits someone wanting more depreciation and possibly higher capital growth potential, as we’ll be building these in upmarket land estates.
It was fun running the figures and seeing just where this new development strategy would fit into the Property Bloom range of developments we offer.  We now have a firm build estimate, some great land lots lined up and are ready to launch our new product. I knew my marketing background would come in handy one day!
Jo Chivers is director of <a title="Property Bloom" href="https://www.propertybloom.com.au/" target="_blank">Property Bloom</a>, which manages property development.
</body></html>

jochivers-wq5Bp59R5a

Bringing new products to market: A smooth new granny flat option

<html><body>
They may be remote, dusty places steeped in more than a century of mining history, but Broken Hill and Kalgoorlie-Boulder are no longer risky places to lend money to property investors, Westpac has decided.
The bank has removed both regional locations from a list of “single-industry” towns where property investors will struggle to get a Westpac loan, ruling that house prices and rental yields are now at sustainable levels in these two postcodes.
However, it has added a host of regional mining hotspots to its “single-industry” policy, including Moranbah in Queensland and Port Hedland in WA as it pulls back from lending in what it deems unsustainable housing markets, according to an internal memorandum issued by Westpac to mortgage brokers obtained by Property Observer.
The post codes that have been added to the list are in Queensland:
<ul>
<li>Blackwater (4714)</li>
<li>Moranbah (4744)</li>
<li>Dysart (4745) </li>
<li>Middlemount and May Downs in the Isaac region (4746)</li>
</ul>
And in Western Australia:
<ul>
<li>Roebourne (including Karratha, Baynton, Bulgarra and Pegs Creek in post code 6714)</li>
<li>Port Hedland (including South Hedland in post code 6721)</li>
<li>East Pilbara (post code 6753)</li>
</ul>
For investors in these postcodes the bank says it will now discount rental income listed as security on mortgage applications by 40%, taking into account the risk of vacancies.
“An application with security in a single-industry town will have all rental income assessed at 60%,” says the bank in a note to mortgage brokers.
The new requirement is in addition to the rule that a 30% deposit is required in these postcodes for property to avoid the added burden of lenders mortgage insurance (LMI) – well above the usual 20% deposit requirement.
The policy changes apply to two investment loans – Westpac’s variable rate Equity Access Loan (EAL) and its fixed-rate investment property loan (IPL).
The decision to exempt Broken Hill is particularly surprising in light of its history.
The town of 23,000, situated 1,160 kilometres from Sydney, is the birthplace of what is now the world’s biggest mining company BHP Billiton and has a rich mining history dating back to the discovery of silver ore in 1883.
But Westpac spokesperson Danny John says in both Broken Hill and Boulder house price growth has pulled back while rental yields are in a more sustainable range.
“Broken Hill is still reliant on mining, but it has diversified into tourism. There are now lower mortgage delinquency rates, while house prices have slipped back and rental yields are between 5% and 6%.
“Boulder is still reliant on mining, but has stable house prices and rental yields of about 7% with the housing market in pretty good shape,” John says.
In November last year Hotspotting.com.au’s Terry Ryder – who is generally wary of recommending traditional mining hotspots – wrote that Broken Hill should no longer be seen as just a one-horse mining town.
“Traditionally reliant on mining and agriculture, Broken Hill is developing new economic drivers, including tourism and the arts,” Ryder said.
Ryder quoted Broken Hill mayor Wincen Cuy as saying that visitors find it to be “bigger, greener and cleaner” than they expect.
As to the decision to add the WA and Queensland mining towns to the list, John says Westpac is concerned that in these locations the mining boom is driving house prices and rental yields to relatively unsustainable levels.
As an example, he says house prices have jumped 44% in Moranbah with yields at 13.5%, with property valuers telling Westpac that these figures are not sustainable.
Real Estate Institute of WA president David Airey says the changes probably reflects a view from within the bank that “housing prices and rental returns in particular, in places like Karratha, Port Hedland, South Hedland and Newman are unsustainable”.
“The state government is anxious to address affordability in the Pilbara, and while this won’t happen overnight it’s clear that housing demands will be better met over the next few years.
“In contrast, the steady growth and more affordable market of Kalgoorlie-Boulder perhaps offers greater confidence to lenders,” he says.
Airey says Westpac has the right to “calibrate its business model as it sees fit”.
“But it would be a pity if the result meant that investors were less inclined to supply much needed housing in the state’s northwest. In some ways it’s a Catch-22 situation,” he adds.
Real Estate Institute of Queensland (REIQA) CEO Anton Kardash says lending criteria for remote areas has been restricted for some time given these areas are often reliant on single industries for employment.
“Investors in these areas need to be aware that lenders will require a larger deposit dependent on the element of risk lenders attribute to buying property in a specific region.”
Jane Slack-Smith, director at Investors Choice Mortgages, says the change in policies indicate that Westpac is less keen to lend in mining locations.
“The bank is discounting rental income to allow for vacancies,” she tells Property Observer.
Slack-Smith says Westpac is implementing these changes in places like Karratha despite her clients being able to ask rent of $2,000 per week over a five year lease.
“Some lenders will take 100% of rental income, but Westpac only takes 60% of income.
“Some lenders don’t have postcode restrictions,” she says.
Broken Hill and Kalgoorlie images courtesy of <a href="https://www.flickr.com/" target="_blank">Flickr</a>.
</body></html>

Broken Hill and Kalgoorlie no longer as risky for property investors but some mining towns unsustainable: Westpac 

<html><body>
It's official – Costco has confirmed it will open a second Melbourne store in the eastern suburb of Ringwood.
Nearly three years after the company opened its first location in Melbourne, the retail giant has expanded into both Sydney and Canberra. As part of a nation-wide plan, Costco has now started doubling up, with Melbourne the first city to get its second location.
The Ringwood move has been rumoured since as early as last year.
This opening will have a lot in common with the Sydney store, located in Auburn. The first Melbourne store is in Docklands, away from other retailers. This time it will be in the middle of suburbia, where plenty of SMEs will feel the effects.
Retail Doctor Group managing director Brian Walker says businesses need to be prepared.
"They really need to focus on their differentiated offer," he says. "Focus on service levels, loyalty programs, and so on. They should work their database, and figure out the value they add to the surrounding area."
"And what they really need to do is study Costco and then figure out what they need to do. Look at what it's designed to do and then think about the response."
For instance, Walker says, Costco isn't designed to be a company focused on customer service. Businesses in the surrounding area should focus more on investing in staff, so they can offer a complementary offering to Costco.
"They need to look at the way customers move through the stores, look at the staffing levels, and then try and identify those points of difference they can cover."
"Costco is not designed to be a very customer service-oriented business."
Last year, the Sydney opening brought a huge amount of foot traffic to the surrounding area. While businesses may complain about the extra traffic, there are plenty of other things they'll have to get used to as well.
Here are the four things you'll have to get used to when Costco comes to your neighbourhood.
Increased foot traffic
There are going to be a lot of people in your area – a lot of people. Not only will people from the surrounding suburbs be flooding into Ringwood every day, but you'll also see more people from further away. After all, Ringwood sits right on a stretch of freeway where southern commuters have access to the city. They'll just choose to stop at Ringwood instead of going into the city.
Of course, this is an opportunity in itself – more marketing opportunities!
Buying
Costco brings some great benefits, and not just for consumers, but businesses as well. If you need supplies or any other sort of product, then a Costco membership is probably a good investment and could save you on some costs.
Traffic
It's going to happen, and you're just going to have to deal with it. The traffic is going to be excessive, especially on weekends, and there isn't much of a solution. The other consequence of this is parking – people will try to avoid the crowded Costco car park if they can.
While this can be a nuisance, it's also another opportunity – having further to walk means more opportunities for advertising.
Price erosion
One of the main reasons Costco customers are so tied up in their memberships is the huge savings they can make. As a result, if you're selling groceries or any other type of food product in the Ringwood area, then you'll need to prepare for some price erosion. Customers are just going to expect lower prices.
This isn't necessarily a bad thing. You just need to adjust your expectations – as Walker says, focus on your customer service offering. If you're being threatened by Costco, then identify its disadvantages and strike back.
This article originally appeared on <a target="_blank" href="https://www.smartcompany.com.au/index.php">SmartCompany</a>.
</body></html>

pmcstafford-pr9eMARWoN

Costco to open second Melbourne store in Ringwood

<html><body>
Sydney apartment rents have risen almost 10% over the past year, compensating investors to a degree for a lack of capital growth, according to the June property update from Residex.
Figures compiled by Residex show that nationally unit prices increased modestly by 1.24% over the quarter to a median of just under $400,000.
Sydney unit prices were virtually unchanged over the quarter at $490,000 – up just 0.18% – and have risen only 1% over the past year.
In comparison, rents are up 9.78% over the past 12 months to a median of $505, making it one of the strongest-performing capital city apartment markets over this period.
The strongest rental growth was recorded for Perth units, where the median rent rose 12.2% over the past year to a median of $415.
In comparison with a more than 4% drop in Perth house prices over the June quarter, Perth unit prices increased by 7.45% over the three-month period to a median of $421,000.
Melbourne unit prices dropped nearly 1% over the quarter to be down 4.43% for the year with a median price of $428,000.
<img src="/images/stories/2012/07/residexjuly19.gif">
The June results will disappoint Brisbane apartment investors – the inner-city Brisbane market is awash with more than 40 new apartment projects, with capital growth stalling over the quarter (down 0.18%) curtailing annual growth to 2.92% and a median price of $349,000.
<img src="/images/stories/2012/07/residexjuly193.gif">
In addition, rents have gone backwards over the past year, falling 2.78% to a median weekly rent of $350.
Figures compiled by Residex suggest the Brisbane unit market is one of the most affordable in Australia, with 28% of median household income required to meet median loan repayments, compared with 37% in Sydney and 34% in Sydney.
</body></html>

Sydney unit rents up 10% in flat market as capital growth stalls: Residex

<html><body>
The new housing construction sector declined for the fourth straight quarter, according to March 2012 figures released by the ABS.
They show that for the March 2012 quarter, the value of new residential building work done fell 1.2% to $9.29 billion on a seasonally adjusted basis, following a 1.7% decline in the December 2011 quarter.
Over the past year to March new residential building work is down 8.7%.
Work done on new houses rose 0.2% to $6.14 billion while work done on new units fell 3.9% to $3.15 billion.
The value of alterations and additions to residential building fell by 5.5% over the quarter to be down 5.5% over the year to March.
“New residential building work done has now fallen for four consecutive quarters, while renovations work done has fallen for three consecutive quarters. Combined with leading indicators which show further weakness ahead, there is no doubt that the Australian home building industry is in recession,” says HIA senior economist Andrew Harvey. 
“As the residential building industry continues to contract, we are seeing real consequences for jobs, small business, the supply of new housing and rental costs. Governments can no longer ignore the negative impacts on employment, housing stress and Australia’s economy.” 
On a state-by-state basis when comparing the March 2012 quarter with the March 2011 quarter, the total seasonally adjusted value of residential work done fell by 14.8%in NSW, 0.8% in Victoria, 3.2% in Queensland, 8.5% in South Australia, 17.7% in Western Australia, 11% in Tasmania, and 2.8% in the ACT. 
In trend terms, the value of residential work done rose by 0.7% in the Northern Territory. 
Master Builders Australia was equally glum on the latest figures, with CEO Wilhelm Harnisch saying the statistics back up the findings of other surveys that show there is considerable uncertainty and reluctance amongst new home buyers.
“While today’s data is a look into the ‘rear mirror,’ forward housing indicators do not provide much optimism for a sustainable housing recovery taking place this year.
“The industry is anxiously awaiting the cumulative effect of four Reserve Bank rate cuts totalling 1.25% over recent months to kick in.
“The March ABS figures indicate the rate cuts from November and December 2011 haven’t had the effect they typically would have. The industry is relying on the effect from last year’s cuts, and the rate cuts in May and June this year begin to take hold.
“The March quarter statistics confirm the state of Australia’s two speed economy and the need for the Reserve Bank not to discount additional rate cuts,” he says. 
Non-residential building work slumped 4.1% in the quarter following a fall of 3.7% in the December 2011 quarter.
Overall, the seasonally adjusted estimate of the value of total building work done fell 2.8% to $18.7 billion in the March quarter, following a fall of 2.1% in the December 2011 quarter.
</body></html>

Value of new home building declines for fourth consecutive quarter in March: ABS

<html><body>
I'm unsure which is the greater crime: dishonesty or incompetence. 
The question arises in my mind almost daily as I observe the work of journalists and the outpourings of politicians. 
Both are guilty of misuse and abuse of statistics to achieve their respective objectives, which have in common the goal of easy headlines. 
The victims are consumers. Real estate consumers are perhaps the ones who suffer the most. People tune into media to become gather knowledge but often come out the other side of the process with their heads full of misinformation. 
Whenever I speak at conferences and seminars, most questions from the floor are based on misinformation. Questioners usually have no idea the knowledge they think they have is tainted. 
It's a serious issue because property investors base their decisions on the assumption that what they read is accurate. They entitled to do so, but at the same they're fools if they do. Hundreds of thousands of dollars are at stake. 
Both politicians and journalists misuse statistics in equal measure. 
Last year I had a major stoush with a senior federal politician who misused real estate statistics in the most outrageous way to score political points. I wrote a newspaper column that showed his conclusions were wrong and argued he should have known better. No one with half a brain would chart monthly median price movements in towns that average one or two sales per month. 
He demanded apologies and threatened legal action. I put a considerable amount of time into proving he was categorically wrong. 
Amid the protracted tussle, I was unable to determine whether the politician had deliberately mangled the statistics or whether he didn't understand the vagaries of median house prices. 
He was either dishonest or he was incompetent. Either way, he was unfit to be a senior member of a major political party. 
The same argument applies to journalists, who through lack of expertise or a lack of ethics place erroneous interpretations on real estate statistics. 
Every scrap of data is given unwarranted significance. Screeds of newspaper space is devoted to commentary on monthly changes in median prices, written by people who don't understand how median prices work and are apparently unaware that they are misinforming consumers about property "values". 
The latest monthly data on housing loans has been given an optimistic spin by some and an unreasonably negative emphasis by others, all of them guilty of over-doing the import of the figures. Monthly movements are largely irrelevant – only the long- term trend matters. 
The ABS has been at pains to inform journalists that too much emphasis should not be placed on monthly changes in the jobs data, as it is a survey only and has a broad margin of error. But the latest figures were reported without any regard for the ABS warning. "Economy sheds 27,000 jobs", shouted one inaccurate headline in a metropolitan newspaper. 
Are they ignorant or do they simply not care about accuracy? I suspect sometimes it's both.
Terry Ryder is the founder of <a href="https://www.hotspotting.com.au/" target="_blank">hotspotting.com.au</a> and can be <a href="https://www.twitter.com/hotspotting" target="_blank">followed on Twitter</a>.
</body></html>

terryryder-YECXbqmri2

Housing price data 101: Why the misrepresentation and misunderstanding of pollies and journos is hurting consumers

<html><body>
There is a wide range of opportunities for property investors with a “lazy” $500,000 to invest and a creative mindset, according to the July edition of the Herron Todd White Property Market report.
Herron Todd White says the results of this year’s “lazy half million issue” show that “market performance has varied as much as the landscape”.
Investment options range from buying an older house in western Sydney on a large block and adding a granny flat, investing in four-bedroom homes near Newcastle University and converting them into student accommodation or considering a worker’s cottage in East Brisbane.
Here are 15 eclectic investment opportunities for savvy investors with $500,000 to invest:
Build a granny flat in western Sydney (rental returns of between 6.5% and 7%)
Investors should consider purchasing a circa  1960s to 1970s dwelling on 650- to 700-square-metre allotments and erect granny flats on the rear of the allotment, thus creating two separate tenancies. According to HTW, this type of investment has grown from a trickle to a flood and is mainly taking place in the Penrith Council area, although it has started to creep into neighbouring Blacktown Council area as well. Typically the investor is paying somewhere between $280,000 to $330,000 for the existing dwelling and between $60,000 to $80,000 for the granny flat plus spending an extra $25,000 on sprucing up the original dwelling. According to HTW the dual tenancies can generate monthly rent of $600 ($350 for the main house and $250 for the granny flat) with vacancy rates at practically 0%. HTW considers granny flats the “best investment from a rental return basis in the western suburbs”.
Convert a four-bedroom house close to Newcastle University into student digs
Investors should look at the Newcastle suburbs of Birmingham Gardens and Jesmond close to Newcastle University in Callaghan. HTW says investors are buying four-bedroom homes and turning them into six- and eight-bedroom residences and then renting the rooms separately to students. “Although rental returns are higher (as, however are the management costs), it is important to ensure that the right approvals  are in place otherwise you might find a nasty surprise  when the bank comes to value the property and you find its still valued as a four- bedroom home,” warns HTW.
Buy a pre-1980s houses in Port Macquarie and Forster
Investors should look for houses close to either the town centre or beach priced from $270,000 to $340,000 in Port Macquarie and Forster on the NSW mid north coast. HTW says the remaining $160,000 to $230,000 could be used to acquire a pre-1980s two-bedroom unit within the same location parameters. According to HTW, houses in the low to medium price range offer the greater likelihood of lower vacancy rates, higher yields and better potential for capital growth. Investors should avoid modern high-rise units in Forster in the $400,000 plus price range, as the market remains oversupplied.
Buy workers' cottages in East Brisbane
HTW says entry level workers cottages with two-bedroom, one-bathroom configurations can be bought below the $500,000 mark. “The suburb is frighteningly close to the CBD and facilities abound. Renters are readily available so the upside is once again a good thing,” says HTW.  For something a little bit more flash in the same suburb HTW suggests a circa-2000 unit with a two-bedroom, two-bathroom layout for around the $425,000 to $450,000 mark would rent for around $440 per week.
Buy a detached post-war home in Camp Hill or Coorparoo
Investors can pick up a detached post-war three bedder in Camp Hill or Coorparoo on a 600-square-metre block.  The suburbs are about 1o kilometres south east of the Brisbane CBD, with “facilities are around the corner” and “renters keen to be there”. According to HTW, these assets also look good for a long-term future sale.
Buy an older house close to the beach at Wollongong
Investors should consider buying an older house close to the beach at Towradgi, Fairy Meadow and East Corrimal just north of the Wollongong CBD. From an investment perspective good capital gains coupled with high rental returns can be found in Fairy Meadow, with the suburb benefiting from the expansion of the University of Wollongong, Innovation Campus and an improvement of public transport to and from the suburb. It is also close to the F6 freeway to Sydney.
Source: HTW
<hr class="system-pagebreak">
 
Buy one- and two-bedroom unit in Brunswick, Melbourne
Brunswick, Brunswick East and Brunswick West “tick a lot of the boxes” for investors looking to get maximum capital growth and good rental returns. More specifically investors should look to purchase a one-bedroom, one-bathroom apartment built within the last five years, or perhaps an older-style (10 to 25 years old) two-bedroom apartment. Brunswick and the surrounding suburbs are among one of the best served by public transport, with a train line and tram service running into to the CBD, further enhancing and strengthening the suburb’s desirability.
Buy a one- or two-bedroom unit close to Sydney CBD
Investors should consider one and two-bedroom units close to Sydney CBD, in the inner west as well as around the inner-city suburbs of Redfern, Waterloo and Zetland.  HTW valuers say it is a good time to buy in these areas because they offer strong rental returns with low vacancy rates. “What’s more, the market has softened resulting in the ability to achieve good purchase prices.”
Buy a semi-modern project home in East Bowral
Four-bedroom detached houses in East Bowral in the NSW Southern Highlands are selling for between $420,000 to $450,000 and generally secure rental rates of between $400 to $500 per week, equating to a gross yield between 5.2% and 5.7%
Renovate an older building in Goulburn
For investors seeking capital growth older-style dwellings in Goulburn in the NSW Southern Tablelands sell for between $250,000 and $320,000, suggesting that significant value uplift may be possible through renovation. Currently houses priced between $330,000 and $450,000 attracts rentals of $350 to $450 per week, representing a gross yield of around 5%.
Buy two or three units in Goulburn
Another option in Goulburn for investors would be to purchase multiple residential units or townhouse/villa properties for between $150,000 and $200,000 each and rent them out for between $150 and $200 per week. According to HTW, this market has shown good capital and rental growth earlier this year and is now considered to be steady.
Look at properties priced above $350,000 in Ballarat
HTW suggests investors look at properties over $350,000 as they appear to represent the best opportunity with fewer buyers in this market segment, more homes to choose from and more time to negotiate. The overall Ballarat market looks strong with yields of up to 8% on offer on units in the outer suburbs.
Consider south Perth suburbs close to airport
HTW suggest investors consider the Belmont, Cloverdale and Kewdale areas south of the city. In these suburbs there is strong demand for rental properties from the state’s "fly-in fly-out" mining workforce and they are located close to Perth airport. Furthermore, generous density allowances and a cooperative council mean that many properties within this area offer good short to medium term redevelopment prospects.
Buy two modern townhouses in Mildura
Investors should consider buying either two modern townhouses, each on around 350-square-metre lots, or two older three-bedroom homes, on larger lots of around 700 square metres. HTW says a tight rental market has pushed up rents up in the past 18 to 24 months, with gross rental return of 6% on offer.
Buy a newer home near Wyong on the NSW central coast
HTW suggests newer areas like Woongarrah, Hamlyn Terrace, and Wadalba near Wyong on the NSW Central Coast are “loaded with good value homes in and around the $500,000 mark”. These are areas popular with young family areas and populated with four- bedrooms, double garage on good sized blocks. “These are the areas which stand to benefit from future infrastructure projects courtesy of a progressive council. The government’s new first home buyer scheme that commences in October is also likely to play a big role in these areas. Early risers and the astute will certainly benefit here,” says HTW.
</body></html>

Latest Expert Insights

Buying off-the-plan in Melbourne? How independent iCIRT ratings are set to change Victorian property

Guides

Editor's Picks

Guides

Developments

New apartments

New townhouses

News

Latest Expert Insights

Buying off-the-plan in Melbourne? How independent iCIRT ratings are set to change Victorian property

Guides

Editor's Picks

Receive the latest news stories to your inbox

Guides

Developments

New apartments

New townhouses

News