Builder-developer&nbsp;<a href="https://www.apartments.com.au/developers/graya">Graya</a> has secured a prime Newstead site from fellow developer Fraser, subsequently lodging plans for The Silo, a major mixed-use residential project in Newstead designed around a new public laneway linking the James Street precinct with the wider Gasworks and Newstead neighbourhood.

Proposed for the corner of Chester and Morse streets, the <a href="https://www.apartments.com.au/architects/bureauproberts">Bureau^Proberts</a>-designed project places its strongest emphasis at ground level, where retail, landscaping and a new cobblestone pedestrian connection would open the site to the surrounding neighbourhood. The design team describes The Silo as “more than a residential building”, positioning the development as an extension of Newstead’s public realm rather than a standalone apartment tower.

“A new cobblestone laneway and landscaped connection between James Street and Gasworks unlock a missing pedestrian link, improving walkability and stitching together two of Brisbane’s significant urban destinations,” Bureau Proberts said in its Urban Design Report.

<img alt="First look: Graya plans The Silo as new pedestrian link between James Street and Gasworks" data-entity-type="file" data-entity-uuid="0ea1b06a-75f5-40a5-b2c5-33c97bc86052" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/silo%20bldg.png?VersionId=KmjsAtNePu57_B31EM_DJ5T6KPJHtcmo" />

The Silo is planned as a mixed-use development incorporating apartments alongside a bar and centre activities including food and drink outlets, indoor sport and recreation, office and retail uses.

Architecturally, Bureau Proberts has conceived the building as a collection of vertically expressed, stepping forms rather than a single uniform tower. The composition rises from an articulated podium before being broken by a triple-height landscaped recreation level, with the upper section becoming more compact before terminating in a landscaped rooftop garden.

The project's name and architectural language draw directly from Newstead's industrial history. Patterned off-form concrete is proposed as the principal façade material, complemented by slender metal rod balustrades and extensive planting. The cylindrical and vertically ribbed elements give the building its silo-like expression, while curved balconies and planted edges introduce a softer subtropical layer.

“The Silo reinterprets its robust forms, scale and materiality through a contemporary subtropical architectural expression, creating a building that acknowledges its industrial legacy, while responding to the way the precinct is occupied today,” Bureau^Proberts said.

The recreation level is one of the defining breaks in the tower. Plans include a lap pool, mature subtropical planting and shared resident facilities within an elevated communal garden. Landscaping continues through the podium and onto the rooftop, where a further garden forms what the architects describe as a “subtropical crown” to the building.

<img alt="First look: Graya plans The Silo as new pedestrian link between James Street and Gasworks" data-entity-type="file" data-entity-uuid="f8451036-35a4-49a9-8d88-2ef4438eba3d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Silo%20Lane.png?VersionId=h8N31_rYmCEqoNrpt4kbYVQhJGZn60LH" />

At street level, the development has been designed to establish a more permeable block. Retail and hospitality tenancies address the public realm, while landscaped pedestrian spaces lead into the new laneway connection. Renders in the design report show the proposed “Silo Lane” as a substantial opening through the podium, framed by cylindrical concrete forms with cascading planting above.

The Silo continues Graya's move into larger apartment developments after building its reputation across high-end residential projects in Brisbane and the Gold Coast.

Joel Robinson

Graya buys Frasers Newstead site, plans The Silo between James Street and Gasworks precincts

<a href="https://www.apartments.com.au/developers/wickton">Wickton</a>’s completed Linacre Rise development in Hampton is giving Bayside downsizers the opportunity to move into a spacious apartment near the beach, with the developer covering stamp duty for a limited time.

The 27-residence development has been designed for buyers who want to simplify their living arrangements without giving up the space, warmth and quality associated with a long-term family home. Most apartments have already been secured by Bayside locals, leaving a select collection of two and three-bedroom residences and penthouses available.

Two-bedroom apartments are priced from $1.275 million, three-bedroom residences from $2.25 million and penthouses from $3.375 million, with the completed homes available to inspect and move into now.

[smartcode_project:default project_id=95289 project_image_fid=366760]

<a href="https://www.apartments.com.au/buildings/linacre-rise-hampton-8-10-linacre-road-hampton-vic-3188">Linacre Rise</a> occupies an elevated position on one of <a href="https://www.apartments.com.au/developments/hampton-vic-3188">Hampton</a>’s quiet, tree-lined streets, around 250 metres from the bay and 500 metres from Hampton’s village centre. Its setting gives residents access to the beach, local cafés, shops and Hampton Train Station while retaining the feel of an established residential neighbourhood.

Architecture and interiors by <a href="https://www.apartments.com.au/architects/ewert-leaf">Ewert Leaf</a> draw on the warmth and permanence of traditional brickwork, with the building integrated into terraced landscaping by <a href="https://www.apartments.com.au/landscape-architect/john-patrick-landscape-architects">John Patrick</a>. Ground-floor apartments are elevated above the street and include private garden courtyards, while several upper-level residences have generous balconies and outlooks toward the bay.

Inside, the residences favour natural materials and generous proportions. Herringbone-pattern European oak flooring, natural stone benchtops, premium joinery and Swiss V-ZUG appliances are among the key inclusions, while integrated storage has been incorporated across kitchens, bathrooms, studies and living areas.

The kitchens have been planned as practical spaces for both everyday use and entertaining, with substantial island benches, detailed cabinetry and adjoining dining and living zones. Full-height wardrobes, plush bedroom carpeting and carefully considered lighting reinforce the residential character Wickton sought to retain for buyers moving from larger homes.

[smartcode_project:default project_id=95289 project_image_fid=366769]

A Linacre Rise purchaser said the completed apartment had delivered the space, outlook and construction quality they had been seeking.

“The unit is very light, has views to die for over the bay, all construction materials and fittings are premium quality, we have secure parking for three cars, EV charging at very competitive rates, the neighbours are friendly and there is just a lovely ambiance about the place,” the purchaser said.

Environmental features include solar panels, shared electric vehicle charging stations, rainwater harvesting for toilet flushing and landscape irrigation, double-glazed windows and water-efficient fixtures and appliances.

[smartcode_project:default project_id=95289 project_image_fid=366762]

The development was built by Balmain &amp; Co, with Wickton managing the broader development process through its in-house team.

For downsizers, the project’s completed status removes much of the uncertainty associated with buying off the plan. Purchasers can inspect the finished apartments, understand their outlook and proportions, and move in without waiting for construction to conclude.

The remaining selection includes north-oriented balconies, corner configurations and penthouses with elevated bay views. The developer-paid stamp duty initiative is available for a limited time, with potential savings of up to $200,000 depending on the residence purchased.

[smartcode_project_cta:default project_id=95289]

Limited-time stamp duty offer at completed Linacre Rise apartments in Hampton

Luxury apartment buyers have long prioritised design, space and finishes, but increasingly they're placing equal importance on something less tangible: how easily they can live without relying on a car.

At <a>Richmond Square</a>, <a href="https://www.apartments.com.au/developers/fortis">Fortis</a> believes that convenience begins beyond the apartment itself, with the mixed-use precinct earning a near-perfect Walk Score of 99.

The development has been planned around the idea that some of the most valuable amenities aren't contained within a building, they're the restaurants, cafés, parks, transport connections and daily conveniences that can all be reached on foot.

Located just behind Swan Street and Church Street, <a href="https://www.apartments.com.au/new-apartments/richmond-square-1-wiltshire-street-richmond-vic-3121">Richmond Square</a> places residents within one of Melbo​u​rne's most established lifestyle precincts while offering a quieter residential setting removed from the busiest thoroughfares. East Richmond Station is moments away, trams run along both Swan and Church Streets, and the MCG, Melb​​ourne Park, Yarra River trails and the CBD are all within walking distance. At the same time, the precinct itself will introduce a curated mix of dining, retail, hospitality and wellness offerings, creating a destination that extends well beyond its residential buildings.

[smartcode_project:default project_id=13181 project_image_fid=348530]

For Fortis, that combination of location and scale was what made the site unique.

"<a href="https://www.apartments.com.au/developments/richmond-vic-3121">Richmond</a> is one of Melb​o​urne's most established and distinctive inner-city neighbourhoods, with a rare combination of dining, culture, recreation, public transport and proximity to the CBD," the developer said.

"The opportunity at Wiltshire Street was particularly compelling because the site sits slightly removed from the activity of Swan and Church Streets while remaining only moments from everything that makes the area desirable."

Rather than developing a standalone apartment building, Fortis consolidated 15 individual properties to create one of the larger development parcels assembled on Mel​b​ourne's city fringe in recent years. That allowed the team to deliver a genuine mixed-use precinct comprising 107 residences across Wiltshire House and Carmine House, premium office space, hospitality venues, retail, wellness offerings and a future 57-room hotel.

"The scale of the site allowed Fortis to think beyond a standalone apartment building," the developer said.

"Richmond Square could be planned as a complete lifestyle precinct, bringing homes, workplaces, dining, retail, hospitality and wellness together around a series of activated public spaces. The aim was to create a destination that feels connected to Richmond rather than separate from it."

[smartcode_project:default project_id=13181 project_image_fid=348533]

The emphasis on walkability has also resonated with buyers.

Interest has been strongest from established owner-occupiers, particularly downsizers from Richmond and Melb​ourne's inner east who want to remain close to familiar restaurants, workplaces, family and social networks while moving into a more secure, lower-maintenance home. The project is also attracting Mornington Peninsula and interstate buyers seeking a Melb​ourne residence they can lock up and leave between visits.

Many are looking for generous living spaces, room to entertain, quality finishes and confidence in the project team, but location remains one of the biggest deciding factors.

"For many buyers, Richmond Square provides a way to simplify the practical side of home ownership without reducing the quality of their lifestyle," the sales team said.

"Location is also a major driver of interest. Buyers can remain connected to the CBD, major sporting events, the arts centres, local restaurants, cafes and bars and their family while living in a private and secure residence that is easy to lock up and leave for weekends or longer periods away."

[smartcode_project:default project_id=13181 project_image_fid=348549]

The residences themselves have been designed with that buyer in mind. Award-winning architecture practice SJB and interior designers Hecker Guthrie have created spacious two and three-bedroom apartments and penthouses that prioritise generous living areas, natural light, bespoke joinery and private terraces. Above, a rooftop sanctuary by Acre includes landscaped lawns, bookable dining rooms, barbecue facilities, wellness spaces and panoramic views across the CBD, the MCG and Port Phillip Bay.

Fortis believes Richmond Square reflects a broader evolution in apartment living, where the surrounding neighbourhood becomes just as important as the residence itself.

"Richmond Square introduces a different proposition: generously proportioned residences within a genuinely mixed-use, hospitality-led destination," the developer said.

"The project's location and Walk Score of 99 further support a lifestyle where residents can complete many everyday journeys without relying on a car."

Fortis has assembled an experienced team that includes <a href="https://www.apartments.com.au/architects/sjb-architects">SJB</a>, <a href="https://www.apartments.com.au/interior-designers/hecker-guthrie">Hecker Guthrie</a>, <a href="https://www.apartments.com.au/landscape-architect/acre">Acre</a> and builder <a href="https://www.apartments.com.au/builders/hacer-group">Hacer Group</a>, reflecting the developer's commitment to creating projects with enduring design quality and meaningful connections to the communities in which they sit.&nbsp;

Richmond Square is an expression of that philosophy, bringing together homes, workplaces, hospitality and wellness within one of Me​lb​ourne's most walkable neighbourhoods.&nbsp;

Construction is now almost complete, providing purchasers with growing confidence ahead of its expected September 2026 completion.

[smartcode_project_cta:default project_id=13181]

Walk Score of 99 places Richmond Square at the heart of Melbourne's most connected lifestyle

<h3 data-end="19" data-section-id="1dvgwoe" data-start="0">Summary</h3>

<ul data-end="634" data-start="21">
	<li data-end="170" data-section-id="1o77v31" data-start="21">Walker Corporation has lodged plans for a second major residential development in the Maroochydore City Centre, a 29-storey tower known as Celeste.</li>
	<li data-end="327" data-section-id="1lb0y6t" data-start="171">The Plus Studio-designed proposal at Lot 30 Sunshine Coast Parade would deliver 208 apartments, including four four-bedroom sub-penthouses and penthouses.</li>
	<li data-end="487" data-section-id="za720" data-start="328">The application comes as Walker doubles down on Maroochydore following the strong sales campaign at SOL by Walker, where the first tower is nearing sell-out.</li>
	<li data-end="634" data-section-id="5sovec" data-start="488">Walker is a key partner in the transformation of the Maroochydore City Centre, which is expected to ultimately deliver at least 4,000 new homes.</li>
</ul>

Walker Corporation is doubling down on Maroochydore following the successful sales campaign at its first residential project in the emerging CBD.

The national developer has filed plans for <a href="https://www.apartments.com.au/new-apartments/celeste-30-sunshine-coast-parade-maroochydore-qld-4558">Celeste</a>, a new 29-storey apartment tower at Lot 30 Sunshine Coast Parade, just metres from its under-construction SOL by Walker development.

The plans, prepared by Plus Studio, would see 208 apartments delivered across a 100-metre tower on the 2,376 sqm site, which fronts Sunshine Coast Parade, First Avenue and Future Way within the Maroochydore Priority Development Area.

<img alt="Walker" data-entity-type="file" data-entity-uuid="17038209-6fea-4ed2-855d-fd4df65b3d02" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-10%20at%2010.24.16%E2%80%AFAM.png?VersionId=iZD.oVXcQn.aLpUytDAW.CWjxP4puWMy" />

The proposed apartment mix comprises 36 one-bedroom apartments, 48 two-bedroom apartments, 72 two-bedroom apartments with an additional multipurpose space, and 48 three-bedroom apartments.

The upper levels would be capped by two four-bedroom sub-penthouses and two four-bedroom penthouses, taking the total apartment count to 208. The preliminary yield study also provides 262 car spaces, 114 resident bicycle spaces and storage for each apartment.

It represents Walker's next major residential move in the new Maroochydore CBD after the success of SOL by Walker, its $220 million two-tower project nearby.

SOL launched to market in early 2025 and has since seen strong demand, particularly from local owner-occupiers. By February this year, Walker said the first SOL tower was nearing sell-out, with a strong waitlist also emerging for its recently released penthouse collection.

Construction is already underway on SOL, with the first tower expected to be completed in late 2027 and the second to follow in early 2028.

[smartcode_project:default project_id=147777 project_image_fid=319846]

<h2 data-end="2518" data-section-id="1b2dyo5" data-start="2459">Celeste to rise 100 metres over Maroochydore City Centre</h2>

Celeste would take a different form to the twin 19-storey buildings at SOL.

Plus Studio has designed a single 100-metre tower above an activated podium, with the architecture responding to the site's prominent position and three street frontages.

The podium would incorporate commercial tenancies and public art, with sweeping façade elements wrapping the street edges. The scalloped concrete podium has been inspired by the patterns created in sand at low tide, while extensive landscaping would continue vertically through the tower.

The ground level plans show three commercial tenancies addressing Sunshine Coast Parade alongside the residential lobby and landscaped public realm. The podium would then accommodate several levels of car parking before the residential tower rises above.

<img alt="Celeste" data-entity-type="file" data-entity-uuid="121f77b1-71c5-46d7-9b36-0a7d474211ca" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-10%20at%2010.24.47%E2%80%AFAM.png?VersionId=MGrg9Hb7HgzLN0Lelq_xrXNAruVl77ia" />

Plus Studio said the tower had been designed to maximise views from each apartment, taking in the Maroochy River, Sunshine Coast hinterland, Cotton Tree and Maroochydore Beach and ocean.

Those views have also shaped one of the project's key features, with Walker proposing to put the primary resident amenity on Level 29 rather than lower within the building.

The rooftop would feature a 284.9 sqm pool area with an infinity edge, along with a cold pool, spa, sauna, 93.2 sqm gym, sunset lounge, BBQ and dining areas, pool deck and private dining space. Cabanas and day beds are also shown across the recreation level.

The two penthouses would extend across the upper levels and each feature private terraces and plunge pools.

<h2 data-end="4202" data-section-id="v5f4ix" data-start="4160">Walker's growing Maroochydore footprint</h2>

Celeste further reinforces Walker's commitment to the transformation of Maroochydore City Centre.

Walker is one of the key partners delivering the new CBD alongside Sunshine Coast Council and SunCentral Maroochydore, with the broader 62-hectare Priority Development Area occupying the former Horton Park Golf Course and surrounding land.

The precinct is ultimately expected to accommodate at least 4,000 new homes as Maroochydore evolves into the Sunshine Coast's principal commercial and residential centre.

When SOL secured approval in February 2025, Walker Managing Director and CEO David Gallant described it as the "first of many residential projects" the company planned for the Maroochydore City Centre.

Celeste now provides the clearest indication yet of what comes next.

The site sits immediately within the new CBD, with the design report identifying Sunshine Plaza and surrounding parkland within walking distance and Maroochydore Beach around a five-minute drive away.

For Walker, the timing of the application comes as its first residential bet on the new CBD appears to have been vindicated.

SOL has progressed from planning approval to construction while its first release has approached sell-out, giving Walker confidence to push ahead with another 208 apartments and take its residential pipeline in the Maroochydore City Centre to around 450 dwellings across the two projects.

Celeste remains subject to planning approval, with the architectural material describing the scheme as a preliminary yield study that may change through the assessment process.

Walker doubles down on Maroochydore with 29-storey Celeste apartment tower

For most Australians, buying an apartment is one of the biggest financial decisions they'll ever make

The location, floorplan and price are often the first considerations, but in recent years another question has become increasingly important: who is actually delivering the project?

A series of high-profile builder collapses, construction delays and defect concerns have fundamentally changed how many Victorians approach buying off the plan. The collapse of Porter Davis in 2023, which reportedly left around 1,700 homes unfinished, became one of the most visible examples of the risks that can emerge when a construction company fails. <a href="https://www.equifax.com.au/sites/default/files/lpassets/pdf/Final-Business-Market-Pulse-June-Sector-Deep-Dive-Report-2.pdf">Similar challenges across the broader construction sector</a> have left buyers asking more questions before signing a contract.

As Victoria continues encouraging higher-density housing to address supply shortages, transparency is becoming just as important as location or price.

One tool increasingly entering the conversation is the <a href="https://icirt.com/">Independent Construction Industry Rating Tool (iCIRT)</a>, an independent assessment framework designed to help buyers better understand the developer or builder behind a project. Originally developed by Equifax in consultation with government and industry as part of NSW's Construct NSW reforms, the system has since expanded nationally.

<h2 data-end="1519" data-section-id="7nmx3" data-start="1492">What is an iCIRT rating?</h2>

Most Australians are familiar with independent ratings in everyday life.

We compare ANCAP safety ratings before buying a car. We look at Health Star Ratings in supermarkets. Banks rely on credit assessments when lending money.

Until recently, however, there has been very little independent information available to help apartment buyers assess the business responsible for delivering a residential project.

That gap is what iCIRT was designed to address.

Builders, developers and other construction professionals with an iCIRT rating have demonstrated high-trust characteristics through an independent, evidence-based assessment across six criteria: Character, Capability, Conduct, Capacity, Capital and Counterparties. This involves a rigorous review of financial health, past project track record, and ethical conduct. Crucially, an iCIRT rating could help provide property buyers with confidence that they are working with a professional who has demonstrated the capability, capacity, and willingness to return and rectify issues.

Importantly, iCIRT is not a recommendation to purchase a particular property, nor is it a traditional credit rating. It is an independent assessment framework designed to provide objective information about a construction business using a <a href="https://icirt.com/sites/default/files/2025-08/iCIRT-Methodology-Issue1-May-2021.pdf">published methodology</a>.

The system has been widely adopted in New South Wales, where more than one-third of medium and large residential builders and developers now hold an iCIRT rating, representing over two-thirds of the state's residential building market by value as of 2025/26.

<h2 data-end="3126" data-section-id="h6ohtj" data-start="3084">Why buyers are doing more due diligence</h2>

For many buyers, particularly those purchasing off the plan, the biggest risk isn't whether they'll like the kitchen finishes.

It's whether the project will be delivered on time, to the expected quality, and by a company capable of completing the development.

<a href="https://icirt.com/sites/default/files/2026-07/iCIRT%202025%20Consumer%20Survey%20Report%20v05.pdf">Consumer research commissioned by iCIRT</a> found more than half of respondents believed current protections do not adequately safeguard buyers from builder insolvencies or defective projects. Other research found 88 per cent of prospective buyers would seek independent ratings or due diligence before purchasing, while 90 per cent said trust in construction professionals is essential.

That doesn't mean buyers should rely on a single rating alone.

Independent legal advice, understanding the contract, and seeking financial advice all remain important parts of the due diligence process.

However, an independent assessment can provide another source of information alongside those traditional checks.

<h2 data-end="4138" data-section-id="pquzxc" data-start="4094">Trust is becoming a competitive advantage</h2>

The conversation isn't only changing for buyers.

Developers are also recognising that trust has become an increasingly important part of the sales process.

Five years ago, purchasers typically asked about floorplans, finishes and settlement dates.

Today, sales teams are increasingly being asked about the developer's experience, financial stability, previous projects and construction partners.

For companies with strong governance and established delivery records, an independent iCIRT rating provides another way to demonstrate those credentials before buyers even visit a display suite.

According to Equifax, the assessment can also help businesses drive sales and <a href="https://icirt.com/resources-for-business/icirt-rating-helps-scion-secure-high-value-projects">secure high-value projects</a>, as well as identify operational improvements and <a href="https://icirt.com/resources-for-business/mirvac-reinforces-brand-trust-and-quality-independent-icirt-rating">attract top talent</a>.

<h2 data-end="4962" data-section-id="1j54ng5" data-start="4912">Beyond buyers: lenders are paying attention too</h2>

The influence of independent construction ratings is also extending beyond consumers.

According to Stamford Capital's Real Estate Debt Capital Markets Survey, an increasing number of lenders now incorporate iCIRT ratings into their due diligence processes when assessing residential development finance applications.

The survey found lender adoption has continued to rise, with many respondents saying independent assessments provide additional insight into governance, counterparties and delivery capability beyond traditional financial analysis. Some lenders also reported declining funding applications where businesses had poor or no ratings.

As construction costs remain elevated and access to development finance becomes more selective, demonstrating credibility is becoming increasingly valuable.

<h2 data-end="5801" data-section-id="1qazuxs" data-start="5772">What it means for Victoria</h2>

Victoria's apartment market is entering a new phase.

The state is seeking to accelerate higher-density housing while simultaneously introducing reforms aimed at improving confidence in residential construction.

For buyers, that means there are more tools available than ever before to research the businesses behind a project.

For developers, it signals that transparency is becoming another point of differentiation in an increasingly competitive market.

Buyers are asking more questions than ever before and increasingly expecting independent information, not just marketing material, before making one of the biggest financial commitments of their lives.

Find out how to get iCIRT rated <a href="https://www.icirt.com/sites/default/files/2025-08/iCIRT-Infographic-Assessment-Process-Final.pdf">here</a>.

<hr data-end="6469" data-start="6466" />
The information contained in this article is general in nature and does not constitute personal, financial, legal or tax advice. It does not take into account your personal objectives, financial situation or needs. Therefore, you should consider whether the information is appropriate to your circumstances before acting on it and, where appropriate, seek independent professional advice.

This article contains links to third-party websites. These links are provided for convenience only. Equifax Australia does not control and is not responsible for the content, accuracy or privacy practices of external sites.

Copyright © 2026 Equifax Australia Information Services and Solutions Pty Ltd. All rights reserved.

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

Sydney’s property market is known for high prices, competitive bidding, and mounting pressure on first home buyers. But change is on the horizon.

From late 2025, eligible first home buyers in New South Wales will have access to a new federal government initiative aimed at addressing affordability: the Help to Buy Scheme.&nbsp;

<h2>What is the Help to Buy Scheme?</h2>

The program introduces a shared equity model intended to reduce the upfront cost of entering the property market, particularly in high-demand urban areas such as Sydney.

The scheme operates under a shared ownership structure in which the federal government takes an equity stake of up to 40 per cent for new homes, or 30 per cent for existing dwellings. This arrangement allows eligible buyers to significantly reduce their loan size and avoid the added cost of Lenders Mortgage Insurance (LMI).

Under this model, purchasers can enter the property market with as little as a two per cent deposit, well below the traditional 10 to 20 per cent usually required. The government’s contribution is not a loan but a co-ownership stake in the property. As such, there is no interest or rent charged on its portion.

Because the government’s equity combined with the buyer’s deposit typically meets or exceeds the 20 per cent threshold, LMI does not apply. The remaining balance, generally between 60 and 70 per cent of the property’s value, is financed through a standard home loan with a participating lender.

The government's equity in the property remains in place until the buyer chooses to repay it voluntarily or until the property is sold. Buyers can buy back the government’s share over time, in increments of at least five per cent, depending on their financial situation.

There is no fixed repayment timeline, but the amount to be repaid will be based on the property's market value at the time of repayment, not the original purchase price.

<h2>How do you qualify for the&nbsp;Help to Buy Scheme?</h2>

To qualify for the Help to Buy Scheme, applicants must meet the following conditions:

<ul>
	<li>Be an Australian citizen at least 18 years of age.</li>
	<li>Be a first-home buyer who does not currently own property.</li>
	<li>Intend to live in the property as their primary residence.</li>
	<li>Earn less than $100,000 per year for individuals, or $160,000 for couples.</li>
	<li>Purchase a property within the regional price caps, currently $950,000 in Sydney, though this is expected to rise to approximately $1.3 million ahead of the program’s launch.</li>
</ul>

While the Help to Buy Scheme does not solve affordability challenges across the board, it does offer a more accessible pathway for a defined segment of the market, particularly younger buyers with moderate incomes who have been priced out of traditional lending routes.

The scheme is expected to commence in NSW in late 2025, as part of a national rollout.

Under the new model, purchasers can enter the property market with as little as a two per cent deposit, well below the traditional 10 to 20 per cent usually required

Help to Buy Scheme: What first home buyers in NSW need to know

The First Home Owners Grant (FHOG) is a government initiative designed to help eligible first-time home buyers by offering financial assistance towards the purchase or construction of a new home.

While the FHOG is a nationwide program, it is administered separately by each state and territory, meaning the eligibility criteria, grant amounts, and property requirements can vary depending on your location. This means that the amount available and the conditions attached to the grant will differ, so it is important to check the specific guidelines for your state or territory.

It’s important to note that the FHOG is just one of several incentives available to first home buyers. In most states and territories, the grant is not linked to stamp duty exemptions or concessions, with the exception of the Australian Capital Territory (ACT). The FHOG is typically a one-off payment, reducing the overall cost of purchasing or building a new home before any stamp duty concessions are applied.

Below, we provide a breakdown of the First Home Owner Grants available across Australia, outlining the specific details for each state and territory.

<h2>New South Wales First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $600,000. For land purchases and owner-builders, the threshold extends to $750,000.

Stamp Duty Benefits: Provides full stamp duty exemption for homes valued up to $800,000, with concessions available for properties up to $1 million.

<h2>Victoria South Wales First Home Owner Grant</h2>

First Home Owner Grant: Provides a $10,000 grant for first-home buyers purchasing or building new homes valued up to $750,000.

Stamp Duty Benefits: Offers full stamp duty exemption for properties up to $600,000, with concessions available up to $750,000.

<h2>Queensland First Home Owner Grant</h2>

First Home Owner Grant: Offers $30,000 for contracts signed between 20 November 2023 and 30 June 2025. The FHOG applies to new homes valued up to $750,000.

Stamp Duty Concessions: Provides additional concessions for properties valued up to $800,000.

<h2>Western Australia First Home Owner Grant</h2>

&nbsp;

First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $750,000 in the southern regions and up to $1 million in the northern regions.

Stamp Duty Concessions: Available for homes valued up to $600,000 for transactions entered into on or after 9 May 2024.

<h2>Australian Capital Territory First Home Owner Grant</h2>

First Home Owner Grant: Replaced by the Home Buyer Concession Scheme, offering full stamp duty concessions for eligible buyers.

<h2>South Australia First Home Owner Grant</h2>

First Home Owner Grant: Provides up to $15,000 for new homes, including houses, apartments, and townhouses. As of 6 June 2024, there is no property value cap for eligibility.

Stamp Duty Relief: Available for new homes and vacant land purchases.

<h2>Tasmania First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes and off the plan purchases.

Stamp Duty Exemption: Between 18 February 2024 and 30 June 2026, first home buyers of established homes valued up to $750,000 receive a full exemption on property transfer duty.

<h2>Northern Territory First Home Owner Grant</h2>

First Home Owner Grant: The Northern Territory provides a $10,000 grant for new homes only. Additional government grants and concessions are available for first home buyers.

Stamp Duty Exemption: The only stamp duty exemption available to property buyers is the House and Land Package Exemption (HLPE).

Eligibility criteria and application processes differ across states. Prospective buyers should refer to their respective state revenue offices for full details on grant availability, conditions, and additional concessions.

Every First Home Owner Grant for new property by state

In the ever-evolving landscape of sustainable architecture and environmentally conscious design, systems and ratings in place can help determine the energy efficiency of residential buildings in Australia.

Australia has multiple building rating systems that evaluate energy efficiency and sustainability in existing and new building designs.

Some systems assess individual building components, while others provide an overall rating for the entire structure.

A rating system ensures that homes are comfortable and energy-efficient, whether you are buying, renovating, or building.

NatHERS (Nationwide House Energy Rating Scheme) is a common way for new homes to meet energy efficiency requirements.

As new developments continue to shape the urban environment, understanding NatHERS ratings becomes essential for developers and homeowners. This article delves into the concept of NatHERS ratings, their significance, and how they contribute to creating energy-efficient homes.

<h2>What is NatHERS?</h2>

NatHERS is a national initiative implemented by the Australian government to promote energy efficiency in residential buildings. The scheme aims to provide a standardised method for assessing the thermal performance of homes, considering factors such as insulation, orientation, ventilation, and building materials.&nbsp;

NatHERS ratings are the most common way new homes meet the National Construction Code's (NCC's) minimum energy efficiency requirements.&nbsp;

NatHERS assessments provide thermal and whole-home ratings for new homes, townhouses, and apartments.

The rating helps evaluate the energy performance of buildings, guides homeowners and developers to make informed decisions about the energy efficiency of their properties, and encourages the construction of more sustainable, comfortable, and cost-effective homes.

<h2>How NatHERS Ratings Work</h2>

NatHERS ratings are determined through four accredited software tools (AccuRate, BERS Pro, FirstRate5, HERO) using a calculation engine CSIRO developed to predict building temperature based on various factors.

The tools can model complex effects of building mass, insulation, window size, and other elements.

The outcome is a star rating that reflects the building's overall thermal efficiency, indicating how well it can maintain a comfortable indoor temperature without excessive reliance on heating or cooling systems.

The star rating scale ranges from 0 to 10, with a 6-star rating being the minimum requirement for compliance with the National Construction Code (NCC).&nbsp;

Achieving a higher star rating demonstrates a commitment to energy efficiency and sustainability, as the building is better equipped to minimise its environmental impact and reduce long-term energy costs.

Anyone can use NatHERS tools, but accredited assessors can provide certified ratings and professional advice.

<h2>Benefits of Higher NatHERS Ratings</h2>

Energy Efficiency: Buildings with higher NatHERS ratings are more energy-efficient, requiring less heating and cooling energy. This reduces the structure's carbon footprint and lowers occupants' energy bills.

Cost Savings: Homes with higher NatHERS ratings are generally more energy-efficient, resulting in reduced energy consumption for heating and cooling. This translates to lower energy bills for homeowners, making sustainable living environmentally friendly and economically viable in the long run.

Environmental Impact: Lower energy consumption directly translates to a reduced environmental impact. Buildings with higher NatHERS ratings contribute to the overall goal of mitigating climate change by lowering greenhouse gas emissions associated with heating and cooling systems.

Improved Comfort: Buildings with high NatHERS ratings offer better thermal comfort to occupants. Proper insulation, well-designed ventilation, and optimal orientation maintain a consistent and comfortable indoor temperature, providing occupants with a more enjoyable and healthier space.

Market Value and Desirability: Higher NatHERS ratings can enhance the market value of a property. As energy efficiency becomes a more significant consideration for homebuyers, a well-rated building may attract a premium price and stand out in the real estate market.

Compliance with Building Codes: NatHERS ratings are a vital component of the National Construction Code (NCC), and compliance with these ratings is often a mandatory requirement for new developments. Local councils and planning authorities may set minimum energy efficiency standards that must be met to obtain development approval.

The Nationwide House Energy Rating Scheme (NatHERS) is a crucial initiative shaping the future of energy-efficient, resilient, and cost-effective homes. With its recent upgrades, NatHERS has evolved into a world-leading tool for the building sector, supporting the global commitment to achieving net-zero emissions by 2050.

Staff Writer

What is a NatHERS rating in new off the plan apartment developments?

Mixed-use developments have gained significant popularity across Australia in recent years due to their unique blend of residential, commercial, and recreational spaces.

Unlike traditional single-purpose developments, mixed-use projects offer a harmonious integration of various functions within a single locale.

Residential units seamlessly coexist with commercial establishments, retail outlets, dining venues, entertainment hubs, and recreational facilities, with the combination not only enhances convenience but also fosters a vibrant lifestyle and a sense of community.

<h3>Convenience and accessibility</h3>

Mixed-use developments are designed with convenience in mind. They often integrate residential units with commercial spaces, retail outlets, restaurants, and recreational facilities, creating a self-contained community.

[smartcode_project:default project_id=114215 project_image_fid=204874]

The proximity allows residents to enjoy the convenience of having essential amenities and services within walking distance. Whether it's grabbing a cup of coffee, going grocery shopping, or accessing healthcare services, everything is conveniently located, saving residents time and effort.

<h3>Vibrant lifestyle and community</h3>

One of the major advantages of mixed-use developments is the vibrant lifestyle they offer. With a diverse range of amenities and communal spaces, residents have ample opportunities to interact, socialise, and build a sense of community.

[smartcode_project:default project_id=107714 project_image_fid=214122]

The presence of parks, community centres, and shared spaces fosters a lively atmosphere, encouraging residents to engage in various activities and events. The vibrant lifestyle within these developments creates a unique sense of belonging and camaraderie among the residents.

<h3>Potential for higher rental yields and property value appreciation</h3>

Mixed-use developments tend to attract a broad range of tenants and buyers due to their versatile nature. This high demand can result in higher rental yields for investors and potentially lead to property value appreciation over time.

[smartcode_project:default project_id=139989 project_image_fid=212887]

The integration of commercial and retail spaces attracts businesses, which can provide a stable rental income stream. Additionally, the popularity of mixed-use developments often drives up property values, making them a potentially lucrative investment in the long term.

<h3>Enhanced security and maintenance</h3>

Mixed-use developments typically have comprehensive security measures in place. With controlled access points, CCTV surveillance, and professional security staff, residents can enjoy enhanced safety and peace of mind.

[smartcode_project:default project_id=108019 project_image_fid=212658]

Additionally, these developments often have dedicated maintenance teams responsible for the upkeep of common areas, landscaping, and infrastructure. This ensures that the overall appearance and functionality of the development are well-maintained, creating a pleasant living environment for residents.

<h3>Live-work-play balance</h3>

One of the key attractions of mixed-use developments is the ability to achieve a desirable live-work-play balance. The integration of residential and commercial spaces allows residents to live closer to their workplaces, reducing commuting time and improving work-life balance.

The proximity to various amenities and recreational facilities encourages an active and healthy lifestyle. Residents can easily access fitness centres, parks, restaurants, and entertainment options, all within the same development, leading to a more fulfilling and convenient way of life.

alisonwarters@gmail.com

The top five reasons to buy in a mixed-use development

When buying a property, everyone needs to be aware of the additional costs that come as part of the buying process.

Often the largest outlay, after the deposit which goes to the bank, is stamp duty.

<h2 style="line-height: 1.38;">What is Stamp Duty?</h2>

Stamp duty is an extra tax to pay the government when you buy land, a property, and other certain assets.

It happens when the legal ownership is transferred. It can also be known as property transfer duty or transfer duty.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture" allowfullscreen="" frameborder="0" height="415" src="https://www.youtube.com/embed/C32BWkB5--c" title="YouTube video player" width="660"></iframe>

<h2>Who pays Stamp Duty?</h2>

In some circumstances, you may get an exemption. For some states, you won’t have to pay for stamp duty if you are a first home buyer or a pensioner for houses under a particular price. There are also stamp duty concessions, where you may be entitled to a discount.

<h2>How much does Stamp Duty cost?</h2>

Each state has different rules which affect how much you need to pay. These rules can affect the rate you pay, and the timeframe you will need to pay in. Before you buy land or a property, make sure you check the up-to-date information for your state’s stamp duty.

You can use a free stamp duty calculator online to see approximately how much you’ll need to pay. Find out if you’re eligible for an exemption by enquiring on a project via Urban!

Overall, the stamp duty you need to pay will depend on:

<ul>
	<li aria-level="1">How much your land/property is worth</li>
	<li aria-level="1">Where your land/property is located</li>
	<li aria-level="1">What type of land/property it is</li>
</ul>

Want to find out more? <a href="https://www.youtube.com/@UrbanAustralia?utm_source=YouTube&amp;utm_medium=Video&amp;utm_campaign=Subscribe&amp;utm_id=Subscribe">Subscribe to our YouTube channel</a> for more property videos.

Ellen Walker

Off-the-plan property explained: What is stamp duty?

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Regional areas have outperformed capital cities in the year to March, according to ANZ, but not a single region in Tasmania recorded positive house price growth for the year to March.
"Despite being lower in annual growth terms, regional house prices have been more stable than capital city house prices, which have seen larger price falls across all major states and territories," notes the Australian Housing Chartbook.
"While regional house price growth in most states have been dispersed between increasesand decreases, Tasmania’s regional house prices were all lower in the year to March 2012, reflecting the relativelysoft economy and weak labour market conditions."
Click to enlarge
<a rel="shadowbox" href="/images/stories/2012/07/anzjuly101.gif" title="Click to enlarge"><img src="/images/stories/2012/07/anzjuly101thumb.gif"></a>
 
Source RP Data, Rismark, ANZ
 
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All Tasmanian regions recorded negative house price growth for the year: ANZ 

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Regional areas have outperformed capital cities in the year to March, according to ANZ.
"Despite being lower in annual growth terms, regional house prices have been more stable than capital city house prices, which have seen larger price falls across all major states and territories," notes the Australian Housing Chartbook.
"Across states/territories and regions, house price growth has continued to differ, reflecting varying economic performance across Australian industries."
"House price growth in WA regional centres has counter-intuitively been the weakest, with house prices in many centres lower in the year to March," says the report.
"While we continue to expect continued divergence within South Australia and ACT regional housingmarkets, a broadly soft economic outlook for the South Australia and ACT economies combined withrelatively balanced housing markets should contain house price growth in the coming year across most regions."
Click to enlarge
<a rel="shadowbox" href="/images/stories/2012/07/anzjuly10.gif" title="Click to enlarge"><img src="/images/stories/2012/07/anzjuly10thumb.gif"></a>
 
Source RP Data, Rismark, ANZ
 
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West Coast and Barossa Valley lead SA house price growth, with sour grapes for McLaren Vale owners: ANZ 

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To build a successful property portfolio, you will need a team of experts to help you on your way. You will need advice on researching, choosing, buying, financing and maintaining a successful investment property.
A buyers’ advocate is only one part of a team of trusted professionals you will need behind you if you are going to take building a property portfolio seriously. You will need a trusted accountant, a knowledgeable solicitor, an experienced conveyancer, a good mortgage broker and possibly some good tradespeople who you know you can rely on to make repairs or enhancements to your properties.
If you are in a relationship, it is also important that your partner is understanding; preferably someone who understands and actively supports what you’re doing, who also understands the market and can help you make judgements about individual properties, and can act as a sounding board and voice of reason when you are starting to get too attached to a property. That person should also understand your need to disappear for hours at a time to view properties on the weekends, not to mention hours trawling through the internet every day. It would be great if your partner joined you in your endeavours, or you split the work.
I’m lucky. I have a very understanding partner who trusts my judgement when it comes to our investment decisions. Of course, it helps that I’m in the industry!
If you are making investments with a partner, that person at least needs to be comfortable that the decisions you make will be for the good of your shared future together. He or she has to be confident that you know what you’re doing.
Money already causes too much friction in long-term relationships. You don’t want to become a property investor at the cost of your partner or family.
Building your team
Behind every successful property investor is a dynamic support team of professionals from real estate and other fields.
I recommend setting up a team of the following professionals:
• A property mentor. A property mentor will help keep you on the right path. Your mentor might be a buyers’ advocate who has invested successfully in her own property portfolio and has purchased hundreds of properties for clients.
• Family or friends. Do you have any millionaires in your family or circle of friends who have made their money by successfully investing in property? If the answer is yes, you may be able to call on them for some help.
• Solicitor. Your solicitor should be someone who specialises in property investment, and whom you trust to look after all your conveyancing and other legal requirements.
• Financial planner. A financial planner will oversee your long-term financial strategy, advise on matters such as superannuation and ensure that you and your assets are protected against ill health or periods of unemployment. (However, be wary of financial planners who try to get you to buy into property from which he gets a commission.)
• Accountant. Your accountant should be someone who understands tax legislation and can use the laws to your best advantage. Your accountant should also be able to advise you on the best way to structure yourself financially, and about keeping your own financial records. Ideally, she should have used the same strategies to set herself up as she are recommending to you.
• Mortgage/finance broker. Your mortgage broker should be a specialist who is up to date with the lending criteria of a wide variety of lenders and who can advise you on how best to structure your loans to help you leverage into multiple properties.
If at any point you find you know more than any of the professionals in your team, it’s time to replace them!
<img src="/images/stories/rightpricecover.jpg" style="float: left; margin: 5px;">
Melissa Opie is known as "The Property Lady" and is founder and managing director of Keyhole Property Investments and helps everyday investors make decisions tailored to their names. She is the author of Find the Right Property, Buy at the Right Price, which is <a target="_blank" href="https://au.wiley.com/WileyCDA/WileyTitle/productCd-1118188020">published by Wiley</a>. This is an excerpt of Find the Right Property, Buy at the Right Price.
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How to build a successful property investment team

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The new financial year brings with it plenty of opportunities for Australian entrepreneurs, along with severe challenges for certain sectors.
So which industry will fly and which will fall in 2012-13?
Business information research firm IBISWorld has compiled a list of those set for growth and those set for hard times in the coming 12 months:
<table style="width: 470px;" border="1" cellpadding="0" cellspacing="0"><tbody>
<tr>
<td width="290">
Industries to fly
</td>
<td valign="top" width="138">
Growth 2012-13
(%)
</td>
<td valign="top" width="142">
Revenue 2012-13
($million)
</td>
</tr>
<tr>
<td width="290">
Diamond and Gemstone Mining
</td>
<td width="138">
35.6
</td>
<td width="142">
509.3
</td>
</tr>
<tr>
<td width="290">
Electricity Generation
</td>
<td width="138">
28.7
</td>
<td width="142">
19,100.0
</td>
</tr>
<tr>
<td width="290">
Preschool Education
</td>
<td width="138">
26.0
</td>
<td width="142">
1,100.0
</td>
</tr>
<tr>
<td width="290">
Superannuation Funds
</td>
<td width="138">
21.2
</td>
<td width="142">
232,800.0
</td>
</tr>
<tr>
<td width="290">
Organic Farming
</td>
<td width="138">
14.9
</td>
<td width="142">
578.9
</td>
</tr>
</tbody></table>
 
<table style="width: 470px;" border="1" cellpadding="0" cellspacing="0"><tbody>
<tr>
<td width="292">
Industries to fall
</td>
<td width="135">
Change 2012-13
(%)
</td>
<td width="141">
Revenue 2012-13
($million)
</td>
</tr>
<tr>
<td width="292">
Iron and Steel Manufacturing
</td>
<td width="135">
-15.6
</td>
<td width="141">
8,300.0
</td>
</tr>
<tr>
<td width="292">
Cotton Growing
</td>
<td width="135">
-8.3
</td>
<td width="141">
2,500.0
</td>
</tr>
<tr>
<td width="292">
Recorded Media Manufacturing and Publishing
</td>
<td width="135">
-6.1
</td>
<td width="141">
861.1
</td>
</tr>
<tr>
<td width="292">
Pulp, Paper and Paperboard Manufacturing
</td>
<td width="135">
-5.2
</td>
<td width="141">
3,200.0
</td>
</tr>
<tr>
<td width="292">
Gaming and Vending Machine Manufacturing
</td>
<td width="135">
-5.0
</td>
<td width="141">
417.0
</td>
</tr>
</tbody></table>
 Industries expected to fly:
1. Diamond and gemstone mining
The global financial crisis resulted in far lower demand for resources – including diamonds and gemstones.
Demand has started to recover globally and the rebound will be driven by higher production levels (up 39.5%), while prices are also expected to stabilise in 2012.
Significantly, 93% of Australian production is exported, and IBISWorld expects this to continue in the face of a very strong Australian dollar – resulting in forecast revenue growth of 35.6% over 2012-13 to reach $509.3 million.
IBISWorld identifies India as the key export market for Australia’s diamonds and gemstones. India uses the diamonds for industrial tools and jewellery.
2. Electricity generation
The electricity generation industry is forecast to grow strongly over the coming year, largely driven by the flow-on effects of the carbon tax – as the industry is the largest contributor of carbon dioxide in Australia at 32% of total emissions.
Victorian electricity generators that burn brown coal will be hardest hit by carbon pricing, followed by generators that burn black coal (mainly in New South Wales and Queensland).
Trends in electricity demand, production and prices are expected to be broadly reflected in industry performance. Low-cost producers will be able to take advantage of short-term increases in demand and are anticipated to perform well in the coming year.
Overall, IBISWorld expects industry profitability will be compressed by the introduction of carbon pricing, meaning profit will rise, but at a much slower rate than revenue. Electricity generation industry revenue is forecast to increase 28.7% over the coming year to reach $19.1 billion.
3. Preschool education
Over the coming financial year, IBISWorld expects the preschool education industry to grow by 26% and to be worth $1.1 billion.
Growth is expected to be driven primarily by additional funding, equating to $297 million over 2012-13, from the Australian Government to support reforms aimed at standardising preschool education.
The Australian government’s universal access policy is expected to increase demand for preschool services and increase total childcare hours.
All state governments have agreed that by the end of 2013, all four-year-old children will have access to 15 hours of preschool per week, 40 weeks of the year. These services are to be delivered by an early childhood teacher with four years of university training.
4. Superannuation funds
After four consecutive poor years, IBISWorld expects a return in confidence and favourable investment conditions in 2012-13. This is expected to result in growth of 21.2% for the superannuation funds industry to reach $232.8 billion.
This growth will be off a low base, following the revenue decimation experienced during the global financial crisis.
5. Organic farming
Over the past five years, Australia’s organic farming industry has grown at a robust pace of 11.6% per annum, and IBISWorld expects the industry will continue to soar, increasing its revenue by 14.9% over 2012-13 to be worth $578.9 million.
Demand for organic produce has been mainly driven by growing consumer interest in sustainable food production and rising disposable incomes.
Supermarkets have responded quickly to increasing demand for organic products by increasing organic product ranges to improve accessibility. This has resulted in supermarkets accounting for around 60% of all organic sales.
However, IBISWorld expects supply constraints – particularly in the meat segment due to the lack of an organised supply chain in regards to organic feed, abattoirs and processors – will continue to limit industry growth.
 
<hr class="system-pagebreak">
 
Industries expected to fall:
1. Iron and steel manufacturing
Australia’s iron and steel manufacturing industry has been in long-term decline due to a reduced global demand for Australia’s high priced manufactured steel.
Australia’s steel market has been further disadvantaged globally due to the high Australian dollar, which is expected to remain high, resulting in a forecast export decline of about 45% over the coming year.
BlueScope’s decision to exit the export market and reduce production capacity is indicative of this decline.
IBISWorld forecasts Australia’s iron and steel manufacturing industry will decline by 15.6% in 2012-13 to be worth $8.3 billion.
2. Cotton growing
Globally, cotton supply is expected to continue to exceed demand over the coming year, resulting in a fall in global cotton prices. IBISWorld forecasts that decreased demand for cotton from China, coupled with steady, healthy cotton production levels, will result in a fall of 8.3% in industry revenue over the coming year to reach $2.5 billion.
3. Recorded media manufacturing and publishing
Physical media manufacturing is inextricably tied to retail sales. Over the five years to 2012-13, the amount of CDs sold will drop by an estimated 11% annually to about 30 million – as consumers opt to digitally download everything from music, to movies and video games.
To combat this, the industry is looking to reinvent itself by developing music and video players that play digital media files. However, online file downloading and sharing still poses a huge threat for the industry.
In 2012-13, IBISWorld forecasts revenue for Australia’s recorded media manufacturing and publishing industry will decline 6.1% to be worth $861.1 million.
4. Pulp, paper and paperboard manufacturing
The increasing digitisation of media has had an adverse affect on a number of downstream industries, including Australia’s pulp, paper and paperboard manufacturing industry.
The increasing digitisation of media lowers the need for paper printing and publishing.
Confounding this is the continuing high price of woodchips, which further encourages the trend away from paper products.
Delays in the development of several key production sites – due to uncertain economic times and strong lobbying efforts by protest groups – has further affected industry productivity and profitability. In the coming year, industry revenue is forecast to decline by 5.2% to reach $3.2 billion.
5. Gaming and vending machines manufacturing
Over the past five years, the number of poker machines in Australia has contracted as state government caps have come into play – limiting the potential purchases of gaming machines.
Like many of Australia’s manufacturing industries, production activity has gradually relocated from Australia to countries with lower production costs.
This trend is increasing import competition, which is supported by the strong Australian dollar, making imported goods less expensive for local buyers.
This trend is expected to continue over 2012-13, contributing to a forecast industry revenue decline of 5% to reach $417 million.
Karen Dobie is the general manager of IBISWorld Australia. For more information on these, or any of Australia’s 500 industries, <a href="https://www.ibisworld.com.au/" rel="nofollow">click here</a>. This article first appeared on <a href="https://www.startupsmart.com.au/" rel="nofollow">StartupSmart</a>.
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Organic farming set to fly in 2012-13 as manufacturing set to flounder: IBISWorld

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Demand for variable-rate mortgages rose for the third straight month, according to June figures from Mortgage Choice, accounting for 82% of all mortgages arranged by Mortgage Choice brokers over the month.
The figure represented a nine-month high for Mortgage Choice, with demand for variable rate loans now above the 12-month average of 80%.
At the same time demand for fixed-rate loans fell from 21% to just 18% of all loan approvals – below the 12-month average of just under 20%.
Click to enlarge
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/2012/07/mcjuly10.gif"><img src="/images/stories/2012/07/mcjuly10thumb.gif"></a>
Source: Mortgage Choice
According Mortgage Choice spokesperson Belinda Williamson, borrowers may be able to negotiate a variable rate below that of fixed-rate offerings.
“Our extensive lender panel, which consists of major and smaller banks, non-bank lenders, credit unions and building societies, currently has an average three-year fixed rate loan at 6.22%. In comparison, the average standard variable rate is 6.79%,” she says.
However, Williamson says it is possible for borrowers to negotiate a discount on their standard variable interest rate to below 6% in some instances, usually in return for an annual fee.
Ongoing discount variable rate loans were the most popular variable rate loan in June, accounting for two out of every five loans arranged by Mortgage Choice loan writers.
“It goes to show there are competitive deals on offer for new borrowers as well as those looking to refinance,” Williamson says.
“The end of the financial year brought with it an air of optimism around the direction of interest rates, as a growing number of home loan borrowers – more than one in four – chose variable rates.
“Perhaps whispers of one more rate cut in coming months is wielding influence.”
The second most popular loan type for June was basic variable rate, at 19.1%, closely followed by standard variable rate, at 18.6%.
The popularity of line-of-credit home loans rose by just over one percentage point to 3.8% of approvals, with borrowers showing no appetite for introductory rate loans.
 
<hr class="system-pagebreak">
 
Despite this, Macquarie Bank today said it would offer its Classic, Premium and Line of Credit loans at a discounted rate of 5.85% for the first 12 months for all eligible applications settled on or before September 28, 2012.
The falling demand for fixed-rate loans has also been noted by Ray White’s mortgage broker Loan Market, with customer enquiries for fixed-rate mortgages falling to around 15% of total home loan enquiries since the RBA cut the cash rate by 75 basis points in May and June.
Fixed-rate products had spent the majority of 2012 around a full percentage point below variable rates, however with a downward outlook on rates, lenders aren’t shifting fixed rates parallel to variable rates, according to Loan Market spokesperson Paul Smith.
“The feedback from consumers shunning fixed rates is that they’re convinced home loan rates have further to drop and that they’re anticipating a period of prolonged low interest rates,” he says.
However, some brokers are still encouraging borrowers to consider a fixed-rate product.
John Kolenda, managing director of mortgage broker network 1300 Home Loan, says home owners should consider switching to a fixed-rate home loan to take advantage of historically low interest rates.
Kolenda says fixed rates are now available for as little as 5.74% over a three-year fixed term, 30 to 40 basis points below average discounted variable rates.
“Lenders are clearly pricing in further interest rate cuts due to global economic weakness,” he says.
However, if history is a guide, the window of opportunity for locking in a low fixed-rate home loan is likely to be short lived, he says.
“No one can be confident of picking the exact bottom of the cycle, but this is certainly not a bad time to look at fixing.”
Kolenda says borrowers can also manage their interest rate exposures by splitting their loans between fixed and variable.
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Variable-rate mortgage demand rises for third straight month: Mortgage Choice

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The Australian housing market is showing signs of stabilisation after a period of softness and barring a global economic calamity, house prices should rise by around 4% to 5% per annum over the next two and a half years, according to ANZ. 
The report also expects a pick-up in currently weak levels of sales activity in 2013 due to low interest rates and the possibility of further rate cuts, encouraging first-home buyers back into the market.
Click to enlarge
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/2012/07/anzjuly11.gif"><img src="/images/stories/2012/07/anzjuly11thumb.gif"></a>
“In the absence of a sharp global economic downturn and escalating domestic unemployment, improving housing affordability, solid household financial positions and strong housing market fundamentals should support modest house price growth into 2013,” says ANZ in its July Australian Property Housing Chartbook compiled by economists David Cannington, Paul Braddick and Ivan Colhoun. 
“While previous structural and policy drivers have now been capitalised into house price growth, we expect prices to increase at a moderate 4% to 5% in annual terms by the end of 2014,” they say. 
The report notes the slowdown in sales activity, with home sales levels running at around 100,000 per month, well below the pre-GFC peak of 140,000 per month and tracking below the 120,000 per month recorded in 2009. 
“While auction clearance rates and days on market have shown some improvement more recently, they also remain well below recent peak levels, suggesting continued divergence between the expectations of home buyers and vendors,” says ANZ. 
“With ongoing softness in house prices and escalating uncertainty around the prospects for the global economy, the outlook for housing market sales continues to look weak over the second half of the year. 
“However, recent interest rate cuts and the potential for further rate cuts should drive improvements in housing affordability, eventually rousing market sales activity from the current lows, especially for first home buyers,” says ANZ. 
The report notes that with the exception of the smaller markets of Darwin and Canberra, house prices have weakened across all other capital cities in the year to June 2012. 
However, ANZ notes the extreme volatility in house prices in 2012 to date, particularly at the high end of the market. 
“House price falls from peak to May 2012 for the most expensive 20% of suburbs have been more than double price falls for remaining 80% of suburbs. This has most likely reflected the negative impact on house prices of increased volatility in equity markets and weak consumer sentiment,” says ANZ. 
An aggregation of housing data from the ABS, RP Data-Rismark and Residex shows that from their peak, house prices for the most expensive houses (the top 20%) have fallen 7.8% while those in the middle 60% have fallen 4.4% and the cheapest hoses (the lowest 20%) have fallen 4.5%.
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Despite weakening in recent months, the report notes that the Sydney dwelling prices (both houses and units) market has outperformed the other capital cities since the peak of the current price cycle in late 2010.
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ANZ attributes this strength to “the increasing pressure of stronger population growth on weak housing construction and a degree of resilience after an extended period of prior price underperformance in houses and especially units”. 
Sydney’s housing market has been assisted by having the biggest housing deficiency of all the other states – a shortage of four houses for every one built.
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Despite experiencing the largest falls over the past year, ANZ says Melbourne housing remains the least affordable across Australian capital cities. 
ANZ says that strong growth in WA household income and weak house price growth has aided Perth’s housing affordability, with the city now ranked sixth least affordable across Australian capital cities compared with equal first least affordable before the GFC.
 
The report also notes an improvement in housing affordability driven by softening house prices, rising household incomes and lower mortgage rates, which ANZ says has been reflected in improved consumer expectations of the best time to buy a house and lower mortgage delinquency rates through 2012. 
“Previous episodes of improving housing affordability (in the early and mid-’90s) were largely driven by significant reductions in interest rates (and steady growth in household incomes). 
“With interest rates at relatively low levels and expectations of moderate growth in household income, improvements in housing affordability through 2012-13 are expected to be driven more by household income gains and weaker house prices than in the past,” says ANZ. 
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Australian housing market stabilising, with 5% capital growth expected to 2014: ANZ

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You may have seen various job listings advertising a job in real estate as a sales agent.  They are usually adorned with wording to the effect of:
<ul>
<li>Want the chance of earning $100,000+ in your first year!?</li>
<li>Passionate about real estate?</li>
<li>Like working with people and have great communication skills? </li>
</ul>
They are all questions most of us would be able to answer with a positive response. 
After all, everyone wants to earn a healthy wage.
Nearly all jobs require good communication skills, and as for a passion for real estate? Well, it's quite simply essential to our daily needs!  A place for shelter, but also a place to express our territorial instincts, adorning our homes with elaborate renovations played out in both reality and fantasy – either with a trip to Bunnings or through the guilty pleasure of watching one of the many top-rating renovation shows on TV. However, what is the life of a real estate sales agent really like?
Does it live up to the hype?
Is it possible to earn wages in excess of $100,000 working for your passion, while at the same time enjoying working in the community? Well not surprisingly like most jobs, the fantasy is hardly representative of the experience.  It’s well known most people have a low opinion of real estate sales agents. There’s even an ad doing the rounds that states: 
''My son is dead – well... he's a real estate agent.'' 
Sales agents are branded as untrustworthy and “slimy”, driving around in their fancy cars, which many imagine have been purchased with overly fat commissions taken from innocent vendors for what most perceive to be minimal work. 
So I thought I’d break from the norm this week and take a look at the reality behind the life of a sales agent, because once again we’ve had the annual Readers Digest 2012 list of most trusted professions released on which real estate agents barely make the cut above car sales people.  In fact they sit just one step above sex workers, which leads to the question: “why would anyone take their clothes off in front of someone they trust less than a real estate agent?”
Having worked as a buyers’ agent for many years, it’s not uncommon to get many customers signing up for the service simply because they don’t want to deal with the sales agents.  For the buyer at least, when they meet a sales agent, there’s this uncomfortable feeling they’re “out to get you” – or at least empty your wallet.  It was interesting to see an article in New Zealand’s <a href="https://www.stuff.co.nz/sunday-star-times/latest-edition/7160120/Agents-fear-home-truths" target="_blank">Sunday Star Times</a> debating whether sales agents should be required to tell the truth when representing a property to buyers. In the article, Helen O'Sullivan, chief executive of the Real Estate Institute of New Zealand, was reported making a submission to Parliament that the: “Consumer Law Reform Bill could cause ‘confusion’, rather than protect consumers”.   
It follows the premise that sales agents may not always know the truth regarding a listing with one of their agencies.  However, no one’s asking an agent to convey information they don’t know.  Even if a piece of information relayed to them by the vendor is false, it’s not lying to pass it on – it’s down to the buyer to conduct their own due diligence when it comes to assessment.  After all, few would consider splashing a couple of grand out for a flat-screen TV or laptop without doing a comparative analysis of competing offers.
Thankfully – in Victoria at least – the Estate Agents (Professional Conduct) Regulations 2008 - SECT 11, states
<a href="https://www.austlii.edu.au/au/legis/vic/consol_reg/eacr2008464/s11" target="_blank">“An estate agent must at all times act fairly and honestly and to the best of the agent's knowledge and ability in the performance of the agent's functions as an estate agent.”</a>
All this aside, all you really need to understand as a consumer is: the selling agent works for the vendor. While you won’t get lies, you won’t get the “negative” side of the story, either.  No property is perfect – beauty is firmly in the eyes of the beholder – however the sales agent is there to represent the positive, not to point out the flaws. 
Is it worth coming bottom of Readers Digest polls? 
Well for some, the answer is undoubtedly “yes” – however easy it’s not.  There’s no doubt sales agents are somewhat compromised through the “commission only” model – or even the current alternative “flat fee” model.  After all, they’re not going to get paid unless they sell the property – even if that means a little “vendor crunching” along the way – and in truth, most vendors have high expectations.  What’s the alternative?  Perhaps a “pay by the hour” model – pay for service, and take commissions out of the equation. 
To last the road, a sales agent must build trust with their vendors.  Without it, building up a referral database (the main source of business for any agency) would be impossible.  Therefore, existing on a roll call of needless exaggerations is simply not a reasonable strategy no matter what the perception. 
Not only this, the common perceptions of real estate agents not working hard are far from the mark (at least for those who desire to be successful). I've often pondered that the advert for employment as an agent’s representative should begin: 
“Are you prepared to give up your weekends for the foreseeable future?” 
Because a career in real estate - especially when you start – will ask you to do precisely that!
Saturday's will be spent opening houses, conducting auctions (especially if you live in Melbourne or Sydney), trying desperately to tie up a deal so you can report a positive result to the boss during the traditional Monday morning sales meeting. But it's not just Saturdays you'll give up.  Many vendors also expect their agents to be on hand Sunday as well!   This means while everyone else is kicking back spending time with the family in shorts and thongs (well, in the summer months anyway!), the local agent will be standing in suit and jacket – rain or shine – donning a smile and welcoming house shoppers and nosey neighbours who only get the weekends to take a squiz at their short list of homes. But don’t agents get a week day off to compensate? 
Well yes, most do, but bear in mind while the agent may have a week day reprieve, it doesn’t mean the phone will stop ringing!
A real estate agent’s business is largely conducted over the phone.  Friday may be their day off, but no one else will know it.  You may think an agent should just turn the phone off? It's very hard to do when you work in a job solely reliant on commissions.
Turn the phone off, and the buyer calling may decide to contact someone else in the office about the house they're interested in. If so, you won’t get the commission should they purchase. 
And even worse – what if it's someone calling for a “free” market appraisal – a potential seller? Well that’s a call you can’t afford to miss.
 As for the open home, well merely conducting the operation is a joy to behold.  Most agents have as little as 15 minutes to get from one listing to another and against all odds, they can't risk being late! (Not an easy task for anyone who may have noticed that weekend traffic is often worst than that during weekdays.)
The vendor is essentially the agent’s boss, so they won't be happy if the agent doesn't show up for work on time.  Especially when they’ve spent the last three hours scrubbing and cleaning in an effort to create a show home masterpiece – all for the sake of a 30-minute open. 
Should an agent dare to leave more time in between opens, once they get to open number nine, they’ll be an unhappy vendor wondering why their property is not being opened until 5pm, when everyone else has knocked off for the night. 
The 15 minutes must also include finding a parking spot at each end of the street and popping the “open for inspection” boards out (if you live in an area that allows them).  For the sake of timing this often requires stopping mid road switching the emergency lights on whilst struggling with a board flapping in the wind. 
Struggling with the keys ,setting out the brochures and switching all the lights on – more often than not, with a queue of impatient buyers waiting outside to hand out names and numbers (which often turn out to be false) is another “perk” of the job. 
As a sales agent, you’ll have to don a permanent smile while at the same time, pretending the train line running so close behind the house that the whole place rattles as it passes isn't really a negative because you can't hear it when the windows are shut and after all – it’s so handy being close to the station! 
Situations like this are all part and parcel of the job.
 
<hr class="system-pagebreak">
 Nor does an agent turn off in the evenings.  Work hours prevent most buyers from conducting private inspections during daylight hours. Yet if they're interested enough to purchase a property, a private inspection is often a must. This means the agent will be required to work late – long after other workers have clocked off. 
 
The agent’s mobile phone number is present on every advert – and most agencies will require the agent to use their existing mobile for business (few provide an office phone) therefore it’s also their personal “out of hours” number. 
Most of us wouldn’t give out mobile numbers unless it was to a personal contact – someone we generally wouldn’t mind contacting us out of hours.  However an agent happily hands his number to hundreds of people each week knowing full well there’ll be a proportion of those buyers who’ll take full advantage of the privilege. As I said earlier – it’s all well and good turning the phone off – however miss a call and you risk missing potential commission from an active purchaser or seller.
But let’s get to the crunch – what about the $100,000+ a year wage?? Contrary to popular belief, most sales agents are on no more than $60,000/$70,000 a year, and when they initially enter the business, the starting wage is more like $30,000 to $35,000 per year.  This is because an agent typically works for a minimum retainer, which when I last checked is little more than $500 per week. 
The retainer must cover most expenses, including a smart car and expensive-looking suit – (a well accepted requirement in the industry to at least give the impression of professionalism and expertise.) Therefore it will come as no surprise to learn many agents’ cars are leased, not owned, and the younger ones (in their 20s) usually still live at home.
As for the retainer, well in essence it's little more than a loan. Once a commission is earned, any wages received in the interim will be deducted before it's handed over to the agent.  Remember sales commissions aren't commonly paid until settlement, therefore the lag between the accrued retainer and commission can be a number of months. Average commissions differ from state to state and seem large to the home owner who often hands in excess of $10,000, $20,000 or $30,000 to the agency upon settlement. However the sales agent only receives a small proportion of this – often only 2,000 or 3,000, therefore considering the hours they work it's not all that great. 
Furthermore – when an agent initially starts his career in real estate, it’s not unusual for it take up to and beyond a year to consistently earn in excess of the basic retainer.  Any hint of a $100,000+ a year salary is firmly reserved for those who’ve weathered through five years or more in the industry, building up contacts and often working seven days a week in the process.
By far the greatest fear for an agent is the whiteboard at the back of the office that shows what each agent has sold or listed for the month. 
If an agent falls behind on expected output, the director will start to question his use to the agency.  An agent can be sacked with as little as two weeks’ notice if the boss doesn’t think he’s “paying for his desk”. 
Yet real estate is a competitive business.  It may be easy to pick up listings for the agent who's worked in the industry for a period of years with a substantial database of contacts.  However for those starting out, often the only way to get in front of a seller is to literally walk the streets.  Knock on doors, post leaflets through letter boxes, while avoiding those with “No Junk Mail” signs for fear of upsetting a potential vendor. 
Every enquiry an agent receives from a potential buyer will be followed with the desperate and hopeful question: “Do you have a home to sell?” “Do you require a ‘free, no obligation’ market appraisal?” 
Anyone entering the business better have a thick skin to combat all the angry responses and disappointments. 
Real estate sales is a highly competitive industry – especially in inner-city precincts.  When the initial free, no obligation market appraisal is booked in, most agents will be up against at least two competitors.  With the fear of the whiteboard ever present in mind, it's no wonder one agent will aim to promise more than another when it comes to their estimation of the homes potential sales price (commonly known as “buying the listing”).
Once the vendor has signed on the dotted line, the real work begins. 
The agent won't get paid a cent if she doesn't sell the property – therefore encouraging the vendor to “meet the market” (known in the business as “vendor education”), no matter what was promised prior to the contract being signed, is, of course, common practice. 
Should the agent’s authority period run out on the contract (the period of time the vendor has given the agent to sell the property) before she’s managed to get both the potential buyer and seller to agree on price, then the sales agent will get nothing! 
As for holidays, in the world of real estate they are few and far between.  Aside from the odd long weekend or Easter break, the main holiday period in the real estate industry is Christmas.  It’s the only time an agency can acceptably close. 
Therefore, in the run up to Christmas agents will work harder than ever to wrap up sales and line up potential listings for vendors not making the pre-Christmas deadline. 
The last thing an agent wants is a property looking tired as it hangs on the internet over the festive break slipping further down the default search list on realestate.com.au. 
Furthermore, they'll want to collect as much commission as possible for their own festivities, therefore, a deal done prior to Christmas means extra dollars in the holiday bank account.
All in all the life of an estate agent is a tough one, and only really rewarding for those who truly love, live and breathe property (and there are a few!). 
The real dollars come years down the line once the hard yards have been walked and the reputation of ‘experience’ earned. At that stage, the agent in question is often established enough to afford a PA to conduct the weekend opens and answer all enquiries. 
Therefore, next time you pop through an open home, spare a thought for the agent, who sits at the lower end of most people’s perceptions, yet lives a reality very different from what you may perceive. 
All this aside – we still have to ponder if such extreme commissions are worth the work involved?  The agent may not get the dollars involved, but the agency does – and it’s no small amount.  At some point the whole role of a sales agent is going to have to be re-assessed if they’re to claim back respect from the broader community.  Perhaps “pay for service” is the way to go after all?
Catherine Cashmore is a market analyst with extensive experience in all aspects relating to property acquisition. She is Channel Ten’s property expert on <a href="https://ten.com.au/the-circle.htm">The Circle</a>.
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catherinecashmore-6LXia3pPQj

The unglamorous life of a real estate agent

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<a target="_blank" href="https://www.propertyobserver.com.au/demographics/results-of-2011-census-will-help-developers-find-the-most-suitable-project-for-the-market-peter-chittenden/2012062555261">Recently I made a brief reference to the release of the 2011 census</a>. And while I will doubtless return to the census results, I was reminded of my own regard of how an understanding of the impact social change is a key influence on the housing market, and in turn how we manage the guiding principles of our marketing.
In particular I have always had respect for an understanding of how the major factors of “family formation” influence demand in the housing market. They are generally acknowledged as driving much of the demand for housing because as family structures evolve so do housing needs.
Population growth from internal and external migration will always be of critical importance. In many cases migration can also be linked to changes in the family structure, such as the obvious example of family members relocating to another country. Also consider the impact of families relocating to another state or city to secure employment.
Families a wider meaning
Although in modern times the word “family: now includes a much wider definition than it did in the past, the social structures of how we live and who we live with, or who we do not live with, still acts as the major influence on where we look to establish our lives and homes and why we move to or from a particular area.
The trends also apply to varied degrees in a wide cross section of social and ethnic communities. Many of the strict boundaries between social class and ethnic origins have now broken down. But many communities based upon shared ethnic roots still play an important part in shaping some areas of our cities.
The importance of structural change in personal living arrangements appears then to over time to represent one of the main factors that drive demand for real estate. An awareness of these life changes is essential and can be used in many aspects of project marketing.
It requires little imagination to see the impact of what happens when a number of these key events occur in our own lives. While social structures will continue to evolve they are still essential elements in what helps to influence the choice of where we live.
And so I think there is real value in devoting time to explore these key influences, and be alert, as trends not only show up in the census but how they are impacting our own experiences.
From family home to own home, and all the steps in between:
When I was a young adult, it used to be that turning 21 involved getting a key to the door of the family home. Sometimes this was literally a real key to the door, so that you could enjoy your new freedom as an adult to come and go, or simply go and keep a key for those occasional return visits – as some commercials on TV would have us imagine with our washing in tow for mum!
Leaving home would clearly drive demand for new and more accommodation units. Either a first flat or a share house, this first step away from the family home was this step drove demand at a very basic level. Moving out of home clearly drives the first stages of new demand for housing.
While there will usually be many steps between moving into a first rented flat to a buying a house or apartment, new buyers entering the market are very important to the housing cycle.
Change in this area will have far reaching impacts, and we are already seeing this impact in our markets, as housing construction levels are now the same as they were in 1951.
Now research suggests that in their 30s and 40s some adult children are slower than ever in leaving the security of the family home, or just making the step to purchase their own home. Right now this is a real trend in the market, and the flow-through impact is, as highlighted above, extensive.
First-time buyers are seen as so important that they are more or less always given varied forms of financial incentive and encouraged to enter the housing market. The value of this assistance is valued at hundreds of millions of dollars and in NSW first-home buyers will receive a big boost from October 1, 2012. The rental market in 2011 is 29.6% of the housing market, up from 26.3% in 2001, which further highlights the fact that fewer new homes are being built and sold.
Now as the baby boomer generation, the parents of some of these late-to-leave-home adult children are starting down the path of retirement planning their housing aspirations and needs will also another huge factor in the market. The median age of all Australians is now 37, that’s two years older than 2001.
Much of the existing housing stock is owned by the baby boomers, and their plans are helping to fuel demand for new inner-city apartments. They also fuel much of the “change” trends.
Baby boomers (55-64) in empty nests are selling up and are not only still seeking an active retirement via a  sea-change or a tree-change, but a local-change as they move to sedentary retirement (65-74) and are looking to move from the large family home to a nearby apartment or townhouse in the community they know and love.
This is a market that has become so important it is now overflowing with marketing clichés. However if these same baby boomers, like some of their children, prefer to stay put in their existing homes, then another possible stream of activity and supply in the housing market is impacted.
There is also reason to suggest that more independent and healthy baby boomers are staying put because of the high costs associated with moving, a fact that is further amplified if house prices a flat and if moving also involved big stamp duty imposts.
While the impact of these two groups of themselves are hugely important they are only part of the wider picture driving demand, but they serve as important examples of the wider trends that project marketing needs to take into account.
The very real impact of family formation
Having started to look at the role and relevance of varied stages of family formation and in some cases family de-formation, (the impact of divorce is massive) it is very easy to see why this topic has always, for me, been top of mind.
In planning marketing for almost any project, this deceptively simple influence on the needs of consumers as their life-cycle shifts cannot ever be overlooked. There are many useful tips from what many of us either experience firsthand or see others experience.
Historically various reports, including many prepared by the Australian Bureau of Statistics, have pointed to the major influence family formation has on the demand for housing. Not to mention the wider trends picked up in research including the 100 years of census data that we all have access to.
The life cycle of most individuals and their families can be seen as a core factor driving and changing demand. It can also be argued that many of the changes to underlying trends will also point to future trends that the housing market will need to accommodate.
Peter Chittenden is managing director for residential of <a href="https://www.colliers.com.au/Colliers%20Corporate/Residential.aspx" target="_blank">Colliers International</a>
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pchittenden-eLqUUC8TWW

What changing family structure means for the property market

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The first half of 2012 has been rather dismal for retailers. Figures coming out of the ABS tend to confirm anecdotal evidence that retailing is doing it tough.
And none more so than department stores, fashion and electronics. Food and entertainment remain the only bright spots.
Major players like Myer, DJs, Harvey Norman and JB Hi-Fi have all recorded a drop in profit.
Even with the two interest rate cuts and recent government handouts, the expected bounce in sales is yet to materialise for traditional retailers.
And they have lowered their expectations going forward — with much concern being voiced about the impact of online retailing.
Online sales
While shoppers seem to be shunning "bricks-and-mortar" stores, many consumers are still spending, to the point where online sales have leapt 20% over the past few years.
<img src="/images/stories/2012/07/langjuly9.jpg">
But you need to keep this figure in perspective: Online retailing is only worth about 5% (or $11 billion) of traditional retail turnover.
Nonetheless, it's a growing trend that clearly has mainstream retailing concerned.
According to the NAB, 75% of this online spending is going to Australian businesses. And yet, tens of thousands of businesses (64% according to MYOB) have no web presence.
So, there is plenty of scope for traditional retailers to restructure, and join the party.
Need for change
Gone are the consumer boom years, where household debt peaked at 150% of disposable income. And clearly, there is now a need for retailers to adjust.
In fact, household savings have been growing since the early 2000s. But the GFC, plus a fall in value of their superannuation and property wealth, have left people feeling poorer.
Hence, their sudden urge to save even more, where households currently have 25.9% of their financial assets in cash — well above the long-term average of 19.5%.
Bottom line: As soon as things stabilise globally and they begin "feeling wealthy" once again, consumers will resume spending and respond with new-found vigour — much like most creatures do after emerging from a long hibernation.
It is during this "catch-up" period that you can expect retail property to regain its position as a sought-after investment once more. And this renaissance should commence towards the end of next year.
Chris Lang is an advisor to commercial property investors and gives keynote speeches and regular seminars on the best way to invest in commercial property. He maintains a blog, <a href="https://bitly.com/IFf40C" target="_blank">his-best.biz</a>, which he updates regularly about the best way to get the most out of your commercial property investment.
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chrislang-EQKojcgJPV

Retail renaissance to begin at the end of 2013

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<img src="/images/stories/2012/07/6point1percent.gif">
The median rental yield for Darwin units in June, according to RP Data.
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<img src="/images/stories/2012/07/5point8percent.gif">
The median rental yield for Canberra units in June, according to RP Data.
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<img src="/images/stories/2012/07/5point5percent.gif">
The median rental yield for Brisbane units in June, according to RP Data.
 
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<img src="/images/stories/2012/07/5point4percent.gif">
The median rental yield for Hobart units in June, according to RP Data.
 
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<img src="/images/stories/2012/07/4point9percent.gif">
The median rental yield for Perth units in June, according to RP Data.
 
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<img src="/images/stories/2012/07/4point9percent.gif">
The median rental yield for Sydney units in June, according to RP Data.
 
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<img src="/images/stories/2012/07/4point8percent.gif">
The median rental yield for Adelaide units in June, according to RP Data.
 
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<img src="/images/stories/2012/07/4point5percent.gif">
The median rental yield for Melbourne units in June, according to RP Data.
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