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

Joel Robinson

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

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

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

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

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

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

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

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

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

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

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

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

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

Every First Home Owner Grant for new property by state

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

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

Staff Writer

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

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

alisonwarters@gmail.com

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

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

Ellen Walker

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

<html><body>
Television property expert Andrew Winter, from the Lifestyle Channel’s award-winning show Selling Houses Australia, is seeking vendor participants for the upcoming sixth series.
His brutal honesty can be confronting at first, but Winter’s property knowledge can yield results for those languishing listings with the help of high-profile interior designer Shaynna Blaze and landscape designer Charlie Albone.
Whether it’s a home with an enormous power pylon in the front yard, a flood-ravaged house, or just bursting with clutter, Winter always has a plan to lure the buyers.
Some are the tried and tested real estate fundamentals plus a few new ones thrown in when dealing with homes with termites or damp, dodgy renovations, or historic homes under strict regulations.
Covering houses plagued by difficult neighbours, tough divorces that add pressure to the sale, or just a tricky easement, the Selling Houses Australia team has transformed 50 of Australia’s hardest to sell properties.
It is now seeking 10 more to add to that list.
“This season we will be seeking diversity, whether that is evident in the house, the location, or the situation of the seller,” Winter told Property Observer.
“We know we live in a complex housing market, right now some places are booming, others are barely ticking along or at a complete standstill,” he adds.
<img src="/images/stories/2012/07/sellinghouseslogog.jpg">
Selling Houses began on Britain's Channel 4 amid the property boom in 2002 when Winter, then a London real estate agent, was plucked from obscurity finding a receptive audience as far away as in Australia on Foxtel.
After six seasons in Britain, Winter, his wife, Caroline, and their three daughters emigrated to Australia, settling in the Gold Coast hinterland.
Selling Houses Australia made its debut in 2008.
Submissions are welcome from home owners – singles, couples or families – experiencing difficulties selling their homes, which have been stuck on the market for months with little interest. Vendors are typically asked to make a financial contribution towards the revamp in its presentation.
Selling Houses Australia can be contacted through <a target="_self" href="mailto:bec_pullman@beyond.com.au">Bec Pullman</a> at Beyond Productions on 02 9437 2000.
For lessons <a href="http://propertyobserver.com.au/ebooks/free-ebook-lessons-from-the-block-and-other-property-reality-television-shows" target="_blank">property investors can learn from property reality TV, download our free eBook.</a>
</body></html>

jchancellor-FAypfDUnLy

Andrew Winter seeking more difficult houses to sell for forthcoming season of Selling Houses Australia

<html><body>
Melbourne’s outer suburbs continued to have the lowest rental vacancy rate in Victoria, standing at just 1% in June, compared with 1.1% in May, according to the Real Estate Institute of Victoria.
In the middle and inner suburbs, the vacancy rate was 1.9%.
“If this trend continues, there might be upward pressure on rents following the stabilisation that occurred last year,” REIV chief executive Enzo Raimondo forecasts.
The overall vacancy rate for Melbourne is 1.8%, down from 2.1% in May.
“The metropolitan rate also showed a slight decrease throughout the first six months of the year, with the average vacancy rate at 2.1%, compared with 2.8% in the last six months of last year,” Raimondo says.
“Using the most recent data on the number of rental properties in Melbourne, the vacancy rate last month equated to about 4,600 vacant properties.”
The vacancy rate for all of Victoria was 2% last month, having averaged 2.1% during the first six months of the year.
It compares with the 2.6% in the last six months of 2011, according to the REIV.
The vacancy rate is based on properties managed by REIV member agencies.
The state's regional vacancy rate eased from 1.8% to 2.7% – a significant shift that reflected increasing vacancy rates in Geelong, Bendigo and Mildura.
The vacancy rate is based on properties managed by REIV member agencies.
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Melbourne’s outer suburbs have Victoria’s tightest rental vacancy rate: REIV 

<html><body>
The Northern Territory $10,000 BuildBonus available to home buyers building or purchasing a new home has been extended to the end of this year.
This the second time the NT government has extended the deadline for the handout, which applies to new homes up to a value of $600,000.
It was originally due to end on December 31, 2011, before being extended to June 30 this year.
The NT government also offers first-home owners stamp duty concession of up to $26,730 (the duty owned on the first $540,000 value of a property) and no land tax.
NT Treasurer Delia Lawrie says the Henderson government “continues to help more families, couples and singles into their own properties with the most generous housing incentives in Australia”.
“Whether it is your first home or an investment property, BuildBonus provides a one-off, $10,000 grant to all home buyers purchasing or building a new home to the value of $600,000,” she says.
“As well as giving first-home buyers a leg up, the scheme promotes investment in the housing sector, stimulating our construction sector and creating more rental housing stock.
“The territory’s strong economy means strong demand for housing, and the Territory government is meeting the challenges of growth with record land release and generous support for homebuyers.
“Right now there is land available to purchase across Palmerston, as well as over 2,000 units shovel-ready across Darwin.”
Further information on BuildBonus can be found on the <a href="https://www.housingnt.nt.gov.au" target="_blank">NT government's website.</a>
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Northern Territory government extends $10,000 new home bonus to December 31, 2012

<html><body>
The Melbourne and Sydney properties features in auction tipping competition Property Tycoon sold under the hammer this weekend, but only just.
For those who want to have a harmless punt, there's now a tipping website, <a style="font-size: 14px; text-align: left;" rel="nofollow" href="https://www.propertytycoon.com.au/" target="_blank">www.propertytycoon.com.au</a>, where punters can guess auction five results in Melbourne and Sydney, with no outlay. It's mostly about testing your market knowledge with a small cash prize as a sweetener.
<img src="/images/stories/2012/07/youngman.jpg">
The auction at 4 Youngman Street, Preston (pictured above), was attended by around 50 people but only three declared their intention to call the property home.
With the exception of the successful bidder, who was very quick to respond to any challenger bids, it was tough for the auctioneer to drag out bids from the other punters.
The auction stalled at $630,000 when he referred the bid to the owner but was instructed to go out and get more money. Bidding commenced again before stopping at $653,000 and more instructions were sought. On this occasion the owner gave him the all clear to announce the property on the market. Unfortunately for the owner this did not entice any more bidding, and the property was knocked down.
<img src="/images/stories/2012/07/gilpin.jpg">
In Sydney the two-storey Victorian terrace at 9 Gilpin Street, Camperdown (pictured above), also just fell across the line, selling for $2,000 above the vendor’s reserve.
Three buyers registered their intention to put their hand up at the auction but when the action started only two were prepared to do so. But it only takes two to make an auction, and happily for the vendor the two buyers passed the $1.05 million reserve before bidding stopped at $1,052,000.
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cknowlton-QnEa6ntUYP

Auction tipping competition properties manage to just get over the line

<html><body>Australian Property Monitors (APM) has released a list of results from 203 auctions in Sydney for the weekend of July 7. The clearance rate was 56.2%. <a target="_blank" href="https://www.homepriceguide.com.au/saturday_auction_results/Sydney.pdf"> Click here</a> for the auction results, and click on each street address to see the property's marketing.</body></html>

po-LsXgBTHBmX

APM's 203 Sydney auction results show 56.2% clearance rate

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Through most of 2011 and the beginning of this year, the Australian economy has been hobbled by sentiment. Sentiment is so important for key measurements such as growth and employment. But sentiment is very hard to measure or put a value on.
In my business, we get a good feel for sentiment because the people we deal with are usually making serious decisions and they talk about why they are making them. And the feeling over the past 18 months has been marked by uncertainty, caution and a reluctance to commit.
When you’re running a household or a business and you have to juggle rising costs of living with employment concerns, new taxes and constant reports of a European crisis, it’s understandable that people have lost their confidence.
The Westpac-Melbourne Institute Index of Consumer Sentiment has been running very low this year. The June Index showed Australians were 1.7% less confident last month than they were in October 2011, despite interest rate cuts since then totalling 125 basis points.
So it was with a glimmer of optimism that I saw two signs this week of perhaps a small turnaround in sentiment.
Firstly, we saw positive house value data creeping back into the numbers. Home values rebounded one percent in June, according to RP Data-Rismark. Sydney, Melbourne and Brisbane each rose 1%; Perth and Canberra boasted a 2% increase. Hobart reported the biggest rise for June at 2.7%.
It was a welcome mini-comeback for house values after the all-capital cities index fell -1.4% in May.
It suggests that the two interest rate cuts from the RBA in May and June have at least given some impetus to the genuine buyers who have been holding off.
The second sign I saw this week was from the Australian Bureau of Statistics’ building approvals for May 2012.
It showed a rebound in apartment building approvals, up 45% on approvals in May 2011. The downside was that approvals for houses had gone backwards by 7.7%.
So the fact that the RBA held the cash rate at 3.5% last week, along with the small bounce in some housing numbers, creates a sense that we might be at the bottom of this real estate market. With rates on hold after two cuts, and house values improving slightly, we could be a good time to buy.
It’s also a good time to refinance: since 1990 the official interest rate has only been lower than 3.5% between February and October 2009. So whatever is happening in China or Europe, this is a low-interest rate era of history. This is good for buyers and good for mortgage holders.
There is nothing wrong with waiting for the bottom of the market and low interest rates. But it isn’t caution I worry about – it’s inaction caused by fear.
A comeback in sentiment will start when enough people see a depressed real estate market as a good time to buy, rather than evidence of doom.
Mark Bouris is executive chairman of <a href="https://www.ybr.com.au/" target="_blank">Yellow Brick Road</a>, a financial services company offering home loans, financial planning, accounting and tax, and insurance. 
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mbouris-tauSvXGAM2

This could be the bottom of the real estate market and a good time to buy property

<html><body>
Meelbourne's top end has more big sales “off market” than on market at present.
The latest market conditions have created nervousness for many owners, and they’ve become a lot more cautious about adopting a full blown marketing campaign.
So the number of “off-market” sales is increasing rapidly, especially in the price range of $2.5 million and above.
We’ve now noticed that in the inner city for example, more sales are being made through “off-market” channels than advertised ones at present.
This creates a whole new world of discreet sales, handshake deals and confidentially agreements.
So what are the benefits of “off-market” transactions for buyers and sellers?
• Privacy kept in tact
• Home only open to the most qualified of buyers
• Buyers can negotiate free of any public street theatre
• Terms of agreement can be much more creative
• Prices kept confidential
• No large marketing commitments
Paul Osborne is the founder of Melbourne buyers' agency <a href="https://secretagent.com.au/" target="_blank">Secret Agent</a>.
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posborne-ie3DgwEcSy

Melbourne top-end sales increasingly carried out off market

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PRDnationwide has selected five townships in order to investigate property investment in Australia’s mining towns - with each town defined by diverse regional environments, population sizes, mining activities, level of infrastructure and services, proximity to regional service centres and community establishment.
Perhaps the only commonality shared between these mining towns is the shortfall of housing and the inadequate provision of infrastructure and planning mechanisms to accommodate an ever increasing workforce. The table below provides the list of townships that have been selected for the purpose of this investigation together with a snapshot of the individual housing markets performance during the six months to April 2011 and 2012.
<table width="372" cellpadding="0" cellspacing="0" border="1"><tbody>
<tr>
<td valign="top" rowspan="2" width="19%">
 
 
Township
</td>
<td valign="top" rowspan="2" width="12%">
 
 
State
</td>
<td valign="top" colspan="2" width="34%">
Apr-11 HY
</td>
<td valign="top" colspan="2" width="34%">
Apr-12 HY
</td>
</tr>
<tr>
<td valign="top" width="21%">
Median Price
</td>
<td valign="top" width="12%">
Total Sales
</td>
<td valign="top" width="21%">
Median Price
</td>
<td valign="top" width="12%">
Total Sales
</td>
</tr>
<tr>
<td valign="top" nowrap width="19%">
Moranbah
</td>
<td valign="top" nowrap width="12%">
QLD
</td>
<td valign="top" nowrap width="21%">
$459,500
</td>
<td valign="top" nowrap width="12%">
84
</td>
<td valign="top" nowrap width="21%">
$730,000
</td>
<td valign="top" nowrap width="12%">
129
</td>
</tr>
<tr>
<td valign="top" width="19%">
Dysart
</td>
<td valign="top" nowrap width="12%">
QLD
</td>
<td valign="top" nowrap width="21%">
$450,000
</td>
<td valign="top" nowrap width="12%">
42
</td>
<td valign="top" nowrap width="21%">
$545,000
</td>
<td valign="top" nowrap width="12%">
38
</td>
</tr>
<tr>
<td valign="top" width="19%">
Port Hedland
</td>
<td valign="top" nowrap width="12%">
WA
</td>
<td valign="top" nowrap width="21%">
$1,100,000
</td>
<td valign="top" nowrap width="12%">
31
</td>
<td valign="top" nowrap width="21%">
$1,235,000
</td>
<td valign="top" nowrap width="12%">
23
</td>
</tr>
<tr>
<td valign="top" width="19%">
Singleton
</td>
<td valign="top" nowrap width="12%">
NSW
</td>
<td valign="top" nowrap width="21%">
$345,000
</td>
<td valign="top" nowrap width="12%">
82
</td>
<td valign="top" nowrap width="21%">
$377,000
</td>
<td valign="top" nowrap width="12%">
111
</td>
</tr>
<tr>
<td valign="top" width="19%">
Karratha
</td>
<td valign="top" nowrap width="12%">
WA
</td>
<td valign="top" nowrap width="21%">
$767,000
</td>
<td valign="top" nowrap width="12%">
45
</td>
<td valign="top" nowrap width="21%">
$802,500
</td>
<td valign="top" nowrap width="12%">
54
</td>
</tr>
</tbody></table>
 <table cellpadding="0" cellspacing="0" border="1" style="width: 470px;"><tbody>
<tr>
<td valign="top" width="21%">
 
 
Township
</td>
<td valign="top" colspan="2" width="39%">
Annual Change
</td>
<td valign="top" colspan="2" width="39%">
Avg. Annual Growth Rate
</td>
</tr>
<tr>
<td width="21%">
 
</td>
<td valign="top" width="21%">
Median Price
</td>
<td valign="top" width="17%">
Total Sales
</td>
<td valign="top" width="15%">
5yr Growth
</td>
<td valign="top" width="23%">
10yr
Growth
</td>
</tr>
<tr>
<td valign="top" width="21%">
Moranbah, QLD
</td>
<td valign="top" nowrap width="21%">
58.9%
</td>
<td valign="top" nowrap width="17%">
53.6%
</td>
<td valign="top" width="15%">
15.2%
</td>
<td valign="top" width="23%">
38.1%
</td>
</tr>
<tr>
<td valign="top" width="21%">
Dysart, QLD
</td>
<td valign="top" nowrap width="21%">
21.1%
</td>
<td valign="top" nowrap width="17%">
-9.5%
</td>
<td valign="top" width="15%">
11.4%
</td>
<td valign="top" width="23%">
32.8%
</td>
</tr>
<tr>
<td valign="top" width="21%">
Port Hedland, WA
</td>
<td valign="top" nowrap width="21%">
12.3%
</td>
<td valign="top" nowrap width="17%">
-25.8%
</td>
<td valign="top" width="15%">
17.1%
</td>
<td valign="top" width="23%">
20.1%
</td>
</tr>
<tr>
<td valign="top" width="21%">
Singleton, NSW
</td>
<td valign="top" nowrap width="21%">
9.3%
</td>
<td valign="top" nowrap width="17%">
35.4%
</td>
<td valign="top" width="15%">
5.3%
</td>
<td valign="top" width="23%">
10.3%
</td>
</tr>
<tr>
<td valign="top" width="21%">
Karratha, WA
</td>
<td valign="top" nowrap width="21%">
4.6%
</td>
<td valign="top" nowrap width="17%">
20.0%
</td>
<td valign="top" width="15%">
7.4%
</td>
<td valign="top" width="23%">
15.6%
</td>
</tr>
</tbody></table>
 
Prepared by PRDnationwide Research: Source: PDS Live
Of the five mining towns, Moranbah achieved the highest median price growth during the April 2012 half-year period, recording an unprecedented 58.8% increase compared with the corresponding period in 2011. The town also led the way is sales activity, registering a total of 129 transactions during the April 2012 half-year period, representing an exceptional 53.6% uplift from the corresponding period in 2011.
Dysart failed to achieve this level of exponential growth, despite having a proximate median price to Moranbah in the April 2011 half-year period. Somewhat overshadowed, Dysart in fact performed extremely well, recording a median price of $545,000 to achieve 21.1% growth during the April 2012 half-year period. Sales volumes however, diluted 9.5% during the six months to April 2012, registering a total 38 transactions.
Port Hedland recorded a median house price of $1,235,000 in the six months to April 2012, undoubtedly the highest median price of all regional mining towns across Australia. With a median price of $1.1 million in the April 2011 half-year period, it is hard to believe that there was any scope in the market to inflate prices further, making the 12.3% increase all the more remarkable.
Singleton recorded a median house price of $345,000 in the April half-year period, making it the most affordable of the five mining towns. As a result the town is gaining momentum, with a 9.3% increase in median price and uplift of 35.4% in sales recorded during the six months to April 2012.
Karratha (including adjoining Nickol and Bulgarra) recorded a median price of $802,500 in the April 2012 half-year period, representing a 4.6% increase from the corresponding period in 2011. Again, while this rate is well below that achieved from the Queensland towns, Karratha is a more established township, and in relative terms, this level of growth from a median price of $767,000 in the April 2011 half-year period is nonetheless very impressive.
There is no doubt that regional mining towns across Australia are producing extraordinary investment opportunities for investors, particularly those with the financial capacity and risk appetite to enter the market. As with any property purchase or investment vehicle, lucrative returns from investing in these mining towns are directly proportionate to the overwhelming level of inherent risk.
The most prominent risk is the sensitivity of rental prices to change drastically over extremely short periods of time. Moranbah provides a perfect case in point, with anecdotal evidence suggesting weekly rental prices as at April 2012 have revised down as much as $800 since the late 2011/ early 2012 and possibly much more since then. Rental evidence provided by the Residential Tenancy Authority (RTA) states the median weekly rent for a three-bedroom house in the March 2012 quarter to be $2,000, compared with $550 recorded over the same period in 2010. This scenario has and continues to occur within the other mining towns, with the constant disequilibrium between housing supply and demand transpiring to excessive volatility in the rental market.
There are many factors that contribute to demand for housing, with the most obvious and most detrimental being the performance of the mine/mines that the town services. This is very much the case for Moranbah, with BHP Billiton-Mitsubishi Alliance (BMA) issuing statements to overseas dependants that it will will fail to meet requirements as the mines experience limited production during what has been a bad wet season (November to April). This has been further exacerbated by rolling weekly strikes by miners as BMA goes hard on its enterprise agreement with the unions. BMA has taken advantage of the situation and has refused to sign any lease agreements since earlier in the year. Vacancies have thus increased and rents corrected accordingly, with only the fortunate investors with unexpired lease agreements unaffected at this point in time.
Another example, possibly more severe, was the closure of an underperforming mine (BMA’s Norwich Park) in April 2012 near Dysart, which sent shock waves throughout the local community, with 1,400 jobs threatened and the flow-on effects to the property market yet to be fully realised. Approximately 400 of these workers are residents of the Dysart community, and some will be redeployed to the Saraji mine, while others will likely relocate to other towns or centres in the region.
As an immediate result, it is anticipated that vacancy levels will increase, therefore correcting rental prices and subsequent capital values. Some investors will wear their losses and maintain their prospects for further growth while others will consolidate their earnings and opt to exit the market. Once again, as prices soften, opportunities will arise for investors to take advantage of high rental yields and enter a market they perhaps couldn’t afford previously. However, as has been the case for Moranbah, the influx of investors looking capitalise on such an opportunity will flood the market with more rental properties, putting further pressure on rental prices and ultimately diluting these supercharged yields.
Despite the sensationalist predictions of some media proponents, the size of pipeline expansions for existing mines in the Dysart area is likely to navigate the property market from an imminent bust. In fact, the number and size of mines planned to open or expand in the Isaac Region of Queensland in the future will surely prevent towns like Moranbah and Dysart experiencing a collapse in the market any time soon.
Perhaps the most significant problem facing mining towns in the future is the expansion of campsites to accommodate a growing fly-in fly-out (FIFO) workforce in order for mining companies to reduce their cost base. Basically, the benefit of this strategy to the resident community of the town is that it will effectively drive rents and subsequent capital values in the housing market down to more affordable levels, preventing non-mining workers who perhaps are renting from being priced out of the market and forced to relocate. However, on the other hand, the added strain on essential services caused by the lack of direct investment from mining companies and local governments into adequate community infrastructure and businesses, demonstrates a more cynical consequence.
The lure of higher pay packages offered by the mines is aggravating the problem as many business struggle to maintain enough staff to operate efficiently, if not at all. The implications of a growing FIFO workforce have been debated among industry, politicians, lobbyists and community for quite some time now. There are advocates both for and against increasing the proportion of FIFO workers in and around town, with the decision likely to be resolved with government intervention. Either way, this is yet another factor which must be closely monitored by would-be and existing investors of mining towns.
For investors with short-term investment horizons and an appetite for risk beyond the norm, then this may be the ideal time and asset class to invest. However, for a majority of would-be investors, perhaps the next best thing would be to consider the major regional centres that service these remote mining towns. Gains may not be as lucrative or as quick to come by, but the long-term sustainable growth prospects afforded by these multi-industry centres (most of which are independent of the mining boom though indirectly benefit from its growth and success) are perhaps the better weighted investment. Many spectators will be paying special attention to the towns of Moranbah and Dysart during 2012; using the benefit of hindsight to measure and validate the repercussions and extent certain events have on their property markets.
Aaron Maskrey is research director at <a target="_blank" href="https://www.prdnationwide.com.au/">PRDnationwide</a>.
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Property investors without an appetite for risk should consider major regional centres rather than mining towns

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Both the <a href="https://www.propertyobserver.com.au/residential/rate-cuts-help-housing-market-recover-in-june-with-1-rise-in-capital-city-dwelling-prices-rp-data%E2%80%90rismark/2012070255375">property media</a> news sites and <a href="https://www.smh.com.au/business/home-prices-jump-after-rba-cuts-20120702-21bv4">generalist media sites</a> this week have been reporting heavily on the latest capital cities values figures:
If you are a young, new, or aspiring investor who is learning the ropes of how to interpret published metrics or figures you may see mentioned in the media, it can be challenging. I say this because just like many other areas of property investment, not only is discerning real metrics and stats from vague and ambiguous figures not easy at the best of times; but it can be especially hard when you find two reputable sources who report on the same data, but with completely different results observed. “Analysis paralysis” really is an industry illness when it comes to property investment.
And take it from me, this process does not get any easier the further down the track you go. My suggestion is this: do your research always, and do take note of what the experts and third-party data sources feed back to the community at different times. But also know that property investment can really only offer, in analysis terms, retrospective feedback and not real time feedback. Well, not yet, anyway. Property investment is a slow-burn investment type. This means that unlike shares, for instance, where assets can be bought and sold in minutes and completely fresh data is made available in what is practically real time, the slow exchange of assets with property makes for slower metrics and means that data cannot be reported back immediately. It tends to be reported back retrospectively for the quarter that just passed.
The flow-on effect of this delayed data means that sometimes (but not always) market indicators are not really observed as part of a consistent trend until that trend has already passed. This gives us a good explanation as to why people sometimes only realise a market has, for example bottomed out after it has already moved into upswing phase.
So what are we to make of the latest data?
The consensus from several media sources appears to be this: early signs of recovery are emerging in the property sector as the market begins to respond positively to several interest rate drops occurring in recent months. We know this because property industry figures are generally reported for the quarter previous and published early on in the following quarter. The key metric to focus on is “overall capital city performance” occurring in the month of June. In light of the recent mortgage rate cuts in May (with a smaller rate cut issued in June), capital cities of every state and territory, when averaged out, showed an increase – albeit a small one – in property values for that month. This is significant because no other month during the last two years has fruited a positive number for this capital city metric.
It is important to note that the capital city performance figures are not the “be all and end all” of reporting metrics used to measure the industry at any given time, however this number is very important in the “knock-on effect” it can bring when transcending to regional, coastal, and other non-city markets. Capital city indicators often influence and thus have a direct effect on these other types of markets in Australia.
So the question is this: is this a positive sign given in the month of June just a blip on the radar? In other words, it could be an initially positive – but temporary – response to recent interest rate cuts and will likely go back to further declining numbers over the new few months. Or should we take this encouraging indicator for what it may really be – a sign of a trend forming, that perhaps the capital city markets are, overall, moving on from the market stagnation we’ve seen since late 2010?
Many influential Australian property industry experts are always quick to assert that the Australian property market is not one cycle, but rather hundreds of mini-cycles, all operating independently. These commentators believe that the upswing, peak, downswing, and bottomed-out main market cycle phases cannot be used to describe the Australian market broadly. Rather, each suburb within a city, each regional town – and each post code pretty much –need to be assessed independently when it comes to figuring this stuff out. This seems logical enough, however sometimes these same commentators are quick to mention that an entire capital city is in one phase, which contradicts the above statement about every post code being unique. For example, Melbourne is consensually agreed upon as being in a flattened, or bottomed-out, cyclical phase.
I’m no expert myself, so I tend to heed their advice, however it does seem that if we are to “trade” in the currency of sweeping statement assessments about entire capital city markets, it seems only fair to genuinely consider the figures posted in the media this week as a step in the right direction for the capital city markets. From the research I’ve done, stories I’ve read, and even the handful of post codes I randomly programmed RP Data with (which I watch over time to observe market trends when it comes to fluctuating values), I’m of the belief that most capital city markets have seen the worst of the price/values softening, and an early upswing is starting to take place. Time will tell, so watch this space, and let’s keep an eye on the next month, quarter, and indeed annual, figures upcoming, to see how the state of the market really is.
I'm keen to hear from the community on this possible trend emerging and what this means for you in your future investment strategy and approach.
Cameron McEvoy is a NSW-based property investor and maintains a blog, <a target="_blank" href="https://propertyspectator.blogspot.com.au/">Property Spectator.</a>
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What early signs of market recovery mean for property investors

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Upset Provident Capital debenture holders have expressed shock at the sudden collapse of the mortgage fund manager as it emerges that 85% of loans their investments funded were six months or more in arrears.
The collapse of fund management and mortgage lender Provident Capital seemingly has the hallmarks of other recent collapses including Elderslie Finance Corporation, Westpoint, Storm Financial,  and Estate Mortgage/Pyramid Building Society.
All attracted small investors with promises of high returns. The Provident investors were lending to developers with high risk, albeit offering first mortgages that totalled $97 million over the projects.
A Federal Court order remains in force that prevents the media naming any of the specific failed property projects that Provident lent against.
But as word gets out about the receivership of Provident Capital, shocked debenture holders have been contacting Property Observer concerned about their investments.
“I had absolutely no idea that the company was struggling, and I feel betrayed by the lack of information given,” said one debenture holder.
Another investor said her investment would be considered “small” by Provident’s terms, but was a “huge” one for her, “as I have very little money”.
Provident says that as of December 31, 2011 there were already 12 loans in the portfolio worth more than $2.5 million (aggregating to $69 million) and eight borrowers who owe more than $4 million each (aggregating to $62.million).
The April information booklet also reveals that:
•             Legal proceedings had commenced against eight loans in the fund with an aggregate amount owed of $6.5 million accounting for 6.7% of the loan book.
•             As of December 31, 2011, the company’s equity capital ratio was 2.73%, compared with ASIC’s benchmark ratio of 20%.
•             The arrears rate across the entire $176 million loan portfolio was 59.4% by value.
•             Provident was heavily exposed to just two markets. Out of a total of 55 loans in the fixed interest term portfolio, 30 were for properties in NSW worth $51.2 million with 15 in Queensland totalling $38.9 million.
The information booklet reveals that Provident stopped accepting new debenture holders after March 31 but would continue to accept reinvestments (rollovers) including interest from existing investors.
Of the $96 million invested by debenture holders, $63.5 million worth of investments mature between March and December 2012, $24.6 million between 2013 and 2017 and $7.6 million beyond 2017.
The receivers have expressed a hope of enabling a "meaningful" return for the 3500 investors.
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