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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Lawyers representing WA couple Hugh Wilson and Marilee Coombs have confirmed that they have resolved their dispute with Brisbane-based The Investors Club over a Gold Coast apartment they purchased with the help of the property investment club in 2007.
The dispute was due to be heard in a Perth court later this year after two previous attempts at mediation between the parties failed.
A spokesperson for law firm Slater and Gordon, which represented Wilson and Coombs, says the terms of the resolution are confidential.
Coombs and Wilson launched a claim against The Investors Club and two staff members in August last year alleging they had been advised to purchase a three-bedroom bushland house in Highland Park on the Gold Coast that they later claim was grossly overpriced.
The property reputedly cost $630,000 when the couple bought it in 2007, though official records show a public sale price of $905,000.
The Investors Club also negotiated a $60,000 discount for the couple on the sale price.
After the couple purchased the property they say an independent valuation revealed the unit was worth as little as $450,000 at the time of the deal.
The townhouse was sold by Matthew Mariconte, principal of Champions Property Sales, for $391,000 on October 24 last year.
The Investors Club denied the allegations and blamed the fall in value of the townhouse on the effects of the GFC.
Founder of The Investors Club Kevin Young told the Australian Financial Review it had found an “amicable solution” to its dispute with Wilson and Coombs.
As part of the resolution to proceedings Wilson and Coombs issued a statement to The Investors Club.
The statement reads: “We acknowledge that at all times The Investors Club were honest and genuine in their dealings with us.”
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Investors Club reaches confidential resolution with former clients over Gold Coast apartment purchase

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The two most expensive sales of the week were whole-floor units in the same building in Queensland’s Kangaroo Point.

The 15-level 1 Scott Street building sits on the south bank of the Brisbane River near the Story Bridge. The fifth-storey apartment (pictured above) sold for $4.13 million, and the 10th-storey apartment (pictured below) sold for $4.62 million.

The near-identical apartments sold on the day the tender closed. They were bought by locally based owner-occupiers. The project approval was secured by the Brisbane developers Waterford Properties with a design by architects Jackson Teece and construction by Hutchinson Builders.

Agent Denise Gustafson from Style Estate Agents says there are no more apartments left in the 2011-built building, with all 12 selling for between $4 million and $8 million.

The apartments were held off the market last year to see if the economy improved. Gustafon says this year there has been a campaign with two tenders every five weeks.

The apartments are both 432 square metres, including a 116-square-metre balcony.

NSW dominated the rest of this week’s 10 most expensive property sales, taking six spots on RPData’s list.

Four-bedroom houses featured strongly on the list, accounting for five of the sales. The remaining positions were taken by a three bedroom unit, a three bedroom house and a five bedroom house.

All of the properties sold for more than $2 million, with four of the 10 sold at auction.

1. 110/1 Scott Street, Kangaroo Point, QLD, 4169, three-bedroom unit, sold on June 29 by Style Estate Agents Brisbane for $4,62,381

2. 105/1 Scott Street, Kangaroo Point, QLD, 4169, three-bedroom unit, sold on June 29 by Style Estate Agents Brisbane for $4.13 million

3. <a href="https://www.myrp.com.au/n/143-seaforth-crescent-seaforth-nsw-2092/myrp-490?propertyId=6144382">143 Seaforth Crescent, Seaforth, NSW, 2092</a>, four-bedroom house, sold on June 28 by Richardson &amp; Wrench Seaforth for $3.4 million

4. <a href="https://www.myrp.com.au/n/63-govett-street-randwick-nsw-2031/myrp-490?propertyId=5754488">63 Govett Street, Randwick, NSW, 2031</a>, four-bedroom house, sold at auction on June 30 by McGrath Estate Agents for $2,605,000

5. <a href="https://www.myrp.com.au/n/86-ellery-parade-seaforth-nsw-2092/myrp-490?propertyId=6140389">86 Ellery Parade, Seaforth, NSW, 2092</a>, five-bedroom house, sold at auction on June 28 by Belle Property Manly for $2.465 million

6. <a href="https://www.myrp.com.au/n/1-bulkara-road-bellevue-hill-nsw-2023/myrp-490?propertyId=1368562">1 Bulkara road, Bellevue Hill, NSW, 2023</a>, four-bedroom house, sold at auction on June 28 by Elders Real Estate Double Bay for $2.3 million

7. 5/17 Greenoaks Avenue, Darling Point, NSW, 2027, three-bedroom unit, sold on June 27 by 1St City Hasemer + Caldwell Eyles for $2.25 million

8. <a href="https://www.myrp.com.au/n/3a-walter-street-claremont-wa-6010/myrp-490?propertyId=11864322">3A Walter Street, Claremont, WA, 6010</a>, four-bedroom house, sold on June 26 by Paxton Hoad for $2.175 million

9. <a href="https://www.myrp.com.au/n/52-wolseley-road-mosman-nsw-2088/myrp-490?propertyId=4512487">52 Wolseley Road, Mosman, NSW, 2088</a>, three-bedroom house, sold prior to auction on June 28 by L J Hooker Mosman for $2.15 million

10. <a href="https://www.myrp.com.au/n/23-elizabeth-street-elsternwick-vic-3185/myrp-490?propertyId=10894555">23 Elizabeth Street, Elsternwick, VIC, 3185</a>, four-bedroom house, sold at auction on June 30 by Biggin &amp; Scott Real Estate Elsternwick for $2,101,000

 

More apartments in Brisbane you may like

[smartcode_project:default project_id=90553]

[smartcode_project:default project_id=94607]

 
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Two whole-floor Brisbane apartments the most expensive sales of the week: RP Data

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Former RBA board member Warwick McKibbin says the central bank made a mistake at its last meeting by cutting the cash rate and misread the economic signals.
He says RBA should raise the cash rate at its meeting today to stem the “boom in the economy”.
McKibbin was a member of the RBA board from July 2001 until the end of July 2011 and is now professor of economics at the Australian National University and a member of its “shadow” RBA board.
McKibbin says the RBA missed reading the boom in the economy as he saw it and cut rates in anticipation of what might happen in Europe.
“If you’re always adjusting to what you think is going to happen, you’ve got the problem that if it doesn’t happen, you’re in the wrong place,” McKibbin said as reported the Australian Financial Review.
Of the other members of the ANU’s shadow board, only Jeffrey Sheen, professor of economics at Macquarie University agreed that the cash rate should go up.
Just 16% of the board called for a rate cut.
The full list of the shadow board is:
<ul>
<li>
Shaun Vahey, Professor, RSE, ANU. (non-voting chair)</li>
<li>
Paul Bloxham, Chief Economist (Australia &amp; New Zealand), HSBC Bank Australia Ltd</li>
<li>
Mark Crosby, Dean of the Global MBA Program, Acting Dean of the Global BBA Program, and Professor of Economics, S P Jain Center of Management in Singapore</li>
<li>
Mardi Dungey, Professor, University of Tasmania, CFAP University of Cambridge, CAMA</li>
<li>
Saul Eslake, Chief Economist, Bank of America Merrill Lynch Australia</li>
<li>
Bob Gregory, Professor Emeritus, RSE, ANU, Professorial Fellow, Centre for Strategic Economic Studies, Victoria University, Adjunct Professor, School of Economics &amp; Finance, Queensland University of Technology</li>
<li>
Warwick McKibbin, Professor, RSE, ANU, CAMA</li>
<li>
James Morley, Professor, University of New South Wales, CAMA</li>
<li>
Jeffrey Sheen, Professor &amp; Head, Department of Economics, Macquarie University,Editor, The Economic Record, CAMA</li>
<li>
Mark Thirlwell, Director, International Economy Program, Lowy Institute for International Policy</li>
</ul>
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RBA should raise interest rates following June rate cut mistake: Warwick McKibbin

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The 1% rise in capital city house prices in June as recorded by RP Data-Rismark has coincided with an improvement in confidence among home buyers and investors, according to Yellow Brick Road executive chairman Mark Bouris.
Bouris says the positive housing data “signals the light at the end of the tunnel for home owners and property investors”.
Bouris says Yellow Brick Road has seen an increase in consumer enquiry specifically around refinancing and financial planning, “as people have begun to wake up and take their financial matters into their own hands”.
<a href="https://www.propertyobserver.com.au/australian-capital-territory/refinancing-borrowers-take-advantage-of-competitive-market-in-june-afg/2012070255377" target="_blank">Over June mortgage broker AFG</a> recorded an increase in refinancing to nearly two out of every five mortgages arranged by its loan writers as well as a drop in fixed-rate mortgage demand as borrowers anticipate further rate cuts.
“The 55-basis-point reduction in the average discounted home loan rate over May and June means that refinancing is becoming increasingly competitive, with lenders vying for business and consumers becoming more active in finding the best possible mortgage rate,” says Bouris.
“Average monthly home loan repayments can differ by over $100 per month between the major four banks and non-bank lenders such as Yellow Brick Road, which shows how much savings there are to be had by shopping around,” he says.
Bouris claims people now have a better understanding of market volatility and have turned to more conservative investment opportunities that will offer a steady return without as much risk.
Bouris says there has been “a massive uptake of Yellow Brick Road savings products among first-time home buyers and people looking to invest in high-yielding, conservative assets.
“Consumers know that there’s a lot of volatility in the share market and many simply don’t want to get in over their heads. On a positive front, the current economic environment has taught people to be more cautious, which will hopefully assist in preventing mortgage arrears and business bankruptcies in the long term,” he says.
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Rise in property prices coinciding with more confident home buyers and investors: Mark Bouris

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I suspect that like me you will have seen a few advertisements for investment properties, in particular those associated with large projects. A frequent selling point is to feature a happy smiling face or a happy couple proud of their purchase. They have it would appear not only secured some real estate, but seemingly also a new lease of life.
Another common theme seen in this style of marketing is that the copy will frequently refer to “long-term” goals and how this or that purchase took a lot of time to find and that our happy buyers “did a lot of research” before they made their purchase.
The depth of the property investment market also supports a raft of specialist magazines, with surveys of hot suburbs to invest in and profiles of savvy investors who have built up multimillion-dollar residential portfolios as popular content. There is little doubt that residential property is a popular investment and one that possibly connects with buyers at much more of an emotional level than, say, cash, bonds or the share market.
Despite the happy faces in the advertising, understanding and connecting with this market is a much more deliberate exercise than it might appear. Residential investors are a discerning market. To engage them successfully within the project marketing mix requires a great detail of work and ever more attention to detail.
Investors are not an isolated or second tier target group, which will just be swept up by general marketing. They may well be looking at the market much more critically than the owner-occupier market. So here are few key starting points to consider before we move further into this key theme.
The first step is detailed support
There can be no argument that within the project sales path investor marketing requires detailed and specialist support. One particular aspect that needs to be addressed is the reality that a major project will usually be expected to attract investors from varied areas, both in terms of geography and demographics.
The investment dollar is very mobile and usually lacks an emotional attachment to a particular location; other factors like rentals and potential capital gains from population growth will take priority.
To help demonstrate some of these key points, I am going to draw on the experiences within Colliers International. The credentials for which are established by the fact that over the last 12 months some $1.45 billion in sales came from 3,120 private investor transactions that covered 34 projects. These figures clearly demonstrate how big the local investor market is and reaching the market, as I have already highlighted, requires a weighty level of support.
A wide-ranging reach
Given the effortless mobility of today’s investor market, one key aspect is the need for a sales path that includes a broad network of investment intermediaries that should aim to cover the entire domestic market as well as international options. Both are key areas and while the scale of individual projects will be a key determinate, if the target market is carefully defined then reaching and servicing all markets is recommended.
However, what is important is the spread and reach of these groups. Within the marketing mix they can then be employed to help underpin any particular project and reach the most suitable target markets.
In most cases this will require a demographic split and an ability to reach groups like offshore investors, expats and buyers who might access opportunities by groups like accountants. My point here is that the investor target can be complex and they may not always be engaged by traditional marketing options.
The key idea is to extend the reach of the local sales team by establishing marketing partnerships, to implement sales through the varied qualified channels and so help deliver successful sales results.
The management of key resources and information
The marketing of a major project will always involve a great deal of information and the need for secure and reliable communications.
In looking at a wider marketing community, which can include financiers, investment groups, conjunctional agents or offshore specialists, the project team will need to deliver to the entire marketing effort core sales tools, such as investment reports, floorplans, depreciation schedules, etc. An easy way to do this is via secure internet portals.
Investor reports – a foundation document
No matter how they are prepared or by whom, investor reports should be seen as the foundation document, the basis foundation required before taking any investment product to market.
These reports can be prepared in various ways and formats and when a project marketing firm like Colliers International is used, we prepare our own due diligence and research reports for each property and client. But no matter the mechanics these documents need to conform to best practice for property investment reports.
There is little doubt that the investor will pour over every detail in these reports, because from mum and dad investors upwards every investor has come to expect that investment opportunities will be presented in a concise format. Failing to do so is not only sloppy, but it can and will affect potential sales.
The benefits of producing a quality investor report will clearly increase credibility with buyers. The information needs to be fully tailored and supported by analysis and research because across-the-board and general statements will not be acceptable.
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

Marketing to property investors requires detailed and specialist support

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Can commercial property investors continue to rely on the government? Yes, but probably less than previously — due to both the state and the federal austerity measures currently being implemented.
Some of the recently announced public service layoffs will remove the "automatic" component of government take-up from the CBD office demand equation. But that's not altogether a bad thing.
It simply means that more major development activity going forward will be by pre-commitment, rather than wishful speculation.
This is already being evidenced in Brisbane, where Campbell Newman is planning to relocate his public service requirements to the waterfront. And likewise in Perth, the state government is also looking to decant some of its CBD office needs to the suburbs.
Right around Australia, all levels of government are now seriously reviewing their accommodation requirements and how effectively they use their current office space.
Who occupies what?
Click to enlarge
<a href="/images/stories/2012/07/langjuly3.jpg" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/2012/07/langjuly3thumb.jpg"></a>
According to a recent report by Colliers, government occupies about 25% of all CBD space across Australia. And as you can readily see from the graphic above, Canberra and Brisbane clearly exceed the level.
Melbourne has a fairly balanced "wheel" and also one of the lowest exposures.
Last year, Canberra's overall office vacancy level fell from 13% to 10.8% — which is nothing to really brag about. And the planned staff cut-backs will not help improve that situation.
Slow to change
While governments of all levels may have announced plans to rationalise the CBD office needs, they are renowned for moving slowly, with their implementation. And historically, whole floors have often simply remained vacant following previous staff cuts.
Furthermore, government tendencies have struggled to meet the private-sector workspace ratio of 10 to 12 square metres per person. Instead, most fall within the 15 to 20 square metre range, but some state government tenancies actually exceed that.
Bottom line: While government cut-backs may initially cause some concern for some CBD office landlords, the vacant space should be readily absorbed as the economy expands.
However, the real beneficiary will be suburban office markets — as government tenants seek modern space and a lower rent profile.
Therefore, as an owner of suburban office space you will begin to see a new large player entering the tenancy market. This will help to drive rents up — while still providing government with a lower overall rental bill.
As such, this provides you with a real opportunity underpinned by solid demand.
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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What government cutbacks mean for commercial property investors

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Economists are for once unanimous in their opinion that the official cash rate will remain unchanged today at 3.5%.
All 28 economists polled by Bloomberg expect the RBA to sit tight, but in the past they have often disagreed on the direction of the cash rate and changed their minds as local and global economic factors have shifted.
Here’s a guide to how economists’ thinking has shifted over the past 12 months.
June 6, 2011
Hard for RBA to push up rates: Bill Evans, Westpac
At the time <a href="https://www.propertyobserver.com.au/news/economists-say-the-rba-should-not-raise-rates-but-five-think-it-will/2011060650420">Westpac chief economist Bill Evans</a> said the fall in GDP in the March quarter, the weakest since March 1991, along with the weaker data flow, would make it very difficult for the RBA, “from a public relations perspective, to push up rates in June”.
July 27, 2011



Higher-than-expected inflation figures could trigger rates rise: Warren Hogan, ANZ

<a href="https://www.propertyobserver.com.au/news/higher-than-expected-inflation-figures-could-trigger-rates-rise/2011072750934">ANZ chief economist Warren Hogan</a> said pressure would grow on the RBA to consider an interest rate increase following CPI rising 0.9% in the June quarter. However, Hogan said that given heightened global uncertainty and weak domestic confidence (consumer and business), “we do not think the RBA will respond immediately”.

August 4, 2011
Case for cut steadily building: Shane Oliver, AMP
<a href="https://www.propertyobserver.com.au/news/case-for-interest-rates-cut-steadily-building-shane-oliver/2011080451032">AMP Capital Investors chief economist Dr Shane Oliver</a> said the global outlook was looking softer than the Reserve Bank of Australia had been assuming. “In fact, the case is steadily building that the next move in the cash rate will be down,” he said.
September 15, 2011
Interest rates likely on hold until November 2012: Alan Oster, NAB
 
NAB chief economist Alan Oster <a href="https://www.propertyobserver.com.au/economy/interest-rates-on-hold-until-november-2012-nab/2011091551567">predicted the cash rate could stay on hold until November 2012</a> following the release of revised, softer inflation figures. The bank had previously anticipated rates would stay on hold until May 2012, but Oster and fellow NAB economist Rob Henderson said the inflation figures “fundamentally altered the history of the underlying CPI”.
September 27, 2011
Slowing spending makes rate cut more likely: Bill Evans 
<a href="https://www.propertyobserver.com.au/economy/slowing-spending-makes-rate-cut-more-likely-bill-evans/2011092751697">Evans forecasted consumer spending growth to slow to below 2%</a> for the four quarters to June 2012 and said that would make the case for a rate cut even stronger.  Along with “anaemic credit growth of 3% and modest falls in house prices it seems clear that interest rates are well into the contractionary zone,” wrote Evans in the September Coast-to-Coast report.
October 19, 2011
RBA to keep hand on pause button: Michael Workman, CBA,
ANZ, Westpac and the Commonwealth Bank all expected the Reserve Bank to keep its hand on the pause button for at least another month as it weighed up solid domestic growth prospects against global economic concerns. <a href="https://www.propertyobserver.com.au/economy/rba-rate-cut-coming-but-not-this-month-say-major-banks/2011101851975">Commonwealth Bank senior economist Michael Workman</a> said the most likely scenario was that the RBA would leave the cash rate at 4.75% in coming months rather than opt for a rate cut.
October 28, 2011
History suggests the RBA will sit in November: Paul Bloxham, HSBC
History suggested the RBA preferred to hold steady for long periods, rather than fine-tune, so <a href="https://www.propertyobserver.com.au/economy/history-suggests-rba-will-sit-still-next-week-hsbc-s-paul-bloxham/2011102852110">former RBA insider and now HSBC Bank Australia economist Paul Bloxham</a> suggested the RBA would keep the cash rate on hold in November. 
November 2, 2011
The RBA cut rates by 25 basis points, bringing the cash rate down to 4.5.%.
December 7, 2011
The RBA cut rates by 25 basis points again, bringing the cash rate down to 4.25%.
January 13, 2012
Two rate cuts in 2012 starting in February: Besa Deda, St.George
<a href="https://www.propertyobserver.com.au/economy/february-rate-cut-tipped-to-boost-australian-housing-market/2012011253030">St George Bank’s chief economist Besa Deda</a> forecast a February rate cut mainly as a result of continued uncertainty in Europe. She said two cuts were likely in 2012 but that external factors were likely to play a large part in determining what the RBA would do.
April 24, 2012
Further relief now certain for borrowers: Christopher Joye, Rismark
Rismark International and Yellow Brick Road director Christopher Joye said the RBA will “probably choose to wait until it has the benefit of seeing the Gillard government’s budget (May 8) after its May 2 meeting” and cut by 25 basis points rather than go with a 50-basis-point cut. “If it does so, its view of the world remains unchanged, and, finally, the banks do not pass on the May cut in its entirety, then the probability of follow-up relief in June would rise materially.”
May 2, 2012
The RBA cut rates by 50 basis points, bringing the cash rate down to 3.75%.
May 31, 2012

Cash rate to reach to 2.75% by year-end: Bill Evans, Westpac

Taking into consideration the gap between the cash rate and bank mortgage rates, <a href="https://www.propertyobserver.com.au/news/rba-to-cut-rates-by-25-basis-points-next-week-with-three-more-to-come-taking-cash-rate-to-reach-275-by-year-end-westpac/2012053154924">Westpac chief economist Bill Evans said a move to 2.75% in the official cash rate</a> was likely to bring the cash rate somewhere between 100 basis points and 145 basis points below neutral. Evans said the two extra rate cuts are based on the banks assessment that “the global environment – read Europe - has deteriorated even further since we revised down our call for the low point from 3.75% to 3.25%”.

June 6, 2011 
The RBA cut rates by 25 basis points, bringing the cash rate down to 3.5%.
June 29, 2012
Only one more rate cut in second half of 2012: Paul Bloxham, HSBC
<a href="https://www.propertyobserver.com.au/news/rba-to-leave-cash-rate-on-hold-next-week-with-one-more-cut-likely-this-year-hsbcs-paul-bloxham/2012062855336">The Reserve Bank was “ahead of the curve” on its cash rate setting</a> and was set to leave the rate unchanged at 3.5% at its July meeting on Tuesday, said HSBC Australia chief economist Paul Bloxham. He said interest rate markets pricing in 90 basis points in cuts was “overdone”.
For tips on investing in property following times of turmoil, <a target="_blank" href="http://propertyobserver.com.au/ebooks/investing-in-property-in-times-of-turmoil-free-ebook">download our free eBook.</a>
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The 12 twists and turns in the RBA interest rate debate in a year of economic turmoil

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Where can you find the most people packed into one suburb?  According to the latest census data, look no further than the inner-Sydney suburb of Elizabeth Bay.  This suburb covers about one quarter of a square kilometre of prime inner-Sydney real estate and, according to the latest census figures, is home to 5,093 persons, which works out to be about two persons per 100 square metres of land.  The second most densely populated suburb in the country is right next door at Rushcutters Bay, with a comparatively sparse population density of 1.5 persons per 100 square metres.
Nineteen of Australia’s top 20 most densely populated suburbs are located in Sydney.  The one exception is Melbourne’s Southbank, which ranks at number 19 in the population density stakes.
The table below shows the top 20 suburbs across Australia based on the highest population density on a rate per square kilometre:
Click to enlarge
<a rel="shadowbox" href="/images/stories/2012/07/rpjuly2.gif" title="Click to enlarge"><img src="/images/stories/2012/07/rpjuly2thumb.gif"></a>
Interestingly, third on the top 20 list is the comparatively outer-lying suburb of Wentworth Point, which is located on the Parramatta River about 16 kilometres from the Sydney CBD.  The suburb was gazetted in 2009 and was previously part of the suburb of Homebush.  Having such a high population density outside of the inner city is quite uncommon for an Australian city (particularly outside of Sydney), however, as urban renewal projects and brownfield developments spread further away from the city centres, a greater level of population density in the middle-ring suburbs is likely to become more common.
The spatial patterns of population density are generally centric to the inner city and follow the path of key transport infrastructure.  The trend is quite clear on the thematic maps below, which include a one-kilometre train station buffers overlay.  It makes sense that higher population densities will follow the established transport corridors; land along these routes is generally zoned for higher densities.  As transit-oriented developments continue to gather pace I am quite certain we will see higher population densities spreading to key transport nodes located further away from the city centres.
Sydney
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<a rel="shadowbox" href="/images/stories/2012/07/rpjuly21.gif" title="Click to enlarge"><img src="/images/stories/2012/07/rpjuly21thumb.gif"></a>
Click to enlarge
<a rel="shadowbox" href="/images/stories/2012/07/rpjuly22.gif" title="Click to enlarge"><img src="/images/stories/2012/07/rpjuly22thumb.gif"></a>
Melbourne
Click to enlarge
<a rel="shadowbox" href="/images/stories/2012/07/rpjuly23.gif" title="Click to enlarge"><img src="/images/stories/2012/07/rpjuly23thumb.gif"></a>
Click to enlarge
<a rel="shadowbox" href="/images/stories/2012/07/rpjuly24.gif" title="Click to enlarge"><img src="/images/stories/2012/07/rpjuly24thumb.gif"></a>
Photograph of Elizabeth Bay courtesy of <a target="_blank" href="https://www.flickr.com/">Flickr</a>
Tim Lawless is national research director of <a target="_blank" href="https://www.myrp.com.au/">RP Data.</a>
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Sydney dominates top 20 most crowded suburb list, with Elizabeth Bay first and Southbank the only Melbourne entry: Tim Lawless

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EB Private Equity has withdrawn its $1.65 billion bid for David Jones, citing recent publicity around its proposal for scuttling the plan, which was interpreted by some observers as a property play.
David Jones said it had received a letter from EB Private Equity withdrawing its bid on Monday morning.
“The EBPE letter states that recent publicity around its proposal has made it difficult to proceed,” David Jones told the Australian Securities Exchange.
David Jones' share price fell 10% to $2.33 today.
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UK-Luxembourg property group EB Private Equity withdraws David Jones bid

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The megaphone should be taken away from “narrow-minded, self-interested individuals” who oppose the building of new homes in their Sydney suburbs, says think-tank the McKell Institute.
In a paper submitted to the NSW government, the institute supports Planning Minister Brad Hazzard’s vision of a return to terrace housing in Sydney.
The institute says there are 41 suburbs that are “ripe for a terrace revolution” and could incorporate terraces into their communities effectively.
The list of 41 suburbs includes million-dollar locations like Neutral Bay, Cremorne and Mosman on the north shore and Bondi and Bronte in the eastern suburbs.
Sydney suburbs that should return to the terrace
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<a rel="shadowbox" href="/images/stories/2012/07/sydneyterra.gif" title="Click to enlarge"><img src="/images/stories/2012/07/sydneyterrathumb.gif"></a>
But the not-for-profit institute warns that “vested interests” are standing in the way of much-needed new housing projects in these Sydney suburbs.
“The era of militant Not in My Backyard (NIMBY) resistance to new housing must come to an end,” write authors of the McKell submission Tim Williams, Sean Macken and Peter Bentley.
“The current planning system has placed too much emphasis on mitigating the local impacts of new housing development and less on the state and regional importance of providing homes for people,” they say. 
“These vested interest groups have been given a megaphone through our planning system while the hundreds of thousands of Sydney residents struggling to enter the housing market or simply meet their rental payments are denied a voice. 
“This is unacceptable.” 
“Whether it is north shore residents in Ku-ring-gai opposing new housing along their railway corridor or inner-west residents in Balmain seeking to stop 300 new homes proposed on a major arterial road, the battle cry of ‘Not in My Backyard’ can be heard echoing throughout Sydney’s town halls, community centres and local cafes,” the McKell Institute goes onto say. 
The institute concedes that some proposed new housing in Sydney is opposed based on “genuine environmental concerns” but says objections “often have far less to do with protecting the local environment then they do with protecting a cloistered group of residents’ property prices or views”. 
“Residents’ action groups in Sydney have reached levels of previously unseen coordination and efficiency in recent years. Their ability to quickly mobilise a crowd to heckle from the gallery at a council meeting or blanket a suburb with erroneous claims of a neighbourhood’s demise if a new housing proposal goes ahead is impressive, but disastrous for sensible housing policy,” says the institute. 
In its submission it claims that while greenfield developments face the challenges of building and funding new infrastructure including water, sewerage, electricity, gas, roads, transport links, community infrastructure and amenities, on top of planning and rezoning challenges, infill developments only face planning and rezoning challenges. 
It also notes that there is already a move towards more terrace housing living as found in the 2011 census, with terraces and townhouses making up 12.8% of housing stock and the percentage of detached houses falling from 60.9% to 58.9% since 2006. 
It claims that the “seemingly endless opposition to infill development” is one of the key drivers in Sydney failing to build the number of homes we need in existing suburbs. At a macro level this drives up the price of homes and rental costs and denies the next generation of Sydneysiders the ability to own their own home. 
The report notes that areas like the inner north and Sydney City have failed to come even close to meeting their modest targets for infill development.
Click to enlarge
<a rel="shadowbox" href="/images/stories/2012/07/mckell.gif" title="Click to enlarge"><img src="/images/stories/2012/07/mckellthumb.gif"></a>
“This is in small part due to local councils and local residents in these regions opposing and delaying infill development,” says the McKell report. 
The institute says “drastic action” must be taken to fix Sydney’s housing crisis. 
“For the past three decades NSW has lacked a coherent housing policy and what policies it has had to support housing has been inconsistent and contradictory. 
“Bad housing policy is bad social policy, as Sydney residents are forced to pay higher prices to either rent a home or own their own home. 
“Sydney’s average house price is now $641,000 compared to Melbourne’s average price of $529,000,” says the McKell report. 
The McKell Institute believes 35,000 new homes must be built each year within the Sydney region in order to meet demand – compared to the annual target of 23,000 agreed to in 2010 in the NSW government metropolitan srategy for 2036.
The NSW government discussion paper <a target="_blank" href="https://www.planning.nsw.gov.au/sydney-over-the-next-20-years">Sydney over the next 20 years</a> forecasts that Sydney will have 1.4 million more people by 2036 and will need 570,000 more homes than are currently standing.
For more on <a target="_blank" href="http://propertyobserver.com.au/ebooks/free-ebook-sydney-embracing-the-world-of-tomorrow">Sydney's present and future download our free eBook.</a>
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