<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]

Joel Robinson

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

Apartment buyers in New South Wales are set to gain a decade of insurance-backed protection against major building defects, after the NSW Parliament passed the Fair Trading and Building Legislation Amendment Bill 2026.&nbsp;

The Bill establishes decennial defect insurance, known in the market as Latent Defects Insurance (LDI), as an alternative to the existing two-year strata building bond. It cleared the Legislative Council with amendments on Tuesday evening (August 4, 2026), with the Legislative Assembly agreeing to those amendments shortly after.

Under the reform, eligible developers can satisfy their statutory bond obligation by taking out an approved decennial-style policy that gives owners 10 years of cover for major structural defects from completion, claimable directly, without first having to pursue developers or builders through costly legal action.&nbsp;

[smartcode_project:default project_id=111820 project_image_fid=344699]

The change forms the final tranche of amendments arising from the 2021 statutory review of the Strata Schemes Management Act 2015 and related legislation.

Resilience Insurance, which originated the cover in Australia and has delivered it in NSW since 2022, welcomed the passage and credited the NSW Government for delivering it.

“This is protection apartment buyers have needed for a long time, and the credit for delivering it belongs to the NSW Government,”&nbsp;said Corey Nugent, CEO of Resilience Insurance.

“Minister Chanthivong and his team have shown real leadership in replacing an outdated two-year bond with cover that matches the lifespan of the buildings people are buying into. Reform like this is what good, evidence-based regulation looks like.”

Resilience has delivered LDI in NSW since 2022, protecting thousands of apartments, giving the State, and now the country, real-world evidence of how decade-long, no-fault protection works in practice.

[smartcode_project:default project_id=136442 project_image_fid=374084]

The reform also places NSW within a wider national shift.

NSW is the third jurisdiction to put decennial cover into law. The ACT legislated for it in 2024, with the scheme taking effect in late 2025, and Victoria passed its own framework on 17 June. Between them, the three cover the majority of Australia's apartment market.

The reform commences once the legislation is proclaimed, which is expected in the coming weeks. From that point, developers of Class 2 residential apartment buildings can meet their statutory obligation with an approved decennial policy in place of the bond.

Buyers who purchased into projects that took out the cover early are among the first in the country to take keys to apartments carrying decade-long structural protection.

“With the legislation passed, the focus now turns to making it work for buyers,”&nbsp;Nugent said.

“There are already thousands of apartments in NSW covered by this insurance, bought by developers who moved early. The question every buyer should be asking in a display suite is a simple one: does this building come with 10-year defect cover, and who stands behind it?&nbsp;

“We look forward to working with the Government and the Building Commission in coming weeks as the framework moves to implementation, and to sharing what we have learned over the past four years so the protection reaches owners as smoothly and quickly as possible.”

[smartcode_project:default project_id=134954 project_image_fid=4553]

Other states are working through their own reform programs. Western Australia has indicated that decennial cover is within consideration a later stage of its reform sequence, and Queensland has been examining the settings as it looks at the development pipeline ahead of the 2032 Olympics.

Resilience Insurance acknowledges the NSW Government’s continued focus on strengthening consumer protection while supporting housing delivery across the State.

Fast Facts: What the reform means

<ul>
	<li>Proven at scale:&nbsp;Decennial cover has operated in NSW since 2022, protecting thousand of apartments.</li>
	<li>10 years of cover:&nbsp;Protection for major structural defects runs for a decade from completion, claimable directly and with no legal action required.</li>
	<li>An alternative to the bond:&nbsp;Eligible developers can meet their statutory obligation with an approved decennial-style policy in place of the 2% strata building bond.</li>
	<li>Part of a national shift:&nbsp;The ACT has had decennial provisions in force since 2025 and Victoria passed its framework in June. NSW now joins them.</li>
	<li>No-fault, first resort:&nbsp;Owners corporations claim directly from the insurer without first having to establish who is liable for the defect.</li>
	<li>Cost-competitive:&nbsp;At approximately 1.8% of build cost, LDI is typically priced below the 2% bond while offering broader, longer protection.</li>
	<li>Market position:&nbsp;Resilience originated LDI in Australia and has delivered it in NSW since 2022.</li>
</ul>

Fast Facts: What is Resilience LDI?

<ul>
	<li>Resilience Latent Defects Insurance (LDI):&nbsp;Covers major structural defects for 10 years from completion.</li>
	<li>Consumer-first:&nbsp;Direct claim access, no need for lengthy legal action.</li>
	<li>Cost advantage:&nbsp;At approximately 1.8% of build cost, LDI is typically priced below the traditional 2% Strata Bond while offering broader protection.</li>
	<li>Market leader:&nbsp;&nbsp;Resilience Insurance originated LDI in Australia and is the national market leader.</li>
</ul>

NSW parliament passes 10-year defect insurance laws for new apartment buyers

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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Telstra is suing the owners of 447 Collins Street after being forced to vacate office space from the building, which shed part of its marble façade in January.
Parts of the Suncorp building remain inaccessible after a two-metre marble panel fell off the building plummeted into the forecourt in late January.
Telstra is seeking nearly $500,000 from Industry Super Property Trust, saying it spent $304,642 on temporary leases and wages for staff unable to work after the telco was forced to move 462 staff out of their offices in the 1960s-built building. Telstra is also claiming an extra $170,000 for the costs it took to speed up the refurbishment of new offices.
<img src="/images/stories/2012/06/marble5.jpg">
Telstra was leasing three levels of the building before access was cut off.  Telstra already had plans to move into a new building in Latrobe Street.
Building owner the Industry Super Property Trust will not be renewing leases, and tenants will be leaving over the next year, with Suncorp the last to leave in mid-2013.
Meanwhile, the ground-floor tenants are still awaiting a final compensation figures from ISPT.
“We just want them to pay out enough to set up another shop, that’s all we want,” one shop owner told Property Observer.
“Every week they pay us a little bit, but they are still deciding on a final figure. But it’s already been a long time.
“We haven’t heard anything from them. They were supposed to call back, but they haven’t.”
Another shop owner gave the same story.
<img src="/images/stories/2012/06/marble2.jpg">
“Everybody is hard-hit, of course. But we still don’t know what’s happening.”
ISPT chief executive Daryl Browning says the company currently plans on keeping the building.
“At this stage the intention is to keep the building,'' Browning told Fairfax.
<img src="/images/stories/2012/06/marble3.jpg">
“The floors that are vacated will not be reoccupied because the work that would be needed on the facade is likely to be disruptive to tenants. The certainty is it would be easier to conduct the work with an empty building, whatever the work may be.”
Since 2006 ISPT has had approval to build a Buchan Group-designed 11-storey office block and a two-storey restaurant on the site. The permit was extended in September 2011 and is due to expire in December 2015. However, the building was recommended for heritage protection in July 2011 by Melbourne City Council.
ISPT has contested the decision, arguing “the condition of the existing building means it is not feasible to retain the existing building in its current form”, according to a December Melbourne City Council document.
The inclusion in a heritage overlay would affect future approvals if ISPT were to allow the current approval for plans to lapse.
Blockades remain in place around the building, with 40% of the façade clamped on to prevent more falling. All panels from the Flinders Lane side of the building have been removed.
The blockades still restrict access to the building, effectively stopping any street traffic from entering the ground-floor businesses.
The Godfrey &amp; Spowers-designed building was cordoned off in January after a two-metre-by-one-metre marble panel became dislodged and plummeted into the courtyard – a popular lunchspot for nearby office workers. No one was injured.
<img src="/images/stories/2012/06/marble4.jpg">
The panel, one of a reported 1,200 that coated the building, likely fell due to a combination of age and weather, according to a Melbourne City Council spokesperson.
“The panels are fixed to the building using a combination of mechanical fixings to support the load and an adhesive to keep the panel in position,” the spokesperson told Property Observer at the time.
“It appears that over time the adhesive has permitted sufficient movement so as to allow the panel to move beyond the safe limit of the mechanical support.”
ISPT is one of the largest property funds in Australia, managing $7 billion worth of investments. In Melbourne it owns 500 Bourke Street, Casselden Place, 114 William Street, Melbourne GPO, 474 St Kilda Road and 50 Lonsdale Street.
ISPT bought 447 Collins Street for $81 million from AXA in November 2004.
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Telstra to sue Collins Street office building owner after falling marble forced tenants out

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{yoogallery src=[images/stories/december13local]}
Australand's Carlton development Local is selling briskly, with less than a week left until the <a href="https://www.propertyobserver.com.au/residential/time-running-out-for-first-home-bonuses-and-stamp-duty-concessions/2012052854863" target="_blank">Victorian government's $13,000 first-home bonus expires on June 30.</a> The bonus applies to all properties purchased by first-home buyers under $600,000 until this date.
Some 68 of the 116 apartments have sold so far, and 35 of these have been since the start of the year. 
<img src="/images/stories/2012/06/localchart2.png">
Owner-occupiers made up 45% of these sales, with overseas and local investors comprising a quarter each. First-home buyers have made up just 5% of the sales so far.
The Local project, which launched in early November, will comprise two low-rise buildings, one designed by Fender Katsalidis architects and the other by Arm Architecture. 
One-bedroom apartments will range in size from 44 to 54 square metres and cost between $350,000 and $450,000.
The majority of the development will comprise two-bedroom apartments ranging in size from 64 square metres to 74 square metres. Prices range from $500,000 to $670,000.
There will be six three-bedroom apartments of between 91 and 96 square metres. Prices start from $780,000 for these units.
Sarah Bloom, development director, built form, of Australand, says the inner-city location appeals to buyers.
“Located only 1.6 kilometres from the CBD, Local is at the very heart of what makes cosmopolitan Carlton the perfect inner-city lifestyle location,” Bloom says.
“Bounded by Palmerston, Canning and Elgin streets, residents will enjoy gracious tree-lined avenues, while stylish restaurants and cafés, great shopping, cinemas, and some of the city’s oldest parks and gardens are all conveniently located.”
Both buildings will have six green star sustainability ratings, with features such as water-efficient fixtures, solar-boosted hot water, rainwater harvesting and future-proofing for greywater supply.
The Fender Katsalidis building includes a communal rooftop with barbecue area and pizza oven.
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cknowlton-QnEa6ntUYP

Australand's Carlton development Local more than half sold as first-home buyer deadline draws nearer

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One of Japan’s largest property developers, Sekisui House, launched the first of three environmentally friendly homes in its 150-home Coolum Residences development in the Sunshine Coast on Friday, in conjunction with Lend Lease.
The homes are built using the company’s Shawood system – billed as an environmentally friendly system of building that Sekisui House say has some of the most advanced eco-friendly design elements ever built in Australia.
The homes are developed with Queensland Architects using a combination of imported technology and local materials.
Construction materials for the homes are pre-engineered offsite, including the timber frames and metal joints. According to Lend Lease, each home uses photovoltaic roof tiles, highly insulated windows, wall ventilation and energy monitoring systems. The buildings are billed as low maintenance and include a self-cleaning external webbing.
<img src="/images/stories/2012/06/shawood1.jpg">
Lend Lease says there could eventually be 150 Shawood homes at the Coolum Residences development.
Coolum Residences is a 150-hectare block 120 kilometres north of Brisbane, with much of the project marketed towards Japanese investors.
Prices for the Shawood homes start at $1.5 million.
<img src="/images/stories/2012/06/shawood2.jpg">
Sekisui House, which bought AV Jennings in 2009, increased its exposure to the local property scene through an agreement with Lend Lease in 2010.
The 50/50 joint venture partnership focuses on residential master-planned projects in Queensland and Victoria.
As part of the 2010 agreement, Sekisui House bought land holdings from Lend Lease at Hyatt Coolum on the Sunshine Coast, as well as a 50% interest in the adjoining Hyatt Coolum resort.
Sekisui House intends building up to 450 new homes on the land, while Lend Lease will provide development management services.
Lend Lease Development bought the Hyatt Coolum in 2003 from Japan's Kumagai Gumi for about $35 million.
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Sekisui House debuts Shawood environmentally friendly homes at Coolum Residences on the Sunshine Coast

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Dean Crowe is the managing director of retail coffee shop chain Coffee Guru. It’s been a hard year for retail, but Crowe has managed to turn his chain into a strong group of franchises, turning over $2.8 million a year.
Part of the reason Crowe has been so successful is his ability to negotiate good rent deals with landlords, even when they’re being picky. He says it’s all about his approach, which relies on setting deals in small groups of locations, which he claims can reap a better result.
<h3>So how’s business been?</h3>
It’s good. We’re not breaking any records, but it’s still good.
<h3>You’ve done a bit of rebranding lately. What was the motivation for that?</h3>
Well, we wanted to get into franchised coffee stores and we felt they were all starting to look the same. We wanted a point of difference in our product, and not only in the way we appear but also in the way customers can perceive who we are.
With us being new in the market, many of the larger chains are trying to formulate a growth strategy based on what other people have done. We’re trying to stay away from that.
<h3>Last year you did $2.8 million. Are you looking at improving on that?</h3>
I’d have to confirm and check, but I know it’s going to be at least that for this year, I’m just not sure of the growth rate. It will be at least that figure.
<h3>Has the rental market tightened on you in the past year or so?</h3>
It has been [tighter]. There’s a perception that things are tightening up a little bit, and that’s true, they are, but we still haven’t seen the same reductions in rent. We feel like landlords are recognising the situation is hard right now, but publicly listed landlords are just doing business as per usual and expecting there will be a high amount of churn with their tenancies.
<h3>So landlords are negotiating?</h3>
They’re negotiating, yes. They’re talking.
<h3>What are these types of discussions like now?</h3>
In a negotiation like this, the bottom line comes in fairly quickly. And if you’re not willing to go to that bottom line, then that changes the nature of the discussion.
You’ve got your publicly listed companies like Westfield, and not so much Centro, but other ones, and they’re really looking at their per square metre rate. If you can’t reach that, then they’re just as happy to leave the site vacant for another few months.
Whereas in smaller properties, and with private landlords, they can’t really afford to leave their sites vacant.
<h3>Is there a shift in mentality you’ve seen on the part of landlords, compared to the past few years?</h3>
There definitely isn’t an arrogance there, or at least there’s not anymore, in terms of how the leases are approached. Because you don’t have retailers climbing over each other with franchisees in tow, we’re finding that landlords are actually approaching us first.
<h3>So what happens in a normal lease negotiation, and how is it different to what you’re doing?</h3>
What may happen with a normal leasing agent is that they’ll have 20 or 30 sites on the radar, and then negotiate with landlords on conditions. But if they don’t find a franchisee for those sites, there’s no legal obligation to move forward.
What we do instead is just focus on five to 10 sites, agree on general terms for those. However, we’ll have actively sought out franchisees and then we’ll come back and negotiate on that point. So we actually have a person involved in the business.
There has been a tightening of credit, too. We’re finding we’re able to tailor deals for the circumstances of our individual franchisees.
<h3>So can you give an example?</h3>
There was one particular site we were able to get a $50,000 contribution amortised into the lease, and we’re only paying back $28,000 over seven years. By focusing on a small amount of deals, we’re able to get well-tailored deals.
<h3>Why is it exactly you’re able to get these types of deals?</h3>
Because we’re able to go to the landlord and say we have a particular person, we have a particular site, and given them the person’s business experience, we can show that they are qualified to go forward. So we can say we’re not willing to give a certain amount of money for some things.
<h3>So you’re finding the franchisee, then the site.</h3>
We are. But it is because we are only focusing on a handful of sites, we won’t have 20 sites on our radar in the hope we’ll get a franchisee loaded in. We’ll aim for five. We’ll put some advertising out there but we won’t fully commit until we have someone.
<h3>Talk about your approach in these types of meetings. Are you forceful, polite or aggressive?</h3>
I think you have to be relatively transparent, because a good lease is a good lease, and any lease has value. We’ve just made it personal by showing that we have a person ready to go into these locations, and that will make the landlord more motivated to put us in there.
At the end of the day, they have just as much invested in the place as we do.
<h3>It’s obviously getting you results.</h3>
We’ve been getting at or below-market rent, but reasonable contributions, and we’re relaying that back to the franchisee; that’s allowing us to get these types of deals.
<h3>So for other retailers worrying about rents, what advice would you give them?</h3>
In this current environment, you need to be patient: Wait your time for the right deal.
This article originally appeared on <a href="https://www.smartcompany.com.au/index.php" target="_blank">SmartCompany</a>.
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How Coffee Guru boss Dean Crowe negotiates better rents with retail landlords

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Two out of the three commercial towers to be built at Lend Lease’s $6 billion Barangaroo South Sydney CBD harbourside project are more than 70% leased following agreements with Westpac and KPMG. 
Westpac has entered into an agreement with Lend Lease to take approximately 70% of the commercial floor space in the first tower to be constructed at development site. 
The bank will take 60,000 square metres in the Barangaroo building currently known as “C4” and expects to occupy the building from 2015. 
<img src="/images/stories/2012/06/barangaroo1.jpg">
Lend Lease has also entered into a lease agreement with accounting firm KPMG in the second tower, which is conditional on funding, which combined with Lend Lease’s own commitment to move its offices to the second tower will take up over 75% of commercial floor space. 
KPMG currently leases about 28,000 square metres in the KPMG Centre at 10 Shelley Street at King Street Wharf. 
KPMG is also expected to commence its move into the second tower in 2015. 
The lease agreements, which cover over 120,000 square metres of office space, represent Australia’s largest ever commercial leasing commitment for a single development. 
The lease agreements were foreshadowed by the Sydney Morning Herald’s Carolyn Cummins in September 2010. 
Westpac currently has offices in nine sites across Sydney’s CBD, and the new site will enable the group to consolidate into two locations – its existing head office at 275 Kent Street and the new Barangaroo building. 
The bank also announced that Lend Lease has agreed to purchase two Westpac-owned buildings at 182 George Street and 33-35 Pitt Street. 
"Bringing our Sydney CBD teams together in the landmark Barangaroo development and our nearby Westpac Place headquarters will enable our employees to benefit from an attractive, highly efficient and collaborative working environment in a vibrant financial services centre,” says Westpac CEO Gail Kelly. 
“This development will also be Australia's first large-scale carbon neutral community, which is important to Westpac given our position as a global leader in sustainability,” says Kelly. 
Commenting on the lease agreements, Lend Lease Group CEO and managing director Steve McCann says its ability to attract leading tenants like Westpac and KPMG “reflects the quality of what we are building at Barangaroo South”. 
“Today we have announced Australia’s largest ever commercial leasing commitment for a single development. 
“Our original assessment required only one commercial tower to be delivered in the first phase of the project, so we are very pleased to have leased two towers concurrently. 
“We are currently in detailed discussions with capital partners for the funding and development of the commercial towers at Barangaroo South. 
“The investors are engaged in exclusive due diligence before entering into binding commitments. In line with the Group’s strategy of investing alongside capital partners, Lend Lease intends to invest 25% of the equity in the first two towers.” 
 
<hr class="system-pagebreak">
 
“Construction works at Barangaroo South continue to progress well with the perimeter retention wall now complete and piling for the first commercial tower underway,” says McCann.
Barangaroo South will have about 330,000 square metres of office space upon completion.
There are plans for three commercial building known as C3 (49 storeys), C4 (42 storeys) and C5 (39 storeys), which are due to be completed in 2015 and 2016.
Colliers International alongside Jones Lang LaSalle and DTZ Australia have been appointed to assist Lend Lease on managing tenant interest and leasing at Barangaroo. 
DTZ international director of leasing John Hickey says demand from tenants has been incredibly strong and that pre-commitment leasing announcements and recent development approvals “will give a shot in the arm to the Sydney office leasing market”. 
Jones Lang LaSalle’s Australian head of leasing Kevin George says momentum in the Sydney office leasing market will now build following more certainty around the delivery of space in the 2015 timeframe, when Barangaroo South is completed. 
“We expect a surge of activity from medium to smaller tenants now that it is known who the anchor tenants for the first two towers of the development will be,” he says. 
“The interest in the Barangaroo development since the bid phase has been exceptional and we expect the completion in 2015 will coincide with an uptick in the financial services sector. 
Deloitte Access Economics projects that the finance and insurance sector in the Sydney CBD will grow by 1.9% in 2014 and 3.8% in 2015. 
“Already there are about 170,000 people employed in NSW’s finance and insurance services sector, representing over 40% of that industry in Australia,” says George. Mark Lacey, national director of office leasing at Colliers International, describes Barangaroo as a unique project combining a CBD location with parklands and waterfront access. 
“The compelling reasons why organisations will locate to Barangaroo are the large floor plates, the sustainability features of the precinct, the incredible amount of amenity that is being created for staff including retail and leisure activities around the waterfront and the new transport connections,” he says. 
“Tenants at Barangaroo will benefit in a way that is not possible elsewhere in the Sydney CBD by having this amenity on the doorstep of their work environment.”
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Westpac and KPMG to take up more than 70% in two of Lend Lease’s Barangaroo South towers 

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Have the RBA’s relentless rate cuts had any impact on Australia’s housing market? Today we are going to find out.
One of the important benefits of the new “daily” RP Data-Rismark house price index suite is that we get very timely updates on the current market pulse. I am going to use these indices to look at the performance of both the national market and some of the individual capital cities. Before I do, a word on the underlying data.
When analysts think about house price data they typically do so from two perspectives. The first asks the question: what is happening to “actual” prices; that is, the prices that home owners transact at. The second queries how house price movements compare to similar periods over time; more specifically, this approach seeks to strip out the strong “seasonality” that house prices display at various points during the year.
Both techniques have their merits. Indeed, analysts should always be mindful of the two. On the one hand, there is an argument that we do not normally “seasonally adjust” asset price (or financial market) data, such as stocks, bonds, or commercial property prices. So if you want to measure actual or realised investment returns, you must use the raw housing data.
On the other hand, analysts also want to understand whether current market dynamics are unusually strong or weak. For example, Australian house prices normally fall in the month of December. Accordingly, price declines in December do not actually signal a deteriorating market. This is just what usually happens when the market shuts down over the Christmas break. By seasonally adjusting the December data, we can arrive at more sophisticated conclusions as to the market dynamics at that particular juncture.
In Australia, the housing market becomes seasonally weak during the winter months of May through August, inclusive. With this observation in mind, I will leverage off the raw house price indices for today’s purposes.
In my first chart, I have illustrated the national, eight capital city, “all dwellings”, index. This shows us the change in the value of the housing stock, including both detached homes and units, across all the capital cities on a value-weighted basis. And we can identify four distinct market phases in the year-to-date.
Click to enlarge
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/2012/06/june221.gif"><img src="/images/stories/2012/06/june221thumb.gif"></a>
Over the month of January national dwelling values declined by about 1%. They then fully recovered this loss over the seasonally robust months of February and March. Indeed, homes values continued grinding out gains through to the 15th of April.
Now recall that the RBA cut rates in November and December. Yet the banks unilaterally jacked rates back up in February by 10 to 15 basis points, and one of the major banks, ANZ, hiked by another 15 basis points in the middle of April.
So before the May rate cuts, Australian borrowers had been effectively subject to an interest rate increase over the first four months of the year, which arguably did much to diminish the impact of the December relief.
As we can see from the chart above, Australian home values weakened noticeably from mid-April through to the end of May. This is not overly surprising. While the RBA cut rates by a super-sized 50 basis points on 1 May, the major banks did not respond until the end of the second week of the month. And many lenders delayed the introduction of the actual rate reductions until the end of the month.
Rightly or wrongly, the RBA followed up the May cuts with a third in June. And we can see in the chart that it was at this time – or, more exactly, at the end of May – that Australian home values started grinding out capital gains again. The fact that house prices have been rising in June is especially encouraging given the typically adverse seasonality that grips during the winter period.
What about the individual capital cities? My second chart displays the index data for Sydney, Melbourne, Brisbane, Canberra, the Gold Coast and Perth.
Click to enlarge
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/2012/06/june222.gif"><img src="/images/stories/2012/06/june222thumb.gif"></a>
There are probably three things to take away from this. First, far and away the worst performer has been Melbourne, which as our second largest city, has been dragging down the national numbers. There are, however, some tentative signs that Melbourne values are stabilising.
The second point of note is that all cities included in the chart, and notably Brisbane and the Gold Coast, have recorded synchronous recoveries since in or around the end of May. As I have highlighted before, Sydney’s market led the charge, reacting most quickly to the May rate cuts.
Crucially, home values in the Gold Coast, Sydney and Canberra are all higher than they were at the end of 2011. Brisbane and Perth home values are down very slightly, while Melbourne is evidently still digesting the extraordinary 35% growth in capital values over 2009 and 2010. In the year-to-date Melbourne values are down a chunky 5%, although they have started inflating again in June.
Rismark’s latest forecasts for the national housing market imply that home values will be broadly flat over 2012, albeit with some cross-sectional diversity. Rents, in contrast, are expected to rise at a healthy pace, which means that yields should also continue to increase.
There are grounds for optimism over the remainder of the year. Today borrowers can avail themselves of historically very low mortgage rates: lenders like UBank are offering 5.62% per annum variable rate loans, while you can fix your rate for three years at just 5.75% per annum.
As I have demonstrated in previous columns, the vast bulk of the overall losses in Australia’s housing market since the start of 2011 have been concentrated in the “luxury” segments. This is in turn being driven by the permanent downward shift in the earnings expectations of financial services employees, who benefited from 20 years of extraordinary growth prior to the onset of the GFC.
This dynamic is akin to a company that suddenly downgrades its future cashflow projections – the stock price will fall accordingly. In the ultra-luxury $3 million-plus markets, participants are witnessing very steep valuation adjustments. Eventually asset prices in these areas will find a base. 
Yet the median home owner in Australia is buying a property worth about $400,000 while more than 80% of all sales are for dwellings priced less than $700,000. Across the mass housing market, capital losses since January 2011 have been very modest at less than 3%.
Christopher Joye is a leading financial economist and a director of <a href="https://www.ybr.com.au/savings/index.cfm" target="_blank">Yellow Brick Road Funds Management</a> and Rismark. The author may have an economic interest in any of the items discussed in this article. These are the author’s personal views and do not represent the opinions of any other individual or institution. This material is not intended to provide, and should not be relied upon for, investment advice or recommendations.
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chrisjoye-JYhJsTrNRC

Interest rate cuts starting to stimulate house prices: Christopher Joye 

<html><body>
Queensland had a bigger shift towards homes with four or more bedrooms than any other state in Australia from 2006 to 2011.
According to census data, homes with four or more bedrooms now represent 34.4% of dwellings in Queensland, up from 31% in 2006.
The proportion of three-bedroom homes in Queensland dropped from 45% to 42.1%.
The average number of bedrooms in Queensland is now 3.2.
Western Australia has the highest average number of bedrooms at 3.3, unchanged from 2006, though the proportion of homes with four or more bedrooms did rise by 2.2 percentage points.
One-bedroom homes are becoming popular in across Australia, with NSW recording the biggest increase, from 5.2% to 5.6%.
Across Australia, homes with four or more bedrooms account for 30.3% of dwellings, up from 28.1%, and the average number of bedrooms is 3.1, up from three.
<table cellpadding="0" cellspacing="0" border="0" style="width: 470px;"><tbody>
<tr>
<td width="350">
<a title="Counts the number of bedrooms in each occupied private dwelling, including caravans in caravan parks." target="_blank" href="https://www.censusdata.abs.gov.au/ausstats/abs@.nsf/Lookup/2901.0Chapter44102011">Number of bedrooms</a> 
</td>
<td width="110">
Queensland
</td>
<td width="40">
%
</td>
<td width="110">
2006
</td>
<td width="40">
%
</td>
<td width="110">
Australia
</td>
<td width="40">
%
</td>
</tr>
<tr>
<td width="350">
Occupied private dwellings
</td>
<td colspan="6"></td>
</tr>
<tr>
<td width="350">
None (includes bedsitters)
</td>
<td>
8,676
</td>
<td>
0.6
</td>
<td>
7,630
</td>
<td>
0.5
</td>
<td>
42,160
</td>
<td>
0.5
</td>
</tr>
<tr>
<td width="350">
1 bedroom
</td>
<td>
64,983
</td>
<td>
4.2
</td>
<td>
55,834
</td>
<td>
4.0
</td>
<td>
363,129
</td>
<td>
4.7
</td>
</tr>
<tr>
<td width="350">
2 bedrooms
</td>
<td>
260,607
</td>
<td>
16.8
</td>
<td>
241,392
</td>
<td>
17.3
</td>
<td>
1,481,577
</td>
<td>
19.1
</td>
</tr>
<tr>
<td width="350">
3 bedrooms
</td>
<td>
651,208
</td>
<td>
42.1
</td>
<td>
626,657
</td>
<td>
45.0
</td>
<td>
3,379,930
</td>
<td>
43.6
</td>
</tr>
<tr>
<td width="350">
4 or more bedrooms
</td>
<td>
532,756
</td>
<td>
34.4
</td>
<td>
431,408
</td>
<td>
31.0
</td>
<td>
2,350,132
</td>
<td>
30.3
</td>
</tr>
<tr>
<td width="350">
Number of bedrooms not stated
</td>
<td>
29,075
</td>
<td>
1.9
</td>
<td>
28,715
</td>
<td>
2.1
</td>
<td>
143,394
</td>
<td>
1.8
</td>
</tr>
<tr>
<td width="350"></td>
<td>
 
</td>
<td>
 
</td>
<td>
 
</td>
<td>
 
</td>
<td>
 
</td>
<td>
 
</td>
</tr>
<tr>
<td width="350">
Average number of bedrooms per dwelling
</td>
<td>
3.2
</td>
<td>
--
</td>
<td>
3.1
</td>
<td>
--
</td>
<td>
3.1
</td>
<td>
--
</td>
</tr>
<tr>
<td width="350">
Average number of people per household
</td>
<td>
2.6
</td>
<td>
--
</td>
<td>
2.6
</td>
<td>
--
</td>
<td>
2.6
</td>
<td>
--
</td>
</tr>
</tbody></table>
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Queenslanders moving into bigger homes: ABS 2011 census

<html><body>
FKP’s $150 million Melbourne apartment project Aerial is running behind schedule and settlements will now occur in October, the diversified Queensland-based property group has revealed.
The project was due to be completed in the first quarter of the 2012-13 financial year, but settlements will now only occur in the second quarter.
“The external building company contracted to the Aerial project has now advised that practical completion will be delayed until September 2012, with settlements commencing in October 2012,” said FKP in a statement to the ASX.
The project is being built by Melbourne family-owned building firm Hanson Yuncken, which dates back to 1918 and has completed more than 4,500 projects.
Property Observer understands that weather and union issues may have contributed to the delay with Hanson Yuncken bringing across additional staff from NSW to get the project finished.
“FKP remains committed to delivering a high quality product to the market. Aerial is over 85% pre-sold,” says the developer.
“Given that Aerial will settle after the 2012 financial year, second half distribution is due to be paid, the board has deemed it appropriate to reduce the 2012 financial year second-half distribution from 1.9¢ per share as previously advised at the half year results announcement in February 2012 to 1.4¢ per share bringing the total estimated distribution for the 2012 financial year to 2.8¢ per share.”
FKP’s full-year profit guidance remains unchanged as stated in its half-year results.
The developer says it will deliver an underlying profit after tax in the range of $91.9 million to $104.3 million.
Aerial features 144 individual apartments with a selection of one-, two-, three-bedroom apartments as well as sub-penthouses and penthouses rising above Camberwell Junction.
Around 95% of the sales have been to local buyers, with a mix of owner-occupiers and investors purchasing the apartments.
Commercial retail space has been leased to audio retailer Bang &amp; Olufsen and Jetts Gym. The Meat &amp; Wine Company will lease heritage-listed English, Scottish and Australian (ES&amp;A) Bank building, which has been converted into restaurant space by architects Wood Marsh.
<img src="/images/stories/2012/06/aerial.jpg">
The series of striking, elliptical glass building was designed by architects Woods Marsh and includes two towers, the tallest rising 14 levels.
It is being developed on the former Henley Honda dealership site at the intersection of Burke, Camberwell and Riversdale roads.
In 2009 FKP successfully lobbied the Victorian Civil and Administrative Tribunal (VCAT) to boost the number of apartments in the project by 40% to 144.
FKP had to fight off local residents opposed to the development to win approval for the scheme.
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Completion of FKP’s apartment project Aerial in Camberwell Junction delayed

<html><body>
Mining states Western Australia and Queensland have recorded the biggest rises in the percentage of households in mortgage stress, according to the results of the 2011 census.
The census reveals the percentage of households with mortgage repayments greater than 30% of household income – the widely accepted measure of mortgage stress.
In WA, this figure has risen from 7.8% to 10.2% of households in the space of five years, while the proportion of Queensland households in mortgage stress has increased from 7.7% to 9.7%.
WA now has the second highest proportion of borrowers in mortgage stress, behind NSW (10.5%), having surpassed Victoria (10.1%) since the 2006 census.
The biggest rise in mortgage repayments between 2006 and 2011 occurred in the Northern Territory – up $758 – followed by WA ($737).
<table cellpadding="0" cellspacing="0" border="1" style="width: 470px;"><tbody>
<tr>
<td valign="top" width="86">
State
</td>
<td valign="top" width="80">
Monthly mortgage repayment - 2011
</td>
<td valign="top" width="80">
Monthly mortgage repayment - 2006
</td>
<td valign="top" width="77">
Difference
</td>
<td valign="top" width="82">
% households with mortgage repayments greater than 30% of household income- 2011
</td>
<td valign="top" width="82">
% households with mortgage repayments greater than 30% of household income- 2006
</td>
</tr>
<tr>
<td valign="top" width="86">
NSW
</td>
<td valign="top" width="80">
$1,993
</td>
<td valign="top" width="80">
$1,517
</td>
<td valign="top" width="77">
$476
</td>
<td valign="top" width="82">
10.5%
</td>
<td valign="top" width="82">
9.6%
</td>
</tr>
<tr>
<td valign="top" width="86">
VIC
</td>
<td valign="top" width="80">
$1,700
</td>
<td valign="top" width="80">
$1,252
</td>
<td valign="top" width="77">
$448
</td>
<td valign="top" width="82">
10.1%
</td>
<td valign="top" width="82">
8.7%
</td>
</tr>
<tr>
<td valign="top" width="86">
QLD
</td>
<td valign="top" width="80">
$1,850
</td>
<td valign="top" width="80">
$1,300
</td>
<td valign="top" width="77">
$550
</td>
<td valign="top" width="82">
9.7%
</td>
<td valign="top" width="82">
7.7%
</td>
</tr>
<tr>
<td valign="top" width="86">
SA
</td>
<td valign="top" width="80">
$1,500
</td>
<td valign="top" width="80">
$1,018
</td>
<td valign="top" width="77">
$482
</td>
<td valign="top" width="82">
8.8%
</td>
<td valign="top" width="82">
6.9%
</td>
</tr>
<tr>
<td valign="top" width="86">
WA
</td>
<td valign="top" width="80">
$1,950
</td>
<td valign="top" width="80">
$1,213
</td>
<td valign="top" width="77">
$737
</td>
<td valign="top" width="82">
10.2%
</td>
<td valign="top" width="82">
7.8%
</td>
</tr>
<tr>
<td valign="top" width="86">
TAS
</td>
<td valign="top" width="80">
$1,300
</td>
<td valign="top" width="80">
$867
</td>
<td valign="top" width="77">
$433
</td>
<td valign="top" width="82">
7.5%
</td>
<td valign="top" width="82">
5.6%
</td>
</tr>
<tr>
<td valign="top" width="86">
NT
</td>
<td valign="top" width="80">
$2,058
</td>
<td valign="top" width="80">
$1,300
</td>
<td valign="top" width="77">
$758
</td>
<td valign="top" width="82">
7.7%
</td>
<td valign="top" width="82">
6%
</td>
</tr>
<tr>
<td valign="top" width="86">
ACT
</td>
<td valign="top" width="80">
$2,167
</td>
<td valign="top" width="80">
$1,500
</td>
<td valign="top" width="77">
$667
</td>
<td valign="top" width="82">
7.8%
</td>
<td valign="top" width="82">
6.5%
</td>
</tr>
<tr>
<td valign="top" width="86">
Nation-wide
</td>
<td valign="top" width="80">
$1,800
</td>
<td valign="top" width="80">
$1,300
</td>
<td valign="top" width="77">
$500
</td>
<td valign="top" width="82">
9.9%
</td>
<td valign="top" width="82">
8.4%
</td>
</tr>
</tbody></table>
Source: Census 2011 (ABS)
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Mortgage stress levels rise most since 2006 in WA and Queensland: ABS census 2011

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As we and our loved ones get older, a time will come when we will need to make a decision regarding assistance living (i.e. hostel or nursing home). The costs for such accommodation are increasing and depending on a formal assessment by ACAT (ages care assessment team) these cost could either be an initial lump sum (hostel accommodation) or significant daily costs (nursing home). Hence, you need not only awareness and understanding of your options, but it is critical to plan in advance before making such decisions.
<img src="/images/stories/2012/06/chanjune22.gif">
Trends within Australia - Ageing Population 
<ul>
<li>By 2051, more than 25% of the population will be aged over 65* </li>
<li>The number of people over 85 expected to more than quadruple to approximately 1.8 million**</li>
<li>June 2006 estimated^^:</li>
</ul>
–      72,600 people were in high-level aged care services (Nursing Homes)
–      14,400 people were in low-level care (Hostels)
–      80,000 people were in mixed high/low facilities 
* Access Economics, 2001. Population Ageing and the Economy, research paper commissioned by the Commonwealth Department of Health and Aged Care, ACT.
**Treasury’s Australia 2050: Future Challenges (2010 Intergenerational Report).
^^ Aged Care Commissioner, 2009. 
Productivity Commission Report (released 28 June 2011)
“Over 1 million older Australians receive aged care services. The range and quality of these services have improved over past decades, but more needs to be done. Future challenges include the increasing numbers and expectations of older people, a relative fall in the number of informal carers, and the need for more workers. By 2050, over 3.5 million Australians are expected to use aged care services each year.” 
 
 
Ages care issues
 
When faced with making such decisions either for yourself or for loved ones, it is important to plan and consider the following issues;
 
<ul>
<li>Maximising Centrelink entitlements – age pension</li>
<li>Strategies to minimising aged care costs</li>
<li>Funding gaps /  protecting assets – What to do with the family home</li>
<li>Estate planning</li>
<li>Taking into account flexibility</li>
</ul>
The five steps to entry into aged care 
Step 1 - Assessing eligibility (ACAT)
Step 2 - Finding an aged care home that’s suitable
Step 3 - Work with a specialist adviser to discuss strategies when working out accommodation cost
Step 4 - Applying for entry
Step 5 - Moving into a home
 
 
Summary
 
Age care planning is complicated, but essential to achieve the best financial outcome. Things to consider are wide and varied like Centrelink entitlements, funding of the Aged Care costs, protecting assets, should the primary place of residence be retained or sold? All this plus the emotional challenges can take its toll, so again, the better the planning before hand and by following the five step process above, you stand a much better chance in making the twilight years of a loved one as pleasant as possible.
David Hasib is director of <a href="https://www.chan-naylor.com.au/financial-planning/?FrontendLogin=00BDCF5DC83F6808C47AEBFF8485E62A&amp;uuid=841DE940-A7B7-A2F5-95E0F0E96F220737">Chan &amp; Naylor Financial Planning</a>
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