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;

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“Minister Chanthivong and his team have shown real leadership in replacing an outdated two-year bond with cover that matches the lifespan of the buildings people are buying into.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.

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.”

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 style="color:#222222; font-family:Arial, Helvetica, sans-serif; font-size:small; font-style:normal; font-variant-ligatures:normal; font-weight:400; text-align:start; white-space:normal; background-color:#ffffff; text-decoration-thickness:initial; text-decoration-style:initial; text-decoration-color:initial">
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">Proven at scale:&nbsp;Decennial cover has operated in NSW since 2022, protecting thousand of apartments.</li>
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">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 style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">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 style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">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 style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">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 style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">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 style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">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 style="color:#222222; font-family:Arial, Helvetica, sans-serif; font-size:small; font-style:normal; font-variant-ligatures:normal; font-weight:400; text-align:start; white-space:normal; background-color:#ffffff; text-decoration-thickness:initial; text-decoration-style:initial; text-decoration-color:initial">
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">Resilience Latent Defects Insurance (LDI):&nbsp;Covers major structural defects for 10 years from completion.</li>
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">Consumer-first:&nbsp;Direct claim access, no need for lengthy legal action.</li>
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">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 style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">Market leader:&nbsp;&nbsp;Resilience Insurance originated LDI in Australia and is the national market leader.</li>
</ul>

Joel Robinson

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

Builder-developer <a href="https://www.apartments.com.au/developers/mcnab-developments">McNab</a> has wasted little time reshaping one of South Brisbane's most significant undeveloped apartment sites after acquiring the property earlier this year.&nbsp;

McNab has lodged plans to scrap an existing approval for two 30-storey towers and instead deliver a single 28-storey residential building, preserving part of the site for a future development opportunity.

The proposal, lodged over <a href="https://www.apartments.com.au/new-apartments/64-peel-street-south-brisbane-qld-4101">64 Peel Street and 9 Cordelia Street</a>, is for a residential-led mixed-use development comprising 124 apartments above a landscaped podium, alongside a boundary realignment that preserves part of the land for a future residential project.

<img alt="First look: McNab resets decade-old South Brisbane approval with 124-apartment tower" data-entity-type="file" data-entity-uuid="743bf564-3f8f-45fc-b8d3-bbf18f5b628f" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/mcnab%20Peel%20st%20podium.png?VersionId=EhCxGrVn_VFH3qTbKnI4WppGwaMnOn0t" />

Designed by <a href="https://www.apartments.com.au/architects/hayball">Hayball</a>, the development will deliver 119 two-bedroom and five three-bedroom apartments across 23 residential levels. A five-level podium will accommodate 135 car spaces, while the ground floor will include a 66 sqm commercial tenancy, an activated residential lobby with work-from-home spaces, and a publicly accessible landscaped plaza linking Cordelia and Peel streets.&nbsp;

Communal amenities will span Level 6 and the rooftop, including indoor and outdoor recreation spaces, a swimming pool, barbecue facilities, kitchen and dining areas, lawn space, sauna, steam room and yoga facilities.

The application also proposes a boundary realignment to create a standalone 1,290 sqm development lot while retaining an adjacent parcel for future redevelopment, allowing the balance of the site to contribute additional housing over time.

Hayball said the architecture has been shaped by the site's elevated corner position at the intersection of Peel and Cordelia streets and Brisbane's subtropical climate.

The design incorporates generous landscaped setbacks, a masonry podium wrapped with planting, large north-facing balconies, and a slender tower profile intended to maximise natural light, cross ventilation and long-range views. The rooftop has been conceived as a wellness-focused retreat overlooking Brisbane, with amenities positioned to capture views towards Mount Coot-tha and the CBD.

<img alt="First look: McNab resets decade-old South Brisbane approval with 124-apartment tower" data-entity-type="file" data-entity-uuid="c5f99e84-6ad8-4a87-82d1-869685b754d2" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/mcnab%20tower%20perspective.png?VersionId=Gw0IuJaSAlk.tvGBxInhZOcQAdIB..2b" />

The planning submission positions the proposal as a response to both changing market conditions and Brisbane's Kurilpa Sustainable Growth Precinct planning reforms.

McNab acquired the site after the previous approval was granted, with the existing scheme no longer reflecting current residential market demands, economic conditions, construction challenges, construction efficiencies or the quality of development outcome now being pursued, the planning report noted.

McNab continues to expand its residential development pipeline across Brisbane and the Gold Coast. The developer recently launched The Tannery in West End, securing more than 60 per cent of apartments before the project's public release. It is also delivering Elements Budds Beach in Surfers Paradise and Lucia Highgate Hill, an eight-apartment boutique development overlooking the Brisbane River.

McNab resets decade-old South Brisbane approval with 124-apartment tower

A steeply sloping Bellevue Hill site is set to accommodate a new mid-rise apartment development, with plans lodged for 20 homes that respond to the site's dramatic topography.

The proposal for the consolidated land at <a href="https://www.apartments.com.au/new-apartments/138a-140-bellevue-road-bellevue-hill-nsw-2023">138A-140 Bellevue Road</a> has been designed by Sydney architecture practice Common Office, which has used the site’s substantial fall to distribute the building’s scale and unlock 20 apartments without presenting the full height to the street.&nbsp;

“The unique design strategy leverages the site’s substantial topographical fall to facilitate increased density, presenting a seven-storey profile to Bellevue Road while rising to 10 storeys at the rear,” Common Office said in its architectural design report.

The apartment mix spans one, two, three- and four-bedroom residences. Four two-bedroom apartments are designated as affordable housing, while the plans also include two adaptable dwellings. The mix is majority three-beds, with the typical three-bed apartment offering around 144 sqm internally, with balconies of around 15 sqm.

The affordable housing component represents 15 per cent of the residential floor area and allows the project to access additional height and floor space under the NSW Government’s in-fill affordable housing provisions. The site also falls within the inner area of the Low and Mid-Rise Housing Policy because it is within 400 metres walking distance of Double Bay Town Centre.

<img alt="First Look: Plans lodged for topography-led affordable housing project in Bellevue Hill" data-entity-type="file" data-entity-uuid="b1230d0f-3bfa-4a11-abaf-0928c66ef345" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Bellevue%20da.png?VersionId=dZeMK3P.OutGjN8ycjsxm8uNsj_QFWQv" />

Common Office has arranged the building around a masonry podium and a lighter upper volume, drawing on two recurring elements of Bellevue Hill’s established architecture: sandstone bases and the vertical proportions of local Inter-war Art Deco apartment buildings.

“The proposal is governed by a holistic design language that reconciles the solid horizontal masonry of the neighbourhood’s podiums with the elegant verticality of its Art Deco heritage,” the architect said.

“The building maintains a consistent rhythmic logic utilising deep recesses and a sophisticated material transition to break down the 10-storey scale into a series of articulated, human-scale volumes.”

<img alt="First Look: Plans lodged for topography-led affordable housing project in Bellevue Hill" data-entity-type="file" data-entity-uuid="0147f503-1af1-4d51-97fb-c2f1cba63a9d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Bellevue%20bldg.png?VersionId=GoW7q3NlK67OpnePXhk7zvklrlKb72Qc" />

Large-format sandstone tiles will define the lower levels, establishing a robust base that negotiates the change in elevation from Bellevue Road. Above, red-tinted precast concrete frames, recessed balconies, anodised aluminium screens and expanded metal details will create a more vertically expressed façade. Integrated planter beds will introduce greenery across balcony edges and recessed sections of the building.

The elongated northern façade has been divided into three recessed vertical masses to reduce its perceived length. Triangular window elements and metal privacy screens reference the geometry of nearby Art Deco buildings while controlling overlooking toward surrounding homes. The southern elevation will incorporate further privacy screening, landscaped edges and deep balconies to maintain light and ventilation.

<img alt="First Look: Plans lodged for topography-led affordable housing project in Bellevue Hill" data-entity-type="file" data-entity-uuid="e8679cf1-18bc-4447-8a0f-0052b94ab83c" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Bellevue%20da%20rooftop.png?VersionId=5SQqQqRFf76rvE2p1TbxJSweMN70AIbc" />

Private and communal landscaping is distributed throughout the development. A landscaped garden apartment is positioned within the lower portion of the site, while a communal terrace on Level 5 will include a central timber deck, barbecue facilities, resident planting plots and areas for outdoor dining and informal gatherings.

Common Office described the terrace as an elevated sanctuary designed to capture district views and sunlight. Its planting strategy incorporates endemic species associated with the Eastern Suburbs Banksia Scrub, extending the landscape vertically through the building and providing habitat for local flora and fauna.

A second communal outdoor area is proposed at roof level, with built-in seating, paved gathering areas and perimeter planting.

Bellevue Hill is enjoying renewed momentum in the new apartment market, with several boutique developments recently launched and currently under construction. Positive Investment Enterprise is delivering the 16-apartment Kew Palm House on Birriga Road, while Chanine Developments is also under construction at Florian, a 36-apartment project on Banksia Road.

&nbsp;

Bellevue Hill is enjoying renewed momentum in the new apartment market, with several boutique developments recently launched and currently under construction.

First Look: Apartment development pitched for Bellevue Hill, Double Bay fringe

South Brisbane's apartment pipeline continues to build momentum, with <a href="https://www.apartments.com.au/developers/trk-property-group">TRK Property Group</a> lodging plans for a 161-apartment tower on Montague Road as developers accelerate investment across the Kurilpa Sustainable Growth Precinct.

The proposal for 176–186 Montague Road would replace an existing office building with a 20-storey residential tower designed by <a href="https://www.apartments.com.au/architects/cox-architecture">COX Architecture</a>, adding to a growing pipeline of high-density projects reshaping one of Brisbane's fastest-evolving inner-city precincts.

The project has been conceived as a "living building", featuring a flowing tower form, extensive vertical landscaping, and generous communal spaces that respond to the evolving Kurilpa Sustainable Growth Precinct.

TRK Property Group Development Director Matt Kan said the project reflected the confidence developers have in South Brisbane's long-term future.

"South Brisbane is entering an incredibly exciting period, and we see Montague Road sitting right at the heart of that evolution," Kan said.

"With the former Visy site directly opposite us and significant investment planned throughout the broader Kurilpa precinct, there is a real sense of momentum around this part of the city and what it will become over the coming years.

"For TRK, this is an opportunity to be part of that next chapter and deliver a project that responds to where the precinct is heading, while contributing to the continued evolution of Brisbane's river edge."

<img alt="First look: TRK Property joins South Brisbane apartment surge with Montague Road tower plans" data-entity-type="file" data-entity-uuid="590fe1ad-f892-4446-a679-80e33a16d029" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/TRK%20tower%20facade.png?VersionId=uOJStrcKpyHFcPE1w6_9SMAFzVMCcZll" />

The scheme includes a mix of one, two, three and four-bedroom apartments, incorporating multi-purpose rooms in selected residences to provide additional flexibility for home offices or expanded living areas. The proposed mix comprises 15 one-bedroom, 13 one-bedroom plus MPR, 73 two-bedroom, 26 two-bedroom plus MPR, 30 three-bedroom, and four four-bedroom apartments.

Rather than adopting a conventional rectilinear tower, COX Architecture has developed a sculpted form inspired by the movement of the Brisbane River.

"The proposal has been designed by COX Architecture as a 'living building' that responds to the site's riverine setting, floodplain history and evolving urban context within the Kurilpa Sustainable Growth Precinct," the planning report states.

"The architectural form draws from the fluid nature of the Brisbane River, with a curved and undulating tower form that creates a varied architectural edge and avoids a conventional rectilinear tower expression."

The podium has also been designed as an architectural feature rather than a conventional parking structure, with cascading planting, screening and natural-toned materials softening its appearance. Resident parking is elevated above ground level to address the site's flood constraints, while habitable apartments sit above flood planning levels. Upper-level communal facilities are designed to accommodate shelter-in-place arrangements during major flood events.

<img alt="First look: TRK Property joins South Brisbane apartment surge with Montague Road tower plans" data-entity-type="file" data-entity-uuid="01fa15d0-90df-46c7-9555-7941fc45373c" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/TRK%20podium.png?VersionId=mHyua.w1pHGBt9qEdWzrlsv.leztUCwO" />

Communal amenity is a major focus of the proposal. Around 1,815 sqm of shared resident space is proposed across the ground floor, level 19 and the rooftop, including co-working areas, indoor and outdoor recreation spaces, wellness facilities, dining and gathering areas, lawn spaces, a rooftop pool and spa, and extensive landscaping. At street level, a landscaped forecourt and approximately 345 sqm of publicly accessible open space along Montague Road are intended to improve the pedestrian experience while activating the building's frontage.

The development will provide 163 car spaces, including 152 resident bays and 11 visitor spaces, together with 144 bicycle spaces incorporating resident storage, visitor parking, bicycle maintenance facilities and e-mobility charging infrastructure.

The site sits within one of Brisbane's fastest-changing inner-city precincts, less than two kilometres from the CBD and within easy reach of South Bank, West End, the Queensland Cultural Centre and extensive public transport connections. The Kurilpa Sustainable Growth Precinct planning framework is encouraging higher-density residential development to help meet Brisbane's housing supply targets while supporting walkable, transit-oriented neighbourhoods.

TRK Property joins South Brisbane apartment surge with Montague Road tower plans

Article summary

<ul data-end="785" data-start="311">
	<li data-end="459" data-section-id="5hbcyr" data-start="311">Pikos Group has released the five-penthouse collection at Skye Kangaroo Point, headlined by a two-storey sky home spanning more than 1,000 sqm.</li>
	<li data-end="561" data-section-id="1p7lq8n" data-start="460">Early buyer interest suggests the residences could set a new Queensland apartment price record.</li>
	<li data-end="667" data-section-id="1y70z0l" data-start="562">The collection includes four move-in ready penthouses and the highly customised Skye One residence.</li>
	<li data-end="785" data-section-id="yvm0y1" data-start="668">The release caps one of Bri​sbane's most ambitious luxury apartment developments overlooking the Brisbane River.</li>
</ul>

<hr data-end="790" data-start="787" />
Pikos Group has released the five-penthouse collection at its <a href="https://www.apartments.com.au/buildings/skye-residences-by-pikos-kangaroo-point-8-river-terrace-kangaroo-point-qld-4169">Skye by Pikos</a> development in Kangaroo Point, with early buyer interest indicating the flagship residences could eclipse every apartment sale previously recorded in Queensland.

The collection crowns the luxury riverfront development with five residences, including four completed penthouses and Skye One, a two-level sky home spanning more than 1,000 sqm that will be tailored to its eventual owner.

[smartcode_project:default project_id=90059 project_image_fid=374075]

Wanting to offer a fully customisable home, Pikos is offering Skye One as a blank canvas, allowing the buyer to work alongside the developer's design team to customise the home's layout, finishes and internal spaces.

The residence will feature a 247 sqm private rooftop terrace with its own swimming pool, sauna, steam room, outdoor kitchen and multiple entertaining areas overlooking the Brisbane River and CBD skyline.

The remaining four penthouses have been completed and are ready for immediate occupation, each offering four bedrooms, expansive open-plan living areas, soaring ceilings and private lift access.

[smartcode_project:default project_id=90059 project_image_fid=374059]

One of the defining features throughout the project is its use of Roman Classic Travertine, with more than 20,000 sqm of the natural stone imported from Italy after being personally selected by Pikos Group Founder and Executive Director Pedro Pikos, interior designer Julie Williamson and third-generation stone specialist Mario Caucci.

Pikos said the penthouse collection represented the culmination of the company's long-term vision for Skye.

"True legacy isn't measured by what we build today, but by what endures tomorrow," Pikos said.

"Our ambition is to create places that become more valuable with time, enrich the lives of generations, and stand as timeless landmarks long after we've stepped away."

[smartcode_project:default project_id=90059 project_image_fid=374060]

Williamson said the interiors were inspired by the natural character of Kangaroo Point and the Brisbane River rather than international design trends.

"Materiality tells the story of a place," Williamson said.

"We looked to the movement of the Brisbane River, the texture of the cliff face and the warmth of the surrounding landscape to create interiors that feel understated, enduring and unmistakably Brisbane."

Positioned above the Kangaroo Point cliffs, Skye places residents within walking distance of Howard Smith Wharves, South Bank and James Street while offering uninterrupted river and city views.

[smartcode_project_cta:default project_id=90059]

Brisbane's next apartment price record? Pikos unveils Skye's exclusive penthouse collection

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?

When buying an apartment, most people compare the big-ticket items first. Floorplans. Kitchens. Balcony size. Natural light. The view.

But there's one everyday consideration that often doesn't come up until after moving in: how parcels are delivered.

As online shopping has become part of everyday life, parcel deliveries have shifted from an occasional event to a regular occurrence. Australians spent a record $82.6 billion shopping online in 2025, with almost one in every four retail dollars now spent digitally.

For apartment residents, that can present a challenge.

If nobody is home to accept a delivery, parcels may be redirected to a nearby Post Office, left in a building lobby or common area, or require building management to step in. In higher-density buildings, where dozens or even hundreds of residents may receive deliveries each day, parcel management has become an increasingly important part of everyday living.

That can create a range of frustrations. A missed delivery often means making time to collect a parcel elsewhere, while packages left unattended in foyers or mail areas can create clutter and increase the risk of theft. What seems like a minor inconvenience can quickly become a recurring issue for residents who shop online regularly.

It's one of those details that rarely features in a display suite but can have a noticeable impact once residents move in.

As a result, buyers are beginning to look beyond traditional apartment features and consider how a building supports day-to-day convenience, including whether there are secure options for receiving deliveries.

Australia Post's Parcel Lockers provide one solution.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share" allowfullscreen="" frameborder="0" height="315" referrerpolicy="strict-origin-when-cross-origin" src="https://www.youtube.com/embed/CkF2oKmlACg?si=C50sDaoUUn2nuLmq" title="YouTube video player" width="560"></iframe>

Rather than having a parcel delivered directly to an apartment, eligible deliveries can be sent to a nominated Parcel Locker. Once the parcel arrives, residents receive a notification through the AusPost app or SMS and can collect it using a QR code or one-time PIN at a time that suits them.

The Parcel Locker network now includes more than 1,500 locations nationwide, with installations at Post Offices, shopping centres, transport hubs and an increasing number of residential developments. By providing a secure collection point, Parcel Lockers help reduce missed deliveries and avoid parcels being left unattended in common areas.

For developers, parcel infrastructure is becoming another way to improve the resident experience. Rather than relying on concierge staff or leaving parcels in communal spaces, secure collection points help streamline deliveries while preserving the presentation and functionality of shared areas.

For buyers, it's a reminder that the best apartment features aren't always the most obvious.

A generous floorplan or quality finishes might help narrow the shortlist, but the conveniences that simplify everyday life, whether that's EV charging, secure bike storage or reliable parcel delivery, often become the features residents appreciate most once they're living there.

The apartment feature many buyers don't think about, until their first missed delivery

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Missoni Home is set to create an iconic Manila residential tower.
<img src="/images/stories/acqua1.jpg">
The 52-level Acqua Livingstone tower will be the fourth building in Century Properties’ US$316 million (A$302 million) six-tower Aqua Private Residences project in the Philippine capital.
“Bold colours and energetic forms in the lobbies, hallways and elevators will be accentuated by equally arresting furniture,” says Century managing director Marco Antonio.
<img src="/images/stories/acqua2.jpg">
The multi-level amenity area called The Canopy is on the sky deck.
The Canopy’s lower level will have function rooms, a business centre, an indoor and outdoor gym, spa, a library and salon.
The upper level is social space with an amphitheatre, lounge, DJ booth and dance floor and pool bar.
<img src="/images/stories/acqua3.jpg">
An organic wire-mesh tree will climb into a mezzanine dining area, and floating lights, patterned surfaces and Missoni shapes, will decorate the landscape.
<img src="/images/stories/acqua4.jpg">
The tower will have 645 apartments ranging in size from 27 square metres to 140 square metres with price tags between US$82,000 and US$613,000 and penthouses for more than US$1million.
“Our brand is an experience of happiness, excitement, beauty, creativity, style and elegance. We are inspired by the seasons of nature and we play with colour because life is more beautiful with colour,” says Missoni’s Vittorio Missoni.
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andreadixon-oif3j7eKne

Missoni to build 52-storey Manila tower with bold colours and shapes

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It might just be a coincidence, but this week is the 13th one of the year and last night I delivered my 13th presentation for 2012.
The first quarter of the year is usually much quieter for such proclamations than later months, so either this year will be full-on speech wise or things are just topsy-turvy. I hope the former, as our bank account can do with the speaker fees!
Last night’s gig was for a Brisbane-based public development company, and while I have left out my recommendations to said business – you will just have to employ us if you want our strategic input – the bulk of my short address might be of interest.
It corrals many of the current themes into 13 paragraphs.
Ohhh…. the synergy is just killing me!
1. 40/60 rule
40% is the cycle.
South-east Queensland went into downturn in early 2008 – exacerbated by Suncorp’s exit, the flood and the Labor government.  Since 2008, property values have fallen by 6%, new starts dropped by a third to 26,000 per annum across Queensland, and sales volumes across the state have halved to 35,000 per year.
Now we have the LNP in State Parliament and for at least two terms, maybe three; an undersupply – statistically speaking – of new housing; $135 billion worth of resource projects underway across Queensland; and $29 billion worth of new infrastructure being built across south-east Queensland. The property clock sits at six o’clock for Brisbane and between four and five o’clock for the Gold and Sunshine coasts. Other Queensland regions sit higher up the cycle, and some of these areas have experienced boom conditions over the last three to five years, e.g. Gladstone, and to a lesser extent, Mackay and Rockhampton.
60% is what you buy.
Last year, 25% of the dwellings bought across Australia were four-bedroom stock; 55% three-bedroom; 15% two-bedroom; and 5% one-bedroom stock.
Close to two-thirds of the new housing starts and sales take place in our capital cities – and there has been little change in a decade. In our capitals themselves, about 60% of the action takes place in the outer suburbs, with the middle-ring getting a quarter of the play and the inner suburbs just 15%. The middle ring’s market share has dropped from 40% since the late 1990s.
A recent ABS survey shows that just 4% of the Australian population moved over the last five years because they wanted a smaller home, compared with around 20% who moved for a larger property. The desire for a smaller home is highest with older Aussies, with 14% moving for such, but in Queensland, this proportion is half the national average.
Nine out of 10 sales are now resales, with new sales dropping from a 30% market share before the GST to 11% today. For mine, new product is too expensive when compared with established stock; is either too tall or small (apartments); or too skinny and too far away (new detached product). In contrast to new built sales, housing refurbishments now take up half the total dollars spent on housing across the country. This spend has doubled over the last decade or so.
2. Outlook
Due to demographics and mild panic (negative press about how far Australian property prices could fall), there is an unprecedented amount of resale stock on the market. It is now starting to drop across Queensland, but this overhang will keep prices keen in coming years.
We anticipate that rents will continue to rise, between 5% and 8% per annum, which in turn will lift some first-home buyer interest and get investors back into the market. Price growth will occur, but this cycle will remain very subdued, lifting nationally by between 2% and 4% per annum. Across parts of Queensland, including Brisbane, this lift could be close to double the national average.
Rental returns will attract investors first and not capital gains, which will be treated as a “bonus”. Investor activity will come from brokers and financial planners, and not via traditional means such as real estate agents or local “walk-ins”.
One in two buyers need to sell something in order to buy. It’s very hard to make new sales to this market without signing “subject to” contracts. One in every seventh buyer is a first-home buyer, and around 40% are investors. The investor component is the only real growth market over the next cycle.
3. End comments
Valuations are and will remain a challenge. Proactive programs need to be put in place to help ensure a better result. Rental evidence should be the basis for new dwelling valuations. Supporting evidence is crucial.
Baby boomers – which make up 25% of the population, but 38% of the households, and hold half the housing wealth in the country – will also shape the next 10 years, placing a drag on house price appreciation. Two-thirds of them live in middle-ring or inner-city suburbs, and in order to have financial retread (many won’t retire but retread, to quote Neil Young), they will facilitate the redevelopment of the middle-ring rather than continue to stop redevelopment via NIMBYism.
The capitals are where the action is, and it gets pretty skinny outside of Sydney, Melbourne, south-east Queensland and Perth – these four cities hold two-thirds of the sales and housing starts across the country. In Queensland, the volumes drop away very quickly outside of Townsville, Mackay, Gladstone/Rockhampton and Cairns.
Michael Matusik is the director of independent property advisory Matusik Property Insights. Matusik has helped over 500 new residential developments come to fruition and writes the weekly  <a title="Matusik's Missive" target="_blank" href="https://matusikmissive.wordpress.com/">Matusik's Missive</a>. The Matusik Missive is free, however, reprinting, republication or distribution of any portion of this material, or inclusion on any website, is strictly prohibited without the written permission of Matusik Property Insights and may incur a charge.
 
 
 
 
 
 
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michaelmatusik-49YzLvdmNv

About 40% of property price direction is dependent on the cycle, 60% on what you buy

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Ten NSW 7-Eleven service stations have sold at auction, with the assets again proving popular with retirees with self-managed super funds due to their high rental yields. 
The 10 petrol stations sold in a price range from $2.2 million to $3.9 million, with yields ranging between 5.75% and 7.7% and an average yield of 6.81%.
A 2,335-square-metre petrol station on the Princess Highway in Dapto near Wollongong, which returns annual rent of $320,000, sold with the top rental yield for this tranche of 7.75%.
 The first and second tranches of stores were auctioned in March and <a href="https://www.propertyobserver.com.au/victoria/hoppers-crossing-7-eleven-sells-for-%243.49-million-with-nine-bidders-missing-out/2011072050862" target="_blank">July last year</a> and achieved average yields of 6.96%.  A third tranche <a href="https://www.propertyobserver.com.au/retail/high-yields-for-7-elevens-continue-to-attract-investors/2011120752720" target="_blank">was auctioned in November</a> and achieved an average yield of 6.54%.
The full list of NSW services stations is:
<table cellpadding="0" cellspacing="0" border="1" style="width: 470px;"><tbody>
<tr>
<td valign="top" width="240"></td>
<td valign="top" width="113">
Size
</td>
<td valign="top" width="116">
Annual rental
</td>
<td valign="top" width="116">
 Yield
</td>
</tr>
<tr>
<td valign="top" width="240">
South Windsor, 735 George Street
</td>
<td valign="top" width="113">
47,370 sqms
</td>
<td valign="top" width="116">
$250,000
</td>
<td valign="top" width="116">
6.89% 
</td>
</tr>
<tr>
<td valign="top" width="240">
Roseville, Cnr Pacific Highway &amp; Boundary Street
</td>
<td valign="top" width="113">
2,598 sqms
</td>
<td valign="top" width="116">
$250,000
</td>
<td valign="top" width="116">
6.05% 
</td>
</tr>
<tr>
<td valign="top" width="240">
Bankstown, 180 Stacey Street
</td>
<td valign="top" width="113">
4,465 sqms
</td>
<td valign="top" width="116">
$320,000
</td>
<td valign="top" width="116">
7.33%  
</td>
</tr>
<tr>
<td valign="top" width="240">
Greenacre, 301-313 Hume Highway
</td>
<td valign="top" width="113">
8,268 sqms
</td>
<td valign="top" width="116">
$300,000
</td>
<td valign="top" width="116">
7.01% 
</td>
</tr>
<tr>
<td valign="top" width="240">
West Pennant Hills, 552 Pennant Hills Road
</td>
<td valign="top" width="113">
955 sqms
</td>
<td valign="top" width="116">
$160,000
</td>
<td valign="top" width="116">
7.10% 
</td>
</tr>
<tr>
<td valign="top" width="240">
Parramatta, 81 Victoria Road
</td>
<td valign="top" width="113">
2,802 sqms
</td>
<td valign="top" width="116">
$170,000
</td>
<td valign="top" width="116">
5.75% 
</td>
</tr>
<tr>
<td valign="top" width="240">
Dapto, 125 Princess Highway
</td>
<td valign="top" width="113">
2,335 sqms
</td>
<td valign="top" width="116">
$200,000
</td>
<td valign="top" width="116">
7.75%
</td>
</tr>
<tr>
<td valign="top" width="240">
Newport, 307-311 Barrenjoey Road
</td>
<td valign="top" width="113">
1,435 sqms
</td>
<td valign="top" width="116">
$250,000
</td>
<td valign="top" width="116">
7.01%
</td>
</tr>
<tr>
<td valign="top" width="240">
Burwood, Cnr Shaftsbury Road &amp; Parramatta Road
</td>
<td valign="top" width="113">
4,549 sqms
</td>
<td valign="top" width="116">
$170,000
</td>
<td valign="top" width="116">
6.43%
</td>
</tr>
<tr>
<td valign="top" width="240">
Minchinbury, 815 Great Western Highway
</td>
<td valign="top" width="113">
2,419 sqms
</td>
<td valign="top" width="116">
$250,000
</td>
<td valign="top" width="116">
6.79%
</td>
</tr>
</tbody></table>
The latest group of NSW properties was sold as part of a sale program kicked off by 7-Eleven following its acquisition of 295 service stations from Mobil Retail in May 2010.
Since acquiring the Mobil business, 7-Eleven has been converting the Mobil stores into 7-Eleven service stations with attached convenience stores.
All properties come with new 15-year leases to 7-Eleven with three further renewal options of five years each and 4% annual fixed rent increases. The tenant pays all outgoings except land tax.
“Over the past 12 months we have consistently achieved yields of between 6% and 7%, which is an indication of how stable these assets are,” says John Macree, NSW head of sales and investments at Jones Lang LaSalle.
Macree says retirees with self-managed super funds were again prominent buyers at what was a well-attended auction. 
At least one NSW service station was sold to an interstate buyer. “Investors are seeing the importance of having solid long-term investments with a long-term stable income stream. That is particularly important for those planning for their retirement.” 
To date, Macree says about 80% of the buyers at 7-Eleven auctions have been self-funded retirees. 
“Of those, about half were investing through a self-managed super fund structure,” he says.
This is the second time in that past six months that 7-Eleven has achieved a 100% clearance rate at auction. The company sold 10 service stations in Sydney last November.
 
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lschlesinger-FZcF9M3vE6

Self-funded retirees continue to snap up NSW 7-Elevens service stations, drawn by high yields 

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Renovating shows have flooded our TV screens leading to a boom in home renovations around the country. However, as we saw on The Block, there is often not a lot of money to be made out of renovating.
Part of the problem is that many people get absorbed with the hype surrounding these shows. The figures back it up.
IBISWorld forecast in August that Australia’s DIY and renovation sector would grow by 15% over the next five years and be worth $25.5 billion by 2016-17. The biggest problem is that renovating is not a game, it is a business and it needs to be run like a business.
The best way to make money out of renovating is if you:
1. Buy the property under market value.
2. Buy the worst house in the best street.
3. Are capable of doing all the renovations yourself – meaning the carpentry, electrical, plumbing, bricklaying, footings and foundations etc etc
4. Concentrate full time on the renovation. Does this sound like you?
The difficulty with making a profit out of renovating a house and selling it is because you are relying on one house to deliver the ultimate price. Consider, for example, you pay $700,000 for a house to renovate. You decide to spend $150,000 on the renovation. By the time you do the work and put the house on the market you have considerable money tied up in the holding costs for the project until you sell. If you sell.
Depending on the property market cycle at the time, the selling price is up in the air – hence this is a speculative investment, which can be very risky. If you cannot turn the project around from purchase to selling within 12 months you will have a serious problem. Or very deep pockets.
Luckily there is an alternative – development and subdivision. When you are developing a property you are proposing to build two or more houses on the one block. What this means is that you are creating multiple houses on the land, hence multiple sales and revenue. If we take, for example, a property we have bought for our same $700,000 and subdivide it into three properties, it is costing us $233,333 for each unit site. The cost of building the three will be more economically viable than just renovating one house because you can spread the costs of the development across the three properties.
With the right project team behind you, and you run the project like a business not a game, it can be very lucrative. Property development and subdivision can also mean proposing an apartment building on your property. Here are a few things you need to know:
Step 1 
Ask yourself, “What is my objective?” That is, are you developing the property to build and hold dwellings to lease, or are you developing the property to build and sell for a profit?
Step 2
You need to consider the purchasing structure in which you intend to buy. The purpose of the development will dictate the type of company structure you will need to set up. It is best to engage a specialist accountant that deals with property development transactions.
Step 3
Clearly understand your financial position and, with the assistance of your accountant, determine your buying power. By knowing how much you can afford to spend you will have a clearer  idea of the property types and locations you can realistically consider.
Step 4
Research the suburbs you are interested in by physically visiting and inspecting the location and what it has to offer. Investigate the demographics of the area and review the dominant buyer and tenant types. Understanding your target market before designing your development is crucial.
Step 5
Walk the streets in and around the pocket you’re considering, taking note of the different types of dwellings on offer. Are there any new townhouse developments? Streets dominated by one style of housing (such as stand-alone houses) can present difficulties in gaining planning approval. The character of an area, and perhaps specific streets in particular, plays a critical role in council decision-making processes.
Step 6
When sourcing a property to develop pay particular attention to title documents. This document will notify you of any restrictions on the property, such as a single-dwelling covenant. The documentation will also assist in identifying the existence of any easements, which can impact the viability or potential design and layout of your development.
Step 7
Once you’ve selected a potential site it is wise to obtain pre-purchase planning advice from a town planner, who will confirm what is legally achievable for the site. Steer clear of obtaining planning advice from the local council, as the advice they provide can be conservative, which may limit the profitability of your development.
It is recommended that you conduct your own independent research concerning the site and similar approved developments at and around the location. This information is freely available by contacting the council.
Peter Bozinoski is director of <a target="_blank" title="ProjectFacilitator" href="https://projectfacilitator.com.au/">ProjectFacilitator.com.au</a> He appears on the Channel 31 show <a href="https://www.c31.org.au/program/view/program/melbourne-property-tv" title="Melbourne Property TV" target="_blank">Melbourne Property TV</a> every Monday night at 8.30pm.
 
 
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pbozinoski-Ce6rirn824

Eight steps to add value to your property (and renovating is not one of them)

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Declining house prices are the major threat to Australian mortgage performance, according to Fitch Ratings.
The forecast comes as delinquencies in the Australian prime mortgage sector unexpectedly increased partly as new borrowers faced affordability constraints.
"It is too early to judge which factors contributed to the increase in arrears during the December quarter, but to a measurable extent, declining house prices were the only key driver of mortgage performance to show a negative trend," says James Zanesi, director in Fitch's structured finance team.
Fitch notes house price stagnation tends to keep 90-plus-day arrears high, as it can lead to longer periods between the initiation of the legal enforcement and the final sale of properties.
Any prolonged period of house price decline might also indirectly lead to an increase in 30- to 59-day arrears with additional financing scarce, leaving the borrower more vulnerable to external events such as unemployment.
The deterioration was forecast to temporarily deteriorate in the March quarter given seasonal Christmas spending, in combination with minor increases in bank standard variable rates.
Click to enlarge
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/fitchmarch27.gif"><img src="/images/stories/fitchmarch27thumb.gif"></a>
The Fitch report noted that the housing market deterioration during 2011 – when median house prices fell nationally by 4.8% – had limited the refinance and sale options for borrowers in financial distress.
“When the borrower exhausts the available funds the arrears will materialise, as the loan that might otherwise have been refinanced or repaid will fall into delinquency,” report co-author Natasha Vojvodic notes.
Fitch notes the change comes despite the macro-economic environment including interest rates, consumer spending and unemployment either remaining unchanged or improving during the quarter.
Fitch notes although delinquency rates are increasing and are above the historical Australian average, they remain low relative to other countries and well within the expectations used to derive Fitch's ratings for Australian RMBS transactions.
Delinquencies in the Australian prime residential mortgage sector increased to 1.57% in the final quarter of 2011, up from 1.52% as new borrowers faced affordability constraints.
Click to enlarge
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/fitchmarch273.gif"><img src="/images/stories/fitchmarch273thumb.gif"></a>
The increase in 30-plus-day arrears was mainly driven by a rise in the 30- to 59-day arrears, which is usually associated with a temporary shock in affordability.
Fitch expects 30- to 59-day delinquencies to remain stable in the absence of temporary adverse events such as interest rate rises, excessive spending, significant changes in employment markets or catastrophic events.
But the more susceptible borrowers such as self-employed households still face challenges in meeting their mortgage obligations, which recorded an increase in 30-plus-day arrears to 6.62% in the December quarter up from the 6.26% rate in the September quarter.
“Low-doc loans are experiencing considerable deterioration, as Fitch expected,” Zanesi says.
“The agency continues to believe that low-doc borrowers are likely to take longer than historically to cure their delinquency status.”
 
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Falling housing prices could lead to even higher mortgage delinquency rates: Fitch Ratings

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The new daily house price index launched by RP Data and Rismark in concert with the ASX affords some timely insights into the latest market dynamics. Based on the daily index values through to the March 27 (inclusive), we can arrive at several insights. 
First, Australian home values stopped falling in 2012 and look to be treading water. During the first three months of the year, dwelling values across the eight biggest Australian cities are, on average, unchanged. Drilling down into more detail, home values declined during the seasonally tepid month of January, but have recovered these losses in February and March. 
You can see from my first chart below that once the end-2011 “high watermark” was reclaimed in the third week of March, Aussie home values have tended to track sideways. (Note that the resolution of the y-axis in the next two charts has been boosted to make it easier on your eye: while the changes look large, they are, in truth, small.)
Click to enlarge
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/march271.gif"><img src="/images/stories/march271thumb.gif"></a>
The good news is that Australian house prices are not falling, which makes a change from the deflationary conditions that prevailed during much of 2011. In fact, we’ve had no substantive cumulative decline in Australian home values since late 2011. To prove this point, my next chart stretches this same data back over the last four months (note again the high-resolution y-axis, which optically exaggerates the index movements).
Click to enlarge
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/march272.gif"><img src="/images/stories/march272thumb.gif"></a>
What is perhaps more interesting is that if we go back a little further in time to, say, the beginning of 2010, we find that the capital gains and losses over 2010 and 2011, respectively, have cancelled each other out. As my final chart illustrates, the cost of Australian housing has not increased at all over the last two and a bit years (values are up slightly, and certainly not down in actual, or “nominal” terms). This image, of course, looks nothing like the hysterical pictures painted by doomsayers such as Steve Keen, who has variously prophesised 20% to 40% falls in Aussie house prices. 
If we account for the rise in the cost of living (i.e., inflation) and the growth in disposable household incomes over this same period, we find that there has been an inflation- or income-adjusted “real” decline in housing costs. Put differently, Australian housing has become cheaper when we deflate its price by our earnings. This is why Rismark’s dwelling price-to-household income ratio has fallen to its lowest level since mid-2003. This is a positive development for those who aspire to one day be owner-occupiers.
Click to enlarge
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/march273.gif"><img src="/images/stories/march273thumb.gif"></a>
Peering ahead, there are reasons to be optimistic. While the mix of the total returns real estate investors realise has probably changed (with more income and less capital growth), and the total returns themselves will be lower than those that manifest during the 1990s and early 2000s, it is unlikely that we will see another significant slump in prices unless the RBA changes its policy stance. 
Recent auction data has been encouraging, with clearance rates in the two most popular auction centres, Sydney and Melbourne, oscillating around the 60% threshold.  And contrary to some reporting, leading-indicator data on new home loan approvals over both February and March suggest that housing demand has bounced back, as we expected following the RBA’s (net) 40 basis-point reduction in mortgage rates. 
One of the more significant signals apropos the health of the market is the fact that the share of first-time buyers as a proportion of all loans approved printed at a historically high 20% in January. This was well above the 17.5% average recorded during 2011, and also better than the long-run average since the ABS began collecting this data. It tells me that would-be buyers are starting to act on the improvement in their purchasing power.
Christopher Joye is a leading financial economist and a director of Rismark International and Yellow Brick Road Funds Management. The above article is not investment advice.
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chrisjoye-JYhJsTrNRC

Flat-lining 2012 Australian housing prices no longer falling: Christopher Joye

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Surrounded by misty green mountains and quaint Victorian-era shopping streets, the west coast Tasmanian town of Queenstown is the cheapest locality on a list of 601 hotspots named by Smart Investor magazine.
The hotspot list is based on those suburbs where dwelling prices appreciated the greatest over the 12 months to December 2011.
Houses in the Tassie town can be snapped up for less than a 20% deposit on a house in any of the mainland capital cities.
Queenstown has a median house price of just $89,500, making it the least expensive of all 601 localities featured on the Smart Investor “Top Suburbs” list.
The median house price in the former turn-of-the-20th-century mining town is nearly $40,000 cheaper than the next cheapest place on the list, remote Broken Hill, which has a median house of $127,500.
Investors can expect more than 4% capital appreciation in 2012 and a gross rental yield of 8.2%, the highest income return of the 12 cheapest locations on the list.
Currently up for sale in Queenstown is this 1935 two-bedroom miners’ cottage on Hunter Street (below), listed by Wendy van Balen from Roberts Real Estate West Coast with a $52,000 price tag.
It last sold for just $1,800 in 1992 and is currently rented at $140 per week.
At the asking price and current rent, this would equate to a yield of nearly 14%.
<img src="/images/stories/queens1.jpg" width="470">
On Jankins Street, this three-bedroom wood panel house (below) built in 1957 is up for sale at just below the median Queenstown price at $89,000. Listed by Bradlee Martin from Roberts Real Estate West Coast, it last sold in 2003 for $40,500.
<img src="/images/stories/queens2.jpg" width="470">
Grant Innes from Emu Bay Real Estate is selling this freshly painted three-bedroom house on two titles featuring a large wooden deck for barbecues (below). It is on the market for $85,000 and is currently tenanted at $150 per week, equating to a yield of 9.2%.
<img src="/images/stories/queens4.jpg" width="470">
The house sold for $90,000 in 2008.
Broken Hill is the only NSW town on the list of cheapest investment hotspots, with the remaining 10 localities made up of country locations in Victoria, Tasmania and South Australia.
The 12 cheapest investment hotspots
<table style="width: 470px;" border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td valign="top" width="97">
Suburb
</td>
<td valign="top" width="91">
State
</td>
<td valign="top" width="90">
Distance from capital city
</td>
<td valign="top" width="88">
Median price
</td>
<td valign="top" width="88">
Median weekly rent
</td>
<td valign="top" width="81">
12-month price growth forecast 
</td>
<td valign="top" width="81">
Gross rental yield 
</td>
</tr>
<tr>
<td valign="top" width="97">
Queenstown houses
</td>
<td valign="top" width="91">
Tasmania
</td>
<td valign="top" width="90">
260 kms
(Hobart)
</td>
<td valign="top" width="88">
$89,500
</td>
<td valign="top" width="88">
$150
</td>
<td valign="top" width="81">
4% plus
</td>
<td valign="top" width="81">
8.2%
</td>
</tr>
<tr>
<td valign="top" width="97">
Broken Hill houses
</td>
<td valign="top" width="91">
NSW
</td>
<td valign="top" width="90">
511 kms (Adelaide)
</td>
<td valign="top" width="88">
$127,500
</td>
<td valign="top" width="88">
$200
</td>
<td valign="top" width="81">
4%
</td>
<td valign="top" width="81">
7.5%
</td>
</tr>
<tr>
<td valign="top" width="97">
Mt Gambier units
</td>
<td valign="top" width="91">
SA
</td>
<td valign="top" width="90">
435 kms
(Adelaide)
</td>
<td valign="top" width="88">
$149,500
</td>
<td valign="top" width="88">
$178
</td>
<td valign="top" width="81">
-1%
</td>
<td valign="top" width="81">
5.2%
</td>
</tr>
<tr>
<td valign="top" width="97">
Whyalla Norrie units
</td>
<td valign="top" width="91">
SA
</td>
<td valign="top" width="90">
383 kms
(Adelaide)
</td>
<td valign="top" width="88">
$153,000
</td>
<td valign="top" width="88">
$185
</td>
<td valign="top" width="81">
1%
</td>
<td valign="top" width="81">
5.3%
</td>
</tr>
<tr>
<td valign="top" width="97">
Moe houses
</td>
<td valign="top" width="91">
Victoria
</td>
<td valign="top" width="90">
135 kms
(Melbourne)
</td>
<td valign="top" width="88">
$160,000
</td>
<td valign="top" width="88">
$190
</td>
<td valign="top" width="81">
1%
</td>
<td valign="top" width="81">
6.7%
</td>
</tr>
<tr>
<td valign="top" width="97">
Ravenswood
</td>
<td valign="top" width="91">
Tasmania
</td>
<td valign="top" width="90">
204 kms
(Hobart)
</td>
<td valign="top" width="88">
$163,500
</td>
<td valign="top" width="88">
$200
</td>
<td valign="top" width="81">
4%
</td>
<td valign="top" width="81">
6.4%
</td>
</tr>
<tr>
<td valign="top" width="97">
Morwell houses
</td>
<td valign="top" width="91">
Victoria
</td>
<td valign="top" width="90">
150kms
(Melbourne)
</td>
<td valign="top" width="88">
$165,000
</td>
<td valign="top" width="88">
$180
</td>
<td valign="top" width="81">
2%
</td>
<td valign="top" width="81">
6.8%
</td>
</tr>
<tr>
<td valign="top" width="97">
Red Cliffs houses
</td>
<td valign="top" width="91">
Victoria
</td>
<td valign="top" width="90">
527 kms
(Melbourne)
</td>
<td valign="top" width="88">
$173,500
</td>
<td valign="top" width="88">
$180
</td>
<td valign="top" width="81">
4%
</td>
<td valign="top" width="81">
7.9%
</td>
</tr>
<tr>
<td valign="top" width="97">
Bridgewater houses
</td>
<td valign="top" width="91">
Tasmania
</td>
<td valign="top" width="90">
178 kms
(Melbourne)
</td>
<td valign="top" width="88">
$177,000
</td>
<td valign="top" width="88">
$245
</td>
<td valign="top" width="81">
3%
</td>
<td valign="top" width="81">
7.3%
</td>
</tr>
<tr>
<td valign="top" width="97">
Renmark houses
</td>
<td valign="top" width="91">
SA
</td>
<td valign="top" width="90">
251 kms
(Adelaide)
</td>
<td valign="top" width="88">
$180,000
</td>
<td valign="top" width="88">
$185
</td>
<td valign="top" width="81">
3%
</td>
<td valign="top" width="81">
5.4%
</td>
</tr>
<tr>
<td valign="top" width="97">
George Town houses
</td>
<td valign="top" width="91">
Tasmania
</td>
<td valign="top" width="90">
250 kms
(Hobart)
</td>
<td valign="top" width="88">
$184,500
</td>
<td valign="top" width="88">
$200
</td>
<td valign="top" width="81">
2%
</td>
<td valign="top" width="81">
5.2%
</td>
</tr>
<tr>
<td valign="top" width="97">
Maryborough houses
</td>
<td valign="top" width="91">
Victoria
</td>
<td valign="top" width="90">
168 kms
(Melbourne)
</td>
<td valign="top" width="88">
$185,000
</td>
<td valign="top" width="88">
$230
</td>
<td valign="top" width="81">
4%
</td>
<td valign="top" width="81">
6.5%
</td>
</tr>
</tbody></table>
Source: Smart Investor magazine
 
 
 
 
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Queenstown in Tasmania cheapest of 601 hotspots

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Every negotiation can be very easily broken down into its component parts once you understand what is really going on.
Over the next few weeks, I'll be posing 20 questions, which (when taken together) are intended to help you fully grasp everything involved.
These questions will ensure you are thoroughly prepared, as they will also serve to remind you of the key things you should watch out for "at the table".
Both before (and during) any negotiation, here is what you need to be asking yourself. Are you:
1. Pursuing what you really Want?
Never enter a negotiation until you have a clearly defined outcome in mind. Be sure to write it down concisely, and then make it the focal point of your prep work.
2. Researching your opposition?
This is very important. Learn as much as you can about whom you're up against. Try to discover what it is they want, their strengths and weaknesses, even their likes and dislikes.
3. Preparing thoroughly?
And that means point by point.
It's important to do your homework on the property, the market and the neighbourhood. You do not want to be fumbling for papers, looking for statistics or sales evidence. Instead, you need to focus on the deal and have everything at your fingertips.
4. Considering method and timing?
Wherever possible, start your negotiation face to face. It's always easier for them to say no over the phone or by letter. Furthermore, master negotiators will always initiate the "process" to gain the advantage of both preparation and timing.
5. Achieving early agreement?
Try to get minor agreement on one or two point, early in the negotiation, even if it's just the recognition of a potential problem.
For example: “I think we can agree we have an issue with _________, so let's find a way to resolve that.”
6. Exploring constraints and flexibilities?
Discovering the cards held by the other side can be invaluable. Some of their constraints may be immovable, but you may find some issues to be reasonably flexible.
Likewise, examine and understand your own constraints and flexibilities.
7. Adopting a reasonable attitude?
In many negotiations, you end up forming a relationship with the other side, and this needs to be mutually beneficial. Therefore, recognise and acknowledge their constraints and desires, just as you expect them to recognise yours.
8. Listening carefully?
As you can appreciate, listening is actually quite different from merely hearing, whenever someone speaks to you. Make sure that you fully understand what is actually being said, but more importantly, why it's being said.
9. Offering solutions?
You need to understand that it's certainly not one-way traffic. Part of your role is to come up with solutions.
In every negotiation, you ought to try making a guess as to what objections, issues, and problems the other party is going to come up with. Once you do that, you can propose alternatives, solutions, and flexible outcomes that they may well not have even considered.
10. Properly anticipating?
What you're trying to anticipate here are the other party's reactions, objections, and responses.
For each possible objection or reaction, list what you might be able to use as a response. Try and come up with alternatives and examples, to counter the other party's potential negatives.
11. Seeking out win-win resolutions?
When it's all said and done, Negotiating is really nothing more than give and take by both parties.
What you're seeking to do is trade your least important items for those that will really help you achieve your desired outcome.
12. Proposing options, not ultimatums?
You should only use an ultimatum as a last resort — only when you can back it up and carry it through, and the other side knows that. Even then, you are probably better to seek options and alternatives, which will lead to a positive outcome for both parties.
Whenever the only answer simply is yes or no, someone has to lose.
13. Staying with the big picture?
Don't allow yourself to end up debating just one point or issue. To resolve that single issue will again require someone to lose.
To achieve your desired outcome, always make sure you have a number of variables under negotiation, all at the same time.
That way, you can float “trial balloons” simultaneously in an attempt to trade what are minor issues for you.
14. Adopting persuasive rationale?
Think about what you need to do (or say) to logically convince the other side — without the need for confrontation.
You might not necessarily win every point, but they will have difficulty finding flaws in your logic. Whenever they are ambivalent on a point that's important to you, your logic will win the day.
Bottom line: You're now about 70% of the way through your prep-work for a successful negotiation. And after next week, will have the complete framework to refer to.
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 target="_blank" title="Chris Lang's blog" href="https://his-best.biz/">his-best.biz</a>, which he updates regularly about the best way to get the most out of your commercial property investment.
 
 
 
 
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chrislang-EQKojcgJPV

Fourteen questions to ask yourself before you begin a negotiation in commercial property

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Unlisted property investments are delivering better returns than both Australian and overseas equities in superannuation fund portfolios, a new APRA working paper shows.
The following graph compares the total return of various asset classes between June 2004 and June 2010 and clearly shows that better recent performance and upward trajectory of unlisted property investments compared with equities, which have declined sharply since early 2010.
Click to enlarge
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/apramarch27.gif"><img src="/images/stories/apramarch27thumb.gif"></a>
The graph is part of a working paper titled “Effect of fund size on the performance of Australian superannuation funds” written by Dr James Richard Cummings, senior research analyst at APRA.
 
 
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Property periodically outperforming shares in super fund portfolios between 2004 and 2010: APRA

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8/447 Sydney Road, Balgowlah, NSW, 2093
<img style="border-style: initial; border-color: initial; max-width: 480px;" src="/images/stories/sydneyrd.jpg"> 
With tenants paying the "fantastic rent" of $550 per week, this two-bedroom apartment in the Sydney northern beaches suburb of Balgowlah could be a good prospect for investors, but it was passed in at its weekend auction. Ray White agent Mark Griffiths says although the tenants of two years are on an expired lease, their rent was reviewed recently and ithe tenants are paying considerably above average rent for the block. The median asking rent for Balgowlah units is $500 per week, according RP Data.
Griffiths <a href="https://www.raywhite.com/nsw/balgowlah/745945/" target="_blank">is marketing the property</a> with price hopes of $479,000 plus after it was passed in on a vendor bid of $460,000 at its weekend auction. Griffiths says he is negotiating with a potential buyer who put in a pre-auction bid of $460,000 as well as another buyer. If it sells for $479,000, that would secure an investor a gross rental yield of 6%, far higher than the indicative gross rental yield of 4.2% for Balgowlah units, according to RP Data. The gross rental yield does not consider the costs of maintaining the property, including council rates and other fees such as water bills and managing agent fees.
<a href="https://calc.washingtonbrown.com.au/wbdcalculator/calculator.aspx?RID=HPCAZOPTTT" target="_blank">Washington Brown</a> estimates the first-year tax depreciation deduction to be $8,000 and over five years to be $28,000.
The median unit price for Balgowlah fell by 12.5% in the past year, according to RP Data.
For more about prices and yields in Balgowlah, see the RP Data suburb page.
 
 
 
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