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“Minister Chanthivong and his team have shown real leadership in replacing an outdated two-year bond with cover that matches the lifespan of the buildings people are buying into.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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In a recent article entitled <a href="https://www.propertyobserver.com.au/residential/how-to-keep-your-valuables-safe-when-you-open-your-home-for-inspection/2012031853884" target="_blank">“How to keep your valuables safe when you open your home for inspection”</a> I covered the issue of risk in the ongoing and endless debate about whether a property is best shown to prospective buyers through open or private inspection.
There was a great response to this article (always a pleasure for authors), which included comments from real estate agents, buyers, sellers, landlords and tenants alike.
Some commented on the need for separate theft insurance cover at open home inspections (and who should pay for it), some on the security issue, and others about the need for transparency by all concerned,
But having distilled the excellent feedback from the article (like enjoying an aromatic cup of tea and then musing about what is left over), the crux of the debate inevitably came back to the old question of, “What is the best method of showing your home?”
Personally I was trying to avoid a hot potato debate on this subject for the simple reasons that it is never-ending and I am supposed to be doing better things.
Here is my personal opinion. If I was selling my own home today there are some rational arguments that make the decision clear to me:
<ul>
<li>Why would I invite multiple strangers into my home if there is a risk of theft involved?</li>
<li>Why allow myself and my family to feel that our privacy has been invaded?</li>
<li>As the seller I prefer to show my property at times that suit me and not my real estate agent.</li>
<li>My mother-in-law, bless her soul, (who I agree is an expert on multifarious issues and does read my weekly column) pointed out the deal-breaker.</li>
</ul>
She argues that only about two out of 10 viewers who show up at open inspections are genuine buyers. The rest are either neighbours or tyre-kickers whose favourite hobby at the weekend is viewing other people’s properties. This is bad news for the seller and for agents, as they are time-wasters. On the other hand the ratio for private inspections is much more in the seller’s favour, given all are genuine.
It’s hard to argue with that kind of logic.
I spent many years as an agent opening hundreds of homes for property sellers. It worked for me at the time, but maybe times have changed and I have become wiser.
And real estate agents argue that they need to “get maximum exposure and as many prospective buyers through the property as possible” at open inspections.
But the reality for agents is that controlling 10 or 20 groups at an open inspection is like herding cats. And that is not to mention the nightmare of trying to follow up on them all to find out who is a genuine buyer or not.
One of my favourite books is Mark Twain’s Huckleberry Finn. There is a passage in it that I loosely quote: “When I was 14 I thought my father was an ignorant fool. But when I reached the age of 21 I couldn’t believe how much he had learned in seven years.”
Enjoy your cuppa and think on the above points when you read those tea-leaves!
Tim Mansfield is founder and principal of Sydney-based buyers' agency <a target="_blank" href="https://www.primepropertybuyer.com/">Prime Property Buyer</a>.
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tmansfield-Rk8rBecHRA

Why risk your home’s security at an open home when you can open it privately to genuine buyers?

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Pop-up shops helped plug rental gaps in 2011 as Melbourne experienced historically low retail vacancy rates in 2011, according to a report by CBRE.
Melbourne’s retail vacancies hit record lows as short-term spontaneous shops filled vacancies.
Pop-up shops are shops that exist for just a short period of time, usually weeks or months.
Vacancies across Melbourne’s top 10 retail strips fell to 3.5% over the second half of 2011, found CBRE’S Melbourne Retail MarketView.
Bridge Road experienced the greatest drop in vacancies, falling to 2.7% after the leasing of 10 shops, four of which were tenanted by pop-up stores such as Spring Clean Shop, run by the Brazillian Melko boutique.
Pop-up stores also appeared on Acland Street and Chapel Street in the second half of the year, helping to drive down vacancies in both precincts.
They give the retailer the opportunity to test the waters without the overhead of a longer-term lease and give landlords the opportunity to fill a gap in vacancy.
“The benefit for retailers is they can trade in an established shopping precinct for a low upfront cost while testing the market or clearing excess stock,” says CBRE associate director of retail services Max Cookes.
“At the same time landlords benefit by avoiding vacancy while letting tenants try before they buy or while waiting for the right long-term lease deal or concept. The concept has also be embraced by the likes of Celine Victoria, which pops up in the Melbourne CBD in the lead-up to Spring Carnival to sell its sought-after range of hats and fascinators.”
The report finds pop-ups have enjoyed increasing popularity as retailers and landlords focus on new marketing and brand initiatives in a challenging retail landscape.
Cookes says the concept is targeted towards the youth market, as young people like the spontaneous nature of a retail “event”.
Retail analysts have dubbed the shoppers who flock to pop-up shops as “transumers”.
The report looked at the Melbourne shopping strips of Acland Street, St Kilda; Bridge Road, Richmond; Burke Road, Camberwell; Chapel Street, South Yarra; Church Street, Brighton; Clarendon Street, South Melbourne; Fitzroy Street, St Kilda; Glenferrie road, Hawthorn; Glenferrie Road, Malvern; Puckle Street, South Yarra and Toorak Road, South Yarra.
The occurance isn't new as Ksubi set up its pop-up store - picture from the website, record/preserve/share - back in late 2008.
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awalsh-7Ub9EypybQ

Pop-up shops on the rise as Melbourne retail vacancy rate falls: CBRE

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Anyone predicting a much lower 3.5% RBA cash rate by June this year is being frustrated by the notoriously fickle financial markets (and a purportedly error-prone RBA), which, as I anticipated here, have concluded that their late-2011 assumption of up to six further rate cuts was absurd.
The markets have scaled this back strikingly to merely one cut by June. And all the economists who thought we’d get more cuts in the first quarter (following the RBA’s sudden turn-around) have been compelled to shift back the next RBA move to May at the earliest, with some abandoning their calls for cuts altogether.
As I've said for a while now, it is not inconceivable that the next move in rates is actually up, not down, although the probabilities associated with a cut in May remain very meaningful, given the weak economic growth and labour market data combined with middling signals out of China (see more below).
Glenn Stevens recently offered up some unsolicited advice to economists: “There are two rules of forecasting. The first rule is: don't! Second rule is: if you do forecast, never forecast exchange rates because that is easily, without question, the most poorly forecast variable in economics.”
Economists feel compelled to supply us with long-term forecasts, and almost never explain the true uncertainty around these numbers (an issue I’ve complained about for years). History would suggest that any forecast longer than six months is likely to be worthless (see Steve Keen’s track-record <a href="https://christopherjoye.blogspot.com.au/2011/12/debunking-steve-keens-predictions">here</a>). This low conviction is evident in the ever-changing prognostications of local analysts over the last year or two, who have oscillated from hikes galore to no hikes to lots of cuts and now possibly no more cuts.
The vacillation is understandable: it has been awfully hard to "hold the line" with your view of the Aussie and global economies amidst the highly turbulent and frequently conflicting daily information flows coming out of Asia, Europe and North America.
Right now I would personally put a low probability on a cut in April (because of the dramatic drop in bank funding costs over recent weeks and an upward surge in global sentiment), and I think it is probably a coin toss in May.
The RBA's May decision will be heavily influenced by: (1) the first-quarter inflation results, which we get in late April; (2) what banks independently do with their lending rates in the meantime; and (3) the currency movements, and whether our trade-weighted exchange rate looks to have shifted materially downwards (at the time of writing the Aussie dollar is at 103.97 US¢).
A big move down in the currency will afford its own unique form of economic accommodation, while jangling the nerves of the inflation hawks inside the RBA.
On the banks, it is getting increasingly hard to justify further margin expansion given funding costs are falling quite sharply: CBA's excellent AAA-rated covered bond (disclosure: I was an investor) was issued in January at an enormously high margin of 1.75% over the bank bill swap rate, and is now trading at around 1.15% over (i.e., a 60-basis-point decline, or a rise in the actual price of this bond). This has given the buyers of covered bonds terrific capital gains, which show little sign of faltering. ANZ’s latest covered bond issue priced at a margin of just 0.95% over the bank bill swap rate.
One way or another, the local rate debate should furnish us with entertainment, especially in the context of my bet with ALP economist Stephen Koukoulas about what will happen by June. Late last year I was confident (as one can be) that the cash rate would remain above 3.5% while the gloomy Koukie was certain it would crash down to this level or lower. While I proposed that the loser do a "nudie run" around Martin Place, Koukoulas wisely rejected this condition.
One of my long-held expectations – that US bond yields would eventually rise in response to better-than-expected growth and inflation pressures stoked by money-manufacturing central banks – does seem to be slowly coming to fruition. In this respect, UBS argues:
"The jump in US Treasury yields this week marks a secular turning point for bond markets. We believe a long-term bear market has commenced. The source of the sell-off is clear – an improved and more durable global economic recovery, particularly in the US… There are three main reasons for a bear market: (1) a sustainable recovery in the US has taken root, (2) Chinese and overall emerging economy growth will be just fine, and (3) the eurozone recession poses fewer risks to the rest of the world economy. "
Traditional fixed-income managers who invest in fixed-rate bonds (and are "long duration") will likely suffer in this environment (rising yields mean falling prices). Last year, they knocked the ball out of the park. An investor in long-term Aussie government bonds captured a total return of around 30% (including capital gains), while UBS’s Australian Composite Bond Index was up over 11%. In contrast, Aussie shares slumped another 15%.
This year more conservative fund managers that are long interest rates, or short “duration” via investments in floating-rate bonds, may outperform. It should also be a reasonable year for Aussie shares. I turned bullish on domestic equities for the first time since 2007 when the RBA commenced cutting rates. I would be even more bullish on equities (and house prices) if the flock of doves on the RBA’s board prevail in “rolling” the staff – as Graham Kraehe <a target="_blank" href="https://www.propertyobserver.com.au/economy/cash-rate-is-priced-to-perfection-christopher-joye/2012030553687">sensationally revealed they’ve done in the past</a> – and forcing rates lower again.
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

Oscillating rates debate with hip pockets and reputations at stake: Christopher Joye

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Locations as diverse as inner-Sydney’s Leichhardt, the Northern Territory’s Humpty Doo, home to the Big Boxing Crocodile, and well-to-do Victorian country towns like Kyenton head an exclusive list of just 25 suburbs that have managed average annual price growth of at least 10% since 2009, the end of the GFC.
The 25 suburbs are culled from the Smart Investor magazine’s top 601 suburbs list and include only those that also managed median dwelling growth of at least 10% growth during 2011.
The hotspot list is based on those suburbs where dwelling prices appreciated the greatest over the 12 months to December 2011.
The list is made up of nine suburbs in Sydney, nine locations in Victoria, three in the Northern Territory, two mining towns in Queensland (Moranbah and Blackwater) and one mining town each in South Australia (Ceduna) and Western Australia (South Hedland).
It includes the curious-sounding Humpty Doo, a small Northern Territory town that is home to the eight-metre-high Big Boxing Crocodile and perhaps less well known as housing hotspot.
Humpty Doo house prices have risen by 24.8% on average annually over the past three years, assisted by its close proximity (40 kilometres) to resource boom beneficiary Darwin. However, <a target="_blank" href="/news">Humpty Doo is also on RP Data's list of the slowest-selling localities in the Northern Territory</a>.
The standout performer in the past year is also in the Northern Territory – Tennant Creek, where median house prices increased by 24% over 2011 to a median of $230,000 and have risen by an average of 20.3% annually over the past three years.
The latest figures from RP Data show Tennant Creek house prices up 34.4% over the past 12 months with a median weekly rent of $357 and a median of $215,000 equating to a yield of around 8.6%.
Tennant Creek is one of two 2012 mining hotspots picked by Hotspotting.com.au’s Terry Ryder because of its “cattle properties, tourist attractions and mining sites”. Hotspotting.com.au forecasts annual long-term capital growth of 14% in Tennant Creek.
In Sydney, the inner-west suburb of Leichhardt is the standout performer, while the list is also notable for the inclusion of previously unfashionable locations such as the outlying suburb of Cabramatta, famous for its Vietnamese food and cheap Asian shops.
The Victoria list is notable for its lack of any Melbourne suburbs and inclusion of country towns along the Macedon Ranges route to Bendigo such as Hillside, Kyenton and Gisborne. The Victoria list also includes the Bendigo suburb of Strathdale and the Ballarat suburb of Soldiers Hill.
NSW
<table style="width: 470px;" border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td width="140" valign="top">
 
</td>
<td width="107" valign="top">
Median price
</td>
<td width="123" valign="top">
12 month growth in median price to Dec 2011
</td>
<td width="123" valign="top">
Average annual growth over three years to Dec 2011
</td>
</tr>
<tr>
<td width="140" valign="top">
Leichhardt units
</td>
<td width="107" valign="top">
$617,500
</td>
<td width="123" valign="top">
22.3%
</td>
<td width="123" valign="top">
16.6%
</td>
</tr>
<tr>
<td width="140" valign="top">
Canley Vale
</td>
<td width="107" valign="top">
$443,000
</td>
<td width="123" valign="top">
16.6%
</td>
<td width="123" valign="top">
10.3%
</td>
</tr>
<tr>
<td width="140" valign="top">
Hillsdale units
</td>
<td width="107" valign="top">
$413,750
</td>
<td width="123" valign="top">
14.9%
</td>
<td width="123" valign="top">
12.3%
</td>
</tr>
<tr>
<td width="140" valign="top">
Cabramatta units
</td>
<td width="107" valign="top">
$258,000
</td>
<td width="123" valign="top">
12.1%
</td>
<td width="123" valign="top">
14.1%
</td>
</tr>
<tr>
<td width="140" valign="top">
Summer Hill units
</td>
<td width="107" valign="top">
$499,000
</td>
<td width="123" valign="top">
10.6%
</td>
<td width="123" valign="top">
11.7%
</td>
</tr>
<tr>
<td width="140" valign="top">
Ashfield units
</td>
<td width="107" valign="top">
$478,000
</td>
<td width="123" valign="top">
10.4%
</td>
<td width="123" valign="top">
11.5%
</td>
</tr>
<tr>
<td width="140" valign="top">
Condell Park houses
</td>
<td width="107" valign="top">
$536,250
</td>
<td width="123" valign="top">
10.4%
</td>
<td width="123" valign="top">
10.3%
</td>
</tr>
<tr>
<td width="140" valign="top">
Belfield houses
</td>
<td width="107" valign="top">
$700,500
</td>
<td width="123" valign="top">
10.4%
</td>
<td width="123" valign="top">
10.8%
</td>
</tr>
<tr>
<td width="140" valign="top">
Paddington units
</td>
<td width="107" valign="top">
$600,000
</td>
<td width="123" valign="top">
10.1%
</td>
<td width="123" valign="top">
10%
</td>
</tr>
</tbody></table>
 Victoria
<table style="width: 470px;" border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td width="130" valign="top">
 
</td>
<td width="116" valign="top">
Median house price
</td>
<td width="123" valign="top">
12 month growth in median price
</td>
<td width="123" valign="top">
Average annual growth over three years
</td>
</tr>
<tr>
<td width="130" valign="top">
McCrae houses
</td>
<td width="116" valign="top">
$632,000
</td>
<td width="123" valign="top">
19.2%
</td>
<td width="123" valign="top">
10.6%
</td>
</tr>
<tr>
<td width="130" valign="top">
Drysdale houses
</td>
<td width="116" valign="top">
$400,000
</td>
<td width="123" valign="top">
15.9%
</td>
<td width="123" valign="top">
13.3%
</td>
</tr>
<tr>
<td width="130" valign="top">
Kyneton houses
</td>
<td width="116" valign="top">
$380,000
</td>
<td width="123" valign="top">
12.8%
</td>
<td width="123" valign="top">
15%
</td>
</tr>
<tr>
<td width="130" valign="top">
White Hills houses
</td>
<td width="116" valign="top">
$380,000
</td>
<td width="123" valign="top">
12.8%
</td>
<td width="123" valign="top">
15%
</td>
</tr>
<tr>
<td width="130" valign="top">
Portarlington houses
</td>
<td width="116" valign="top">
$415,000
</td>
<td width="123" valign="top">
10.3%
</td>
<td width="123" valign="top">
11.4%
</td>
</tr>
<tr>
<td width="130" valign="top">
Castlemaine houses
</td>
<td width="116" valign="top">
$325,000
</td>
<td width="123" valign="top">
10.2%
</td>
<td width="123" valign="top">
9.9%
</td>
</tr>
<tr>
<td width="130" valign="top">
Gisborne houses
</td>
<td width="116" valign="top">
$450,000
</td>
<td width="123" valign="top">
9.8%
</td>
<td width="123" valign="top">
11.2%
</td>
</tr>
<tr>
<td width="130" valign="top">
Strathdale houses
</td>
<td width="116" valign="top">
$360,000
</td>
<td width="123" valign="top">
9.7%
</td>
<td width="123" valign="top">
12.2%
</td>
</tr>
<tr>
<td width="130" valign="top">
Soldiers Hill houses
</td>
<td width="116" valign="top">
$285,000
</td>
<td width="123" valign="top">
9.6%
</td>
<td width="123" valign="top">
12.2%
</td>
</tr>
</tbody></table>
 NT
<table style="width: 470px;" border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td width="140" valign="top">
 
</td>
<td width="107" valign="top">
Median house price
</td>
<td width="123" valign="top">
12 month growth in median price
</td>
<td width="123" valign="top">
Average annual growth over three years
</td>
</tr>
<tr>
<td width="140" valign="top">
Tenant Creek houses
</td>
<td width="107" valign="top">
$230,000
</td>
<td width="123" valign="top">
24.3%
</td>
<td width="123" valign="top">
20.9%
</td>
</tr>
<tr>
<td width="140" valign="top">
Roseberry units
</td>
<td width="107" valign="top">
$433,500
</td>
<td width="123" valign="top">
11.2%
</td>
<td width="123" valign="top">
10.1%
</td>
</tr>
<tr>
<td width="140" valign="top">
Humpty Doo houses
</td>
<td width="107" valign="top">
$525,000
</td>
<td width="123" valign="top">
8.8%
</td>
<td width="123" valign="top">
24.8%
</td>
</tr>
</tbody></table>
 Queensland
<table style="width: 470px;" border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td width="130" valign="top">
 
</td>
<td width="116" valign="top">
Median house price
</td>
<td width="123" valign="top">
12 month growth in median price
</td>
<td width="123" valign="top">
Average annual growth over three years
</td>
</tr>
<tr>
<td width="130" valign="top">
Moranbah houses
</td>
<td width="116" valign="top">
$615,000
</td>
<td width="123" valign="top">
25%+
</td>
<td width="123" valign="top">
16.9%
</td>
</tr>
<tr>
<td width="130" valign="top">
Blackwater houses
</td>
<td width="116" valign="top">
$365,000
</td>
<td width="123" valign="top">
16.7%
</td>
<td width="123" valign="top">
10.6%
</td>
</tr>
</tbody></table>
 South Australia
<table style="width: 470px;" border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td width="140" valign="top">
 
</td>
<td width="107" valign="top">
Median house price
</td>
<td width="123" valign="top">
12 month growth in median price
</td>
<td width="123" valign="top">
Average annual growth over three years
</td>
</tr>
<tr>
<td width="140" valign="top">
Ceduna houses
</td>
<td width="107" valign="top">
$265,000
</td>
<td width="123" valign="top">
12.8%
</td>
<td width="123" valign="top">
16.5%
</td>
</tr>
</tbody></table>
 
Western Australia
<table style="width: 470px;" border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td width="130" valign="top">
 
</td>
<td width="116" valign="top">
Median house price
</td>
<td width="123" valign="top">
12 month growth in median price
</td>
<td width="123" valign="top">
Average annual growth over three years
</td>
</tr>
<tr>
<td width="130" valign="top">
South Hedland
</td>
<td width="116" valign="top">
$750,000
</td>
<td width="123" valign="top">
7.9%
</td>
<td width="123" valign="top">
13.7%
</td>
</tr>
</tbody></table>
</body></html>

lschlesinger-FZcF9M3vE6

Humpty Doo, home of the Big Boxing Crocodile, among eclectic mix of 25 post-GFC hotspot kings

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The A-REITs sector will continue to consolidate and privatise unless stock prices rise to reflect the value of the assets they hold, listed property trust executives have warned.
Commonwealth Property Office fund manager Charles Moore says that if trusts continue to trade at a discount to their net tangible asset there will likely be a “slow burn to privatisation” as well as “consolidation in the A-REIT sector, where scale and liquidity, alongside performance, will play a more important role in maintaining relevance”.
Moore was speaking at the Australian Financial Review Commercial Property Conference this week following remarks by Investa chairman and chief executive Scott MacDonald that if stocks continued to trade at a discount “they will all get taken out and you will lose your A-REIT industry”.
Their comments follow the recent decision by shareholders of Charter Hall Office REIT to sell the company to a consortium of institutional investors from Singapore and Canadia. It will be delisted from the ASX in mid-April should all conditions of the agreement be met.
Goldman Sachs is forecasting a 2012 calendar year capital return for the REIT sector of 15.5%, a yield of 6.87% and a total return of 22.4%.
For the year to date (to March 22) the S&amp;P/ASX 200 A-REIT Sector is up just over 6% tracking below that of the benchmark S&amp;P/ASX 200, which is up 6.8%.
Moore has defended the asset sell-off initiated by many A-REITS since the collapse of Lehman Brothers in 2008 as well as implementing strategic reforms, calling these steps the “building blocks” for a recovery.
He says an improvement in returns generated by A-REITS should provide the incentive for retail investors to return to the sector after they abandoned it following the GFC, resulting in a collapse in values.
Also speaking at the same conference Carmel Hourigan, Lend Lease’s managing director of investment management in Australia, said A-REITS continued to be punished for the sins of the past.
She also says unlisted property trusts are again in favour with investors at the same time as super funds look to set up their own in-house property trusts.
However, she says A-REITs offer better long-term growth prospects for investors.
 
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A-REITs facing ‘slow burn to privatisation’ unless stock prices rise: Charles Moore

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Offshore investors remain keen on the Australian hotel market even as domestic institutional investors continue their exodus from the sector, according to Colliers research.
Singapore’s Ascendas entered the Australian market for the first time, but local companies Commonwealth Property and Mirvac are selling off their hotel assets.
“Strong demand from overseas investors is expected to continue in 2012, despite the strong Australian dollar,” says Colliers director of research Nora Farren.
“Offshore investors still see value in Australian assets and view the market, particularly those assets with exposure to business travellers, as safe, long-term investments.”
The hotel sector gave the greatest return of all commercial assets for 2011, showing a return of 17.8%. Office, retail and industrial assets all showed returns of around 10%.
The strong returns were driven by a lack of new supply and a rising corporate travel market.
CBD hotels enjoyed strong capital returns of 9.3% during 2011 driven by increasing occupancies and room rates.
Of the $1 billion of sales identified by Colliers, the biggest transaction was the $310 million sale of the Mirvac hotel portfolio to an Asian consortium.
There were $1.25 billion of hotel sales in 2010.
The Mirvac acquisition includes Mirvac Hotels and Resorts, a management company of 48 hotels (including two owned hotels) representing 6,100 rooms as well as a stake in the Mirvac Wholesale Hotel Fund, which owns seven of the hotel assets.
The Perth hotel market is likely to continue to outperform other domestic locations in the near-term, buoyed the strongest growth in revenue per available room (RevPAR) at 18% and healthy investment and construction activity.
Australia’s average RevPar growth was 5%, with Adelaide and Gold Coast both recording decreases.
Across Australia, the average room rate increased by 4.8%, with Perth up 9%.
“Asian buyers are showing a keen interest in the Perth market, seeking exposure to the city as it benefits from the mining boom,” writes Farren.
“Construction activity in the Perth hotel sector is expected to gather pace, with a hotel to be included in the Perth Waterfront project, and the expansion of the Crown Perth casino to potentially include a five-star hotel and entertainment complex.”
The number of Chinese visitors arriving each year is increasing 12%, according to the ABS, and they will contribute one-third of the growth in Australia’s tourism export earnings until 2020, says Colliers. In 2011 there were 60% more overseas trips by Australians than five years previous.
 
 
 
</body></html>

Offshore investors see potential in Australian hotels as local companies exit sector: Colliers

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While capital growth in Sydney units slowed down in the second half of 2011, it remains the only market segment to record positive growth during the whole year.
As a result commentators are fairly bullish and see room for more growth in 2012. Property valuers at WBP see more growth potential for affordably priced existing units (nine o’clock) than new unit stock (between 10 o’clock and 12 o’clock).
“New unit stock is fully valued with premium prices being achieved due to stock limitations and ‘non-market-related forces’,” says WBP.
“These include first-home buyer and investor new housing stimulus benefits under state government housing policy designed to encourage provision of new housing stock. History indicates markets can decline when stimulus-fuelled markets correct and properties are exposed to the market under normal market conditions without the hype.”
Click to enlarge
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/clocksydneyunits.jpg"><img src="/images/stories/clocksydneyunitsthumb.jpg"></a>
Time: Nine o'clock
However, WBP expects well-located affordable lifestyle units will continue to attract demand where the opportunity to buy a house is no longer feasible.
Metropole’s Michael Yardney says there is still strong demand from owner-occupiers for units but warns of a shortage of available “good” stock relative to demand, especially in the inner west and eastern suburbs.
“There are a lot of secondary properties for sale, and the market is not buying these,” he says.
“Strong rental demand, a shortage of rental properties, tightening vacancies and rising rents means investors will also vie for the same apartments as owner-occupiers, underpinning prices. The market for well-located apartments is likely to remain strong throughout the year, and this will be helped by falling interest rates.”
Century 21 chairman and owner Charles Tarbey also sees potential for price growth in Sydney houses and units.
“Sydney never reached the property price peak of the other states.  Stock continues to come onto the market but has steadied compared to this time last year,” says Tarbey.
Population: 4.57 million
Median unit price: $435,000 
Unit price growth in February 2012: 0.3% 
Annual unit price growth to December 2011: + 0.9% 
Annual unit price growth to July 2011: +2.6% 
Rental yield: 5% 
To find out where your capital city's house or unit market is on the property clock, <a target="_blank" href="http://propertyobserver.com.au/ebooks/free-ebook-australias-autumn-2012-property-clock">download our free eBook.</a>
Property Observer also tracks <a target="_blank" href="https://www.propertyobserver.com.au/residential/sydney-house-prices-at-530-in-their-cycle-and-still-falling-experts/2012032253973">Sydney houses on the property clock</a>.
 
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Sydney unit prices at nine o’clock in their cycle and rising: Experts

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According to RP Data, the decline in Sydney house prices sped up slightly in the second half of 2011, but the overall decline has been modest compared with the likes of Brisbane and Melbourne.
Michael Yardney, found of property advisory company Metropole, places Sydney’s housing market at between three and five o’clock – meaning it still has a way to go before it bottoms out.
“Different segments of the market are at different stages of the property cycle. The top end of the market is at three o’clock with an oversupply of property relative to the reduced demand,” he says.
Click to enlarge
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/clocksydneyhouse.jpg"><img src="/images/stories/clocksydneyhousethumb.jpg"></a>
Time: 5.30
“There is more demand for properties in the middle and end of the market – but it is still weak – at five o’clock.  Overall, prices are likely to rise between 3% and 5% this year.”
SQM Research managing director Louis Christopher says Sydney is close to bottoming out.
“Stock levels are falling away fairly quickly. Clearance rates have been stronger than expected, and vacancies are super tight, with rents growing at 6% to 7% compounded annually,” he says.
According to Christopher, Sydney is already outperforming the rest of Australia in a downturn. He says the investor hotspots are the outer suburbs and western Sydney.
Property valuation firm WBP puts Sydney’s prestige housing market at five o’clock (not yet at the bottom of the cycle), but the affordable housing market at eleven o’clock (rising).
According to WBP, prestige housing has the potential to fall further should “GFC 2” happen, forcing asset sales in a lacklustre market.
“Capital growth in this segment has been stagnant for some time. Significant vendor discounting is required to achieve sales and avoid lengthy unsuccessful marketing periods,” says the valuer.
WBP says cheaper, existing housing well serviced by established infrastructure remains in demand.
Population: 4.57 million
Median house price: $516,000
House price growth in February 2012: 1%
Annual house price growth to December 2011: -0.9%
Annual house price growth to July 2011: -0.5%
Rental yield: 4.3% (Source: RP Data)
To find out where your capital city's house or unit market is on the property clock, <a href="http://propertyobserver.com.au/ebooks/free-ebook-australias-autumn-2012-property-clock" target="_blank">download our free eBook.</a>
Property Observer also tracks <a target="_blank" href="https://www.propertyobserver.com.au/residential/sydney-unit-prices-at-nine-oclock-in-their-cycle-and-rising-experts/2012032253974" style="font-size: 14px; text-align: left;">Sydney units on the property clock</a>.
 
 
 
 
 
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Sydney house prices at 5.30 in their cycle and still falling: Experts

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The prestige suburb of Mosman on Sydney’s lower north shore will have the most auctions in the city this weekend, with 11 auctions scheduled out of a total of 420, according to Australian Property Monitors (APM). 
Earlier this week, Property Observer reported that prominent <a href="https://www.propertyobserver.com.au/new-south-wales/bankers-are-supposedly-bailing-but-mosmans-mandolong-house-reputedly-sells-for-bullish-%2418-million/2012031853893" target="_blank">Goldman Sachs Sydney stockbroker Richard Coppleson</a> had advised his clients that he'd  heard stories that Mosman was in a "huge state of distress" as bankers bailed from the prestige property market. 
The other Sydney suburb with a flurry of auction activity this weekend is Maroubra in the eastern suburbs, where eight auctions are scheduled. 
This weekend’s Sydney auction volumes are 20% higher than the same weekend last year. 
In total, APM has 752 auctions listed in Sydney for the March 31 “super Saturday” weekend, 28% more than the same time last year. 
Melbourne is also building to a 1,000-plus super Saturday weekend. 
According to the Real Estate Institute of Victoria (REIV) there are 820 auctions scheduled in Melbourne this weekend, with 17 scheduled in St Kilda and 14 in Richmond. 
This is slightly below the 872 auctions recorded for the same weekend last year, which had a clearance rate of 59%. 
The REIV expects about 1,070 auctions in Melbourne for the March 31 weekend, the first time since the December 11, 2010 weekend that auction numbers will tip over 1,000.
Last year there were five weekends with more than 950 auctions.
The year-to-date clearance rate in Melbourne is 62% from 3,625 auctions. At the same time last year the clearance rate was 67% and in 2010 a much higher 87%.
 
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Mosman in Sydney and St Kilda in Melbourne to have most auctions this weekend in lead-up to pre-Easter super Saturday 

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Around budget time each year, and whenever tax reform is discussed, property investors shudder at the thought of the abolition of negative gearing. 
At the federal government tax summit last year, Grattan Institute economist Saul Eslake called for changes to negative gearing, arguing it provided $4.5 billion each year to affluent Australians and reduced the supply of affordable housing. 
“We've got a personal income tax system that rewards accumulation of wealth through borrowing and speculating and penalises the accumulation of wealth through working and saving,” he said. 
Not that long ago ANZ Bank's Phil Chronican took aim at negative gearing, claiming the tax break was leading to an unhealthy focus on housing as a means to get rich, while pushing property prices to unaffordable levels. 
Opponents of negative gearing appeal to the frustration of would-be home owners, suggesting they have been locked out of the market by greedy, tax-driven property investors who receive billions of dollars of tax breaks that push up property prices. It is sometimes argued that it would be better to use revenue forgone through negative gearing to build more “affordable” homes.
 
A quick primer:
A property is negatively geared when the costs of owning it – interest on the loan, bank charges, maintenance, repairs and depreciation – exceed the income it produces. 
Since the costs of producing an income are generally deductible against the taxpayer’s other income, property investors can effectively offset some of the interest expense against their wages. This has made some argue that other, less fortunate taxpayers help these property investors meet their costs. 
Why would anyone go into a business deal that is expected to make a loss? 
Generally it’s because property investors hope that their income losses will be more than offset by their capital gains when they eventually sell their properties. And in Australia capital gain is not taxed unless you sell your property, and then it is concessionally taxed – again evoking the argument that it favours wealthy landlords. 
Of course negative gearing is more favourable for taxpayers who earn high incomes. 
Imagine an investor had excess interest expenses of $10,000. If he were on a marginal tax rate of 15¢ in the dollar he could use his loss and reduce his tax by $1,500. But a taxpayer in a higher tax bracket, one who pays 30¢ in the dollar tax, could reduce her tax by $3,000. 
So the benefits of negative gearing are greater the more you earn and the higher your tax rate. 
What’s the fuss about?
In our modern society we pay our taxes and expect the government to provide us with certain essential services. These include hospitals, roads, schools, jails, public transport, aged care and public housing. 
In Australia the government often shares the burden of providing these services with private enterprises that can often deliver them more efficiently and cheaply. 
When the government can’t supply enough public hospital beds, privately run hospitals step up to the mark and not only receive tax deductions for their business loans, but also allowances to subsidise them. So do aged-care providers, schools and public transport providers who provide services in tandem with the government. 
Our government also provides public housing, but not enough for all those who can’t afford to buy their own property. While government programs such as the national rental affordability scheme and other social and public housing programs are helpful, it is only the private rental market that can deliver rental accommodation at the rate and scale that is required at present. 
Property investors like you and I save our deposits, buy a property, commit to a loan for 25 or 30 years and provide accommodation for others in our community. 
In return we expect to get a reasonable return on our investment risk, just like other business people do. We know that the rent won’t cover our expenses, but accept that certain tax benefits plus the long-term capital growth will make up for this. 
Sometimes it does, and sometimes it doesn’t. 
Leverage and negative gearing compounds returns in the good times, but multiplies losses when property prices are flat or falling. I know as many people who have lost money in property investment as those who have made money – much like most other small business people. 
If the government takes away my tax concessions, I would have to consider my investment options. To ensure I get a decent return I’d put up my rents if I could, or maybe I’d invest elsewhere to get the best bang for my buck. 
The result would be that rents would rise and tenants would have to fight over the few rental properties left, or the government would have to invest its own money and buy or build properties and enjoy the pleasures of being a landlord. 
Of course the government already provides some public housing, but not enough, leaving the task of providing rental accommodation not only in our capital cities, but also in regional Australia and in the remote mining towns to private investors. These are people like you and me who have chosen to run our own little property investment businesses. 
If we set up a dog wash business or a restaurant, we’d be able to claim a tax deduction for legitimate business expenses including loans to set up our business or purchasing business equipment. 
Why should it be different for property investors who take on a business risk? 
Something for the government to think about.
Michael Yardney is the director of <a href="https://www.metropole.com.au/">Metropole Property Investment Strategists</a> , a best-selling author and one of Australia's leading experts in wealth creation through property. He also writes the <a href="https://www.propertyupdate.com.au/">Property Investment Update</a> blog.
</body></html>

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