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“Minister Chanthivong and his team have shown real leadership in replacing an outdated two-year bond with cover that matches the lifespan of the buildings people are buying into.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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Administrators of collapsed mortgage broker Refund Home Loans are expected to sign a contract in the next few days to sell the business to State Home Loans.

A letter sent to franchisees by the administrator and seen by Broker News states that an offer has been received from State Home Loans.

Under the conditions of the sale, as many franchisees "as possible" are required to continue to operate under the existing franchise agreement, but the new owner is not liable to for any debts to owed to franchisees including lender commissions or any breaches of franchise agreements by Refund prior to the sale.

As part of the agreement, the franchisees’ loan book will be transferred from Choice Aggregation Services to an unnamed aggregator.

ASIC information shows State Home Loans received a credit licence in January 2011. 

Refund Home Loans collapsed in October last year.
 
 
 
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Refund Home Loans to sell to State Home Loans

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Luci Ellis, head of the financial stability department at the RBA, says home mortgage markets with prudent lending standards do not generally pose risks to financial stability. 
Speaking at the Australian Mortgage Conference 2012 in Sydney today, she told delegates it was not unusual for housing prices to fall, especially if they had been booming previously, or if the economy has turned down. 
“But for that to translate into a big upswing in mortgage defaults, the economy generally has to have weakened first,” she said. 
While Ellis says there is no reason why Australia should follow the same path as the United States, where the collapse in housing prices was accompanied by a rise in mortgage defaults, she says Australian mortgage lenders need to refrain from easing lending standards the way they did in the United States. 
“And so far, you have been refraining. It is a key difference between the two countries, and it motivates the title of my talk today: [Prudent Mortgage Lending Standards Help Ensure Financial Stability],” she says. 
In her talk Ellis sought to clear the misconception that all of lending in the US is non-recourse explaining that the “law in in most US states allows lenders to sue for any remaining shortfall from the proceeds of sale of foreclosed homes”. 
“Instead of imagining a ‘ruthless defaulter’ who walks away from their financial obligations, we need to focus more on capacity to pay and how it can decline. 
“The reality is that things can happen to people that make it difficult to repay their loans – their relationships break down, or they lose their jobs, or a member of the family becomes too ill to work or even dies. 
“We economists and credit risk modellers speak euphemistically of idiosyncratic shocks, but this is what we mean. Financial stability policymakers cannot legislate away these individual setbacks, but we can be alert to circumstances that could make them more common or more damaging,” she said. 
Ellis says policy makers and lenders “need to be alert to falling housing prices, but we also need to keep them in perspective”. 
“There still needs to be an underlying problem with the borrower’s ability to repay before they default. 
Ellis says the RBA does not think it is sensible to “rely on simple rules like a ratio of loan amount to income”, acknowledging that “many Australian lenders sensibly take borrowers’ other obligations and expenses into account when determining how much debt can be serviced, and thus how much they will lend”. 
“Both lenders and policymakers need to think about more than just the explicit loan terms. 
“We must consider the variability of those terms, and of the circumstances of the borrower,” she says. 
“For example, does the borrower have an unusually volatile income or employment history? And have both the borrower and lender allowed enough of a margin to cope with interest rate changes? 
“We must also consider who has the option to vary those loan terms. Australian borrowers’ tendency to repay ahead of schedule is a good example of this. And we must consider whether and how the lender can verify that the information they base their decisions on is true.”
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RBA warns prudent mortgage lending vital in housing downturn

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The Fortune of War hotel – marketed as the oldest continuously licensed pub in Australia – has been listed for sale after nearly 25 years in the same hands.
<img src="/images/stories/fortuneofwar5.jpg">
The Fortune of War, which dates back to 1828, is part of a recently renovated hotel complex positioned opposite Circular Quay in Sydney. The actual George Street hotel is a three-storey facebrick building with stucco detailing built in 1922. The first recorded licensee of the public house was John Boreham who was the seller of wines, malt and liquor. In March 1976 Tooth &amp; Co relinquished its head lease to the Sydney Cove Redevelopment Authority, and the lease has been with publican Robert Keyes since 1987.
Given its location in Sydney’s Rocks district it has prided itself on the reputation of being the first and last port of call for generations of Australian and visiting soldiers.
<img src="/images/stories/fortuneofwar2.jpg">
“With over 100k per week in revenue, it will be hotly pursued,” Jolliffe advised Property Observer.
Of course the claim of Sydney's oldest pub is also claimed by the more upmarket Lord Nelson. In May this year Fairfax writer Mark Chipperfield wrote the nearby Lord Nelson has the words "Sydney's Oldest Hotel" painted on its exterior in bold letters. Chipperfield noted on face value, the Lord Nelson's claim on the title of oldest pub seems unassailable: built in 1836 using sandstone blocks quarried from Observatory Hill, the pub has held its liquor licence continuously since May 1841. But there are some flaws in the claim including the building being initially built as a private residence for William Wells, a local merchant and publican, and only transformed into a hotel in 1841.
<img src="/images/stories/fortuneofwar3.jpg">
The latest offering comes with The Fortune of War Hotel, The Russell Hotel (which offers accommodation, pictured below) and The Russell Wine Bar (pictured above) at the Rocks. Its Ray White Hotels listing agent Andrew Jolliffe told The Shout that the hotel market dynamics changed in October last year after the gap between buyer and seller closed earlier in the year.
<img src="/images/stories/fortuneofwar4.jpg">
“We could see the value bounce in quality assets was far more likely than less likely," he said.
Jolliffe <a target="_blank" href="https://www.raywhite.net/?p=4697">joined the Ray White Hotels Australia group</a> following its expansion from Brisbane into Sydney.
Over the past 20 years, Jolliffe’s senior executive roles included general manager of the Palace Leisure Group, managing director of the Grant Samuel Private Equity Pub Fund and chief executive of ASX -isted hotel company National Leisure and Gaming Limited.
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jchancellor-FAypfDUnLy

Sydney’s Fortune of War, Australia’s oldest pub, listed after 25 years 

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A major apartment complex development in Queensland has fallen into receivership, the latest victim of the state’s lacklustre property sales.
Price growth in Queensland remains depressed, with first home buyers still cautious after major banks signalled they are prepared to raise rates outside decisions made by the Reserve Bank.
According to official documents, the company behind the $170 million Alderley Square apartment development, Alderley Village, was placed in receivership in November.
Receivers Korda Mentha were contacted this morning, but no reply was available prior to publication. The Alderley Village development office was also contacted, but the line appears to be disconnected.
Construction of the development was expected to begin this year, but the development has now collapsed with $12 million in debt, according to the Australian Financial Review.
The project was reportedly backed by private South Africa-based investors. The developer behind the property is PCN Projects, which has offices in both Australia and South Africa.
That company was also contacted this morning, but no reply was available prior to publication.
The development is the latest within Queensland to fail, with a number of properties and resorts going under during the past few years. Apartment supply has exploded in the last decade, especially on the Gold Coast, which has put more downward pressure on prices.
The Alderley project would have offered over 200 new residential apartments. Reports indicate $55 million worth of apartments were sold during the first 12 months of sales, but transactions slowed soon after.
The collapse comes as home loan arrears in Queensland have also risen above those in other states.
SQM Research managing director Louis Christopher says there has been a definite slowdown in Queensland, with stock continuing to rise causing more price pressures.
“We went through 2011 when there was a period in which house prices fell in Brisbane, and the ABS says there was a 9% fall from peak to trough across 2010-11.”
“That’s a substantial correction. It’s caused enough stress for property developers who have done work based on contracted prices and for those who have to offer a buffer on those prices as well.”
Christopher says developers have had trouble gaining finance, even during the past year or so, and that he’s heard reports of banks breathing down developers’ necks – even when all the finances check out.
“There is quite a lot of stress for new property developers, particularly those working on a thin buffer of prices. When developers start making even a small loss, it can destroy them very quickly.”
This article originally appeared on<a href="https://www.smartcompany.com.au/?piffwe" target="_blank"> SmartCompany</a>.
 
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pmcstafford-pr9eMARWoN

Queensland $170 million apartment project in receivership, state’s property market still under pressure

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Change seems to be the meme of the day. I guess by next week we could have a Gillard government, a new Rudd government, or, more improbably, an Abbott-led Liberal government. 
I think change is one of the hardest things for humans to internalise. We tend to be wired to taking all that we see around us as given and assuming that this slice of time will remain static. History teaches us that one of the few constants is, however, change. 
With this inspiration, I will try and address three questions about “change” today. 
First, has the change in interest rate expectations, and the banks’ controversial decision to raise rates, altered the outlook for Australian housing? 
Second, would it be hard to permanently change the competitive complexion of Australia’s banking system, which is subject to so much heated debate? 
And, lastly, should changes in market lending rates be tied to the RBA’s monthly meetings? 
To the detail. 
By the end of last year we had grounds for optimism about the direction of Australia’s housing market. During November and December, home values in Australia’s capital cities actually edged higher, on average, in seasonally adjusted terms. 
This was a noteworthy break from the 2011 trend of modest house price depreciation in concert with robustly rising household incomes. That is, striking improvements in affordability. 
The apparent turn in Australian housing conditions coincided with two very important interest rate reductions by Australia’s central bank, which, at the time, were fully passed onto borrowers by private sector lenders. This helped push average variable mortgage rates to levels that were clearly below their long-term averages. Fixed-rate loans are even more accommodative again. 
The final dynamic of consequence was the dramatic improvement in consumer expectations about their future finances, which I have discussed many times here before. 
Households went from budgeting for several rate hikes to banking on rate cuts. Indeed, the financial markets were forecasting a total of six RBA rate cuts by the middle of this year. I was of the view that while this was incredibly unlikely, it would almost certainly spark very sprightly house price growth if it did come to pass. 
Sitting in February 2012, things have changed. As we know, the banks have boosted mortgage rates back up by about 10 basis points. The RBA shocked most observers by not cutting rates in February. And consumers and the financial markets now no longer expect a huge amount of additional interest rate relief. 
These are the new facts we have to work with. While a central case cannot be quite as bullish as it was following the fully passed-through December cuts, it remains arguably characterised by one of stability. 
I am confident Aussie house prices will find a base at some point in the next one to two quarters. And, once they do, it is reasonable to think that the cost of housing will continue, as it has typically done in the past, to accrete broadly in line with purchasing power, and hence household incomes. 
Was there a time when the competitive contours of Australia’s housing financing market were very different to that which we are so accustomed to seeing today? 
It transpires that there was. I was recently wading through the ABS’s housing finance data when I decided to have a look at how the market share of different lenders varied through time. The chart below illustrates the results.
Click to enlarge
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/feb23.gif"><img src="/images/stories/feb23thumb.gif"></a>
In 1975, building societies and non-bank lenders accounted for about half of all the new home loans written. This situation, facilitated by tighter regulations on banks, including interest rate caps, persisted until the early to mid-1980s. 
A combination of financial market deregulation, the removal of barriers to foreign bank competition, industry consolidation, and the transformation of some building societies into banks, resulted in a structural change in the bank versus non-bank market shares from 50:50 to circa 80:20 by the late 1980s. 
After an additional rise in the banks’ share of the competitive pie to around 90% of all new flows in the early 1990s, something began to change. 
In short, the advent of a cost-effective, and arguably safer form of “matched” funding, which involved the packaging up and sale of entire parcels of home loans to third-party portfolio investors that were prepared to buy them, spurred a decade and a half of new competition with the return of non-banks, like Aussie, Wizard and RAMS, and also, importantly, empowered smaller banks and building societies, such as Adelaide Bank and CUA. 
Once again we were greeted by change, with a new industry equilibrium. Building societies and non-banks consistently attracted about one-fifth of all customers, with the banks keeping the remainder. 
One problem with the new funding medium was that it had no government support since the regulatory infrastructure was not divined with securitisation in mind. Bankers like to claim that those lenders that relied on securitisation had “flawed business models”. 
In truth, funding yourself via an arm’s-length sale of your assets is intrinsically safer than funding with an asset-liability mismatch: that is, borrowing in the short-term from retail depositors and wholesale creditors, and committing that money to long-term loans. The latter approach constantly exposes banks to the risk of insolvency, which is why they inherently need so much taxpayer support (and a liquidity provider of last resort known as the central bank). 
During the GFC, the government’s reflexive response was to protect the core of the financial system and worry about smaller competitors later. That is, it focused on so-called “system stability”. And so taxpayers guaranteed bank deposits, bank liabilities, and the central bank lent to the banks like it never had before. 
With the effluxion of time minds turned to how the increasingly uneven playing field could be levelled. This compelled the government to support the liquidity of securitisers by having a subsidiary of the Treasury invest in AAA-rated portfolios of bundled home loans. By definition, this was safer than guaranteeing more lowly rated banks. 
Nevertheless, we have today an unprecedented concentration in major bank power, with building societies and non-banks now accounting for just 7.5% of the flows. There is naturally an almost unfathomable amount of capital that has a vested interest in preserving this state of affairs. It will not, therefore, be easy for policymakers to effect any change to it. I think somebody once called this “money-power”. 
The final question I posed was whether the banks are correct in arguing that they should be able to set their lending rates independently of the RBA’s monthly meetings. 
The RBA’s former head of domestic markets, John Broadbent, notes that, “funding costs are not entirely determined by the [RBA’s] cash rate, but the major determinant is either the present level of the cash rate or expected changes in the cash rate”. 
The other main driver of costs is the margin banks pay above the government bond rate for their funding. This spread reflects, among other things, the risk of a bank defaulting on its debts. Much of the time these credit spreads are relatively stable. Every couple of decades, however, a credit crisis comes along and the markets reprice bank risk. 
Yet the highest-frequency influence on funding costs is the RBA’s monthly board meeting, which sets the overnight cash rate. The RBA’s goal is to work out whether the banks’ lending rates are at the “right” levels to keep inflation within its target band. If they are not, the RBA adjusts its cash rate. 
Millions of Australians with variable-rate loans have been conditioned to this convention. While banks are right to highlight other influences on the price of money, they are wrong to create an artificial disconnect with monetary policy.
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

Big change in bank vs non-bank home loan market share since 1975: Christopher Joye

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Melburnians will be protesting tomorrow against the slated demolition of the 1928-built Scots Church Hall and associated buildings on the corner of Collins Street and Russell Street.
Melbourne Heritage Action will march against the approved development by Scots Church Properties Trust, arguing that planning authorities have ignored regulations in approving the project.
Spokesperson for Melbourne Heritage Action Rupert Mann says approval should never have been given to demolish the building.
“It’s supposed to have the highest level of heritage protection in Australia. Despite that, it’s being left as a wafer thin façade of one wall,” he says.
In 2007 then planning minister Justin Madden ignored Heritage Victoria recommendations and issued permits for the destruction of Scots Church Hall, the former Victorian car park and a former showroom.
Heritage Victoria opposed the demolition of the car park because of its historical and cultural significance – it was the first multi-level car park in Melbourne.
“That it was pushed through by Justin Madden is appalling. How can the peak heritage body of this state be overridden by one man?” Mann says
In 2006 trustees of the church signed a 99-year lease agreement with Grocon and APN Property Group to develop the site.
Grocon, in partnership with APN, plans to build a $220 million, 12-storey office block on the site, with <a target="_blank" href="https://www.propertyobserver.com.au/office/westpac-takes-paris-end-of-collins-leaves-docklands-to-other-banks/2011092251651">Westpac as the anchor tenants</a> in the Peddle Thorp-designed building.
The current plans incorporate just nine metres of the car park building.
Mann says it’s a poorly designed project that will detract from the character of the area.
“It’s a highly disrespectful incursion – they’ve made no attempt to preserve the heritage of the buildings. The whole streetscape will be destroyed,” he says.
“You begin to lose what makes Melbourne a great city. Life here is centred about these small-scale heritage precincts.”
Mann hopes to pressure APN into redesigning the project to further incorporate the older buildings.
In Victoria, any applications for a project in excess 25,000 square metres is automatically referred to the state planning minister and skips the council decision.
Mann says this is another point of contention that he hopes to raise with the protest.
“We want that threshold raised way up to 60,000, 70,000, even 80,000. We believe the City of Melbourne should have much more of a say on what goes on in Melbourne’s CBD.”
APN was unavailable for comment.
 
 
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awalsh-7Ub9EypybQ

Heritage group to protest against demolition of Scots Church Hall in Melbourne CBD

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Hotel giant Accor plans to open 9,000 hotel rooms in the Asia-Pacific region in 2012, mostly in Australia, following its acquisition of the Mirvac hotel portfolio. 
In December Accor acquired Mirvac hotel portfolio for $327 million, comprising about 6,100 hotel rooms. 
Hotels in the portfolio include the Quay West hotels, the Quay Grand at Circular Quay in Sydney as well as the Sebel hotels in Newcastle and Mandurah in Western Australia. 
On the back of reporting an 18% rise pre-tax operating profit to €446 million ($556 million), Denis Hennequin, Accor’s chairman and CEO, says the group easily exceeded its expansion target of 35,000 new rooms in 2011 and aims to add a further 40,000 rooms this year.
“The Asia-Pacific region will represent about 45% of Accor’s pipeline of development in 2012,” he says. 
Accor manages about hotels in Australia, with brands including Sofitel, Pullman, Novotel, Mercure and Ibis. It also owns a fifth of hotel owner Tourism Asset Holdings Ltd and runs most of its assets. 
Accor has 104,000 rooms (609 hotels) in the works, and 45% are planned for Asia Pacific. 
During the year, Accor opened a record 38,700 rooms, mainly under franchise and management contracts. 
Of the total number of new rooms, 47% were located in Europe and 33% in the Asia-Pacific region, consolidating its leadership positions in these geographies. 
By the end of 2011, the group's hotel base stood at 531,700 rooms, half of which were operated under franchise and management contracts.
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Australia the target of Accor hotels expansion in Asia Pacific 

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Peter Bond, the new owner of a cyclone-damaged resort on Dunk Island, off far north Queensland, says it could be many months before construction begins on his proposed new resort.
The island was devastated in February 2011 by Cyclone Yasi.
The mining entrepreneur bought the island in December – and <a href="https://www.propertyobserver.com.au/https://www.propertyobserver.com.au/leisure/dunk-island-in-fnq-rumoured-to-have-sold-to-linc-energy-boss-peter-bond/2011120252645" target="_blank">after initial confusion as to his intentions,</a> announced plans to build a five- or six-star eco resort.
The Linc Energy boss, who bought the island for about $10 million, was ranked as the 12th richest person in Queensland in the recent Sunday Mail top 100 rich list with an estimated wealth of $607 million.
"It is a big task, and we've only just taken over the island – we're only just getting on with it," Bond has told the ABC.
"The reality is it's the rebuild that matters, so by the time our architects get on with that and we really get on with construction, that's many months away, I'm afraid."
He says he hopes “day trippers” will be able to return by Christmas.
"I'd like to get the spit working again, so I'd like to get a cafe down there," he says.
"I'd like to get that area cleaned up and I'd like to get that usable for day visitors again this year.
"With the help of the government to get the jetty going ... that's the big area, get the jetty and the spit going, and we've ticked a big box."
 
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Peter Bond says construction of new Dunk Island resort could be months away

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The premises that house well-known Sydney eateries Otto Ristorante and Kingsleys Steak and Crabhouse on Woolloomooloo’s Finger Wharf have been acquired by global fund manager Aviva Investors Asia for $16.3 million. 
Aviva has acquired Lots 6 and 7, which houses Otto Ristorante covering 747 square metres of retail space, and Lot 8, home to Kingsleys Steak and Crabhouse, which measures 570 square metres. 
Michael Gilbert of Chesterton, who negotiated the sale alongside colleague Michael Stokes, told Property Observer Lot 5, the 540-square-metre premises of Manta restaurant, had been withdrawn from the market for the time being “while works are carried out that will increase the capacity of the restaurant and, naturally, the turnover portion of the rent”. 
<a href="https://www.propertyobserver.com.au/new-south-wales/woolloomooloo-wharf-restaurant-offerings-comes-with-%2425-million-hopes/2011072750928" target="_blank">Four strata retail lots had been listed for sale in July</a> last year with expectations of about $25 million. 
“Looking back $25 million was possibly a tad optimistic, but all sides are happy at [a yield] of 8%,” Gilbert says. 
Gilbert and Stokes sold the premises on behalf of property investment syndicate Quantum Group, which valued them at $16.5 million in 2000. 
In late 2004, the leaseholds covering the four properties were transferred at $22 million to Tower Trust Limited, which replaced JP Morgan as custodian of Quantum’s property trusts. There were 80 members of the syndicate after its $22 million acquisition. 
A consultancy report compiled by Urbis in 2004 revealed that total turnover from the four restaurants rose from $15.3 million per year in 2001 to $21.7 million per year in 2004, equating to an average turnover productivity level of $12,400 per square metre. 
In a December 2007 investor presentation the properties were valued at $28.5 million, a 30% increase on the purchase price, with a gearing level of 58%.
 
 
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Woolloomooloo premises of Otto Ristorante and Kingsleys sell to global fund manager

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The historic Olderfleet building in Collins Street has been sold for about $67 million by the Australian Unity Property managed office trust –below the price expectations of $72 million.
Offers for the intricate neo-Gothic facade building at 477 Collins Street closed last August.
Mark Pratt, the general manager of property, mortgages and capital markets at Australian Unity Property, says selling the property enabled AUI to provide investors with enhanced liquidity and ”higher than expected capital returns.”
“Strong demand, tight supply and a lack of development in Melbourne over the past three years presented us with a unique window of opportunity to maximise the value of the Olderfleet Building on behalf of investors.
“While we considered a range of alternative options including refurbishing the property, we determined the best outcome for investors was to sell the property into an improving market, achieving a sale price above current book value,” Pratt says.
<img src="/images/stories/olderfleet.jpg">
The sale to Aviva Investors Asia Pacific Property Fund – a fund managed by Singapore-based fund manager Aviva Investors Asia Pte Limited – was packaged by the Sydney fund manager Propertylink after being marketed by CBRE, according to the Australian Financial Review.
Its valuation was $65.4 million as at November 2010. As at December 2009 there was a $63 million book value for the building – a decrease of $3.75 million from its 2008 book value.
Olderfleet is 100% leased, and the car park is leased and operated by S&amp;K Car Park Management. Its office tenants include Accenture, CapGemini,  Ernst &amp; Young, Melbourne Conference &amp; Training Centre and Allens Arthur Robinson law firm.
The complex consists of an eight-storey office building behind a series of classified historic facades dating back to 1884 – and protected from demolition during the 1970s building boom by public lobbying – a well as a large car park.
With a dual frontage site of 3,899 square metres, it has more than 40 metres of prime retail frontage on Collins Street.
The office investment has 11,986 square metres of net lettable area and a commercial car park of 598 bays off Flinders Lane.
Located between William and King streets in the CBD's popular western core, the property was offered as substantially under-rented.
It has a net passing income of $5.7 million per year.
The office complex was built by Becton in 1985 behind the row of three historic terraces.
It was sold in 1994 by Becton Corporation for $40 million to Singaporean interests at a yield of 14.75% on its then net income of $5.9 million a year.
The sale occurred about the same time that Michael Buxton retired from Becton, thereby ending his two-decade long partnership with Max Beck.
It was later sold to the Acumen Office Trust established by Multiplex Capital in 2002 for $56 million.
Multiplex Capital achieved strong returns for investors, delivering an income yield of 9% per annum for the two years to 2007, which represented a total return of 11.3% over the five-year period. By 2007 Multiplex Capital had renewed leases for more than 11,000 square metres of space.
In 2007, after sounding out investors, there was a transfer of management rights to Australian Unity Property Limited.
Australian Unity Investments is the funds management arm of financial services, health and retirement living services provider Australian Unity.  It has more than $11.5 billion in funds under management as at January 2012.
 
 
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