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“Minister Chanthivong and his team have shown real leadership in replacing an outdated two-year bond with cover that matches the lifespan of the buildings people are buying into.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

<html><body>
The Royal Island Beach Club on The World's Lebanon island, in Dubai, is set to open any day now after its completion by the Indian entrepreneur Wakil Ahmed Azmi.
It’s part of the many islands built as part of The World project, which epitomised Nakeel Dubai's boom-time ambition. Construction on most of the offshore projects ground to a virtual standstill in the wake of the economic downturn.
Indian entrepreneur Wakil Ahmed Azmi bought the island in 2008. The Dubai-based entrepreneur moved to the emirates 35 years ago and his main business is the re-export of electronic goods.
Wakil Ahmed Azmi has spent around AED68 million ($17.3 million) on buying and developing the island, according to the Arabian Business website.
<img src="/images/stories/lebanon1.jpg"> 
The beach club includes a 100-seat restaurant, cabanas, a lounge area and entertainment facilities.
Guests will pay a set fee of AED200 ($51) to visit the island, and Saturdays will cost about AED700 ($178) with an all-inclusive brunch.
The <a href="https://www.arabianbusiness.com/photos/first-look-world-islands-nightclub-444847" target="_blank">Arabian Business website</a> gives the first look at the tropical island beach club.
The Royal Island Beach Club will be accessible via a 25-minute journey on a private yacht or RTA water taxi.
Nakheel launched a cruise ship service to ferry tourists around the Palm Jumeirah last month.
Nakheel has advised 70% of the 300 man-made islands were sold and that building work remained the responsibility of the buyers.
A number of island buyers are in default.
 
</body></html>

jchancellor-FAypfDUnLy

Man-made Dubai island becomes pricey beach club

<html><body>Australian Property Monitors (APM) has released a list of results from 141 auctions in Sydney for the weekend of February 11. <a href="https://www.homepriceguide.com.au/saturday_auction_results/Sydney.pdf" target="_blank">Click here</a> for the auction results, and click on each street address to see the property's marketing. </body></html>

po-LsXgBTHBmX

APM's 141 Sydney weekend auction results

<html><body>
Fairfax columnist Michael Pascoe described it as a “cute way” the big four banks have seemingly taken turns at being the first to move their mortgage rates by less than a Reserve Bank rate cut – or to increase their rates by more than an RBA rate rise or to just raise them outright.
“It’s so cute that a cynic might wonder if it's staged,” Pascoe added.
Property Observer charts the decision leaders:
<img src="/images/stories/dec2009.jpg">
Westpac raises its standard variable mortgage rate by 45 basis points after the RBA increased the cash rate by just 25. The other banks followed by lower amounts, so Westpac’s Gail Kelly copped most of the attention. Little did we know that Kelly had shown her confidence in the Sydney property market just a month earlier when she spent a record $8.95 million on her Terrey Hills acreage property, albeit without any mortgage.
 
<hr>
 
<img src="/images/stories/nov2010.jpg">
The Commonwealth Bank announced a 45-point hike after the RBA's Melbourne Cup Day 25-point increase.  The others followed a little later and a little lower, leaving then CBA chief executive Ralph Norris to cop most the attention.
 
<hr>
<img src="/images/stories/nov2011.jpg"> 
The National Australia Bank passed on just 20 points of the RBA's 25-basis point cut.
 
<hr>
<img src="/images/stories/feb2012.jpg"> 
ANZ led the way with a six-point increase last Friday afternoon, followed by Westpac's 10-point effort at sunset, which suggests Gail Kelly’s recent safari trip in South Africa has emboldened her.
</body></html>

Big four taking turns on interest rate rises

<html><body>
The fashionable Melbourne suburbs of St Kilda (4.4%) and (Toorak 3.3%) were among 18 in the city where rents did not rise more than rental inflation for the year to January 2012, according to property manager Run Property.
The list only includes those suburbs where RUN has sufficient data to give an indication of rental movement.
The rental component within the CPI recorded a 4.8% increase during the 2011 calendar year, according to the Australian Bureau of Statistics.
Victoria
<table style="width: 470px;" border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td width="108" valign="top">
Suburb
</td>
<td width="108" valign="top">
Jan 2011 weekly rent average 
</td>
<td width="108" valign="top">
Jan 2012
weekly
rent average
</td>
<td width="108" valign="top">
Average weekly rent difference in dollars
 
</td>
<td width="108" valign="top">
Percentage average weekly rent difference
 
</td>
</tr>
<tr>
<td width="108" valign="top">
CARLTON
</td>
<td width="108" valign="top">
$371.09
</td>
<td width="108" valign="top">
$388.62
</td>
<td width="108" valign="top">
$17.53
</td>
<td width="108" valign="top">
4.7%
</td>
</tr>
<tr>
<td width="108" valign="top">
PARKVILLE
</td>
<td width="108" valign="top">
$488.64
</td>
<td width="108" valign="top">
$510.19
</td>
<td width="108" valign="top">
$21.54
</td>
<td width="108" valign="top">
4.4%
</td>
</tr>
<tr>
<td width="108" valign="top">
ST KILDA
</td>
<td width="108" valign="top">
$368.29
</td>
<td width="108" valign="top">
$384.42
</td>
<td width="108" valign="top">
$16.13
</td>
<td width="108" valign="top">
4.4%
</td>
</tr>
<tr>
<td width="108" valign="top">
CHADSTONE
</td>
<td width="108" valign="top">
$387.50
</td>
<td width="108" valign="top">
$404.03
</td>
<td width="108" valign="top">
$16.52
</td>
<td width="108" valign="top">
4.3%
</td>
</tr>
<tr>
<td width="108" valign="top">
SOUTHBANK
</td>
<td width="108" valign="top">
$485.48
</td>
<td width="108" valign="top">
$505.75
</td>
<td width="108" valign="top">
$20.27
</td>
<td width="108" valign="top">
4.2%
</td>
</tr>
<tr>
<td width="108" valign="top">
PORT MELBOURNE
</td>
<td width="108" valign="top">
$526.78
</td>
<td width="108" valign="top">
$548.74
</td>
<td width="108" valign="top">
$21.96
</td>
<td width="108" valign="top">
4.2%
</td>
</tr>
<tr>
<td width="108" valign="top">
CLAYTON
</td>
<td width="108" valign="top">
$312.81
</td>
<td width="108" valign="top">
$325.43
</td>
<td width="108" valign="top">
$12.62
</td>
<td width="108" valign="top">
4.0%
</td>
</tr>
<tr>
<td width="108" valign="top">
NORTH MELBOURNE
</td>
<td width="108" valign="top">
$398.80
</td>
<td width="108" valign="top">
$414.83
</td>
<td width="108" valign="top">
$16.03
</td>
<td width="108" valign="top">
4.0%
</td>
</tr>
<tr>
<td width="108" valign="top">
FLEMINGTON
</td>
<td width="108" valign="top">
$304.69
</td>
<td width="108" valign="top">
$316.68
</td>
<td width="108" valign="top">
$12.00
</td>
<td width="108" valign="top">
3.9%
</td>
</tr>
<tr>
<td width="108" valign="top">
TOORAK
</td>
<td width="108" valign="top">
$346.65
</td>
<td width="108" valign="top">
$357.94
</td>
<td width="108" valign="top">
$11.29
</td>
<td width="108" valign="top">
3.3%
</td>
</tr>
<tr>
<td width="108" valign="top">
PRESTON
</td>
<td width="108" valign="top">
$344.56
</td>
<td width="108" valign="top">
$354.56
</td>
<td width="108" valign="top">
$10.00
</td>
<td width="108" valign="top">
2.9%
</td>
</tr>
<tr>
<td width="108" valign="top">
HAWTHORN EAST
</td>
<td width="108" valign="top">
$392.65
</td>
<td width="108" valign="top">
$402.37
</td>
<td width="108" valign="top">
$9.72
</td>
<td width="108" valign="top">
2.5%
</td>
</tr>
<tr>
<td width="108" valign="top">
MELBOURNE
</td>
<td width="108" valign="top">
$483.43
</td>
<td width="108" valign="top">
$493.73
</td>
<td width="108" valign="top">
$9.72
</td>
<td width="108" valign="top">
2.0%
</td>
</tr>
<tr>
<td width="108" valign="top">
KURUNJANG
</td>
<td width="108" valign="top">
$267.43
</td>
<td width="108" valign="top">
$272.00
</td>
<td width="108" valign="top">
$4.56
</td>
<td width="108" valign="top">
1.7%
</td>
</tr>
<tr>
<td width="108" valign="top">
MOUNT WAVERLEY
</td>
<td width="108" valign="top">
$377.42
</td>
<td width="108" valign="top">
$382.92
</td>
<td width="108" valign="top">
$5.50
</td>
<td width="108" valign="top">
1.5%
</td>
</tr>
<tr>
<td width="108" valign="top">
KEW
</td>
<td width="108" valign="top">
$526.14
</td>
<td width="108" valign="top">
$529.22
</td>
<td width="108" valign="top">
$3.08
</td>
<td width="108" valign="top">
0.6%
</td>
</tr>
<tr>
<td width="108" valign="top">
PAKENHAM
</td>
<td width="108" valign="top">
$321.89
</td>
<td width="108" valign="top">
$322.79
</td>
<td width="108" valign="top">
$0.90
</td>
<td width="108" valign="top">
0.3%
</td>
</tr>
<tr>
<td width="108" valign="top">
TARNEIT
</td>
<td width="108" valign="top">
$301.35
</td>
<td width="108" valign="top">
$301.67
</td>
<td width="108" valign="top">
$0.33
</td>
<td width="108" valign="top">
0.1%
</td>
</tr>
</tbody></table>
 
New South Wales
<table style="width: 470px;" border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td width="149" valign="top">
Suburb
</td>
<td width="84" valign="top">
Jan 2011 weekly rent average 
</td>
<td width="86" valign="top">
Jan 2012  weekly rent average
</td>
<td width="85" valign="top">
Average weekly rent difference in dollars
 
</td>
<td width="85" valign="top">
Percentage average weekly rent difference
 
</td>
</tr>
<tr>
<td width="149" valign="top">
BONDI JUNCTION
</td>
<td width="84" valign="top">
$579.03
</td>
<td width="86" valign="top">
$606.83
</td>
<td width="85" valign="top">
$27.80
</td>
<td width="85" valign="top">
4.8%
</td>
</tr>
<tr>
<td width="149" valign="top">
LEICHHARDT
</td>
<td width="84" valign="top">
$610.33
</td>
<td width="86" valign="top">
$634.99
</td>
<td width="85" valign="top">
$24.66
</td>
<td width="85" valign="top">
4.0%
</td>
</tr>
<tr>
<td width="149" valign="top">
WATERLOO
</td>
<td width="84" valign="top">
$470.95
</td>
<td width="86" valign="top">
$486.43
</td>
<td width="85" valign="top">
$15.48
</td>
<td width="85" valign="top">
3.3%
</td>
</tr>
<tr>
<td width="149" valign="top">
MOSMAN
</td>
<td width="84" valign="top">
$612.91
</td>
<td width="86" valign="top">
$631.47
</td>
<td width="85" valign="top">
$18.57
</td>
<td width="85" valign="top">
3.0%
</td>
</tr>
</tbody></table>
 
Queensland
<table style="width: 470px;" border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td width="121" valign="top">
Suburb
</td>
<td width="97" valign="top">
Jan 2011 weekly rent average 
</td>
<td width="109" valign="top">
Jan 2012  weekly rent average
</td>
<td width="109" valign="top">
Average weekly rent difference in dollars
 
</td>
<td width="109" valign="top">
Percentage average weekly rent difference
 
</td>
</tr>
<tr>
<td width="121" valign="top">
ST LUCIA
</td>
<td width="97" valign="top">
$374.39
</td>
<td width="109" valign="top">
$391.07
</td>
<td width="109" valign="top">
$16.68
</td>
<td width="109" valign="top">
4.5%
</td>
</tr>
<tr>
<td width="121" valign="top">
TOOWONG
</td>
<td width="97" valign="top">
$364.20
</td>
<td width="109" valign="top">
$377.55
</td>
<td width="109" valign="top">
$13.35
</td>
<td width="109" valign="top">
3.7%
</td>
</tr>
<tr>
<td width="121" valign="top">
TARINGA
</td>
<td width="97" valign="top">
$356.15
</td>
<td width="109" valign="top">
$368.29
</td>
<td width="109" valign="top">
$12.14
</td>
<td width="109" valign="top">
3.4%
</td>
</tr>
<tr>
<td width="121" valign="top">
LOGAN CENTRAL
</td>
<td width="97" valign="top">
$235.29
</td>
<td width="109" valign="top">
$242.65
</td>
<td width="109" valign="top">
$7.35
</td>
<td width="109" valign="top">
3.1%
</td>
</tr>
<tr>
<td width="121" valign="top">
INDOOROOPILLY
</td>
<td width="97" valign="top">
$384.65
</td>
<td width="109" valign="top">
$396.62
</td>
<td width="109" valign="top">
$11.97
</td>
<td width="109" valign="top">
3.1%
</td>
</tr>
<tr>
<td width="121" valign="top">
BEENLEIGH
</td>
<td width="97" valign="top">
$249.25
</td>
<td width="109" valign="top">
$254.50
</td>
<td width="109" valign="top">
$5.25
</td>
<td width="109" valign="top">
2.1%
</td>
</tr>
<tr>
<td width="121" valign="top">
ENOGGERA
</td>
<td width="97" valign="top">
$274.44
</td>
<td width="109" valign="top">
$280.00
</td>
<td width="109" valign="top">
$5.56
</td>
<td width="109" valign="top">
2.0%
</td>
</tr>
<tr>
<td width="121" valign="top">
EAGLEBY
</td>
<td width="97" valign="top">
$257.69
</td>
<td width="109" valign="top">
$261.54
</td>
<td width="109" valign="top">
$3.85
</td>
<td width="109" valign="top">
1.5%
</td>
</tr>
<tr>
<td width="121" valign="top">
EDENS LANDING
</td>
<td width="97" valign="top">
$287.89
</td>
<td width="109" valign="top">
$288.42
</td>
<td width="109" valign="top">
$0.53
</td>
<td width="109" valign="top">
0.2%
</td>
</tr>
</tbody></table>
Source: RUN Property
 
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lschlesinger-FZcF9M3vE6

Investor alert: Where rental properties aren't keeping pace with inflation

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Recently released 2012 NSW land tax rates suggest unwary NSW landowners are at greater risk of becoming taxable for the first time and obliged to lodge registrations by the March 31 deadline.
Paul Anderson, a property law partner with TurksLegal, says this year’s 2.3% uplift in the tax-free threshold followed a six-year period of more modest rises around the 2% mark.
“This means many more landowners may find themselves with the nasty surprise of a land tax liability for the first time in 2012 as a thinning threshold leaves them more exposed.
“In contrast, the threshold rises from 2001 to 2004 were substantially higher, ranging from a low of 6.8% to a high of 21.5%.”
The 2012 tax-free threshold is $396,000 – up $9,000 on the year before and on trend with the low increases since 2006.
<a href="https://www.propertyobserver.com.au/tax/nsw-land-tax-threshold-increases-0.2-after-a-1.77-across-the-board-gain/2011110352183" target="_blank">It was released last October</a>, with the individual land tax assessments over the past month.
“While this reflects an overall softening in the property market, it’s no longer safe for landowners to assume the threshold will provide a secure buffer,” Anderson says.
“Given the resilience of property values in some parts of NSW, there’s no doubt that some landowners who were previously exempt may suddenly creep into the taxable category.
“First-time land taxpayers who fail to register on time may be subject to penalties and interest so it’s important to understand when their obligations are triggered,” Anderson says.
As a general rule NSW landowners are likely to have to pay land tax on any property they own other than their principal place of residence.
Exemptions also apply for land zoned rural or non-urban, which is primarily used for primary production, and land used primarily for boarding houses and low-cost accommodation within a five-kilometre radius from the Sydney GPO.
New taxpayers must lodge a registration form with the Office of State Revenue (OSR) by March 31, 2012.
The OSR will then issue them with a notice of assessment spelling out land tax liability for the year.
“If they were registered in a previous year, they will automatically receive an assessment between January and March,” Anderson says.
For 2012, the land tax rate is $100 plus 1.6% of the landowner’s total NSW land holdings as at the end of 2011, in excess of the $396,000 threshold.
High-value properties are subject to a higher rate of 2% on the portion of the property’s value exceeding a ‘premium’ threshold of $2,421,000.
“If you disagree with a land tax assessment, you can lodge an objection with the OSR but you will need to act fast and get it in within 60 days,” Anderson says.
“However, if you have no objections you should be aware you have the option of receiving a 1.5% by paying your full tax liability prior to the first instalment date.
“If you’re not sufficiently cashed up to take advantage of the discount, then your fallback is to pay in the usual way, in three instalments on the dates specified in your assessment,” Anderson adds.
TurksLegal is a law firm with offices in Sydney and Melbourne, established in 1981, and currently with 24 partners and over 100 staff.
Yearly increases in NSW land tax-free thresholds
 
<table cellpadding="0" cellspacing="0" border="0" style="width: 282px;"><tbody>
<tr>
<td valign="bottom" nowrap width="95">
Year
</td>
<td valign="bottom" nowrap width="88">
Index
</td>
<td valign="bottom" nowrap width="100">
Increase (%)
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="95">
2012
</td>
<td valign="bottom" nowrap width="88">
$396,000
</td>
<td valign="bottom" nowrap width="100">
2.3
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="95">
2011
</td>
<td valign="bottom" nowrap width="88">
$387,000
</td>
<td valign="bottom" nowrap width="100">
2.9
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="95">
2010
</td>
<td valign="bottom" nowrap width="88">
$376,000
</td>
<td valign="bottom" nowrap width="100">
2.2
</td>
</tr>
<tr>
<td valign="bottom" width="95">
2009
</td>
<td valign="bottom" width="88">
$368,000
</td>
<td valign="bottom" nowrap width="100">
4.5
</td>
</tr>
<tr>
<td valign="bottom" width="95">
2007
</td>
<td valign="bottom" width="88">
$352,000
</td>
<td valign="bottom" nowrap width="100">
0.0
</td>
</tr>
<tr>
<td valign="bottom" width="95">
2006
</td>
<td valign="bottom" width="88">
$352,000
</td>
<td valign="bottom" nowrap width="100">
0.0
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="95">
2005
</td>
<td valign="bottom" colspan="2" width="188">
No threshold for land tax
 
</td>
</tr>
<tr>
<td valign="bottom" width="95">
2004
</td>
<td valign="bottom" width="88">
$317,000
</td>
<td valign="bottom" nowrap width="100">
21.5
</td>
</tr>
<tr>
<td valign="bottom" width="95">
2003
</td>
<td valign="bottom" width="88">
$261,000
</td>
<td valign="bottom" nowrap width="100">
18.6
</td>
</tr>
<tr>
<td valign="bottom" width="95">
2002
</td>
<td valign="bottom" width="88">
$220,000
</td>
<td valign="bottom" nowrap width="100">
7.3
</td>
</tr>
<tr>
<td valign="bottom" width="95">
2001
</td>
<td valign="bottom" width="88">
$205,000
</td>
<td valign="bottom" nowrap width="100">
6.8
</td>
</tr>
</tbody></table>
 
 
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Complacent NSW landowners at risk of land tax shock

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Multiple bathrooms are the most essential feature that buyers are seeking in their house purchases, according to a recent survey.
The survey found 42% seek more than one bathroom – followed by 41% who desire a quiet street.
A decent-sized backyard – with grass – was next most sought by about 34% of buyer, according to a survey of 114 estate agents.
The survey was commissioned by Turf Australia, the representative body of the turf industry, comprising more than 200 turf producers.
It concluded that home buyers are paying up to $75,668 for their backyard lawns.
The survey found Victorian lawns offer the highest value (19%) to a home, ahead of New South Wales (16%), Queensland and South Australia (12%), and Western Australia (9%).
It concluded in Sydney a lawn could add $83,600 to a $440,000 price, while Melbourne buyers could pay $79,800 more on a home of $420,000.
It found it wasn’t just the look the lawn added to the feel of a home, but more that buyers wanted a safe playing area for their children.
The Turf Australia report noted while Australians had changing ideals of a backyard – to incorporate strata living – that buyers nonetheless preferred real grass over pavers, synthetic grass, decking and concrete.
Apparently the turf industry felt the need to undertake the survey following recent media attention towards “nationwide community concern regarding the potential dangers of rubber, lead and other carcinogenic toxins often found in synthetic turf”.
It also wanted to point out that new types of grass are “not as thirsty as many believe,” and, of course, all have great environmental benefits.
The estate agents were asked to give rankings to the importance of just five chartacteristics: decent-sized backyard, quiet street, close to bus route/shops, off-street parking; and more than one bathroom.
Value of turf national real estate agent survey - summary of statistics:
<div align="center">
<table cellpadding="0" cellspacing="0" border="1" style="width: 470px;"><tbody>
<tr>
<td width="290">
Value a lawn adds to a property – averages: • National – 18% $75,668 on $420,375 home • Victoria – 19% $79,800 on a $420,000 home • New South Wales – 16% $83,600 on a $440,000 home • Queensland – 12% $48,600 on $405,000 home • South Australia – 12% $43,200 on $360,000 home • Western Australia – 8% $40,050 on $445,000 home
</td>
<td width="298">
House hunters want a lawn because: • Safe playing area for the kids – 73% • Adds to the look and feel of the property – 34% • For relaxation – 32% • Increases the re-sale value of a property – 25% • Environmental benefits – 11% • Gardening is a hobby – 14%
</td>
</tr>
<tr>
<td width="290">
Elements of a property most valuable to buyers: •More than one bathroom – 42%t •Quiet street – 41% •Decent sized backyard – 34% •Close to bus route / shops – 20% •Off-street parking – 13%
</td>
<td width="298">
Other interesting stats: •95% of Aussie buyers want real grass in their backyard •17% of house hunters ask their real estate agent for a lawn •80%  of Australians want a lawn at least 30% of their total property size
</td>
</tr>
</tbody></table>
</div>
Source: Turf Australia
 
 
 
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Home buyers rate multiple bathrooms over lawns and peace and quiet

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One of the founding principles of good property investment buying strategy is “location, location, location”. Within this is the notion of the “ugly duckling” suburb. You know, the idea of buying in the suburb directly next to that new, gentrified, up-and-coming trendy suburb, but at a reduced rate, with the ambition being to piggy-back on to the success of the trendy suburb throughout the next property cycle or two. As a young modest investor myself (with an accordingly modest investment budget!), the ugly duckling buying strategy is one I've explored with keen interest.
In a heavily urbanised country like Australia – where more than two-thirds of our population resides in metropolitan cities – investors do indeed flock to these cities and the suburbs within them seeking out contenders for their investment dollars. Over the past 20 to 30 years, we've seen pockets of our capital cities shift through the gentrification process – most times for the better, but on occasion for the worse - and investors have cottoned on to this process too.
And so the ugly duckling cousin becomes  a prized possession, right? The problem is it is now very tough to try to identify suburbs that tick all the mandatory boxes (transport, employment, healthcare, social outlets and education proximity) that are the cheaper neighbours to established investment suburbs with proven positive track records. I say this because in order for a property to tick all the right boxes in an urban environment, we are realistically talking the sub-30-kilometre radius of both Sydney and Melbourne, the sub-20-kilometre radius of Brisbane, Perth, and Adelaide, and the sub-10-kilometre radius of smaller metropolitan cities such as Canberra, Hobart, Gold Coast and Darwin.
Take Sydney, for example. Ten years ago I was living for a brief time in Balmain, Sydney, itself already well into the gentrification process. However, what about neighbouring Rozelle, Lilyfield, Haberfield? Not so much. At least they were without question rife with gentrification potential as ugly ducklings. Here we are 10 years later and these ducklings have now grown into swans. The same can be said of smaller metropolitan cities. Take Hobart as an example. Ten years ago, suburbs like Newtown, Lutana, and Taroona were the ugly ducklings of already-gentrified Battery Point and Sandy Bay. But today, these suburbs have come the leaps and bounds those investors had hoped they would, and then some.
So what's next? Do we go do our due diligence on the ducklings around these suburbs? The problem is that the areas around these have already inflated to the point where they now overlap into the territory of other blue-chip suburbs throughout these cities. n the above examples, even their cousins – Sydney's Summer Hill, Camperdown, and Five Dock and Hobart's Glenorchy, West Hobart, and West Moonah – have virtually caught up already, due to their double proximity to other blue-chip suburbs besides the 'pretty swans'.
It leaves this observer to ask himself the question: have we seen the end of the ugly duckling phenomena in Australia? Should investors instead change their strategies to investigate the cheapest properties in the “pretty” suburbs as opposed to the “ripe with potential” properties in the once-ugly cousin (which now has been tarted up)?
Cameron McEvoy is a property investor and maintains a blog, <a href="https://propertyspectator.blogspot.com.au/" target="_blank">Property Spectator.</a>
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cmcevoy-Go82SmsJA9

Ugly duckling suburbs increasingly hard to find for property investors

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Over the last 11 years as a buyers’ agent and being involved with more than 1,000 transactions, I have seen an incredibly wide range of buying emotions associated with each purchase.  I have found that there are three distinct types of buyers: 
<ol>
<li>
Active Buyers – these buyers have a positive self-image, take the initiative and seek out the best deals by researching extensively.  They are regularly looking at their financial position and willing to calculate the returns and mitigate the risks.  They have a plan and end goal with their property investing. They expect the property to perform well and review the rents at least yearly. They are usually time-poor, leveraging the search function out to a buyers’ agent.  As soon as they have some equity or additional cash they are looking to expand their portfolios.</li>
<li>
Reactive Buyers – these buyers take action only when prompted and realise often too late that to achieve their financial goals they should have started five years ago.  Reactive buyers often suffer from “paralysis of analysis” and try to gather up so much information that they end up getting confused.  The reactive buyers need reliable information to make decisions but take a long time to get their act together.  They might respond to a special offer and think that just buying one or two investment properties will get them to financial freedom rather than embarking on a specific plan.</li>
<li>
Passive Buyers – these buyers sit on sidelines and watch others make money, thinking they should do something but lack the motivation to get going.  They are less trusting of others and need proof that property investing actually works.  They fear failure and therefore procrastinate rather than taking action.  They are wary of real estate agents and believe the world is full of sharks ready to devour them.  They are very frugal with money but still want to achieve financial security. </li>
</ol>
Which one best describes you? 
What are your personal property goals for 2012 and beyond?  Are you seeking to upgrade and find your dream home?  Do you want to create a portfolio of 10 properties that pays you $120,000 per year and provides you financial freedom?  Perhaps you haven’t really set a goal yet or perhaps it’s something you’ll get around to later because it seems like too much hard work to research the right kind of properties. 
In buying a home or investment property, you are likely to encounter a whole range of emotional highs and lows.  I have developed a “Cycle of Property Emotions”.
<img src="/images/stories/richharveyfeb10.jpg">
When starting out I see buyers full of optimism and confidence and with high expectations of finding the perfect home or deal of the decade.  The buyer approaches the search with enthusiasm, believing that the search will show up hundreds of excellent properties. One is found, bought and the champagne is popped for the celebrations (jubilation!). 
However, buyer’s remorse and worry soon kicks in when the buyer discovers a few cracks in the wall (or the tenant missed a week’s rent).  You start to get nervous and have a few restless nights wishing you had done more due diligence before signing the contract. You become alarmed when reading a negative media article that suggests there is a property bubble and prices are 40% over valued.  This gives way to dread and panic starts to set in as you think, “perhaps I really have made a terrible mistake and should have stuck my money under the mattress”.  Depression overcomes you when you consider how long it took to save up the deposit.  Shadows of gloom appear when you remember you have to explain yourself to your accountant in July.  But then the market begins to turn, some positive stories come out, interest rates drop a little and the future is looking bright again. This gives way to relief that you didn’t sell the property prematurely and holding for the long term was OK and provides the confidence to buy once again. 
Whatever stage of the property buying cycle you are at, be aware of the range of emotions that you are likely to experience.  Consider your overall strategy and don’t be reactive to something that can be managed, like a bad tenant.  It’s important to manage your emotions during the buying cycle.  Many of our clients have commented that they found having a buyers’ agent on their side helped them ride the rollercoaster of emotions and stopped them making expensive mistakes.
Rich Harvey is founder and managing director of Sydney buyers' agency <a href="https://www.propertybuyer.com.au/" target="_blank">PropertyBuyer</a>
 
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rharvey-JMQneTqnM9

The three types of property buyers and the cycle of emotion in buying a property

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E<a href=""></a>ach year starts off with typically none (or very few) properties being auctioned. This is because most real estate agents like to run four-week auction marketing campaigns in the lead-up to the auction itself. However, by mid to late February, there will be a flurry of auctions as sellers and agents try to get off the mark quickly for the year. 
Auctions are nerve-racking for sellers and prospective buyers alike. In anticipation of the auction season going into full swing later this month, here are some useful tips for  buyers: 
<ol>
<li>Make sure that you have thoroughly reviewed the contract for sale and understand your legal obligations should you be the winner of the auction. Any amendments you wish to have made to the contract (such as the amount of deposit, settlement period, inclusions, etc.) need to be agreed between both parties’ legal representatives prior to the commencement of the auction. These changes need not apply other bidders, so various bidders may actually be bidding on differing terms. </li>
<li>Make sure that your financing is in order and that you are comfortable that your maximum purchase price is in line with the market. The auction sale is unconditional and you will be contractually obligated to come up with the full purchase price even if your lender withdraws financing or comes in with a valuation lower than the auction sale price. </li>
<li>Fully understand the rules of auction. Do you know the difference between a reserve and a vendor bid? Do you know who, when and how the reserve is decided? Are you aware that a reserve can be changed at any point in time during the course of the auction so long as instructions are given to the auctioneer in writing (or even in some cases verbally)? These are just some of the very basic auction procedures that many buyers are not aware of. </li>
<li>This may sound basic, but have a personal cheque book ready if you intend to bid. If you win an auction, you will be expected to pay the deposit immediately. Many people these days don’t have cheque books and it can be quite time consuming and costly to arrange for a bank cheque each time you want to bid at an auction. In addition, you will not know the amount required for the deposit (usually 10% of sales price) prior to the conclusion of the auction, and most banks will be closed evening and Saturdays (when most auctions are held). </li>
<li>Having watched just a couple of auctions is not sufficient to become an expert on the auction process. As no two auctions (or auctioneers/selling agents) are ever alike, you need to really watch at least 15 to 20 auctions in your target area in order to be fully exposed to the workings of the different “actors” and possible scenarios that can unfold during an auction. </li>
<li>If you have observed many different auctions, you will become familiar with the style of the various auctioneers. This will enable you to better gauge how they like to control an auction and how serious they are when they say “first call” or “second call”, for example. </li>
<li>Although it may sound obvious, it is vital that every prospective buyer pre-determines the maximum price they would be willing to pay for the property. This price should be set the night before the auction and should be entirely independent of the likely level of competition on auction day or what other buyers may possibly bid. These are things which you have no control over and should not influence the price you are prepared to pay.  The maximum price should only be linked to the market or appraised value of the property. </li>
<li>The maximum price you set should be the price that you would not regret, even if you were to lose the property for just $1,000, for example. This is your “walk away” price. </li>
<li>Once you have set your maximum price, don’t hesitate to bid. Many bidders try to play coy and shake their heads vigorously when they should actually be bidding confidently with each bid. If there are several other registered bidders you are likely to get the best outcome through the transparency of the auction bidding process, rather than behind closed doors and having to rely on the selling agent’s representations about the competition in the hours or days following auction. Note, however, that if there are few genuine parties registered, it may still be in your interest to let the auction fail to lower the vendor’s expectations. </li>
<li>Don’t go into an auction by treating the auctioneer as an adversary. He or she represents the seller and it is their job to extract the maximum bids. By all means stand your ground, but there is never any need to be rude during an auction. </li>
<li>Have an action plan in mind should the property be passed in. Many properties sell shortly after the auction behind closed doors, and this process is far less transparent. </li>
<li>Don’t be afraid of auctions. It is not as daunting as it seems if you understand how it can work in your favour as well. If the pace is going too fast for you, you can always try to slow it down so that it does not overwhelm you. While auctions always seem like it favours the vendors, this is not always the case. An auction can also be a good way to send a signal to the vendor that their price is unrealistic relative to the level of demand or to ensure transparency amongst the prospective purchasers.</li>
</ol>
As always, if in doubt, you can always seek expert advice and guidance. Experienced buyers’ agents attend and bid at auctions on a weekly basis and their knowledge and experience is far superior to the average bidder. They understand the rules of the game and how to best maximise the likely outcome of the auction on your behalf, no matter the scenario.
 
Oliver Stier is the director of <a target="_blank" href="https://www.ohpropertygroup.com/" title="OH Property Group">OH Property Group</a>, a Sydney-based buyers agency. In addition to being a licensed real estate agent, Oliver also holds the Chartered Financial Analyst (CFA) designation. You can follow Oliver on Twitter at <a href="https://www.twitter.com/ohproperty">www.twitter.com/ohproperty</a>
 
 
 
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oliverstier-Cu9aF99VRm

Twelve tips for bidding at property auctions

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<img src="/images/stories/toorakbroadmeadows.jpg">
- Eddie McGuire, commenting on a <a target="_blank" href="https://www.heraldsun.com.au/news/more-news/broady-boys-need-not-apply/story-fn7x8me2-1226264107210">Sun Herald</a> report on a research paper from Australian Institute of Family Studies that suggested the people of Broadmeadows struggle to get a job just because of where they live.
The former Broadmeadows boy suggested more job training was needed because traditional factory work was becoming extinct.
"We have to keep people working and anything we can do to help families facilitate a breadwinner makes an enormous difference not only economically but also with social cohesion," McGuire said.
 
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