Nature Based Cities (NBC), the not-for-profit organisation focused on improving biodiversity and nature outcomes in urban development, has launched its latest industry design guidelines and accreditation framework, this time targeting precinct-scale residential communities.

The move extends NBC’s influence beyond its initial focus on medium and high-density residential developments. Several projects have already achieved NBC accreditation since the launch of its Medium &amp; High-Density Residential Guidelines in early 2025.

The expansion into masterplanned communities and new residential precincts reflects the growing need for stronger nature-positive benchmarks as Australia’s outer suburban growth corridors continue to expand at pace.

Paul Hameister OAM, NBC Founder and the Executive Chairman of Melbourne developer Hamton who itself leans heavily into nature and biodiversity in its developments, says the&nbsp;nature-first approach to mitigate the effects of climate change has become standard in other parts of the world such as the UK, but Australia is lagging.&nbsp;Australia’s environmentally sustainable design (ESD) rating tools have no minimum mandatory requirements for living landscapes.

“We’ve always wanted to do more, and we know other developers who want to do more, but the ESD rating tools just aren’t there,” Hameister says. “In Australia, you can have a five-green-star rated building that’s concrete and glass with not a blade of grass. 
 
“The focus is on reducing emissions, which is laudable, but there hasn’t been enough attention paid to protecting and re-establishing nature. We need both for the health of the environment and for communities.”

He says that having now&nbsp;made good progress in supporting developers of medium and high-density residential projects, NBC is now looking to bolster better nature-based decision-making and recognise developers of greenfield projects in the outer ring and large inner-ring brownfield precincts, who want to champion nature and living landscape as a defining feature.

Since 2022, the not-for-profit has sought to remove the roadblocks preventing developers from incorporating nature and living landscapes into their projects, shifting the conversation from the reduction of emissions and grey infrastructure, toward recognising nature as an essential infrastructure.

The New Communities Design Guidelines and Scorecard arm developers with the tools needed to deliver a nature positive outcome for their new communities. Intended to be adopted at the outset of the planning process, the guidelines are designed to help create communities that are cooler, healthier and more resilient while also enhancing social wellbeing and long-term economic value.&nbsp;

New Communities developers seeking accreditation will be independently assessed across a range of key criteria including ecology, tree canopy, biodiversity, and walkability. Once the masterplan is complete and submitted for approval, the scorecard is formalised based on proposed outcomes. Projects that meet the NBC criteria will receive either Commended or Exemplary accreditation outcomes, creating a clear benchmark for nature-positive new communities in Australia.&nbsp;

Janis Fischer, Director at Tract and NBC Advisory Council member, said the development of new communities in our suburbs can have a substantial impact on nature and biodiversity.

"By incorporating nature-based design principles at the inception of a project, developers and their design teams can achieve nature positive outcomes that are good for both people and the planet.’’&nbsp;

NBC accredited New Community projects will gain access to NBC branding and marketing tools to help communicate their nature-based credentials to purchasers and the broader market.&nbsp;

Joel Robinson

Nature Based Cities: A new Australian benchmark for developing nature-positive new communities

Apartment buildings are increasingly being designed around how people actually live day to day, not just how they want a building to look.

For buyers, that shift is showing up in practical inclusions that respond to changing habits. Work-from-home spaces, EV charging, wellness amenities, secure bike storage and parcel management are becoming part of the broader apartment conversation, reflecting a move toward buildings that reduce friction in everyday life.

Online shopping has become one of the clearest examples of that change.

Australians spent a record $82.6 billion online in 2025, with nearly one in four retail dollars now spent online. That has made parcel delivery a regular part of apartment living, rather than an occasional inconvenience.

For apartment residents, however, the delivery process can be less straightforward than it is for detached homes. Parcels may be left in lobbies, redirected to Post Offices, missed entirely, or placed under the responsibility of building managers and concierge teams.

That is why secure parcel infrastructure is increasingly being considered alongside more familiar apartment amenities.

<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/-VjjLwoViX0?si=A3k7ws9NX35Uac7_" title="YouTube video player" width="560"></iframe>

Australia Post Parcel Lockers offer one way to address the issue. When a parcel arrives, residents receive a notification through the AusPost app or SMS, then collect it using a QR code or one-time PIN. The parcel is kept secure, accessible and removed from common areas.

The broader Parcel Locker network now includes more than 1,500 locations across Australia, positioned at Post Offices, shopping centres, supermarkets, transport hubs and other accessible locations.

For new apartment projects, the relevance is clear. A building’s amenity offering is no longer only about lifestyle spaces, but also about convenience, security and functionality.

As buyer expectations evolve, secure parcel delivery is becoming part of the same design conversation as flexible working, sustainable transport and resident wellbeing.

It is one less thing for residents to worry about, and another example of apartment design adapting to the way Australians now live.

Apartment design is adapting to the way Australians shop

While school holidays and trips to Europe tend to define the winter property market, there's been no cold snap at <a href="https://www.apartments.com.au/new-apartments/the-walden-north-sydney-177-walker-street-north-sydney-nsw-2060">The Walden</a> in North Sydney.

Developer-builder&nbsp;<a href="https://www.apartments.com.au/developers/aland">ALAND</a> sold more than $35 million worth of apartments throughout June, including a $6.8 million apartment that now ranks among the highest apartment sales ever recorded in North Sydney.

SRM Residential agent Ben Stewart said buyer demand throughout June reflected a mix of improving market confidence and longer-term thinking from owner-occupiers.

"We're seeing strong demand from owner-occupiers who are taking a longer-term view," Stewart said.

"Many recognise the opportunity to secure an apartment in an iconic building and premium location while values remain attractive. They may initially lease the property, but the intention is to eventually move in themselves, rather than purchasing purely as an investment."

[smartcode_project:default project_id=134323 project_image_fid=367129]

Located at 177 Walker Street, The Walden will deliver 161 one, two, three and four-bedroom residences across a 30-storey tower designed by Rothelowman. Every apartment occupies a corner position, maximising natural light, cross ventilation and views across Sydney Harbour, the Opera House, Sydney Heads and the northern districts.

Rather than a traditional balcony, the residences feature winter gardens that seamlessly extend the open plan living areas, creating versatile spaces for relaxing or entertaining throughout the year. Floor-to-ceiling glazing draws in natural light while showcasing sweeping views from the building's elevated Walker Street position.

Every apartment features high-end Calacatta marble, bespoke joinery, and fully integrated appliances.

The larger residences have been planned with distinct entertaining and private zones, with many master suites positioned on corners to capture natural light and harbour views. Walk-in dressing rooms, freestanding baths and refined stone finishes reinforce the house-like feel that has resonated with downsizers and owner-occupiers.

[smartcode_project:default project_id=134323 project_image_fid=6393]

Rothelowman Principal Ben Pomroy said the project was designed to make the most of its unique position overlooking the harbour.

"The Walden is a celebration of all things beautiful, curated for those who expect nothing less than exceptional," Pomroy says.

"Meticulously designed entertaining spaces and light-filled living areas that capitalise on capturing the natural beauty of Sydney's iconic harbour."

Residents will also have exclusive access to The Pavilion, a dedicated amenity building featuring a rooftop pool, wellness studio, gymnasium, sauna, concierge service, residents' lounge, private dining spaces and work-from-home facilities.

[smartcode_project:default project_id=134323 project_image_fid=6402]

The project marks ALAND's first major luxury apartment development in Sydney's inner-city market after more than two decades delivering residential communities across Greater Sydney.

Founder and CEO Andrew Hrsto previously said the rarity of the Walker Street site made it an opportunity the company could not overlook.

"This is a rare opportunity to bring a truly exceptional project to life in one of Sydney's most iconic locations, and to showcase our craftsmanship and design expertise at a world-class level," Hrsto said.

[smartcode_project:default project_id=134323 project_image_fid=6383]

The Walden has been introduced to the market at a time when demand for living in North Sydney is at an all-time high. Billions of dollars have been invested in infrastructure, including the recently opened Victoria Cross Metro station, located just 300 metres from The Walden, providing residents with direct access to the Sydney CBD in just minutes.

Private investment has also transformed the area through the arrival of new retail and dining destinations, elevating the lifestyle offering in what was once considered primarily a commercial precinct rather than an aspirational residential address.

The Walden is currently under construction and is scheduled for completion in 2028.

[smartcode_project_cta:default project_id=134323]

ALAND records $35 million in sales in North Sydney as The Walden bucks quiet winter selling season

The long-awaited redevelopment of the former Eastlakes Shopping Centre site has reached a major milestone, with Conquest's plans for a new mixed-use precinct officially placed on public exhibition.

The State Significant Development Application would transform the 1.7-hectare site at <a href="https://www.apartments.com.au/new-apartments/19a-evans-avenue-eastlakes-nsw-2018">19A Evans Avenue</a> into one of Sydney's largest urban renewal projects, delivering 736 apartments above a new shopping centre anchored by Woolworths, alongside specialty retail, dining, commercial space and new public open spaces.

The public exhibition marks the next chapter for the project after <a href="https://www.apartments.com.au/developers/conquest">Conquest</a> acquired the stalled Stage Two development from Crown Group, who completed the first stage across the road prior to their voluntary liquidation.

<img alt="First look: Conquest unveils plans for 736-home Eastlakes Shopping Centre redevelopment" data-entity-type="file" data-entity-uuid="5fca22c5-d1ed-4e2c-8801-03f7df1eafc8" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/eastland%20podium.png?VersionId=uomwr41nF8CmLUZRDcu3mHQechlbxucS" />

&nbsp;

Designed by DKO Architecture, the proposal comprises four residential buildings ranging from 14 to 18 storeys above a two-level retail podium. The development would deliver 736 apartments, including 74 affordable homes, 215 Build-to-Rent apartments and 521 market residences. Provision has also been made for dual-key apartments, which could increase the total number of dwellings to 877.

At ground level, the shopping centre has been designed as the suburb's new meeting place, anchored by a full-line Woolworths and complemented by a curated mix of fresh food retailers, cafés, restaurants, health services and everyday convenience shopping. Generous pedestrian links and landscaped public spaces will connect the retail precinct through to Jack Mundey Reserve, creating a more walkable and connected neighbourhood.

Conquest CEO Michael Akkawi said the redevelopment was about far more than replacing a shopping centre.

"Eastlakes has been overlooked for too long, and this is the community’s moment. We are building a shopping centre and homes, a genuine heart for the suburb, and we genuinely want locals to help shape it."

"We enrich communities through the creation of homes, places, and experiences designed for life, built to last, and owner for generations. That starts with listening, so we warmly encourage everyone with a connection to Eastlakes to view the plans and share their thoughts."

<img alt="First look: Conquest unveils plans for 736-home Eastlakes Shopping Centre redevelopment" data-entity-type="file" data-entity-uuid="22f6fb20-54fb-4bd7-8a92-48fafdd00608" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/eastland.png?VersionId=cugp7s9hrMHGJJdYzkeAkrFoQgnF4GXf" />

DKO said the design had been shaped by the site's landscape setting and surrounding open space.

"Our vision for the site embraces its unique Bidjigal identity by blending the residential living with generous landscaping and a material palette inspired by the Bidjigal locality, and celebrating the panoramic views to Botany Bay and the wetlands reserves."

"Taking cues from Country, we seek to harmonise built form with the landscape and lightly touch the earth. By reconnecting, retaining and regenerating existing ecology, and weaving in natural elements, we can deepen our connection to Country."

The landscape strategy extends across the podium and rooftops, incorporating communal gardens, children's play areas, lawns, community gardens, family gathering spaces and extensive tree planting. New landscaped links will also strengthen the connection between the precinct and Jack Mundey Reserve, while publicly accessible open spaces have been integrated throughout the development.

The proposal builds on Conquest's broader placemaking strategy for the site. Through an ongoing partnership, local artist Joe Rashbrook has been appointed Urban Art Curator, working alongside young residents to transform the project's site hoardings into a public art gallery that allows the community to engage with the redevelopment before construction is complete.

Conquest has rapidly expanded its development pipeline since acquiring the Eastlakes site, with more than $6 billion worth of mixed-use projects now in planning across Sydney, including Stanmore, Castlecrag and Waterloo.

Conquest CEO Michael Akkawi said the redevelopment was about far more than replacing a shopping centre.

First look: ‘Far more than replacing a shopping centre’ as Conquest unveils 736-home Eastlakes redevelopment

Abadeen has lodged a State Significant Development Application (SSDA) for one of Mosman's largest apartment developments in recent years, seeking approval to transform the former Honeysuckle Garden and Midas site on Military Road into a 100-apartment mixed-use development.

The SSDA, lodged with investment partner Phoenix Property Investors, proposes around $230 million worth of new housing on the prominent <a href="https://www.apartments.com.au/new-apartments/494-516-military-road-mosman-nsw-2088">494-516 Military Road</a> site.

The proposal comes as Mosman Council continues to progress its recently endorsed Masterplan, which identifies the precinct for increased housing density while maintaining the suburb's established character.

Designed by DKO Architecture, the development would comprise 100 apartments above ground-floor retail, with a rooftop wellness precinct including a gym, sauna, entertaining areas and landscaped communal spaces.

Rather than pushing to the full 12-storey height identified in Council's Masterplan, the proposal ranges between five and nine storeys, stepping down towards Hale Road. A tenth level would accommodate resident amenities rather than additional apartments.

The project has been designed to appeal to a broad range of buyers, from first home buyers and young professionals through to families and local downsizers looking to remain on the Lower North Shore.

<img alt="Mosman" data-entity-type="file" data-entity-uuid="5dada03f-5b4c-43ba-ba62-2868add31440" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-27%20at%209.57.55%E2%80%AFAM.png?VersionId=7LBy0B.Jo8_iWAFJsClcV7Q3UnXrv49r" />

Abadeen Executive Chairman Justin Brown said the apartments had been designed as genuine long-term homes rather than investor-focused stock.

"The apartments have been designed as genuine long-term homes, with efficient floorplans that maximise usable living areas, generous storage, natural light and strong connections between indoor and outdoor spaces," Brown says."

"We've focused on creating homes for a broad range of buyers, from first home buyers and growing families through to downsizers who want to remain in Mosman."

The rooftop wellness offering forms a key part of the proposal, with residents set to have access to a gym, sauna, outdoor entertaining spaces, communal dining areas, landscaped gardens and a multi-use recreation court overlooking Sydney Harbour.

<img alt="Mosman" data-entity-type="file" data-entity-uuid="d37c2d6b-583a-4a0f-b7a9-9f46b893d2f4" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-27%20at%209.58.06%E2%80%AFAM.png?VersionId=FPoa5FCm2RtzjhAh2w5FTWJbV6GHfY8D" />

DKO drew heavily on the site's natural and cultural history, undertaking a Connecting with Country process with local Aboriginal Elders to inform the architectural and landscape design.

Senior Associate Matthew Ritchard said the design sought to create a building that responded to both the site's landscape and its cultural significance.

"The architectural language of the project is a deep expression of Connecting with Country, where the materiality and colour palette serve as a bridge between the site's geological history and its future as a residential sanctuary."

The proposal also retains the site's established blue gum tree as the centrepiece of the communal landscaped gardens, while introducing activated retail fronting Military Road to strengthen the connection between Mosman and Cremorne villages.

If approved, the project would deliver 100 new homes within walking distance of shops, public transport, schools and local amenities, adding to the limited pipeline of new apartments on the Lower North Shore.

<h2>Project Snapshot</h2>

Project: Honeysuckle Garden Redevelopment

Address: 494-516 Military Road, Mosman

Developer: Abadeen and Phoenix Property Investors

Architect: DKO Architecture

Lead Architect: Matthew Ritchard

Value: $230 million

Residences: 100 apartments

Key features:

<ul>
	<li>
	Ground-floor retail
	</li>
	<li>
	Rooftop wellness precinct
	</li>
	<li>
	Gym and sauna
	</li>
	<li>
	Outdoor entertaining and BBQ areas
	</li>
	<li>
	Landscaped communal gardens
	</li>
	<li>
	Multi-use recreation court
	</li>
	<li>
	Retained mature blue gum tree
	</li>
	<li>
	Connecting with Country design process
	</li>
	<li>
	Harbour, CBD and Balmoral views from upper-level apartments
	</li>
</ul>

Abadeen Executive Chairman Justin Brown said the apartments had been designed as genuine long-term homes rather than investor-focused stock

First look: Abadeen plans 100 apartments on former Honeysuckle Garden site in Mosman

The wave of apartment proposals sweeping through Mosman shows no signs of slowing, with another major residential development lodged through the NSW Government's State Significant Development pathway.

Developer First Quadrant Properties, which recently completed Willoughby Grounds and has several projects in planning across the North Shore, has unveiled plans for a 63-apartment development on Ourimbah Road, adding to the growing pipeline of projects reshaping one of Sydney's most tightly held harbour suburbs.

The proposal would consolidate nine properties at 40-56 Ourimbah Road into a part eight, part nine-storey apartment building, continuing the momentum created by the NSW Government's accelerated planning pathways that have seen several significant developments emerge across Mosman over the past 12 months.

Designed by Doroch Architects, the project would deliver 63 apartments, resident wellness facilities including a gym, pool and sauna, landscaped communal spaces and basement parking, while using recessed upper levels, generous setbacks and extensive planting to reduce the perceived scale of the building.

<img alt="First look: First Quadrant Properties eyes nine-storey Mosman apartment project under State Significant pathway" data-entity-type="file" data-entity-uuid="32ee68e4-141e-4a10-8f83-48e961a5e71e" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Ourimbah%20Road%2C%20Mosman%20a.png?VersionId=CUeILFc6APlwXPc.iplElbxHvREKwjig" />

Doroch Architects said the building had been designed to reinforce Mosman's established character.

"The building's aesthetic is grounded in the existing residential character of Ourimbah Road and the broader Mosman context," the architect noted in the planning documents submitted to the NSW Government.

The design adopts a contemporary material palette of natural stone, textured concrete and brown concave metal cladding, complemented by integrated planters and deep balconies. The podium incorporates softened curved concrete forms, while increased setbacks have been provided adjacent to the heritage-listed property at 60 Ourimbah Road to create a more sympathetic transition.

The site sits around 330 metres from Mosman Town Centre, placing it within the NSW Government's Low and Mid-Rise Housing policy area, where increased residential density is being encouraged close to shops, transport and services.

The proposal follows a string of major apartment projects lodged or declared State Significant in Mosman in recent months, including Abadeen's 100-apartment Honeysuckle Garden redevelopment on Military Road and several other developments across Awaba Street, Redan Street and Muston Street from the likes of Time &amp; Place, HELM and Prosker Property.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/time-place-to-take-on-mosman-apartment-market">Time &amp; Place to take on Mosman apartment market</a>

Read more:&nbsp;<a href="https://www.apartments.com.au/news/qld/first-look-abadeen-plans-100-apartments-on-former-honeysuckle-garden-site-in-mosman">First look: Abadeen plans 100 apartments on former Honeysuckle Garden site in Mosman</a>

First look: Another major apartment proposal signals Mosman's development boom

A new State Significant Development Application (SSDA) could reshape a prominent vacant site in Gosford's CBD, with Ming Tian Real Property proposing a mixed-use precinct that combines affordable housing, retail activation and a new public plaza.

The proposal for 43-45 Beane Street and 2 Keevers Lane would deliver a <a href="https://www.apartments.com.au/new-apartments/43-45-beane-street-gosford-nsw-2250">two-building development</a> comprising a 26-storey residential tower and a five-storey affordable housing building above ground-floor commercial space. A key focus of the project is the delivery of dedicated affordable housing alongside new public domain improvements designed to transform Keevers Lane into a more active urban destination.

Designed by <a href="https://www.apartments.com.au/architects/tony-owen-partners">Tony Owen Partners</a>, the development would provide 130 apartments, including 20 affordable housing dwellings managed by a registered community housing provider for at least 15 years. The market housing component comprises 110 apartments across a mix of one, two and three-bedroom residences, while the affordable housing includes six one-bedroom, 13 two-bedroom and one three-bedroom apartment. The proposal also incorporates 416 sqm of ground-floor retail, three basement levels accommodating 140 car spaces, 42 bicycle spaces, communal open space and extensive landscaping.

<img alt="First look: Ming Tian Real Property plans landmark affordable housing tower for Gosford city centre" data-entity-type="file" data-entity-uuid="9b858791-9060-4ee7-9178-44cb9e640a85" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Beane%20Street%20b_0.png?VersionId=_jbY0mqPEs7.jBZxozR7d6T4u85FoPmb" />

The affordable housing component has been distributed across both buildings, with four apartments located within the main tower and a dedicated five-storey building delivering a further 16 affordable homes. The project also includes 12 adaptable apartments and 24 dwellings designed to Silver Level Liveable Housing Guidelines.

The architectural design draws inspiration from Indigenous storytelling.

"The design is based on the indigenous motif of the Rainbow Serpent," Tony Owen Partners said in the Design Verification Statement.

"The Rainbow Serpent is a traditional totem of coastal eastern Australia. It represents natural forces, creation, change, and rebirth and is often associated with bodies of water. This motif can be seen in the undulation of the balconies rising on the building," Tony Owen Partners said in the Design Verification Statement.

Beyond the residential offering, the proposal seeks to revitalise the surrounding public realm, particularly Keevers Lane.

"The ground floor streetscape includes a commercial and dining precinct which will significantly improve the amenity of the area. This strategy transforms a currently inhospitable laneway into a thriving centre of urban renewal and day and night time activation to compliment the new adjoining UNC facilities," the architects said.

<img alt="First look: Ming Tian Real Property plans landmark affordable housing tower for Gosford city centre" data-entity-type="file" data-entity-uuid="36b0ca6b-af15-424c-81db-9f3049c07b0c" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Beane%20Street%20podium.png?VersionId=QCAv7bCitrg3zIGZUHI2z_HR8qVfKbp1" />

The Environmental Impact Statement notes that the project aims to "improve the provision of diverse housing options within Gosford City Centre, enhancing the mixed-use precinct by delivering high quality residential development, whilst concurrently providing a diverse range of housing choices through the provision of affordable housing, which is in growing need within the Gosford City Centre."

The site occupies approximately 2,070 sqm in the Gosford city centre, around 250 metres from Gosford Railway Station and within walking distance of Gosford Hospital, Mann Street's retail precinct and the University of Newcastle's Gosford campus currently under construction. The currently vacant site previously received approval for a lower-scale residential development, with the new proposal leveraging the NSW Government's in-fill affordable housing pathway to increase density while introducing dedicated affordable housing.

First look: Rainbow Serpent inspires bold new Gosford apartment tower

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

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For the seventh time in a row, experts have deemed Melbourne the world’s most liveable city. It is the only time a city has been crowned number one for so many consecutive years.

Each year, the Economist Intelligence Unit (EIU) assess 140 cities worldwide as part of the Liveability Index, ranking them according to 30 qualitative and quantitative factors across the five broad categories of stability, healthcare, culture and environment, education, and infrastructure. Melbourne living continued to impress, and the city scored highly for its low crime rate, quality of infrastructure and accessibility, as well as the artistic culture and environment.

The ranking is a win for business, with the city’s firm reputation attracting investment. Tourists will continue to flock, and Australia’s top minds will continue to congregate to make the most of education and growing career opportunities.

<h2>Always Room for Improvement</h2>

But, despite its seven-year reign, Melbourne is far from infallible. Though it received a score of 97.5 from the EIU, planners and housing experts don’t share politicians’ and residents’ faith in the scores. The population is swelling by as many as 2,000 people a week, 500 of whom are fleeing Sydney in favour of better liveability. For now, Melbourne’s streamlined transportation network is able to keep up with demand.

Melbourne has also seen a slight increase in homelessness in the past 12 months, and the gap between rich and poor is growing. There was also increased robbery and theft noted, and it wouldn’t be too far of a stretch to infer that these are merely symptoms of the rising cost of housing. Surprisingly, the affordability of housing is not a factor considered in the Liveability Index. As Melbourne’s Lord Mayor announced, the city has room for improvement, and didn’t outshine rivals in any obvious area. Instead, it was the all-round higher scores which helped it to take the win.

<img alt="" src="/sites/urban.melbourne/files//pictures/article-images/most-livable-city-2.jpg">

<h2>Active Ageing</h2>

An Australia-wide issue, the ageing population does not discriminate Melbourne in adding pressure to the economy, healthcare and housing. As we move forward, ageing is going to be a key consideration to inform city planning. One of the most important concepts is in urban planning encouraging activity and exercise, essentially reducing the healthcare burden and helping people to lead fuller, happier and healthier lives.

Five key factors influence how cities can have this impact. Open spaces and parks, urban design, transport, schools, and workplaces all contribute to how people learn, feel and behave. When each of these elements is designed to facilitate an active lifestyle, the direct results can include reduced crime, business growth, better air quality and even reduced stress levels.

While these boxes are all mostly ticked within the heart of the CBD, the surrounding suburbs don’t fare so well. Due to sudden city expansion, the quality of infrastructural planning couldn’t keep up with the population. What we need to consider now is how to continue to make Melbourne the most liveable city, so that we can continue the Melbourne living lifestyle we’ve all grown to love.

<img alt="" src="/sites/urban.melbourne/files//pictures/article-images/most-livable-city-3.jpg">

<h2>The Future of Investment in Melbourne</h2>

Many experts are beginning to turn towards Melbourne’s outskirts, tipping these as the hotspot for future investment. Take Rockbank, for example. At 28km west of the city, it had an incredible year, with median house prices skyrocketing by almost 50%. However, the further away from the city, the higher the risk of a volatile market. While an investment here could end in a big win, it could also swing the other way. Generally speaking, the closer you buy to the city, the more stable your profit will be.

Experts agree that finding a property in the ‘sweet spot’, where a property is rented out just below the median rent, encouraging a steady yield in a competitive market. No matter what area you’re looking to invest in, your strategies of rental yield versus capital growth should be considered. In any case, it’s about catering to the vibe of Melbourne living.

For those looking closer into the city, it is worthwhile to know your market. Of the 130,000 thousand people who live in Melbourne’s CBD, more than half are aged 15–34. What’s more, 50% of the CBD population is living in single-person or couple households without children, thanks to Melbourne’s high proportion of students. By knowing your potential renter to a tee, you will be able to make your property that much more attractive—the most liveable home in the worlds’ most liveable city.
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urban.com.au

The World’s Most Liveable City Keeps Moving Forward

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Property has long been seen as one of the most stable and profitable assets. While most of us pinch our pennies and place a percentage of our income into savings, it is the housing market that is widely regarded as the most sure-fire path to lifelong wealth.

And while it is certainly true that the housing market is less volatile than shares or stocks, and a large number of owners have seen skyrocketing profit during the most recent spike in the market, wealth from property is by no means a guarantee.

For first home buyers and young families, it’s important to understand that our entire borrowing system relies on the assumption that value will rise. After all, that’s why we’re happy to pay interest on our loan. But when the market hits a standstill, or worse, falls, then inexperienced buyers can find themselves in serious financial strain. It’s crucial to discover this effect on housing that buyers need to know.

<h2>Recent Research on Housing Capital Gain</h2>

Recent growth phases in the housing market have meant that homes are worth more than ever. We’ve seen the average house price tip over $1 million in Sydney, and Melbourne isn’t far behind. While these markets may be more difficult to enter than ever, those fortunate enough to have owned during the past decade have seen significant wealth accumulation.

In Sydney and Melbourne, the number of homes which are worth more than double what they were purchased for has increased over the past 10 years, from 37.2% up to 48.1%. That means almost half of homeowners have made 100% profit from their investment.

But while these two cities get most of the limelight, it may surprise you to know that these trends aren’t shared across the board. Outside of Sydney and Melbourne, that same statistic has dropped in the past decade, from 45.4% to 39.1%. Regional areas, particularly in WA where the aftermath of the mining boom has seen prices plummet, were worst hit. This region came in at the highest proportion of homes worth 10% less than what they were bought for.

<img alt="" src="/sites/urban.melbourne/files//pictures/article-images/housing-market-effect-on-wealth-copy-2.jpg">

<h2>The Wealth Effect</h2>

Humans are biased creatures, and so we often exhibit tendencies which might not always be entirely rational. One of these tendencies is the wealth effect, a phenomenon in which we associate rising asset prices with an increased notion of wealth. If our housing market is on the rise, we immediately feel richer, and start spending up on everything from retail goods to stocks and even taking out larger loans. It might make sense that we could expect our home’s value to rise in line with a good market, but until the hammer falls, there is no real evidence of increased wealth. The point is, we get too excited before the money is actually in our pockets.

Without the physical wealth in our bank accounts, we start using our homes as ATMs, borrowing against them, dipping into our newly discovered equity and spending money that we don’t have, all because of this delusion that we are richer than we really are. And there are knock on effects that keep the cycle perpetuating. Our spending activity directly supports employment and increased income.

But we run into trouble when those all-important house values start to plateau. We begin to cut down on spending, repaying the debt that we have found ourselves in. Just as income and employment rose before, now it begins to fall.

Economists call this rise and fall a positive feedback loop. The good times are good, but the bad times are bad. It’s the perfect storm for a cycle of booms and busts. Throughout the 2000s, as asset prices continued to rise, so did spending. When the GFC hit, our own spending-induced debt coupled with the fall in asset prices was enough to ruin people.

<img alt="" src="/sites/urban.melbourne/files//pictures/article-images/housing-market-effect-on-wealth-copy-3.jpg">

<h2>Lessons to be Learned</h2>

Increased spending during these growth times means less is being put away into savings. For young families, or those owner occupiers who have just bought their first home, beware of the temptations of increasing housing markets. Some of our incomes should always be put away into savings, and now that you’ve landed a house, things are no different. Instead of saving for a deposit, it might be for a holiday, your next deposit, or just a rainy day. Circumstances can change unexpectedly, and now that you have a mortgage to pay off, you should always have a solid chunk of savings behind you, to tide you over for at least six months if something were to happen.

Understanding trends in the market, as well as your own financial situation and spending habits, are just some of the lessons to learn as a first home buyer.
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Housing Market Effect on Wealth

As more highly sustainable, well-built apartments are being constructed across Australia, purchasing <a href="/new-apartments">off-the-plan</a> is becoming an attractive option for discerning property seekers.&nbsp;It works out to be a win-win situation for both buyers and developers in many cases, as developers are able to secure capital early on in the development process, and buyers are rewarded with low deposit rates, and sometimes early-bird financial incentives. Buyers are often also offered a range of government subsidies when purchasing <a href="/new-apartments">off-the-plan</a> – including stamp duty concessions, first home buyer grants and more.

If you're considering buying <a href="/new-apartments">off-the-plan</a>, here are&nbsp;some tips&nbsp;that will help you with the process of acquiring your new home.

<h2>1. Know your budget</h2>

<figure><a href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/offtheplan-1.jpg"><img alt="" data-entity-type="" data-entity-uuid="" height="388" src="/s3/files/styles/article_full_width_580px/public/pictures/article-images/offtheplan-1.jpg?itok=4om5YJCQ" width="580" /></a></figure>

Purchasing an existing property is a huge decision, and requires you to save up a substantial deposit and budget for weekly mortgage repayments. One could argue that an off-the-plan property could require even more planning, due to the ability for the property value to fluctuate during the construction period. This shouldn't put you off buying off the plan if you&nbsp;do sufficient research prior to purchase.&nbsp;Once you've paid your deposit, you'll have no formal financial obligations, other than your own savings regime leading up to settlement (which can take a number of years depending on the extent of the build). A good way to alleviate stress once that day arrives is to make regular "mortgage payments"&nbsp;into a savings account during the construction period, so you'll have back up funds once you're paying the real mortgage on your new property.&nbsp;&nbsp;

<h2>2. First in, best dressed</h2>

<figure><a href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/offtheplan-3.jpg"><img alt="" data-entity-type="" data-entity-uuid="" height="821" src="/s3/files/styles/article_full_width_580px/public/pictures/article-images/offtheplan-3.jpg?itok=WfyIJud5" width="580" /></a></figure>

The earlier you lock in an off the plan contract, the lower the cost. One of the biggest barriers to buying off the plan is that buyers can’t actually see how the home will look and feel once completed. Instead, you have to rely on blueprints and 3D renders to decide whether the proposed development will meet your lifestyle requirements. If this doesn't phase you, then once you've decided that you like the architect and developer's previous projects, you're happy with the construction materials/fixtures used in the design, and you love the&nbsp;location, then you could be ready to look at placing an offer early on in the planning process.

Pre-existing dwellings require the buyer to come up with the full deposit immediately, while off-the-plan developments give the buyer the flexibility to pay a small percentage to secure the property and the rest upon completion (or at settlement).&nbsp;

Finally, this longer settlement will also improve your long-term financial position. A 10% deposit might set you back $50,000 with two years until settlement. However, with standard inflation and in a growth market, 10% of that same home after those two years might be much higher. Essentially, you’re getting a future home’s equity or value at today’s presumably lower prices.

<h2>3. Read your contract, and re-read it 100x</h2>

<figure><a href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/offtheplan-4.jpg"><img alt="" data-entity-type="" data-entity-uuid="" height="387" src="/s3/files/styles/article_full_width_580px/public/pictures/article-images/offtheplan-4.jpg?itok=Wq7awQeL" width="580" /></a></figure>

Contrary to popular belief, off the plan apartments are anything but identical to one another. In fact, there is a significant amount of flexibility when it comes to finishings, fittings, and even the layout of your floor plan. Don’t assume that a display home shows you the minimum inclusions. If the display suite boasts Miele appliances and marble benchtops, it'll pay to check whether certain items will be included with the property you're specifically interested in.

Expected construction timeframes should&nbsp;often be taken as a guide, rather than a rule. Obstacles can occur, design changes are regularly made and council approval can hold up the construction progress. It's always a good idea to be&nbsp;aware of your rights, who your direct point of contact is, and how to obtain construction updates.&nbsp;

It's also important to think about what happens once you move into your new house. Who will fix things when they break? What are your entitlements and warranties?&nbsp;What if the apartment is not as described?&nbsp;Has adequate consent been obtained and appropriate materials used? Can you change your mind, or are you locked in? If the building is fewer than three stories, you’ll also want to double-check that home warranty insurance is included. Remember that this is a contract that will serve you both now and several years into the future while the home is under construction, so it’s best to protect yourself early on in the buying stages.

<h2>4. Understand the legalities</h2>

<figure><a href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/offtheplan-6.jpg"><img alt="" data-entity-type="" data-entity-uuid="" height="870" src="/s3/files/styles/article_full_width_580px/public/pictures/article-images/offtheplan-6.jpg?itok=_kfPK03Q" width="580" /></a></figure>

Hiring&nbsp;a conveyancing lawyer to ensure the purchasing process is conducted in a professional manner is a great way to reduce the pressure of making a significant purchase, sight unseen. You'll also need to research your state government's&nbsp;rules when it comes to Sunset Clauses, lending criteria, grants/concessions and more.&nbsp;

<h2>5. Due diligence is essential</h2>

<figure><a href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/offtheplan-5.jpg"><img alt="" data-entity-type="" data-entity-uuid="" height="326" src="/s3/files/styles/article_full_width_580px/public/pictures/article-images/offtheplan-5.jpg?itok=KcSsTYaO" width="580" /></a></figure>

Last but certainly not least, research is vital when buying any property. Without being able to see the home you're buying, you're unable to inspect the quality, design, space, outlook and future development within the area. Visit council planning websites to determine which developments have been pitched in surrounding suburbs. Will any of those potentially block your view or reduce your property value? Research the team behind the development and decide whether you like the quality of their previous projects. Seek out the developer's previous buyers and ask if they were happy with their purchase. Talk to friends, family, colleagues and seek professional advice to ensure you evaluate every aspect of the design and to ensure you don't miss any important questions.

<figure><a href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/asset_8.png"><img alt="" data-entity-type="" data-entity-uuid="" height="1760" src="/s3/files/styles/article_full_width_580px/public/pictures/article-images/asset_8.png?itok=quzfmFDv" width="580" /></a>

<figcaption>Guide to Buying Off The Plan Apartments in 2019 Infographic.</figcaption>
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Guide to Buying Off The Plan Apartments in 2020

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When you’re on the hunt for a new home, building up strong relationships with a network of real estate agents soon becomes top of your priority list. Agents act as the gatekeepers between you and your dream home, and so getting on their good side is crucial to ensure you’re in the running amidst a crowd of competition. But when it comes to negotiating a deal that’s as equally good for you as it is the vendor, how do you toe the line between friendly and firm? If you want to know how to negotiate a great deal, you’ve first got to think about your tone and approach, conducting thorough research of the area, as well as having a good old fashioned positive attitude. We’ve collated some first-hand tips for <a href="https://www.mortgagechoice.com.au/caroline.jean-baptiste/blog/questions-to-ask-the-agent-before-you-make-your-offer/">negotiating with real estate agents</a> to land yourself your ideal property.

<h2>1. Strike up a conversation</h2>

Real estate agents want what’s best for their client, the vendor, but that doesn’t mean that they’re out to get you either. The more contact you have with them, starting by simply striking up a conversation and talking about the area, the more they will be able to pick out your face in the crowd. Property negotiation is as much about connecting with a person as arguing about a home’s value. There’s no harm in extending the olive branch, and you may just be rewarded with some handy information about how the buyer prefers to communicate, or if they’re looking to sell immediately. This insight may inform the way you approach the purchase, such as by offering a shorter settlement period. The more you understand the vendor’s motivations, the more easily and reliably you can present yourself as the ideal buyer. Never underestimate the power of a hello and a how are you.

<img alt="" src="/sites/urban.melbourne/files//pictures/article-images/negotiating-with-real-estate-agents-02.jpg">

<h2>2. Do your homework</h2>

You wouldn’t try to write an essay without a completely foreign concept. This logic applies quite readily to your property negotiation preparation. Without a firm understanding of the market, backed up with tangible evidence of recent comparable sales in the area, you won’t be able to adequately construct your argument—and that’s what property negotiation essentially is. Without the facts and figures, a negotiation can risk roaming into emotional territory, blowing completely out of proportion without reason to ground it. For first home buyers and inexperienced buyers, the thought of negotiating with an agent can be incredibly daunting, because there’s no previous knowledge to back you up. Your best line of attack is read widely, and try to retain a few go-to figures to avoid being bamboozled by the experts.

You will also want to do a bit of background digging on your agent and agency. How do they do business? What are their expected timelines? How do they best communicate? Getting to know some context surrounding who you’re dealing with will lay the foundations for a great negotiation. If you weren’t aware that all offers are immediately communicated to the vendor, for example, then you might be still waiting after a week to hear back, and during that time have missed your window to up the ante.

<h2>3. Find your balance between flexible and firm</h2>

There’s nothing more off putting or desperate than a buyer who constantly goes back on their ‘final offer’. It tells the agent that your word doesn’t mean much, and also that you could probably be coerced into just about any situation. Similarly, a buyer who won’t budge from their first figure thrown into the conversation is also a turn off. A sale is a delicate art of negotiation. It will involve some back and forth, but its success also demands some boundaries. If you are in the position to begin your property negotiation, make sure that your limit is firm in your head, but that you ease into talking to the agent.

When it comes to the fine print of your offer, you will want to carefully consider whether you have any conditions, such as a cooling off period, sunset clause or extended settlement period. Unconditional offers will immediately stand out to a vendor, but they may not suit your requirements.

<img alt="" src="/sites/urban.melbourne/files//pictures/article-images/negotiating-with-real-estate-agents-03.jpg">

<h2>4. Don’t be afraid to drop in a plan B</h2>

Agents weren’t born yesterday. Understanding how to negotiate with a real estate agent also involves you appreciating that they do this every day. They will likely be aware of your tactics, and if you start to push too hard they will spot it in an instant. That said, it doesn’t hurt to think about how you come across, and try to gently suggest that there are other offers or options on the table. If you genuinely have a plan B and the home in question isn’t the be all and end all of your property dreams, then it certainly doesn’t hurt to drop it into the conversation. Ultimately, real estate agents want to sell the property to a suitable buyer, and if you’re leading the pack then they might think twice about having you drop out of the race.
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Tips for Negotiating with Real Estate Agents

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A home to call our own is a big part of the Great Australian Dream. But in today’s real estate climate, getting a foot in the door can seem out of reach. Aside from escalating house prices, the process itself can be confusing too. Approvals processes, first home owners grant applications, understanding your financial situation and getting to know the local market all require careful research and planning. These five key points will help to demystify the process, and help you ask the right questions when buying your first home.

<h2>1. Learn your ballpark</h2>

Even with a sizeable deposit, your earning potential will limit how much banks will be willing to lend you. After all, it is a big risk on their behalf, with the majority of loans constituting 80% or more of the purchase amount.

Lenders will assess how much you can realistically afford to pay back each month, and this will inform what price bracket you can explore. Recent payslips, your latest tax return, and proof of ongoing income are all standard in order to prove that you are a safe bet.

Of course, the monthly repayments will vary depending on the length and interest rate of your loan. This is where it pays to shop around and explore your options with lenders.

<img alt="" src="/sites/urban.melbourne/files//pictures/article-images/first-home-buyers-02.jpg">

<h2>2. Save a realistic deposit</h2>

The deposit is the biggest barrier to buying your first home. While there is no shortage of 10% or even 5% deposit offers, the smaller your deposit, the greater your risk of future financial struggle. Should the market suddenly plummet, you may risk owing more than your home is worth.

A deposit of 20% or more will often waive Lenders Mortgage Insurance (LMI), an additional fee that lenders charge in order to balance out their increased risk. While LMI can be paid upfront, it can be $10,000 or more, and so many first home buyers decide to add it onto their loan (and pay the required interest).

Of course, that LMI may be worth the risk to you, especially if the costs of renting for another few years dramatically outweigh the fee. There is no hard and fast rule for deposit amounts, only several factors which can inform an individual decision for each buyer.

<img alt="" src="/sites/urban.melbourne/files//pictures/article-images/first-home-buyers-03.jpg">

<h2>3. Understand the fees</h2>

While most first home buyers are focused on pinching their pennies to scrape together a deposit, it’s worth being aware that there are a number of other costs involved in buying a home.

Stamp duty varies between states, but can be up to another 5% of the purchase price in states such as South Australia. For new and established first homes under $600,000 in Victoria, where the buyer will be an owner-occupier, stamp duty is exempt. While not nearly so costly, added extras such as inspection fees, transfer fees, mortgage registration fees, home insurance and legal fees can all be unexpected surprises for first home buyers.

<h2>4. Get to know your grants</h2>

There are a range of incentives which aim to help first home buyers overcome their tough position and start climbing the property ladder. The First Home Owners Grant (FHOG) again varies between states. For Victoria, new homes under $750,000 that are either built or bought, may be eligible for a $10,000 grant. It’s worth noting that this sum doubles for rural property purchases.

You can learn more about eligibility requirements <a href="http://www.sro.vic.gov.au/first-home-owner/apply-first-home-owner-grant-fhog">here</a>.

This grant should be applied for at the same time as your home loan. Lodge it through your lender for a speedier approval process. In most cases, it will be processed by settlement, or for those building a new home, by the first construction loan payment.

<img alt="" src="/sites/urban.melbourne/files//pictures/article-images/first-home-buyers-04.jpg">

<h2>5. Start the search</h2>

Now that all the boxes are ticked and the processes are in place, you can get onto the fun part of buying your first home—open inspections!

The best advice here is to be aware of your emotional biases. Heading into an inspection with a list of your must-haves and nice-to-haves will help you to make a more rational decision. It’s easy to get carried away by a pool or gimmicky features, but you have to constantly ask yourself how much value do they add to your lifestyle, and to the cost of the house itself?

Many buyers quickly become disillusioned with what’s on offer in their price range. Consider adjacent suburbs, as it is often the case that a property in a similar area but without the designer suburb name might attract a more reasonable price. Delve into market data and come to terms with how different areas become popular. Hitting onto an up and coming suburb which hasn’t made headlines yet could see you net a tidy profit in a few short years.

Don’t forget to take a list of questions to ask when buying your first home. Things like the condition of the house, the possibilities of expansion, or heritage listing status can often get swept under the rug.

And finally, remember that a home is much more than the bricks and mortar of the property. The location—including transport, facilities and proximity to schools—is something that can’t be easily adjusted. A home renovation however is something that can be easily done to ensure you home grows as you do.
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5 Tips Every First Home Buyer Needs To Know

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Property is at the heart of successful investing, but there are as many traps as there are opportunities—so how do you go about ensuring your investment is a boom rather than a bust? Even in a market amid much debate, successful investing hinges on the same principle as it did 20 years ago: buying the right home is key. If you get this right, the benefits of buying for investing are immense.

Head Over Heart

This is the simplest tenet yet also the most common stumbling block for first timers. The simple truth is that buying a first home to build a life in could not be more opposite to buying your first investment property. In a home to live in, you’re likely to be swayed by those quirky features that make the house a home. But when it comes to investment property, you’re aiming for a well presented blank slate for someone else to put their stamp on. A lick of paint and some clean lines will go a long way, but don’t take it much further than that.

Unlike buying shares and other investments, property value isn’t absolute. A number of factors can come into play, and ultimately, it is only worth what someone is willing to pay for it. In order to best calibrate your sense of value, you’ll need to conduct some extensive research over time, visiting properties, attending auctions, and speaking with agents. Without this knowledge, you’re at risk of buying too high and missing out on capital gain. The benefits of buying for investing are only tangible if you’re strategic in your approach.

<img alt="" src="/sites/urban.melbourne/files//pictures/article-images/buying-right-investment-wise-1.jpg">

Buying, Not Selling, is Key

It’s quite easy to fall into the trap of thinking that housing will always increase in value. While a steady profit is common, it cannot be relied upon in totality. Holding out for that golden time when prices suddenly spike and you can sell for a fortune is unrealistic. The most solid route to property profit is through buying right in an up and coming area, and perhaps adding some of the polish yourself through renovations and additions. Talk to your agent about any vendors who may need to sell urgently.

Listen to an Expert, Not Hearsay

Everyone has to start somewhere, so we are all new to the property game at some point. Rather than try to navigate the wealth of information out there without any solid direction, chat to a consultant, coach, or personalised agent who will be able to lay the foundations for you. They’ll be well versed on the current opportunities of interest, trends, and best investing practices, rather than outdated tip offs.

Know Your Finances

Investing carries a different risk to banks than owner-occupying, and as such, the lending criteria may be quite different to your expectations. While you may only need a 5–10% deposit for a home to live in, investment deposit may need to be higher so that your loan to value ratio (LVR) comes down. Talking to a professional will also put you in good stead for understanding what fees and costs you can claim on tax, and how your can utilise equity to your advantage to build your portfolio over time. Buying right is not a skill that comes overnight.

Buy With Consideration of Your Area

You may have found a unit that’s in a desirable neighbourhood at a reasonable price. A smart investment, right? Now consider that the area is full of families rather than couples, and there’s an oversupply of units compared to houses. Now it seems like less of a good buy. It’s a common pitfall to be so convinced that you’ve nabbed a bargain, that you overlook the potential red flags. Know your demographic, their buying tendencies, and your strategy for the area, and buying the right home will be possible. Perhaps you want to purchase a block of land in an area that you expect will appreciate quickly. Perhaps you need a steady rental income to fuel other investments, your own rent or even your mortgage.

Buying the right home for investment is a business decision, not an emotional one. It has got to have the features on paper, as well as the physical pull when you walk in the door. A rational approach, working out the figures you expect to make versus what you must invest, and weighing up the pros and cons, is the best way forward.
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Buying Right: Investment Wise

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The pathway to homeownership is becoming more and more diversified as young singles, couples and families look for accessible ways to secure their first home. Trends including population growth, increasing house prices and a rise in multi-unit dwellings are encouraging first home buyers to think outside the box when it comes to buying. Property ownership pathways shift according to how people live, and this too is breaking the barriers of tradition. By 2030, experts are suggesting that a series of ownership pathways will gain traction, influencing the way we borrow, buy and sell.

<h2>Cohabitation</h2>

Share houses are a right of passage for students and young professionals, but this living arrangement is expected to cross over from renting to buying. Couples or friends are teaming up to purchase property, laying out the ground rules for private and communal spaces. More than just a way around steep deposit prices, this strategy offers one of the biggest benefits of homeownership in the modern age—it’s a win-win for those who want to strengthen existing relationships while also splitting the mortgage repayments. The number of applications from single buyers is decreasing as deposits continue to soar, and lenders are beginning to offer more flexible, realistic terms for these kids of loans.

<h2>Community-centric Design</h2>

Alternatively, it may be a case of purchasing smaller dwellings which share communal areas like laundries, kitchens, and outdoor spaces to minimise the land and environmental costs of a traditional stand alone home. Architects and developers are leaning towards community design, which embraces common areas and facilities while also bringing back the neighbourly atmosphere of times gone by.

<img alt="" src="/sites/urban.melbourne/files//pictures/article-images/home-ownership-1.jpg">​​​​

<h2>Guarantor Loans</h2>

Hopeful home buyers in Australia may be familiar with guarantor loans, which enable them to put up a lower deposit than usual if their parents are willing to list their own home as security. This can be a useful solution, but repayments should be well within you means, considering your family’s lifetime wealth is on the line.

<h2>Crowd Housing</h2>

In an exciting move towards listening to the market, crowd housing is gaining traction as a way to connect buyers and developers to share ideas, voice opinions, and ultimately create housing that ticks the boxes for more people. Developments can have a stigma of cutting corners, being cramped, and involving cookie-cutter designs that lose their value immediately. But, thanks to this market insight, we are seeing more individual designs which feel less like cheap housing and more like smart thinking. Property ownership using this method is not only more accessible, but more suited to modern lifestyles.

<h2>Guest Housing</h2>

While it doesn’t overcome the deposit hurdle, guest housing does offer a practical solution to the repayment hurdle. Some buyers are opting to save for a few extra years to scrape together a bigger deposit for a bigger house. The catch? They’re buying bigger than they need, with the view to renting out a room, or listing on a shared economy platform like Airbnb. You may look to rent out a granny flat to international visitors, or find a longer term tenant to cohabit with you and send their rent towards your mortgage.

<h2>Multi-generational Living</h2>

Moving back home with mum and dad might not be the most fashionable approach, but many first home buyers are seeking out this living arrangement to save up for a deposit. To take it a step further, joined home ownership with an aunt and uncle, or a parent, can in fact give you the added bonus of additional equity, not to mention splitting the deposit and repayments.

<h2>Property Shares</h2>

It’s not a common occurrence yet in Australia, but overseas countries like Britain have had success with stair-casing, whereby homeowners can purchase a share of a property, gradually increasing this stake as their funds allow. This allows buyers to enjoy all the benefits of home ownership without the initial cost barrier.

<h2>Buying to Rent</h2>

It may seem counterintuitive, but there’s an increasing trend for first home buyers to purchase a property which they don’t plan on living in. It may be that they can purchase a lower value property than their current standard of living, continuing to rent themselves while pooling their tenant’s rent into their savings fund. It’s worth noting, however, that many of the concessions available to first home buyers, such as the First Home Owners Grant and stamp duty concessions, may not cover non owner-occupier agreements.

Property ownership is a hot topic, and while the standard pathways may be slipping out of reach, it is certainly not an unattainable dream to reach successful home ownership. While some of these entry points are still being refined, and have some way to go in terms of creating a sustainable and cohesive model for buyers to lower the risks involved, it is a refreshing change of pace for determined buyers and genuinely promising for successful home ownership on a larger scale.
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Home Ownership Comes in All Ways

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EXPERT OBSERVER
We at the SMSF Association are urging the Financial Adviser Standards and Ethics Authority (FASEA) to provide more guidance and certainty about how recognised prior learning for existing financial advisers will be implemented as they transition to the new education standard.
Introducing higher education standards for financial advisers has always been a key policy goal for out organisation, but it is essential that advisers have greater clarity and certainty as to how their existing qualifications will count under the new education standards being proposed by FASEA.
In its submission to FASEA on proposed guidance on education pathways for existing advisers, we at the Association say advisers who have made every effort to be educated and have completed high quality education and accreditations should have their efforts to be professionally recognised under the FASEA framework.
Currently, the proposed FASEA education standards for existing advisors do not provide enough recognition for prior learning.
A more meaningful recognition of advisers’ prior education should help them in the transition to the new regime with less cost and effort while maintaining the high standards that must be achieved to ensure consumer trust. 
We at the Association also strongly recommended that financial advisers who service SMSF trustees should be required to have completed specialised SMSF education.
This has been a long-term position of the Association that was recently echoed by ASIC who recommended that specific SMSF education requirements for advisers be introduced to raise standards of advice in response to the advice failings documented in ASIC’s Report 575 ‘SMSFs: Improving the quality of advice and member experiences’.
We also recommended greater flexibility for new entrants to undertake university study and still be able to enter the financial advice profession.
The proposed FASEA pathway for new entrants is too rigid and may starve the industry of future advisers.
We have also raised concerns about accountants giving SMSF advice under a limited license not being adequately considered under the existing pathways framework.
We are advocating a specific pathway designed for the services they provide rather than having them spend considerable time and money studying subjects that are not relevant to the advice they provide.
Jordan George is the SMSF Association's Head of Policy and holds an Honours degree in Economics and Law from Adelaide University
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j.ballantyne1990-6AQqhLzZaK

More clarity needed about financial advisor's prior learning: Jordan George

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Laurence and I discuss the news in Melbourne this week.

We're getting toward the end of 'developing' Docklands, Southbank Boulevard changes kick off, Infrastructure Victoria has surprisingly gone out early for its first 30-year strategy refresh and shots fired! - the Victorian state opposition has announced their first public transport-focused election initiative.

And remember to subscribe to the Apartments.com.au podcast through your favourite podcasting app - just search for Apartments.com.au.

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Alastair Taylor

Weekly Podcast: Episode 23 - Docklands, Southbank Boulevard, Infrastructure Victoria and Cranbourne-Clyde

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Parramatta's Light Rail project is progressing with a new contract for enabling works being awarded recently; Guardian Cities profiles <a href="https://www.theguardian.com/cities/2018/jul/05/meet-the-numtots-the-millennials-who-find-fixing-public-transit-sexy-urbanist-memes">'</a><a href="https://www.theguardian.com/cities/2018/jul/05/meet-the-numtots-the-millennials-who-find-fixing-public-transit-sexy-urbanist-memes">numtots</a>'; and there's plenty of hotels in the development pipeline despite prolific sharing platforms like Airbnb expanding in Australia.

Stay warm everyone.

Don't forget to subscribe to the Apartments.com.au podcast through your favourite app!

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