From feature walls to furniture packages, these apartments are offering tenants new freedoms to personalise their space.

In Australia’s rental market, tenants often face strict rules when it comes to personalising their homes. Regulations vary by state but in a typical rental, most changes must be cleared with landlords and there is often little opportunity to make a space truly feel like your own. 

But build‑to‑rent (BTR) developments are changing that by giving renters new freedoms, including the ability to customise their homes from day one.

Mirvac BTR sector lead Angela Buckley told realestate.com.au it is a deliberate part of the model. 

“The resident is the customer, and our business model relies on them staying – and wanting to stay – for as long as possible, so we obviously want to encourage that,” Ms Buckley said. 

“It’s really about your individuality and being able to express that. You can come home and know it’s yours –  that helps you feel like you belong.” 

What makes BTR different from typical rentals 

BTR developments are entire multi‑unit buildings where each apartment is rented directly to a tenant, rather than being individually owned. 

Unlike traditional rentals, a BTR property is purpose‑built, professionally managed and designed for long‑term renters.  

For tenants, the benefits often include longer leases, on‑site maintenance, inclusive amenities, and the ability to customise.  

In fact, a greater ability to personalise a rental property was listed as the second most compelling feature of BTR properties – after rental security – in a 2024 survey conducted by REA Group. 

For many BTR developers, offering personalisation is a way to help residents feel more at home and encourage them to stay longer, delivering benefits for all parties. For them, it’s lowering the rate of tenant turnover. 

Mirvac operates its BTR portfolio under the LIV brand, with five projects across Brisbane, Sydney and Melbourne. Its newest – LIV Albert in Brunswick – opened in August 2025, delivering 498 homes alongside more than 2400sqm of shared amenities, including a gym, co‑working areas, private dining rooms, a courtyard, and more. 

Another developer in the space is Novus, with its first BTR project on Sturt in Melbourne’s Southbank.  

Residents here enjoy a hotel‑style line‑up of amenities, including a pool deck, full gym and studio space, library and games room, and podcast studio. 

CEO Adam Hirst said it’s about giving residents both choice and security. 

“We want to provide a home so good that a resident will never want to leave. Allowing residents the freedom of choice, along with flexible lease terms and security, helps to overcome a major hurdle in traditional rental markets,” Mr Hirst said. 

“Allowing personalisations in an apartment is just the cherry on top of a whole lot of renter benefits that come with living in a build-to-rent apartment.” 

What you can customise 

Not all BTRs offer the same level of flexibility, but many go well beyond small changes.  

At LIV projects, residents can paint the walls, install hooks and hang artwork and choose furniture packages  – or bring their own. 

“Some people love the full furniture package, others want to paint a wall  – it’s about suiting different needs,” Ms Buckley said. 

At Novus, residents have similar options. 

“Our residents are able to personalise their apartment to make it truly feel like their own,” Mr Hirst said. 

“In some cases, it’s as simple as mounting a TV, in other cases it’s a splash of colour on a wall.” 

While personalisation is encouraged, there are still rules. Most BTR providers set boundaries to protect building safety, maintain design consistency and keep apartments in good condition for future tenants. 

At Novus, the main rule is reversibility. 

“Customisations have to be reversible in order for the apartment to be restored on expiry of a lease,” Mr Hirst said.  

“In most cases – things like painting a wall or changing a curtain – are easily restored.” 

For Mirvac, the only absolute restriction is structural changes, Ms Buckley said.  

By allowing renters the freedom to personalise their space, whether it’s through a feature wall, or furniture package, BTR providers say they are creating homes people want to stay in and neighbourhoods that feel lived‑in from the start.  

“We have more than two and a half thousand residents today and we hear that feedback all the time, so it comes down to individuality and belonging,” Ms Buckley said.  

For renters wanting the stability of a long lease and the flexibility to make a home truly their own, these customisable rentals might just offer the best of both worlds. 

Are you interested in learning more about build-to-rent developments? Check out our New Homes section.  

The post The customisable rental changing how Australians live appeared first on realestate.com.au.

Half a trillion dollars could be wiped off the value of Australia’s property market by 2030 as a result of climate change, according to a grim new report.

And it won’t just be households in high-risk areas bearing the brunt of climate change, with some of Australia’s most affluent beach and harbourside locations identified as “primary hotspots” at risk of sea level rise, storm surges and extreme weather events.

A new risk assessment on the effects of climate change in Australia warns the impacts are already being felt by “every part” of society.

The National Climate Risk Assessment (NCRA), released by the government on Monday, has modelled the risks and impacts under three scenarios; 1.5ºC, 2ºC, and 3ºC of warming above pre-industrial levels.

Current estimates put the world on track for a temperature rise of 2.9ºC this century, according to the UN environment programme.

The report warns extreme weather events including heatwaves, tropical cyclones, bushfires and severe floods will becomes more frequent and have direct impacts on homes, businesses and infrastructure.

Other flow on effects include reduced workforce and labour productivity as a result of heatwaves as well as escalating insurance premiums – or more uninsurable homes in high-risk areas.

Climate change and energy minister Chris Bowen said the report finds that no Australian community will be immune from climate risks.

“One thing that is very clear from this climate assessment is that our whole country has a lot at stake,” Mr Bowen said.

Under a worst-case scenario, the impact of extreme weather events is estimated to hit property values by $571 billion by 2030, $611 billion by 2050 and $770 billion by the end of the century.

“These impacts, as well as disruptions in supply chains and increased prices for essential goods, will contribute to the cost of living, placing further strains on household budgets,” the report said.

The inner-city locations at risk

While households in the Northern Territory, Queensland north and Western Australia north have been identified as most exposed to extreme heatwaves, floods, storms and bushfires, inner-city residents have also been put on notice.

It found major urban centres and cities across coastal areas are primary hotspots at risk of sea level rise and increasing coastal hazards.

Glitzy Sydney suburbs increasingly exposed to sea level rise include Double Bay, Millers Point and Darling Point, along with inner-city Darlinghurst and Haymarket and bayside Kogarah in the city’s south.

“Expanding coastal urban suburbs and waterfront developments will increase future impacts from sea level rise, storm surges and extreme weather events,” the report found.

Suburbs in the east, west and north of Melbourne’s central business district were also identified as climate risk hotspots.

Sea level rise along the Victorian coastline is projected to be around 13 cm by 2030 and up to 42 cm by 2070.

Nationally, rising sea levels – projected to reach up to 50cm by 2050 and over 80cm by 2090 – are expected to significantly affect multiple states, particularly along Australia’s east coast.

The total value of Australia’s residential housing market rose by $213.8 billion to $11.6 trillion this quarter, according to the Australian Bureau of Statistics.

Of the nation’s 11.4 million dwellings, the climate report estimates 8.2% – or 751,000 homes – are currently located in high-risk areas, while 794,000 are in very high-risk areas.

By 2090, the number of homes in very high-risk areas will rise to 1.2 million.

Outer urban areas of cities were identified as “watchpoints” due to factors such as location, demographics and proneness to hazards, “making them particularly susceptible to adverse impacts” and “likely to experience prolonged recovery times”.

Coastal community ‘watchpoints’

73% of Australia’s population live in major cities, particularly along the east coast.

By 2050, the number of coastal communities located in high- and very-high risk areas nationally is expected to rise by to more than 1.5 million people, and more than 3 million by 2090.

“The relatively high values of assets at risk increase the impacts if risks are realised,” the report found, pointing to sea level rise and coastal flooding.

“They are also at risk from legacy planning decisions that did not include adequate sea level rise considerations, which will now increase the vulnerability of settlements.”

The high population density in coastal areas, location of residential buildings near soft shorelines, and value of real estate investments all increases risk.

Communities located within 10km of soft shorelines will be especially vulnerable to erosion, inundation, and infrastructure damage.

Out of 700 coastal communities in the study, the percentage at high- and very high-risk is projected to increase from 8% in 2030 to 18% by 2050, and 34% by the end of the century.

The report warned heat-related deaths could increase by up to 444% in Sydney and 423% in Darwin under the +3 degree scenario.

It comes as the Albanese government prepares to release a new 2035 climate target, likely this week.

The Opposition says it will examine the assumptions behind the report following a briefing with the Australian Climate Service.

“Any target must pass two simple tests: it must be credible, and it must be upfront about the cost to households and small businesses,” opposition leader Sussan Ley and acting shadow minister for energy and emissions Ted O’Brien said in a joint statement.

Households concerned about financial impact of climate change

The sobering report lays bare the impact of extreme weather events, rising sea levels and disruptions to ecosystems as a result of climate change.

But when it comes to current concerns about climate change impacts, a recent report by PropTrack shows most consumers are feeling it at the hip pocket.

Insights from the realestate.com.au Residential Audience Pulse Survey conducted in January 2025 found the vast majority (87%) of respondents are concerned (slightly, very or extremely) about rising energy bills due to climate change.

Other top concerns include biodiversity loss (81%), water shortages (79%), home safety risks (75%), and lifestyle changes (68%).

“2024 was the hottest year on record, with greenhouse gas emissions reaching an alltime high, underscoring the urgent need for climate action, ” PropTrack senior economist Eleanor Creagh said.

“The findings reveal that while climate concerns are a priority, financial motivations drive most energy decisions.”

The post Warnings $500 billion could be wiped from property values by 2030 appeared first on realestate.com.au.

Only 73 suburbs where house prices are less than $600,000 are left in Australia’s capital cities in what is the latest sign of the country’s worsening housing affordability challenges.  

New PropTrack analysis showed there were only 73 suburbs located within Australia’s capital cities where the median house price was $600,000 or less in August.  

It’s a staggering change compared to just 12 months ago, when there were 160 suburbs to make the same list, driven largely by the soaring home prices in Adelaide, Perth and Brisbane.  

It comes as the Aussie dream of buying a house with a backyard felt increasingly unreachable for many, with rising house prices making it harder for first-home buyers to get into the market, especially in the capital cities. 

The median price of a house in the capital cities was $1.095 million in August, according to PropTrack Home Price Index.  

Yet the average owner occupier home loan size in Australia was $678,000 in June, according to the latest Australia Bureau of Statistics figures.  

Number of suburbs where median house prices are $600,000 or less

While the ABS average home loan data accounted for houses, apartments and other housing types, it also reflected what many Aussies could likely afford today.  

The vast majority of the 73 suburbs to make the list were in the outer fringes of their respective cities, where housing was typically most affordable.  

The capital city with the most affordable suburbs on the list was Darwin, which had 18 locations where the median house price was $600,000 or less, including Durack, Gunn and Woodroffe. 

At the other end, there were no suburbs in Sydney and Canberra with median house prices valued at $600,000 or less in 2025 or the year prior.  

Perth recorded the biggest annual change in the number of suburbs on the list, falling from 52 suburbs in August 2024 to just 12 this year.  

Suburbs to make the list this year were Greenfields and Mandurah to the city’s southwest, Midland in the northeast, and Armadale and Camillo to the southeast.  

73 capital city suburbs where median house prices were $600,000 or less

In Brisbane, the number of suburbs fell to five in August compared to 29 the same time last year.  

Russell Island and Macleay Island were among Brisbane’s affordable suburbs, as well as Toogoolawah and Laidley in the Ipswich region and Brendale in the northern suburbs.  

Adelaide also saw a significant fall in suburbs, down to just 14 this year from 34 last year.  

All of the suburbs were in Adelaide’s northern suburbs – such as Davoren Park, Salisbury North and Munno Para – except for Woodville Gardens in the west.  

There were 15 suburbs in Melbourne to make the list, the vast majority located in the west such as Wyndham Vale, Melton South and Brookfield. 

In Hobart, there were nine suburbs where median house prices were $600,000 or less, including Glenorchy, Rokeby and New Norfolk.  

It comes as housing affordability in Australia sat at the worst level on record, according to PropTrack’s Housing Affordability Index. 

Published in September last year, the research revealed that households could afford to buy the smallest share of homes on record following a rapid decline in affordability in just a few years. 

Federal, state and territory governments have been trying to make housing more affordable through additional first-home buyer support and efforts to increase the country’s housing supply.  

Most experts agreed increasing housing supply through new home construction was the best fix to Australia’s housing affordability woes, but many were skeptical that enough was being done to move the dial, at least in the short term. 

This means that it will likely become even harder for Australians to buy a house for $600,000 or less in the capital cities in the future, pushing buyers even further away from city centres or into apartments and other more affordable housing types.  

The post Last chance: Only 73 cheap city suburbs left where houses are less than $600k appeared first on realestate.com.au.

If you’ve ever been told “you don’t fit the box” even though you can comfortably afford the payment, you’ve felt the limits of traditional mortgages. Non-QM loans exist for exactly that situation.

“Non-QM” stands for Non-Qualified Mortgage. It sounds technical, but the idea is simple: fully documented loans for creditworthy people whose finances don’t slot neatly into the narrow rules used by Fannie Mae, Freddie Mac, FHA, or VA. They are not the risky products from the last housing crisis. Today’s Non-QM loans are fully documented, fully underwritten mortgages that use different paperwork—and common-sense analysis—to show you can repay.

Why good borrowers get “no” from conventional lenders

The standard mortgage rulebook was built for straight-line income and simple tax returns. Real life is messier.

• Self-employed? Business write-offs can make your “net” income look tiny on paper.
• Paid on 1099 or commission? Income can be uneven and hard for automated systems to read.
• Own rental property? Your personal debt-to-income ratio may look high even when the property cash flows.
• Retired or asset-rich? Plenty of savings, not much monthly income showing.
• Recent credit event? You’re back on your feet, but the conventional waiting period isn’t over.
• Foreign national or ITIN holder? You may not have U.S. credit or a Social Security Number.

Non-QM flips the script by letting lenders verify your ability to repay with documents that reflect how you actually earn and manage money today.

What “Non-QM” really means (in plain English)

“Qualified Mortgage (QM)” is the industry’s term for traditional financing—loans that meet a legally defined checklist under federal rules. If a loan doesn’t fit that checklist, it’s labeled Non-QM. That’s a legal label, not a judgment about risk or documentation. Non-QM lenders still:

• verify income and assets,
• order appraisals,
• set sensible loan-to-value (LTV) and reserve requirements, and
• document your ability to repay.

Bottom line: Non-QM ≠ subprime. It’s alternative documentation, not “no documentation.”

The most common Non-QM options (no jargon—just how they work)

Bank statement loans — for business owners, entrepreneurs, freelancers, and independent contractors
Instead of two years of tax returns, you provide 12–24 months of personal or business bank statements. The lender totals eligible deposits and applies a reasonable expense factor to estimate income.

DSCR loans — let the property qualify itself
For SFRs, condos, townhomes, and 1–8 unit rentals. If market or actual rent covers the mortgage payment (PITI—principal, interest, taxes, insurance; add HOA if applicable), you can qualify without personal income documents.

DSCR = Debt Service Coverage Ratio = Rent ÷ Monthly Mortgage Payment.

1099 Income Loans — built for independent contractors
Show one to two years of IRS Form 1099 (often with bank-statement support). Underwriting focuses on average gross earnings, not just adjusted AGI.

P&L Loans — CPA-prepared income
A licensed CPA prepares a 12–24-month profit-and-loss statement. Many lenders will use the documented net income shown (some may ask for bank-statement backup).

Asset Utilizer (Asset Depletion) — leverage your nest egg
Liquid assets (checking, savings, brokerage, retirement) are divided over a set period to create monthly qualifying income. In some cases, employment isn’t required if assets support the loan.

Prime Jumbo “Near Miss” — strong overall, just outside bank rules
Helps when you have great credit but complex income, a unique property, or a slightly higher DTI than traditional jumbo programs allow.

Second-Lien Options — keep your great first-mortgage rate

• Bank statement HELOC: a revolving line of credit in second position, qualified with bank statements.
• Closed-end second: a fixed-term second lien for a lump sum; your first mortgage stays intact.

Foreign National & ITIN Mortgages — buy in the U.S. without U.S. credit
Approval leans on foreign assets/income or ITIN documentation. Expect solid down payments and thorough verification—still a fully underwritten loan.

WVOE (Written Verification of Employment) — streamlined for salaried borrowers
Your employer confirms income in writing, reducing the need for stacks of tax forms.

What to expect at a high level

Documentation
Be ready to share bank statements, CPA letters or P&Ls, 1099s, asset statements, and rental-income details (including lease or market-rent support, if applicable). Your lender will give you a checklist up front.

Down payment & reserves
Programs vary by lender and state, but common minimums look like this: owner-occupied often ≥10% down; investment properties often ≥20% down. You may also see reserve requirements (months of payments set aside), especially for rentals or more complex profiles.

Rates
Non-QM pricing is file-specific and often higher than agency loans because the underwriting is more flexible. Strong credit, lower LTV, and straightforward files can narrow the gap. Key drivers include property type, occupancy, credit score, LTV, and features like interest-only.

How to shop Non-QM safely (60-second checklist)

• Get two quotes from licensed lenders or brokers who regularly place Non-QM loans.
• Ask: “Does this loan have a prepayment penalty? If so, how long and how much?” (common on some investor loans).
• Review fees and APR, not just the rate.
• Confirm escrow (taxes/insurance) and any reserve requirements.
• Make sure you can explain why the loan fits your situation in one or two sentences.

When Non-QM may not be the right fit

• If you qualify easily for an agency loan (Fannie/Freddie/FHA/VA) at a lower cost, that’s typically your first stop.
• If you’re stretching beyond what you can comfortably afford, reconsider the amount or structure before moving forward.

Myths vs. facts

Myth: “Non-QM is subprime.”
Fact: Non-QM loans are documented, underwritten, and ability-to-repay focused. They simply use different documentation.

Myth: “Only people with bad credit use Non-QM.”
Fact: Many Non-QM borrowers have strong credit and healthy assets; their income just doesn’t present cleanly on W-2s or basic tax returns.

Myth: “Non-QM means risky loan features.”
Fact: Non-QM loans can be fixed-rate or adjustable. Interest-only is available in some programs but is a choice, not a default.

Myth: “Non-QM is a last resort.”
Fact: Non-QM is a tailored solution for real-world earners and investors. For many, it’s the best-fit path—not a fallback.

The takeaway

Non-QM isn’t a workaround—it’s a smarter match. When the standard checklist misses your real capacity, Non-QM lets bank statements, CPA-prepared P&Ls, assets, or rental cash flow tell the full story. Work with a licensed pro who places Non-QM regularly, compare two clean quotes, and choose the option that fits how you live, earn, and build wealth—without guesswork.

Darrin Seppinni is the president of HomeLIfe Mortgage.

This column does not necessarily reflect the opinion of HousingWire’s editorial department and its owners.

To contact the editor responsible for this piece: zeb@hwmedia.com.

This article provides general information and is not financial or legal advice. Always consult a licensed mortgage professional about your specific situation.