Should I order a valuation before going unconditional on a new build?

Where possible, yes. For off-the-plan or recently completed projects, a valuation check before you go unconditional helps you see if the bank’s figure will match the contract price. If there’s likely to be a shortfall, you can renegotiate, adjust your deposit plans, or walk away before you’re locked in.

Article

Older Art-Deco Blocks vs New Builds in Sydney’s East: Finance Rules

Written and reviewed by James Chee, CPA · Last reviewed 4 November 2026

How banks actually treat older Art-Deco blocks versus shiny new builds in Sydney’s Eastern Suburbs – and how that should shape your offer, structure and buffer this week.

Published 20 Sept 2026Updated 4 Nov 20267 min read

Key Takeaway

Older Art-Deco apartments in Sydney’s Eastern Suburbs are generally viewed by lenders as lower risk than many high-density new builds, provided there are no major defects or cladding issues. Banks often favour solid, low-rise blocks with proven performance and may lend up to 80–90% LVR, while new builds with small floor areas or defect histories can be restricted to 70–80%. Buyers should align property choice, deposit size and buffers to these lending realities and order a contract review plus strata check before committing.

Watch the short answer

Can you buy a property before your tax return is done?

While you’re weighing up older blocks versus new builds, here’s how buying now works if your latest tax return isn’t lodged yet.

Talk to a broker about your situation

Read the transcript

Think you can't buy a property this year because your accountant hasn't finalised your 2026 tax returns? Think again. If you are a freelancer, a contractor, or a growing business, that means months of lost opportunity. We use alternative documentation pathways that completely bypass the ATO delay. We assess your true borrowing capacity using the last 6 months of your business bank deposits, getting you approved while your competitors are still waiting on paperwork. Stop waiting on tax portals to dictate your property goals. Message me 'ALTDOC', to fast-track your FY27 approval.

General information only, not personal advice. Your situation is assessed before any recommendation.

Older Art-Deco Blocks vs New Builds in Sydney’s East: Finance Rules

This topic is covered in full on Tailored Loans Sydney

How banks actually treat older Art-Deco blocks versus shiny new builds in Sydney’s Eastern Suburbs – and how that should shape your offer, structure and buffer this week.

Read the full guide on tailoredloans.sydney

Buying in Bondi, Coogee, Randwick or Woollahra, the key finance difference is this: lenders usually prefer a solid, low-rise Art-Deco block with no major defects over a shiny but risky new build. Older stock can get higher LVRs and smoother valuations, while many newer buildings are capped on LVR, hit by conservative valuations, or slowed down by defect reports and cladding checks.

If you’re choosing between an older Art-Deco apartment and a new build in Sydney’s Eastern Suburbs, your lender will look at: 1) building type and density, 2) floor area, 3) construction quality and defects, 4) strata strength and levies, and 5) your buffers if rates rise another 3% (as APRA expects banks to test). Get these right, and you can move this week with a clear plan.

Art-Deco apartment block beside modern new-build in Bondi. Banks weigh Art-Deco blocks and new builds differently when assessing home loan risk.

1. How lenders see older Art-Deco blocks vs new builds

1.1 Core risk lens

Most banks care less about the age of the building and more about how easily they can sell it if you default.

Older Art-Deco blocks in the east typically score well because:

Low to medium rise, often 4–12 units per block.
Proven demand in blue-chip pockets like Bondi, Coogee, Randwick, Woollahra.
Larger floorplans and solid construction.

New builds are often treated as higher risk when:

High-density (100+ units) or in a cluster of near-identical towers.
Lots of investor-owned or short-stay units.
Past or potential defects (waterproofing, cracking, cladding).

1.2 Typical lending settings (indicative only)

Feature / Risk	Older Art-Deco (Bondi/Randwick)	New Build Mid-Rise (Coogee)	New High-Density Build (Mascot-style)
Typical max LVR*	80–90%	80–90% (if no issues)	70–80% in practice
Valuation vs purchase	Often close to contract	Sometimes conservative	Often below contract
Floor area sensitivity	Flexible if >45–50 m²	Strict if <45 m²	Very strict
Extra credit sign-offs	Usually minimal	Common if many investors	Frequent, higher decline rate
Strata focus	Repairs, special levies	Early defects, sinking fund	Defects, cladding, under-funded fund

*Illustrative only; actual LVR depends on your profile and lender policy.

For a deeper look at how lenders treat small, boutique stock versus larger buildings, see /insights/boutique-block-paddington-woollahra-lending-strata-considerations.

2. Key finance advantages of older Art-Deco blocks

2.1 Valuation and saleability Banks like seeing 10+ years of transactional history in the same block and nearby streets. Older Art-Deco blocks often benefit from: - Consistent resale demand from downsizers and professionals. - Scarcity value – they aren’t building more of them. - Larger, liveable layouts that valuers favour. Result: valuations on a $1.6m Art-Deco two-bedder in Coogee are more likely to land at or near the contract price than a similar-priced new unit in a big complex. ### 2.2 Strata profile and levies You’ll often see higher…

Premium insight

The strategy continues below

You've seen the problem and the groundwork — now unlock the exact steps our CPA and Registered Tax Agent-led brokers use, including 4 more sections. Enter your email for instant, free full access.

Free access. No spam — unsubscribe anytime. Your details stay confidential.

Frequently asked questions

Generally, no. Many lenders are more comfortable with well-maintained Art-Deco blocks than with high-density new builds. Older blocks often have stronger demand, larger floor areas and long sales history, which support valuations. The main issues are building condition and strata health, not age alone.

Subject to your income and credit profile, many lenders will go to 80–90% LVR on a sound Art-Deco unit with no major defects and a healthy strata. Some may reduce this if the unit is very small, the building needs significant repairs, or your overall position is already highly geared.

Banks are wary of construction defects, combustible cladding, high investor concentration and valuation risk at settlement, especially for off-the-plan purchases. High-density or investor-heavy buildings can attract lower LVRs, conservative valuations and longer approval times while credit teams review project and strata information.

Higher levies reduce your surplus income in the bank’s serviceability model, which slightly lowers your maximum borrowing. However, lenders accept that older buildings need more maintenance. Clear budgets, a solid sinking fund and well-planned works usually matter more than the levy amount in isolation.

Property planning

Talk to a broker who is a CPA and Registered Tax Agent

Free consultation, plain-English advice tailored to your situation.

All insights