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EXPERT OBSERVATION
Reforms to Stamp Duty announced by the NSW Government are an insult to those people trying to purchase a home in NSW.
The Treasurer’s statement on November 5 provides no genuine relief to home buyers, it’s nothing more than hype and bluster in the lead up to the election, according to Real Estate Institute of NSW.
The State Government’s intention to index Stamp Duty by reference to the Consumer Price Index (CPI) starting from 1 July 2019 without adjusting the tax brackets is a real sleight of hand.
NSW Treasurer Dominic Perrottet has acknowledged that the stamp duty rates have not been amended since they were introduced in 1986 and then says that he is going to apply indexation (CPI) to the set of tax brackets that are 32 years out of date!
In 1986 the Sydney median house price was $93,576 and the median unit price was $86,109. At that time the overwhelming amount of property transactions did not attract the higher rates of tax.
Now with the Sydney median house price at $956,000 and the median unit price at $730,000 the overwhelming amount of transactions do attract the higher rates of tax.
By sitting on their hands for 32 years successive Governments have unconscionably profited at the expense of the home buyers including the most vulnerable - first home buyers.
The first tax bracket tops out at, $14,000. I ask rhetorically when was the last time you heard of someone buying a house for $14,000?
Yes, indexing is good, and the Treasury says had it been introduced 15 years ago then it would be better now - I agree. In fact if it had of been done 32 years ago it would be even better and deliver a far more equitable outcome for the property consumer (see table below).
If the Government is serious about Stamp Duty reform it must adjust the brackets to reflect today’s median house price and then index it from there
To do anything other than that is delivering reform without substance and is just disingenuous political grandstanding.
The Government’s own published data sets out clearly the continuing decline in property transactions and consequential Stamp Duty revenue.
The irony? There is empirical evidence demonstrating that a reduction in the rate of tax will drive more additional transactions and consequently more revenue for Government.
Stamp Duty brackets - what they are and what they should be
<img src="https://www.urban.com.au/images/2018/11/12/REINSW%20table.JPG" alt="">
Tim McKibbin is the REINSW CEO 
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Stamp duty reforms are an insult: REINSW 

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Despite extending the $15,000 first-home owners grant on new homes to January 1 2016, the NSW 2013-14 budget has left first-home buyers out in the cold with the failure to reintroduce the grant for existing properties.

<a target="_blank" href="https://www.propertyobserver.com.au/new-south-wales/nsw-home-buyer-grants-tempting-40-plus-of-first-timers-in-emerging-shift-away-from-established-homes/2013061862376">The budget</a> was an opportunity for the NSW Government to reinvigorate the property market with a reduction in stamp duty rates and the reinstatement of first-home buyer incentives on existing properties.

They have failed.

We are very disappointed NSW first-home buyers continue to be disadvantaged by the decision not to reinstate the first-home owners grant for existing properties.

We are not satisfied with the grants being limited to new properties and neither are first-home buyers, who instead of purchasing new properties are choosing to purchase no property at all.

The most recent data from the Australian Bureau of Statistics clearly shows the first-home buyer market is in crisis.

The number of first-home buyer commitments as a percentage of total owner occupied housing finance commitments was 14.3% in April 2013.

The percentage of first-home buyers in the marketplace is getting very close to the record low of 12.5% in March 2004 and is well off the all-time high of 29.5% recorded in May 2009.

It is very disappointing that the government has not recognised the failure of this policy and amended its policy to include existing properties.

Many first-home buyers are not interested in purchasing new properties. The scheme introduced last year has failed to date because it assumes that supply is being hindered by demand from first-home buyers for existing properties.
It implies that by redirecting first-home buyers to new properties it will solve the supply problem. The truth is, supply is hindered not by first-home buyer demand but by a convoluted, inefficient planning system and a tax system that is overly dependent on property.

It is time for the government to recognise the critical role first-home buyers play in the property market and implement what really needs to be done to help them – reinstate the first-home buyers scheme for existing properties.

The first-home owner grant was due to be reduced to $10,000 on January 1 2014 and will now remain at $15,000 until January 1 2016.

Tim McKibbin is chief executive of the <a target="_blank" href="https://www.reinsw.com.au/">Real Estate Institute of New South Wales</a>.
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NSW budget ignores the needs of FHBs chasing existing properties: Tim McKibbin

Boutique Perth developer ADC has unveiled its latest project.

The developer, which focuses on bringing apartments to some of Perth's most premium inner-city and riverside suburbs, has launched <a href="https://www.apartments.com.au/new-apartments/mos-lane-mosman-park-46-manning-street-mosman-park-wa-6012">Mos Lane</a>, 68 luxury apartments and townhouses in the heart of <a href="https://www.apartments.com.au/developments/mosman-park-wa-6012">Mosman Park</a>.

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Alongside the one-, two-, three- and four-bedroom apartments, the development will also include five two-level townhomes and two luxe penthouses. ADC is also introducing a significant retail offering for residents through Mos Lane Village, which will feature a wellness studio, fish and chips shop, barber, and florist, adding a layer of amenity not typically found in the predominantly residential Mosman Park area.

Construction has already commenced on the project, which sits just a short walk from the Swan River, Mosman Park Bowls Club, and Mosman Park Golf Course.

House Agency Directors Tom House and Lachlan McDonald say they are fielding the majority of buyer interest from local downsizers, as well as buyers with a long-standing affinity for Mosman Park.
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[smartcode_project:default project_id=148957 project_image_fid=364591]

Mos Lane will comprise two buildings; Samson House and Manning House, which have been designed by&nbsp;<a href="https://www.apartments.com.au/architects/nelson-koo">Nelson + Koo</a>, an emerging design consultancy specialising in the masterplanning and design of mixed use places and spaces.

The two buildings adopt distinct architectural responses to their surroundings. Manning House references the strong roof forms of nearby homes, with floorplates oriented to maximise light and long-range views, while Samson House is organised around a central atrium designed to bring daylight deep into the building and create a greater sense of openness.

At ground level, the inclusion of five townhomes introduces a typology more commonly associated with Mosman Park’s established streets, each with private courtyards and direct frontage, offering a transition between traditional housing and apartment living.

[smartcode_project:default project_id=148957 project_image_fid=364103]

Interiors have been led by Melbourne-based Hecker Guthrie, with an emphasis on practical, long-term liveability. Residences incorporate sculpted joinery, generous storage and flexible multi-purpose rooms that can adapt to changing household needs, whether for working from home, guest accommodation or additional living space.

Material selections draw on a restrained palette of textured stone, timber and neutral tones, with options for lighter or darker schemes. Detailing such as fluted glass, full-height joinery and integrated appliances is intended to balance functionality with a more refined residential finish.

Outdoor spaces are a consistent feature across the development, with balconies and terraces designed for dining and entertaining, and larger apartments incorporating outdoor kitchens. Orientation has been considered to allow residents to choose between morning or afternoon sun, while mature street trees and landscaped communal areas contribute to a softer streetscape.

[smartcode_project:default project_id=148957 project_image_fid=364107]

Shared amenities are positioned to support both day-to-day convenience and occasional use. These include a private dining room with a caterer’s kitchen, alfresco entertaining areas, and a bookable guest suite for visiting friends and family. Additional practical features such as a resident workshop, storage facilities, car and pet wash areas, and concierge-style services for cleaning and dry-cleaning collection reflect a focus on usability.

Positioned between the Swan River and Cottesloe Beach, and within reach of schools such as Iona Presentation College and St Hilda’s Anglican School, the development is aimed at a broad buyer group, from downsizers seeking a lower-maintenance alternative to larger homes, through to local residents looking to remain in the area in a different housing format.

Mos Lane represents one of the more significant additions to Mosman Park’s limited pipeline, combining new housing supply with a village-style retail centre in a suburb where opportunities for large-scale redevelopment are relatively constrained.

[smartcode_project_cta:default project_id=148957]

Joel Robinson

Living village precinct set for Mosman Park as ADC launches Mos Lane

An entity linked to I&amp;D Group Founder Ivan Filipović has filed plans for a new residential development at 188–202 Swan Street in Cremorne, targeting a prominent site within the tightly held Swan Street activity corridor.

The proposal seeks to redevelop the consolidated Swan Street landholding into a <a href="https://www.apartments.com.au/new-apartments/188-202-swan-street-cremorne-vic-3121">high-density mixed-use project</a>, replacing a series of existing commercial buildings with a significantly scaled residential outcome. The planning submission positions the development as a response to increasing demand for housing in well-connected inner-urban locations, particularly within established activity centres.

Plans outline the construction of a 14-storey building delivering 165 apartments above a four-level basement, alongside a ground-floor retail and commercial offering designed to activate the streetscape. A key feature of the scheme is a new north–south pedestrian link connecting Swan Street to Railway Place, intended to “enhance permeability and provide an active, publicly accessible connection through the site.”

<img alt="First Look: Plans lodged for Ivan Filipović-linked Cremorne apartment project on Swan Street" data-entity-type="file" data-entity-uuid="7332a8f8-dd2b-483d-b86e-320658838c84" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/cremorne.png?VersionId=cXm8vAaRdHh.LpYVbecrRkjckgu9mtAF" />

The development will retain part of the existing built form at 198–200 Swan Street, while the remainder of the site will be cleared to accommodate the new structure. Basement levels will provide 196 car spaces and 113 bicycle spaces, with vehicle access from Railway Place. Communal amenity is distributed across the building, including a shared outdoor area on Level 1 and a rooftop terrace for residents.

Ground level uses include retail tenancies fronting Swan Street and the pedestrian link, a residential lobby, and a flexible commercial space positioned to support community-oriented uses. The planning report notes this space “could be offered as a flexible space within the development for community groups,” supporting short-term or longer-term occupancy arrangements.

<img alt="First Look: Plans lodged for Ivan Filipović-linked Cremorne apartment project on Swan Street" data-entity-type="file" data-entity-uuid="8208bf7b-cc67-485d-ad0f-1d73a74c907f" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/cremorne%20lane.png?VersionId=69ctjC0txXv0zCHy7qQUpJyGwvPAT7gw" />

The site sits within the Swan Street Major Activity Centre, surrounded by a mix of retail, hospitality, and emerging residential development, and directly opposite tram services along Swan Street. East Richmond Station is located to the south, providing strong rail connectivity, while the broader Cremorne precinct continues to evolve as a mixed-use hub.

I&amp;D Group, founded by Ivan Filipović, is regarded as one of Victoria’s largest formwork contractors, partnering with major construction firms across large-scale public and private developments. The Swan Street proposal signals a move into development-backed opportunities tied to strategic inner-city sites.

First Look: Plans lodged for Cremorne apartment project on Swan Street

An ultra-luxury absolute beachfront tower on the Gold Coast’s <a href="https://www.apartments.com.au/developments/main-beach-qld-4217">Main Beach</a> has officially hit the market, having secured over $150 million in presales.

<a href="https://www.apartments.com.au/new-apartments/le-r-ve-main-beach-3555-main-beach-parade-main-beach-qld-4217">Le Rêve</a>, delivered by developer-builder <a href="https://www.apartments.com.au/developers/odus">ODUS</a> and <a href="https://www.apartments.com.au/builders/nazero">Nazero</a> in partnership with Metrics Credit Partners, comprises 40 opulent half and full-floor residences, perched directly on the dunes, starting from $7.45 million.

Pre-launch sales have achieved an average price tag of $8 million, highlighting strong demand from top-end buyers.

The 26-storey project at 3555 Main Beach Parade has development approval and is under construction, with completion anticipated by early 2028.

Occupying a 1,355 sqm site, Le Rêve enjoys double the beach frontage of most Main Beach towers, an incredible 30-metres, with generous 4.5-metre setbacks.

[smartcode_project:default project_id=112163 project_image_fid=357556]

ODUS director Byron Sakha said it offered a rare opportunity for wide, uninterrupted views that could never be built out, on one of the world’s most beautiful beaches.

“Le Rêve is French for ‘the dream’ and that’s what this location represents. We believe it is the best new development site anywhere on the Gold Coast; a dream site,” said Sakha.

“The apartments are located directly on the beachfront, with no roads or paths between, providing panoramic ocean views and direct access to the sand, and because it is elevated above the dunes, it also offers unrivalled privacy.

“We’ve worked with architect Bayden Goddard of <a href="https://www.apartments.com.au/architects/bgd-architects">BGD Architects</a> to enhance the original design, with a distinctive, elegant glass façade, world-class amenities, and the addition of eight residences. Le Rêve’s 30-metres of absolute beach frontage affords a view from virtually every room, and has allowed us to provide a grand 25-metre residents’ beachfront pool and private lawn.

“Buyers have recognised these opportunities are few and far between and have been quick to secure their place in Le Rêve.”

[smartcode_project:default project_id=112163 project_image_fid=357570]

The apartments start from nearly 300 sqm and range in size up to 900 sqm, with three or four bedrooms and multiple living spaces.

“The emphasis is on the view, with full-floor glazing, sleek glass balustrades and wrap-around balconies that are close to 4-metres wide, blurring the lines between inside and out, and inviting cooling ocean breezes,” Sakha added.

“The interiors epitomise understated luxury with natural materials, textures and tones including Taj Mahal stone, oak flooring, recessed LED lighting and high ceilings. Outside, its beautiful arched façade with glass balconies and double-storey curved podium will be complemented by lush, cascading landscaping that enhances Main Beach’s streetscape.”

[smartcode_project:default project_id=112163 project_image_fid=357567]

OTP Group Director James Elliott, who is selling&nbsp;<a href="https://www.apartments.com.au/new-apartments/le-r-ve-main-beach-3555-main-beach-parade-main-beach-qld-4217">Le Rêve</a>, said buyers were from the Gold Coast, Brisbane, Sydney and Melbourne, and predominately moving from luxury stand-alone homes or purchasing as a holiday home.

“We are anticipating sales will continue to ramp up now we’re officially on the market and design enhancements have been finalised,” Elliott said.

“Le Rêve offers house-sized residences that take luxury living to the next level, in an unrivalled location, with exceptional onsite resident amenities.

“The facilities are some of the most unique on the Gold Coast, if not Australia-wide, with a huge beachfront pool and wellness amenities including a cold plunge pool, spa, sauna, steam room, gym and yoga studio, along with a teppanyaki kitchen, and private residents’ lounge."

&nbsp;

&nbsp;

The Le Rêve development site was secured for $55.68 million in mid-2025.

ODUS and Nazero are also developing the adjacent 29-level La Mer tower in partnership with Metrics Credit Partners, which is earmarked for completion in late 2026. A fully completed prototype apartment is now available for private inspection.

[smartcode_project_cta:default project_id=112163]

Le Rêve Main Beach launches with $152 million in presales

Third.i Group and joint venture partner Phoenix Property Investors (PPI) have secured detailed design approval from the Independent Planning Commission (IPC) for <a href="https://www.apartments.com.au/new-apartments/elevate-hume-place-crows-nest-25-hume-street-crows-nest-nsw-2065">Elevate at Hume Place</a>,&nbsp;a landmark, state‑significant mixed-use residential development positioned directly above the Crows Nest Metro Station. 
&nbsp; 
This latest approval builds on the project’s existing stage one planning consent and marks a major milestone in the delivery of Elevate at Hume Place. It confirms the detailed design of the building within the already approved planning envelope, paving the way for construction to commence and giving purchasers and the broader market added confidence in the project’s progression. 
&nbsp; 
Throughout the detailed design process, <a href="https://www.apartments.com.au/developers/thirdi-group">Third.i Group</a> worked closely with the IPC, Sydney Metro, its consultant team and relevant Government stakeholders to refine the building outcome, ensuring Elevate responds sensitively to its urban context whilst at the same time maximises its development footprint above one of the NSW’s key pieces of transport infrastructure.&nbsp; 
&nbsp; 
This process has enabled the creation of some of the best one, two &amp; three bedroom apartments in Crow's Nest along with the introduction of an additional level of parking, providing the Elevate community with valuable off‑street parking while enhancing accessibility and convenience for residents.

[smartcode_project:default project_id=142550 project_image_fid=309368] 
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Elevate at Hume Place is the first development of its kind to be delivered by Third.i Group and PPI in partnership with Sydney Metro, reflecting the group’s capability and trusted position as a delivery partner for complex, infrastructure‑led projects alongside Government. The Hume Place precinct will also include a component of affordable housing and build to rent (BTR) apartments which is currently pending a separate planning approval outcome. 
&nbsp; 
With direct access to the Sydney Metro, Elevate residents will benefit from travel times of just seven minutes to the CBD and four minutes to Chatswood, positioning the development as one of the most connected residential addresses on the Lower North Shore. 
&nbsp; 
The project will deliver 122 one-, two- and three-bedroom apartments, including a selection of premium three bedroom penthouses known as ‘Sky Homes’, designed by internationally acclaimed architecture firm <a href="https://www.apartments.com.au/architects/woods-bagot">Woods Bagot</a>. Residents will have access to a suite of amenities including a rooftop terrace with panoramic city views, swimming pool and wellness facilities, private gym, concierge services and communal spaces.

[smartcode_project:default project_id=142550 project_image_fid=309369] 
&nbsp; 
Florian Caillon, Partner &amp; Head of Acquisitions at Third.i Group, said the detailed design approval reinforces the significance of the project and Third.i Group’s ongoing partnership with Government. 
&nbsp; 
“Securing detailed design approval for Elevate at Hume Place is a defining moment for Third.i and a clear signal that this project is moving into its next phase of delivery," Caillon said. 
&nbsp; 
“This project sets a new benchmark for how integrated residential metro development can be delivered in direct alignment with major transport infrastructure. Being selected to deliver a project directly above a Metro station is a rare opportunity and a responsibility we take seriously. It allows us to create a living experience intrinsically connected to how people move, work and live, while also delivering enduring value for residents and the broader community.”

[smartcode_project_cta:default project_id=142550]

Elevate at Hume Place, above Crows Nest Metro, reaches detailed design milestone

Buyers looking to enter Sydney’s north-west growth corridor can now secure an apartment at <a href="https://www.apartments.com.au/new-apartments/kew-tallawong-23-27-schofields-road-tallawong-nsw-2762">Kew Tallawong</a> with a five per cent deposit for a limited time, as Stage 2 of the Tallawong development comes to market.

Delivered by <a href="https://www.apartments.com.au/developers/positive-investment-enterprise">Positive Investment Enterprise</a>, the project is located at 23–27 Schofields Road in Tallawong, offering a new collection of one, two and three-bedroom apartments within an established masterplanned community, where completed residences and landscaped spaces already shape a connected and liveable environment.

The limited-time deposit offer reduces the upfront cost for buyers seeking new apartments in Sydney’s expanding north-west, where infrastructure investment and population growth continue to reshape suburbs like <a href="https://www.apartments.com.au/developments/tallawong-nsw-2762">Tallawong</a> into emerging residential hubs.

[smartcode_project:default project_id=149637 project_image_fid=351025]

Inside the apartments, layouts have been designed with an emphasis on practicality and long-term liveability. Natural light and cross-ventilation are integrated into the planning of each residence, creating interiors that feel fresh and energy-efficient throughout the year. Soft, neutral finishes and durable materials are paired with contemporary kitchens that include integrated appliances and generous storage.

Bedrooms are positioned as quiet retreats, with the wider apartment layouts prioritising efficient use of space, flexibility for different household types, and strong indoor-outdoor connections through balconies and terraces. Wide frontage designs help maximise natural light and outlooks, with many north-facing homes capturing district views toward the Blue Mountains.

[smartcode_project:default project_id=149637 project_image_fid=351030]

Sustainability features are included throughout the development. Rooftop solar panels help offset common area energy consumption, while smart home technology and cross-flow ventilation contribute to lower operating costs and improved day-to-day comfort for residents.

The development also incorporates shared lifestyle spaces intended to extend living beyond the apartments themselves. Landscaped communal gardens, shaded seating areas, BBQ facilities, and outdoor gathering spaces provide places for residents to relax or connect with neighbours.

Tallawong Metro Station, Schofields Train Station and Rouse Hill Metro Station, place residents within reach of major employment centres including Norwest Business Park, Macquarie Park and the Sydney CBD via the Metro North West Line.

Nearby retail and lifestyle options include Rouse Hill Town Centre, Schofields Village and The Ponds Shopping Centre, while local parks, cycling trails and open space, including Rouse Hill Regional Park, support outdoor recreation across the growing precinct.

[smartcode_project:default project_id=149637 project_image_fid=351026]

Within the Kew community itself, plans for a future retail precinct aim to bring everyday convenience closer to home, complementing the landscaped open spaces and shared amenities planned across the site.

With Stage 2 now selling and apartments starting from $570,000, the current five per cent deposit offer provides buyers with a more accessible pathway into a new apartment in one of Sydney’s fastest-evolving residential corridors.

[smartcode_project_cta:default project_id=149637]

Tim McKibbin

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