<a href="https://www.apartments.com.au/developers/s-p-setia">SP Setia</a> has lodged plans for a $750 million, three-tower mixed-use precinct that would complete the long-running redevelopment of Carlton's former Carlton United Breweries site.

The proposal at <a href="https://www.apartments.com.au/new-apartments/185-195-queensberry-street-carlton-vic-3053">46-78 Bouverie Street and 185-195 Queensberry Street</a> spans a 6,468 sqm site, the last remaining undeveloped parcels within the former brewery's 2007 masterplan.

Designed by <a href="https://www.apartments.com.au/architects/cox-architecture">COX Architecture</a>, the development will comprise two purpose-built student accommodation towers and a third build-to-sell apartment tower above a shared commercial podium and basement.

Across the three towers, SP Setia is proposing 606 build-to-sell apartments and 1,499 student accommodation units containing 2,009 beds.

The apartments will sit in the tallest tower, which will rise nearly 200m and 55 storeys. It will become&nbsp;one of the more substantial new build-to-sell apartment projects at the northern edge of Melbourne's CBD.

The apartment mix is weighted toward smaller inner-city product, with 188 studios, 206 one-bedroom apartments, 192 two-bedroom apartments and 20 three-bedroom apartments

<img alt="First look: SP Setia plans three-tower finale for Carlton’s former CUB precinct" data-entity-type="file" data-entity-uuid="8271bc87-1b0a-41b7-ac73-a425ee375261" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/3_2.png?VersionId=G4lw23o90B1boX4k4dj7rdz2ZEajS9wy" />

Part of the precinct will be a large-scale&nbsp;3,684 sqm supermarket and a further 2,198 sqm of speciality retail, creating close to 5,900 sqm of new commercial space within the precinct.

But one of the biggest components of the proposal is what sits between the buildings.

Around 4,650 sqm, or roughly 72 per cent of the site, will be publicly accessible open space, incorporating plazas, pedestrian connections, landscaped laneways and retail spill-out areas.

The ground plane is intended to finally complete pedestrian connections envisaged when the CUB masterplan was first approved nearly two decades ago, stitching together Victoria Street, Queensberry Street, Bouverie Street and Swanston Street through the former brewery precinct.

Urbis said the development would "complete the CUB precinct", with the public realm providing important north-south and east-west connections through what is currently the final undeveloped portion of the masterplanned site.

SP Setia is also exploring a new linear park within the Bouverie Street road reserve, with the concept to be developed further with the City of Melbourne through the planning process.

The proposal is being pursued through the Victorian Government's Development Facilitation Program under Clause 53.23 for significant residential development with affordable housing.

The planning report acknowledges the proposed heights exceed those contemplated under the original Comprehensive Development Plan and masterplan, but argues the built-form context has changed considerably over the past two decades.

Urbis said the three towers would instead create a stepped transition between Carlton and the Hoddle Grid, rising progressively from the 94.1-metre Tower One along the Queensberry Street edge to the 199.44-metre Tower Three closer to the established CBD-scale buildings to the south.

<img alt="SP Setia" data-entity-type="file" data-entity-uuid="e885a07a-592c-40fc-bf82-e6dbaf32da54" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-21%20at%208.52.24%E2%80%AFAM.png?VersionId=7s_ErUkSKAdY1mAWp3GRZgMNCGtwhk5m" />

SP Setia plans to deliver the development across three stages.

Stage One would deliver the basement, podium and retail areas for the entire precinct alongside the first student tower. Tower Two would follow in Stage Two, before the 606-apartment Tower Three is delivered as the final stage.

If approved and delivered, the project would close out a redevelopment process that has been underway since the former brewery masterplan was approved in 2007, adding more than 2,600 student beds and apartments to a precinct already home to Swanston Central, the Barak Building, RMIT Design Hub and several large student accommodation developments.

&nbsp;

&nbsp;

Joel Robinson

SP Setia plans three-tower finale for Carlton’s former CUB precinct

Melbourne developer Lowe Living is seeking to add to its growing bayside apartment pipeline, filing plans for a boutique eight-residence development in tightly held Middle Park.

Lowe Living, which has built much of its development portfolio across Melbourne's affluent bayside and south-east suburbs, is behind the plans for the 730 sqm site at <a href="https://www.apartments.com.au/new-apartments/123-125-erskine-street-middle-park-vic-3206">123-125 Erskine Street</a>, just off Armstrong Street and within the Armstrong Street Neighbourhood Activity Centre.

The developer is seeking approval for a five-storey residential building above two basement levels, with just eight large-format apartments and 18 car spaces.

“This is a deliberately very different proposition for us,"&nbsp;Tim Lowe, Co-Founder of Lowe Living, said.

"Eight residences is exceptionally boutique, but that's precisely what this site calls for.

“There is a strong community in Middle Park and the surrounding suburbs who have spent decades building a life here. They no longer want the maintenance of a large period home, but they aren't prepared to compromise on space, quality or location. We think there is a real opportunity to capture that hyper local market. A site like this rarely comes to market.”

<img alt="Lowe " data-entity-type="file" data-entity-uuid="875fe572-0f14-4d90-9e11-55b28dd07731" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-21%20at%208.42.49%E2%80%AFAM.png?VersionId=GDNQRv9BfpR9r1zkZ5UDyUM4ZvpIksut" />

The low-density proposal has been designed by Cera Stribley and is being progressed through the Victorian Government's Great Design Fast Track pathway, having already secured eligibility from the Minister for Planning.

The Office of the Victorian Government Architect supported its eligibility after finding the proposal demonstrated consistency with the program's seven design principles, while the project's financial feasibility has also been independently confirmed by Invest Victoria.

The project is targeting the downsizer market, with the planning documents describing the homes as larger-format residences and noting the two penthouses could otherwise have been configured as four separate apartments.

<img alt="Lowe 2" data-entity-type="file" data-entity-uuid="60ab0987-2da6-4175-adac-315dcf6053c6" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-21%20at%208.43.15%E2%80%AFAM.png?VersionId=bOCPH0B2MFwlmaRW.TTCF9TzyifgVoQI" />

The site has dual frontage to Erskine Street and Canterbury Place and currently comprises a collection of commercial buildings used as offices, including a former heritage bakehouse, a former stable, a later gabled addition and a central courtyard.

It sits within the Commercial 1 Zone and the Armstrong Street Commercial Precinct heritage overlay, with the existing property classified as a contributory heritage place.

Heritage has subsequently played a significant role in Cera Stribley's design.

The front section of the former bakehouse facing Erskine Street will be retained, including its return walls, street-facing hipped roof and chimneys, while the Erskine Street façade and part of the western return wall of the former stable will also be incorporated into the new development.

Levels four and five will be set back five metres from the retained stable façade, while bricks removed through demolition are proposed to be salvaged and reused within the new building where possible.

<img alt="Lowe 3" data-entity-type="file" data-entity-uuid="e97927a9-a2de-4a0f-83b6-65451238abfa" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-21%20at%208.43.06%E2%80%AFAM.png?VersionId=VR44AChLrX9q1XPB9GvVQV.ALXXbe4gC" />

Rather than presenting as a single five-storey building to Erskine Street, Cera Stribley has broken the development into a series of distinct forms.

A three-storey infill element will sit between the retained bakehouse and stable façades, with the upper levels recessed behind the heritage fabric. Canterbury Place will similarly feature two three-storey podium forms, separated by a central pedestrian accessway, before the upper two levels step back from the street.

A pedestrian through-link will run through the centre of the project between Erskine Street and Canterbury Place, creating entrances from both sides of the site and introducing landscaping and communal areas through the ground plane.

Landscape architect Acre has designed planting across the ground level, private terraces and upper levels, including a feature canopy tree at level three and integrated planting and arbours across the level four terraces. Five existing Erskine Street trees are proposed to be retained.

Sustainability is also a significant component of the Great Design Fast Track application. The apartments are targeting an average eight-star NatHERS rating, with no residence below 6.5 stars, while the project has achieved a 75 per cent BESS score. Seven of the eight apartments are designed for cross-ventilation, with the remaining residence using mechanically assisted natural ventilation.

The plans also incorporate an 8kWp rooftop solar system, a 5,000-litre rainwater tank and infrastructure allowing future electric vehicle charging for every residence.

Lowe has a strong portfolio across Melbourne's blue-chip suburbs. They recently launched <a href="https://www.apartments.com.au/new-apartments/jardin-house-by-lowe-living-camberwell-335-camberwell-road-camberwell-vic-3124">Jardin House by Lowe Living</a> in Camberwell, their first development in the Stonnington LGA.

Lowe Living unveils Middle Park apartment development

Article summary

<ul data-end="888" data-start="289">
	<li data-end="442" data-section-id="8tsh6o" data-start="289">DVB Projects is preparing to launch its second Gold Coast apartment development, with demolition now underway at 137 Old Burleigh Road, Broadbeach.</li>
	<li data-end="573" data-section-id="1nyxl3e" data-start="443">The 34-level tower will comprise just 49 ultra-luxury residences, including half-floor, full-floor and penthouse apartments.</li>
	<li data-end="717" data-section-id="oiyimj" data-start="574">The launch follows strong demand at DVB's nearby Sea Glass project, which is more than 50 per cent sold and currently under construction.</li>
	<li data-end="888" data-section-id="epk9o9" data-start="718">The development adds to the transformation of Old Burleigh Road, with premium beachfront apartment projects continuing to reshape the tightly held Broadbeach strip.</li>
</ul>

<a href="https://www.apartments.com.au/developers/dvb-projects">DVB Projects</a> is preparing to launch its second Gold Coast apartment development, with demolition now underway on the Broadbeach site as the Sydney developer moves closer to bringing the ultra-luxury project to market.

The 34-level tower at <a href="https://www.apartments.com.au/new-apartments/137-old-burleigh-road-broadbeach-qld-4218">137 Old Burleigh Road</a> will comprise just 49 residences, ranging from half-floor apartments through to full-floor homes and a penthouse. The launch follows the strong sales performance of DVB's nearby Sea Glass development. More than half of the apartments at Sea Glass, on the other side of Broadbeach, have been snapped up, well ahead of its late 2027 completion

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="2944b4be-c84e-4b54-8dc1-c712e76704c0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/E02_Exterior_Street%20Level%20Entrance.jpg?VersionId=YoNig7pRdrE3HCue7sUj78LzJteeQf3H" />

The start of demolition at 137 Old Burleigh Road signals DVB Projects’ underlying confidence in the Gold Coast’s luxury beachside apartment sector.

“We see the Gold Coast as one of the most compelling lifestyle markets in Australia, particularly at the premium end where demand continues to deepen,” said Dean Brown, Managing Director of DVB.&nbsp;

“This project has been carefully designed to respond to that demand - delivering large-format residences with a level of quality, privacy and amenity that is still relatively rare in the apartment market on the beachside."

Brown says the site itself is "exceptional."

"Old Burleigh Road is one of the most tightly held beachfront strips, and opportunities to deliver a project of this scale and calibre in this location are extremely limited.”

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="398f377a-c037-455e-9250-0c5e0d84c35b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/I12_FF%20Balcony.jpg?VersionId=NwOiRWGMubR1c8wthuEfggklcja7al9." />

The project will comprise 40 half-floor residences of approximately 260 sqm, alongside eight full-floor residences spanning around 524 sqm.

A single penthouse will crown the building, featuring a private pool, barbecue area, indoor gym and dedicated entertaining spaces.

Residents will have access to a resort-style suite of amenities, including a 20-metre pool with daybeds, a gymnasium, hot and cold plunge pools, a sauna, and private residents’ lounge and dining facilities.

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="d1642bb0-9a66-4427-a022-dfc0988c6287" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/A02_Pool%20to%20View.jpg?VersionId=c0IXPyn_Gp_Kn3XCwzMrqIVkAdCEwVXP" />

Sales agent Todd Matheson, of <a href="https://www.apartments.com.au/project-marketer/pezet-matheson">Pezet Matheson</a>, which is marketing both 137 Old Burleigh Road and Sea Glass, said 137 Old Burleigh Road would address a clear gap in the market for genuine luxury products.

“There are very few opportunities on the Gold Coast where buyers can secure a residence of this size and quality in a new building,” Matheson said.

“What we’re seeing is a growing cohort of downsizers and interstate buyers who still want space - they’re not willing to compromise on living area, entertaining or finishes.

“This project has been designed with that buyer in mind. It offers the scale of a home, combined with the convenience and security of apartment living, in one of the coast’s most desirable positions.”

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="59aae0ca-5639-4320-8aca-d0bf60f48e43" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/E01_Exterior%20Hero.jpg?VersionId=DS8Zfy2WtgUEtdfe0TEUuf1W1GfcZq8S" />

Located on a 1,156 sqm site one block from the beachfront, the development will replace an ageing walk-up building and is expected to contribute to the ongoing transformation of the Old Burleigh Road strip into one of the Gold Coast’s most prestigious residential corridors.

With the development moving into the delivery phase, 137 Old Burleigh Road is slated to hit the market later this year.

[smartcode_project_cta:default project_id=145141]

DVB Projects to launch second Broadbeach apartment tower as demolition commences

<a data-end="327" data-is-only-node="" data-start="250" href="https://www.apartments.com.au/developers/norus-projects" rel="noopener" target="_new">Norus Developments</a> has lodged plans for a new apartment development in Clayton that would add further momentum to the suburb's emerging Green Street corridor.

Plans have been lodged for the consolidated site at <a href="https://www.apartments.com.au/new-apartments/1359-1365-centre-road-clayton-vic-3168">1359-1365 Centre Road</a>, where Norus is seeking approval for 218 apartments across a 12-storey apartment building designed by <a href="https://www.apartments.com.au/architects/life-architecture-and-urban-design">Life Architecture</a>.

The proposal sits within the Clayton Major Activity Centre at the threshold of the planned Green Street corridor, a landscaped pedestrian connection intended to improve links through the precinct towards Clayton Railway Station.

The development would replace the site's existing collection of low-scale residential and commercial buildings with a single consolidated building, introducing significantly greater housing density to this part of Centre Road.

A retail tenancy is proposed at ground level to activate the Centre Road frontage, accompanied by transparent street interfaces and landscaping intended to create a more pedestrian-focused edge to the development.

<img alt="First look: Norus Developments plans landscape-led apartment project for Clayton’s emerging Green Street" data-entity-type="file" data-entity-uuid="0a5a763a-d9e9-4253-af2f-88008de27ebf" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Clayton%20a.png?VersionId=S2WJJbat1XVkZwB9SnYtygirXgWHiklX" />

The building has been designed with stepped massing and upper-level setbacks to manage its transition towards surrounding residential properties. The planning report describes the approach as one that integrates the building into the landscape rather than treating landscaping as a secondary element.

"A strong landscape and public realm strategy underpins the proposal," Urbis states in the planning report.

"Public benefits include an affordable housing contribution, a new pocket park, generous landscaped setbacks, deep soil planting and integrated Water Sensitive Urban Design."

The report adds that these elements are intended to create "a permeable, pedestrian-focused ground plane that enhances walkability, supports urban cooling and reinforces the emerging Green Street character."

Biophilic and passive design principles extend through the residential levels, with planting, daylight, natural ventilation and views towards landscaped areas forming part of the amenity strategy.

Parking would be concentrated away from the public realm, with 145 car spaces proposed from the rear laneway rather than dominating the Centre Road frontage.

The proposal follows an extensive pre-application process with the City of Monash. Three formal meetings were held between the project team and Council from December 2025 to March 2026, with the scheme evolving through several concept iterations before the current design was lodged.

The project arrives as Clayton prepares for substantial change around its established activity centre and the wider Suburban Rail Loop precinct. Its position on Centre Road places the development within an existing concentration of shops, services and public transport, while the Green Street connection is intended to strengthen pedestrian access towards Clayton Railway Station.

First look: Norus plans landscape-led apartment project for Clayton’s emerging Green Street

<a href="https://www.apartments.com.au/developers/gardner-vaughan-group">Gardner Vaughan Group</a> has officially commenced construction on Bronze on Chevron, celebrating the sod turning of its first-ever Gold Coast development and marking a significant milestone in the company's continued expansion across South East Queensland.&nbsp;

Following the successful delivery of premium residential developments throughout Brisbane and the Sunshine Coast, <a href="https://www.apartments.com.au/new-apartments/bronze-on-chevron-8-mawarra-street-chevron-island-qld-4217">Bronze on Chevron</a> represents Gardner Vaughan Group's entry into the Gold Coast market. Bronze will deliver 119 one, two, three and four-bedroom apartments above two ground-level retail tenancies.

[smartcode_project:default project_id=107520 project_image_fid=367193]

The recent sod turning ceremony was attended by Deputy Mayor Mark Hammel, President of the Surfers Paradise Surf Life Saving Club, Cassandra Sedgman, project consultants, purchasers, project partners and invited guests to celebrate the commencement of construction.&nbsp;

Gardner Vaughan Group Chief Executive Officer Simon Betteridge said Bronze on Chevron represented an exciting new chapter for the business.&nbsp;

"We've spent almost four decades building homes that respond to the way people want to live, and we're excited to bring that experience to <a href="https://www.apartments.com.au/developments/chevron-island-qld-4217">Chevron Island</a>," Betteridge said.

"Bronze on Chevron is particularly significant because it marks Gardner Vaughan Group's first development on the Gold Coast following many successful projects across Brisbane and the Sunshine Coast."

[smartcode_project:default project_id=107520 project_image_fid=367183]

Betteridge said the ground breaking is a proud moment for the&nbsp;team and their purchasers, who can now see their future homes beginning to take shape.&nbsp;

"As both developer and builder, we're able to oversee every aspect of the project from design through to construction, ensuring the quality and attention to detail Gardner Vaughan Group has become renowned for."&nbsp;

Designed by acclaimed architectural practice <a href="https://www.apartments.com.au/architects/cottee-parker-architects">Cottee Parker</a>, Bronze on Chevron has been thoughtfully designed to complement Chevron Island's evolving streetscape while embracing its relaxed coastal lifestyle.

The development will offer generous residences with refined interiors, premium finishes and resort-style amenities, with completion anticipated in early 2029.&nbsp;

[smartcode_project_cta:default project_id=107520]

The development will offer generous residences with refined interiors, premium finishes and resort-style amenities, with completion anticipated in early 2029

Gardner Vaughan Group breaks ground on first Gold Coast development, Bronze on Chevron

Sydney’s property market is known for high prices, competitive bidding, and mounting pressure on first home buyers. But change is on the horizon.

From late 2025, eligible first home buyers in New South Wales will have access to a new federal government initiative aimed at addressing affordability: the Help to Buy Scheme.&nbsp;

<h2>What is the Help to Buy Scheme?</h2>

The program introduces a shared equity model intended to reduce the upfront cost of entering the property market, particularly in high-demand urban areas such as Sydney.

The scheme operates under a shared ownership structure in which the federal government takes an equity stake of up to 40 per cent for new homes, or 30 per cent for existing dwellings. This arrangement allows eligible buyers to significantly reduce their loan size and avoid the added cost of Lenders Mortgage Insurance (LMI).

Under this model, purchasers can enter the property market with as little as a two per cent deposit, well below the traditional 10 to 20 per cent usually required. The government’s contribution is not a loan but a co-ownership stake in the property. As such, there is no interest or rent charged on its portion.

Because the government’s equity combined with the buyer’s deposit typically meets or exceeds the 20 per cent threshold, LMI does not apply. The remaining balance, generally between 60 and 70 per cent of the property’s value, is financed through a standard home loan with a participating lender.

The government's equity in the property remains in place until the buyer chooses to repay it voluntarily or until the property is sold. Buyers can buy back the government’s share over time, in increments of at least five per cent, depending on their financial situation.

There is no fixed repayment timeline, but the amount to be repaid will be based on the property's market value at the time of repayment, not the original purchase price.

<h2>How do you qualify for the&nbsp;Help to Buy Scheme?</h2>

To qualify for the Help to Buy Scheme, applicants must meet the following conditions:

<ul>
	<li>Be an Australian citizen at least 18 years of age.</li>
	<li>Be a first-home buyer who does not currently own property.</li>
	<li>Intend to live in the property as their primary residence.</li>
	<li>Earn less than $100,000 per year for individuals, or $160,000 for couples.</li>
	<li>Purchase a property within the regional price caps, currently $950,000 in Sydney, though this is expected to rise to approximately $1.3 million ahead of the program’s launch.</li>
</ul>

While the Help to Buy Scheme does not solve affordability challenges across the board, it does offer a more accessible pathway for a defined segment of the market, particularly younger buyers with moderate incomes who have been priced out of traditional lending routes.

The scheme is expected to commence in NSW in late 2025, as part of a national rollout.

Under the new model, purchasers can enter the property market with as little as a two per cent deposit, well below the traditional 10 to 20 per cent usually required

Help to Buy Scheme: What first home buyers in NSW need to know

The First Home Owners Grant (FHOG) is a government initiative designed to help eligible first-time home buyers by offering financial assistance towards the purchase or construction of a new home.

While the FHOG is a nationwide program, it is administered separately by each state and territory, meaning the eligibility criteria, grant amounts, and property requirements can vary depending on your location. This means that the amount available and the conditions attached to the grant will differ, so it is important to check the specific guidelines for your state or territory.

It’s important to note that the FHOG is just one of several incentives available to first home buyers. In most states and territories, the grant is not linked to stamp duty exemptions or concessions, with the exception of the Australian Capital Territory (ACT). The FHOG is typically a one-off payment, reducing the overall cost of purchasing or building a new home before any stamp duty concessions are applied.

Below, we provide a breakdown of the First Home Owner Grants available across Australia, outlining the specific details for each state and territory.

<h2>New South Wales First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $600,000. For land purchases and owner-builders, the threshold extends to $750,000.

Stamp Duty Benefits: Provides full stamp duty exemption for homes valued up to $800,000, with concessions available for properties up to $1 million.

<h2>Victoria South Wales First Home Owner Grant</h2>

First Home Owner Grant: Provides a $10,000 grant for first-home buyers purchasing or building new homes valued up to $750,000.

Stamp Duty Benefits: Offers full stamp duty exemption for properties up to $600,000, with concessions available up to $750,000.

<h2>Queensland First Home Owner Grant</h2>

First Home Owner Grant: Offers $30,000 for contracts signed between 20 November 2023 and 30 June 2025. The FHOG applies to new homes valued up to $750,000.

Stamp Duty Concessions: Provides additional concessions for properties valued up to $800,000.

<h2>Western Australia First Home Owner Grant</h2>

&nbsp;

First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $750,000 in the southern regions and up to $1 million in the northern regions.

Stamp Duty Concessions: Available for homes valued up to $600,000 for transactions entered into on or after 9 May 2024.

<h2>Australian Capital Territory First Home Owner Grant</h2>

First Home Owner Grant: Replaced by the Home Buyer Concession Scheme, offering full stamp duty concessions for eligible buyers.

<h2>South Australia First Home Owner Grant</h2>

First Home Owner Grant: Provides up to $15,000 for new homes, including houses, apartments, and townhouses. As of 6 June 2024, there is no property value cap for eligibility.

Stamp Duty Relief: Available for new homes and vacant land purchases.

<h2>Tasmania First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes and off the plan purchases.

Stamp Duty Exemption: Between 18 February 2024 and 30 June 2026, first home buyers of established homes valued up to $750,000 receive a full exemption on property transfer duty.

<h2>Northern Territory First Home Owner Grant</h2>

First Home Owner Grant: The Northern Territory provides a $10,000 grant for new homes only. Additional government grants and concessions are available for first home buyers.

Stamp Duty Exemption: The only stamp duty exemption available to property buyers is the House and Land Package Exemption (HLPE).

Eligibility criteria and application processes differ across states. Prospective buyers should refer to their respective state revenue offices for full details on grant availability, conditions, and additional concessions.

Every First Home Owner Grant for new property by state

In the ever-evolving landscape of sustainable architecture and environmentally conscious design, systems and ratings in place can help determine the energy efficiency of residential buildings in Australia.

Australia has multiple building rating systems that evaluate energy efficiency and sustainability in existing and new building designs.

Some systems assess individual building components, while others provide an overall rating for the entire structure.

A rating system ensures that homes are comfortable and energy-efficient, whether you are buying, renovating, or building.

NatHERS (Nationwide House Energy Rating Scheme) is a common way for new homes to meet energy efficiency requirements.

As new developments continue to shape the urban environment, understanding NatHERS ratings becomes essential for developers and homeowners. This article delves into the concept of NatHERS ratings, their significance, and how they contribute to creating energy-efficient homes.

<h2>What is NatHERS?</h2>

NatHERS is a national initiative implemented by the Australian government to promote energy efficiency in residential buildings. The scheme aims to provide a standardised method for assessing the thermal performance of homes, considering factors such as insulation, orientation, ventilation, and building materials.&nbsp;

NatHERS ratings are the most common way new homes meet the National Construction Code's (NCC's) minimum energy efficiency requirements.&nbsp;

NatHERS assessments provide thermal and whole-home ratings for new homes, townhouses, and apartments.

The rating helps evaluate the energy performance of buildings, guides homeowners and developers to make informed decisions about the energy efficiency of their properties, and encourages the construction of more sustainable, comfortable, and cost-effective homes.

<h2>How NatHERS Ratings Work</h2>

NatHERS ratings are determined through four accredited software tools (AccuRate, BERS Pro, FirstRate5, HERO) using a calculation engine CSIRO developed to predict building temperature based on various factors.

The tools can model complex effects of building mass, insulation, window size, and other elements.

The outcome is a star rating that reflects the building's overall thermal efficiency, indicating how well it can maintain a comfortable indoor temperature without excessive reliance on heating or cooling systems.

The star rating scale ranges from 0 to 10, with a 6-star rating being the minimum requirement for compliance with the National Construction Code (NCC).&nbsp;

Achieving a higher star rating demonstrates a commitment to energy efficiency and sustainability, as the building is better equipped to minimise its environmental impact and reduce long-term energy costs.

Anyone can use NatHERS tools, but accredited assessors can provide certified ratings and professional advice.

<h2>Benefits of Higher NatHERS Ratings</h2>

Energy Efficiency: Buildings with higher NatHERS ratings are more energy-efficient, requiring less heating and cooling energy. This reduces the structure's carbon footprint and lowers occupants' energy bills.

Cost Savings: Homes with higher NatHERS ratings are generally more energy-efficient, resulting in reduced energy consumption for heating and cooling. This translates to lower energy bills for homeowners, making sustainable living environmentally friendly and economically viable in the long run.

Environmental Impact: Lower energy consumption directly translates to a reduced environmental impact. Buildings with higher NatHERS ratings contribute to the overall goal of mitigating climate change by lowering greenhouse gas emissions associated with heating and cooling systems.

Improved Comfort: Buildings with high NatHERS ratings offer better thermal comfort to occupants. Proper insulation, well-designed ventilation, and optimal orientation maintain a consistent and comfortable indoor temperature, providing occupants with a more enjoyable and healthier space.

Market Value and Desirability: Higher NatHERS ratings can enhance the market value of a property. As energy efficiency becomes a more significant consideration for homebuyers, a well-rated building may attract a premium price and stand out in the real estate market.

Compliance with Building Codes: NatHERS ratings are a vital component of the National Construction Code (NCC), and compliance with these ratings is often a mandatory requirement for new developments. Local councils and planning authorities may set minimum energy efficiency standards that must be met to obtain development approval.

The Nationwide House Energy Rating Scheme (NatHERS) is a crucial initiative shaping the future of energy-efficient, resilient, and cost-effective homes. With its recent upgrades, NatHERS has evolved into a world-leading tool for the building sector, supporting the global commitment to achieving net-zero emissions by 2050.

Staff Writer

What is a NatHERS rating in new off the plan apartment developments?

Mixed-use developments have gained significant popularity across Australia in recent years due to their unique blend of residential, commercial, and recreational spaces.

Unlike traditional single-purpose developments, mixed-use projects offer a harmonious integration of various functions within a single locale.

Residential units seamlessly coexist with commercial establishments, retail outlets, dining venues, entertainment hubs, and recreational facilities, with the combination not only enhances convenience but also fosters a vibrant lifestyle and a sense of community.

<h3>Convenience and accessibility</h3>

Mixed-use developments are designed with convenience in mind. They often integrate residential units with commercial spaces, retail outlets, restaurants, and recreational facilities, creating a self-contained community.

[smartcode_project:default project_id=114215 project_image_fid=204874]

The proximity allows residents to enjoy the convenience of having essential amenities and services within walking distance. Whether it's grabbing a cup of coffee, going grocery shopping, or accessing healthcare services, everything is conveniently located, saving residents time and effort.

<h3>Vibrant lifestyle and community</h3>

One of the major advantages of mixed-use developments is the vibrant lifestyle they offer. With a diverse range of amenities and communal spaces, residents have ample opportunities to interact, socialise, and build a sense of community.

[smartcode_project:default project_id=107714 project_image_fid=214122]

The presence of parks, community centres, and shared spaces fosters a lively atmosphere, encouraging residents to engage in various activities and events. The vibrant lifestyle within these developments creates a unique sense of belonging and camaraderie among the residents.

<h3>Potential for higher rental yields and property value appreciation</h3>

Mixed-use developments tend to attract a broad range of tenants and buyers due to their versatile nature. This high demand can result in higher rental yields for investors and potentially lead to property value appreciation over time.

[smartcode_project:default project_id=139989 project_image_fid=212887]

The integration of commercial and retail spaces attracts businesses, which can provide a stable rental income stream. Additionally, the popularity of mixed-use developments often drives up property values, making them a potentially lucrative investment in the long term.

<h3>Enhanced security and maintenance</h3>

Mixed-use developments typically have comprehensive security measures in place. With controlled access points, CCTV surveillance, and professional security staff, residents can enjoy enhanced safety and peace of mind.

[smartcode_project:default project_id=108019 project_image_fid=212658]

Additionally, these developments often have dedicated maintenance teams responsible for the upkeep of common areas, landscaping, and infrastructure. This ensures that the overall appearance and functionality of the development are well-maintained, creating a pleasant living environment for residents.

<h3>Live-work-play balance</h3>

One of the key attractions of mixed-use developments is the ability to achieve a desirable live-work-play balance. The integration of residential and commercial spaces allows residents to live closer to their workplaces, reducing commuting time and improving work-life balance.

The proximity to various amenities and recreational facilities encourages an active and healthy lifestyle. Residents can easily access fitness centres, parks, restaurants, and entertainment options, all within the same development, leading to a more fulfilling and convenient way of life.

alisonwarters@gmail.com

The top five reasons to buy in a mixed-use development

When buying a property, everyone needs to be aware of the additional costs that come as part of the buying process.

Often the largest outlay, after the deposit which goes to the bank, is stamp duty.

<h2 style="line-height: 1.38;">What is Stamp Duty?</h2>

Stamp duty is an extra tax to pay the government when you buy land, a property, and other certain assets.

It happens when the legal ownership is transferred. It can also be known as property transfer duty or transfer duty.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture" allowfullscreen="" frameborder="0" height="415" src="https://www.youtube.com/embed/C32BWkB5--c" title="YouTube video player" width="660"></iframe>

<h2>Who pays Stamp Duty?</h2>

In some circumstances, you may get an exemption. For some states, you won’t have to pay for stamp duty if you are a first home buyer or a pensioner for houses under a particular price. There are also stamp duty concessions, where you may be entitled to a discount.

<h2>How much does Stamp Duty cost?</h2>

Each state has different rules which affect how much you need to pay. These rules can affect the rate you pay, and the timeframe you will need to pay in. Before you buy land or a property, make sure you check the up-to-date information for your state’s stamp duty.

You can use a free stamp duty calculator online to see approximately how much you’ll need to pay. Find out if you’re eligible for an exemption by enquiring on a project via Urban!

Overall, the stamp duty you need to pay will depend on:

<ul>
	<li aria-level="1">How much your land/property is worth</li>
	<li aria-level="1">Where your land/property is located</li>
	<li aria-level="1">What type of land/property it is</li>
</ul>

Want to find out more? <a href="https://www.youtube.com/@UrbanAustralia?utm_source=YouTube&amp;utm_medium=Video&amp;utm_campaign=Subscribe&amp;utm_id=Subscribe">Subscribe to our YouTube channel</a> for more property videos.

Ellen Walker

Off-the-plan property explained: What is stamp duty?

Australia Post is one of the country’s most trusted institutions, powering one of the largest delivery networks in Australia. As online shopping continues to scale, Australians spent a record $82.6 billion online in 2025, with nearly one in four retail dollars now spent online.

That scale of eCommerce activity has fundamentally changed expectations around how and when parcels arrive, and what happens when someone isn't home.

<h3>Problem solved with Parcel Lockers</h3>

The traditional alternatives to home delivery are far from ideal. Buildings can rely on reception teams to manage deliveries, which introduces ongoing staffing costs and liability concerns. Parcels can be left in common areas, which creates security and aesthetic issues. Or residents are redirected to nearby Post Offices for collection, which shifts the inconvenience rather than solving it.

<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/dVG5ChLHf7E?si=D9hQRGCBuzlSQBqK" title="YouTube video player" width="560"></iframe>

The data behind that frustration is significant. Nationally, around 9 per cent of deliveries are carded, meaning the recipient was not home and must collect the parcel from a Post Office. That figure reflects the national average reported between November 2025 and January 2026. In Melbourne, that figure rises to 20 per cent. In high-density living, it climbs again to 28 per cent. In other words, more than one in four deliveries in Melbourne apartment buildings results in a failed first attempt.

<h3>How Parcel Lockers work</h3>

The mechanics are simple. When a parcel arrives, the resident receives a notification either through the Australia Post app or via SMS. They scan a QR code, use their one-time PIN and the compartment opens. The parcel is secure, accessible and removed from the lobby floor.

Located in thoughtfully chosen, easily accessible areas, including external building interfaces, mixed-use precincts or shared communal zones, Parcel Lockers enhance convenience without requiring internal building access or additional operational oversight.

<h3>The scale of the network</h3>

This expansion represents Australia Post's largest investment in parcel infrastructure to date, building on momentum that began in 2011 when the first 24 Parcel Locker sites were introduced.

Today the Australia Post Parcel Locker network spans over 1,400 locations and more than 105,000 individual compartments, with major investment already underway to significantly expand the network further.

<h3>What it means for developers and building operators</h3>

A Parcel Locker bank is free to install and free for residents to use. That removes one of the primary barriers to adoption and shifts the conversation from cost to integration.

Australia Post's preference is to engage with developers during the design phase. That allows Parcel Lockers to be located in a considered, publicly accessible space that works for residents and the broader community. Retrofit is possible, and existing buildings can be assessed, but the strongest results occur when Parcel Lockers are treated as part of the core services plan rather than a bolt-on solution.

While the iconic Australia Post red is widely recognised, Parcel Lockers can also be delivered in more muted palettes such as beige or green to align with architectural intent.

For developers, they offer a tech-forward amenity that meets modern expectations, a reduction in courier congestion and building-management load supporting lower emissions and better ESG outcomes, and a meaningful marketability advantage in high-density, eCommerce-active areas, all at no cost for installation and maintenance, with Australia Post funding the program aside from power access.

<h3>Who's using them</h3>

Generational shopping behaviours show strong, sustained growth across all cohorts. Millennials (27–43) led online spend in 2024, contributing nearly $25 billion. Baby Boomers (60–78) increased their online spend by 17.6 per cent, becoming the fastest-growing adopters. Gen Z (13–26) and Gen X (44–59) continue to lean on delivery services as part of their everyday shopping habits.

Internationally, uptake is even more pronounced. Overseas markets are seeing rapid adoption by both developers and consumers, positioning Parcel Lockers as standard infrastructure in many new residential projects. For Melbourne's development community, this signals a shift in baseline expectations. Just as secure bike storage and dedicated parcel rooms have become more common, integrated Parcel Locker networks may soon be viewed as part of the essential service mix.

<h3>The bigger picture</h3>

Parcel Lockers aren't just a logistics fix. Developers invest heavily in lobby design, materials, lighting and landscaping to shape first impressions. Yet a stack of unattended parcels can undo that effort in an instant. Embedding parcel infrastructure early allows projects to respond to how people actually live today, supporting resident satisfaction, reducing operational strain and aligning with broader community and ESG outcomes.

As Belinda Quinn, Senior Transaction Manager – Retail &amp; Out of Home at Australia Post, puts it, residents increasingly expect delivery solutions that align with real life, are flexible, secure and available whenever they need them.

How Australia Post is solving the parcel problem for apartment living

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With The Block: Fans v Faves heating up, it seems that renovation fever is sweeping the country. Last Sunday, the teams revealed their newly renovated kitchens – a room which many believe will make or break a renovation.
The winning team, twins Alisa and Lysandra, were praised by the show’s judges for their spacious kitchen (pictured below) that made use of the apartment’s open plan layout. According to the judges, their offering was contemporary but not trendy, and would have timeless appeal.
<img src="/images/lah3r5kitchen13.jpg" width="460" height="259">
Image courtesy of Channel 9
Meanwhile, Brad and Dale got the roughest treatment, with the judges deeming their kitchen “cold and dated”. It seemed they won no hearts among the judges with their curved bench, seen below, though the boys thought the bench would be a selling point come auction day.
<img src="/images/bdh4r5kitchen03.jpg" width="460" height="259">
Image courtesy of Channel 9
And while renovating one’s home can be a rewarding adventure, with <a href="/expert-insights/building/pleasure-not-profit-the-reason-for-most-home-renovations-mortgage-choice-survey">most homeowners renovating for pleasure</a>, not profit, plenty of investors know that renovations, when done right,<a href="/expert-insights/building/pleasure-not-profit-the-reason-for-most-home-renovations-mortgage-choice-survey"> can make a tidy sum</a> when it comes time to sell the property.
Though many homeowners dream of reinvigorating their living areas or expanding their master bedroom, as host Scott Cam noted on Sunday’s episode: “Kitchens sell houses.”
Andrew Winter of Selling Houses Australia <a href="/expert-insights/building/the-10-best-diy-renovation-tips-from-the-experts">says that</a> “quality bathrooms and kitchens will always add value to your home”, while stylist and author Amanda Talbot thinks that 5% of the value of your house should be in your kitchen.
Similarly, Cherie Barber of Renovating for Profit says that renovators should aim to spend between 1% to 1.5% their home’s value on the bathroom, which is “the second most important room in your house, besides your kitchen.”
Which room of the house do you think is the best to renovate to add value to a family home?
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jrichardson-uRX5hFdKfN

Kitchens the key to adding value for teams on The Block

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LandCorp and Lend Lease have announced the launch of redevelopment project The Playground, a 4.16 hectare site that will see buyers chosen through an electronic random selection process.
The project, called <a href="https://www.theplaygroundcoolbellup.com.au" target="_blank">The Playground</a> after its previous use as former North Lake Primary School in Coolbellup, has already seen hundreds of expressions of interest and offers 54 lots ranging from 275 square metres to 448 square metres.
The first release is expected for April, with the electronic process to sort through interested buyers.
The Primary, the redevelopment of former Coolbellup Primary School site by the same developers, saw strong demand that is expected at The Playground as a result, said LandCorp general manager metropolitan Luke Willcock.
There was a sell out of land in The Primary during 2013.
“We expect significant demand for the land at The Playground following sales at The Primary. An electronic random selection process is the fairest method to ensure all interested purchasers have the same chance of buying in this popular area,” he said.
Lend Lease general manager of communities in Western Australia, Anthony Rowbottam, said that the design will blend into the Collebellup community.
“The name of the development is inspired by the children's playground that was central to the former North Lake Primary School. The Playground will deliver amazing play and exercise spaces, facilities and parks, delivered through the evolution of the site," said Rowbottam.
The outdoor focus of the site is set to be extended in conjunction with community feedback. Current features suggested include a fitness trail with exercise equipment through the public open sapce, walkways and play areas.
“We are delivering an innovative product that will offer a range of high quality homes to meet many different lifestyles and budgets,” Willcock said.
“The Playground will showcase innovation in planning and design by developing new homes and amenities in harmony with an established suburb, just as we successfully did at The Primary.”
For the latest development listings, brought to you by Property Observer and partners, see our <a href="https://showcase.propertyobserver.com.au/" rel="nofollow">Investor Showcase</a>.
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jduke-EHk3XBmHkn

Redevelopment project The Playground launched in Coolbellup, WA

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Investors always seem to want just a little bit more and as house prices move, many investors will start to think of ways to maximise their returns.  
One of the strategies that will raise its head is property flipping. That is buying a residential investment property, renovating it, then selling it to make a profit. It’s a common strategy, but unless you plan carefully it may not bring the kind of return you were hoping for.  
When you buy a residential property, the state government asks you to pay stamp duty worth around 5% of the purchase price.  
If you’ve borrowed to purchase the property and undertake the renovations, you are paying interest on the loan without receiving any rental income during the renovation period to offset the loan repayments.  
When you sell the property, you’ll lose 2-3% of the sale price in the commission you pay the real estate agent, plus another 1% in advertising costs.  
In short, not only are you paying interest on an investment loan out of your own pocket, but you are losing close to 10% of the property’s value merely by entering and leaving the market.  
And, when you actively add value to a property, you are taking a gamble that the sale price will equal the price of the renovations plus your profit margin. Most property grows in value over time, but not all sectors of the market grow at the same rate.  
If there isn’t sufficient demand for your style and location of property, you may not make enough money to cover the entry and exit costs, outstanding loan balance and renovation costs, let alone make a profit. If you do make money on the transaction and you sell the property, you will also be liable for capital gains tax. It’s like taking two steps forward and one back.  
I am not saying that buying to renovate and sell is a poor strategy in itself. It can be highly successful, but only if the capital growth outstrips the buying, holding and selling costs. Even in locations where capital growth is strongest, this may take several years. And capital growth compounds, so the longer you hold the asset, the greater the amount of growth. If you sell the property as soon as the renovations are complete, you may not have allowed enough time for capital growth to take full effect — substantially reducing your potential profit.  
In other words, the substantial entry, exit and holding costs mean residential property should not be traded like shares, but held for the long-term (at least seven to 10 years) to ensure the capital growth justifies all the expenses you’ve incurred along the way.  
If a real estate agent is advertising a property as perfect for adding value, ask yourself whose interests they are promoting — yours or theirs? Remember, they stand to make a commission on selling the property for the previous owner, followed quickly by another commission on selling the property for you after it has been renovated.  
If you still believe that buying to renovate and selling quickly is the right strategy for you, make sure you calculate all the likely holding and transaction costs.  
Then, research the local market to determine the property’s likely selling price. Look at other properties in the area that have been renovated to the same standards as yours and sold in the last three months.  
It’s also important to factor in the cost of your time. How much you would have earned from your normal job if you weren’t at the property supervising or undertaking the renovations? And what about your leisure time? How much time will you spend away from your family and friends?  
For example, if the project is going to take up six months of your evenings and weekends when you would otherwise have spending time with loved ones, will the expected financial profit make that lost time worthwhile?  
If the holding, transaction and time costs add up to more than the property’s likely sale price, you may need to reconsider whether it’s worthwhile undertaking the project.    
Mark Armstrong is a director of <a href="https://www.ipropertyplan.com.au/">iProperty Plan</a>, which provides independent analysis and tailored advice to investors and home buyers.
       
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marmstrong-sd3emVLPPb

Property flipping: Is it really worth your time, effort and, most importantly, your money?

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If you own a property and are looking for a quick equity boost, or some extra rent, then adding a room might be a good option.
While this strategy suits some, not every house is going to be suited to the task. Before you even touch the toolkit, you need to hit up the numbers.
As always, head on to a listings website. You need to create an understanding in your mind about the difference between prices of say, comparative two bedroom homes and three bedroom homes that have the majority of other factors (such as land size, location and amenity) similar to yours.
Once you have worked out what this number is, you can very easily do a similar task with rental prices.
For suburbs where fewer properties transact or rent, you might find yourself collecting this data over a period of time – particularly where there is a mixture of housing types. You could also phone a local real estate agent and ask them to appraise your home and ask them how much it would add value with an extra bedroom.
Let’s assume the difference in price is $50,000 - a substantial sum, which can vary significantly between suburbs. We’ll also assume that, based on the rule of $100 rent for every $100,000 in home value, there’s an extra $50 a week in rent potentially available. We note that these are very rough sums and your result may be substantially different.
If there’s a potential $50,000 to be made, it’s certainly worth looking at.
With the $50,000 figure now in your mind, you need to turn your attention towards the property itself and consider where you can fit this extra room.
Understand what constitutes a bedroom
Of course, you can put a desk in a bedroom and call it a study, or you could put a table in there and make it a new living room, but a bedroom does have to fit certain standards. The Building Code of Australia will be a useful guide to head to.
To make it legally fit the definition of a bedroom when it comes to sell, there are a number of standards that need to be adhered to.
There are specific rules about ventilation, windows, floor space and ceiling height (2.4 metres for habitable rooms) that you need to be mindful of. Bringing in the council early, especially where permits are required, can be crucial.
Ensuring you fit these requirements is necessary, otherwise you will be legally required to sell your property as having the initial number of rooms and an extra “storage room” regardless of whether you think it is perfectly fine to be a bedroom.
Article continues on next page. Please click below.
   
<hr class="system-pagebreak">
Firstly, look towards your floor plan
Cherie Barber from Renovating for Profit <a target="_blank" href="https://www.propertyobserver.com.au/new-south-wales/how-to-add-%24100000-of-value-with-a-%2410000-renovation/2013093065370">has previously told us to look for a “big open space” where you can put in a cheap $1,000 wall</a>, add some paint and a bit of cleaning up and change an L-shaped room into two spaces – one of which becomes your extra bedroom.
You can also look for non load bearing walls that can be moved within a larger room to create two rooms, or an office that just needs to be slightly bigger.
Changing a room in this way is going to be your cheapest option, perhaps costing up to around $5,000, leaving you a nice $45,000 in equitable profit.
Look for alternative spaces
Garages, attics and similar spaces can be converted into bedrooms, however these can incur substantial costs – particularly if, for instance, the attic requires proper walls to be installed and windows to be put in. This can easily make the $50,000 profit potential erode, leaving you over capitalizing.
In some areas, a garage is going to be seen as an absolutely crucial aspect to your property. Turning this into a bedroom may, in fact, be detrimental to your investment – even if the numbers appear to stack up on first glance.
Other options
An extension may also be a consideration, however this is a costly measure. If you are looking to achieve substantial profit from adding a room, then you may consider this approach. This works particularly well in locations where you have a substantial sized yard and where house space commands a premium price.
Remember to factor in the length of the construction, as this is going to be a bigger project than just putting in an extra wall. You’ll also want to be particularly mindful of where you place the extension – perhaps the extension itself becomes a living area and you can convert a current living area into a bedroom.
When considering the costs to undertake any renovation, remember to factor in time that your tenant may need to be out of the property if it is currently rented. You may need to provide them a rental discount or other sort of compensation, such as alternative accommodation, to keep them on-side through all the improvements. Similarly, you may not be able to increase the rent if they are not close to the end of their lease.
You also want to make sure that the addition of an extra bedroom “makes sense” to the property that you have. If you own a three bedroom, one bathroom house, an extra bedroom may see you considering putting in an extra bathroom as well.
Remember that, just as with most renovations, it’s likely to cost you more and take you longer than expected. Ensure you have worked out the best and worst case scenarios for your profit before undertaking any work and risking over capitalizing.
Presentation
Lastly, remember that presentation is everything when it comes to offering your property to prospective buyers or tenants.
Considering staging, either professionally or on your own, to show the functionality of the space. This is particularly important if a room is small, but fits the requirements. Place beds, furniture and other necessary items to show how you envision someone using the space. Perception is everything.
<a target="_blank" href="mailto:jduke@propertyobserver.com.au">jduke@propertyobserver.com.au</a>
        
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How to: Increase value with an added bedroom

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The Australian love for the outdoors, and for outdoor entertaining, never ceases to amaze. As such, it appears that the backyard is in many property owners’ sights as the area to renovate for lifestyle and for value-adding purposes.
Canstar Blue, a consumer ratings house, surveyed more than 2,500 people in their annual home and garden research to ask about renovations and future intentions, with 25% of home owners that answered having already renovated their yard over the last three years.
Another 38% of the 1,503 home owners, said that they were considering undertaking external renovations.
Bathrooms were then on the list, with 20% having undertaken improvements over the past three years. Two in five also had an intention to renovate this room.
Those in Queensland, where the climate is sunnier, were most likely to have renovated their yard, at 29%. Meanwhile, in Tasmania and West Australia, the figure sat at just 17%.
Of work undertaken, the most popular items were the following:
Decking or paving: 45%
Repainting: 38%
Changes to lighting: 32%
Interestingly, <a target="_blank" href="https://www.propertyobserver.com.au/victoria/analysis-can-laying-turf-really-increase-your-propertys-value-by-%2475000/2014012867406">despite some claims</a>, adding lawn or turf was not mentioned within the top three.
In the bathroom, common upgrades included:
Taps and sinks: 72%
Repainting: 69%
Replacing showers and baths: 66%
Gen Y were the homeowners that were most into DIY-ing, with 47% saying they had done the renovations themselves, compared to Baby Boomers, 40%, and Gen X, 41%.
Canstar Blue’s Amy Partington said that it appears little is off limits and that we’re still a nation of eager renovators.
“The research also shows that a large proportion of people are doing their work themselves, particularly younger people who may have scrimped and saved for their first home. With this in mind it’s little surprise that consumers are turning to the Internet to research the equipment they should use and to uncover all the advice they can to avoid costly mistakes,” Partington said.
Decking is certainly popular at present and is likely to be on many homeowners' minds as the weather remains hot and the outdoors look ever more tempting. Similarly, new products allow decks to be built even more easily and with less maintenance than previously. There are a number of materials now that also create decks that never rot, as well as a vast selection of colours and styles.
See over page for five homes with inspirational decks
 
 
<hr class="system-pagebreak">
 
Five inspiring deck designs 
When planning your own outdoor decking, it's worth looking to properties that have got it "right" for inspiration. Here are five current listings that have something particularly special in the way they use their decks.
 
{yoogallery src=[images/stories/2014/02/12/hun]}
Seamlessly blending the indoor and outdoor space, the expansive deck on this home provides a fantastic outdoor entertainment area. As the home boasts a 180 degree bushland and water outlook over the Lane Cove River, this is a great way to take advantage of the views.
 
{yoogallery src=[images/stories/2014/02/12/bri]}
Wrapped around the sizable pool, and providing views of the solar heated pool, gardens and vegetable patch, it’s also located under the right amount of shade for comfort. The cut outs for the deck are an unusual but nice feature, allowing trees and plants integrate with the deck.
With a barbecue, and right next to the kitchen and loungeroom spaces, it’s a great functional space.
 
{yoogallery src=[images/stories/2014/02/12/west]}
This decking, which is both inside and out, is a modern, stylish approach that is favoured by many. This is all about flow, and really changing the definition of where the house ends and the garden begins.
 
{yoogallery src=[images/stories/2014/02/12/fli]}
Combining the deck with the transparent glass pool fence provides an excellent useable space that isn’t disjointed by the safety requirements. While the use of furniture here helps define a sitting space, clever positioning of other garden attire can turn the space into something completely different very quickly.
 
{yoogallery src=[images/stories/2014/02/12/bro]}
Providing an extra meal area, and a through-way, this unusual use of decking is elegant, neat, and again blends the concept of where the “house” ends. The main bedroom also has its own private deck. 
 
Have you added a deck or changed your yard? Send in your pictures and ideas to: <a href="mailto:jduke@propertyobserver.com.au">jduke@propertyobserver.com.au</a>
 
 
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Outdoor renovations the budding trend: Five decks to be inspired by

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Hi Margaret,

I have a duplex approved vacant block in Queensland. The block size is 928 square metres. I don't want to build two houses/units that are attached. I have checked with the local council (Logan City Council), they have informed me that it is possible to have two detached houses build on that block (which we will have to apply for).

Now I also asked them if I could subdivide that block into two lots. They said that was possible as well with application of subdivision costing $1,095 plus $520 per lot which comes to a total of $2,135. They said that the headworks charges would come to approx $28,000. This $28,000 is for one block as there will only be one additional block.

I asked them if there is any other charges that I may come across. They said there would be a water meter connection (which a different department of the council informed would be $1,414.41).

They said that I will also need to hire a surveyor, at least for official drawings for sealing. I estimate the total cost of subdivision to be around $40,000 (including some contingencies). the subdivision is on a corner block so roadworks will not be required. The duplex block is part of a subdivision that happened approx 1 year ago and therefore the infrastructure and all services are all new.

Now I am trying to figure out whether it is better to have the block subdivided into two lots and then build a house each on it or build two detached houses on it without subdividing. If I subdivide, I think the bank valuation would be higher but the rental income would be the same for both scenarios. But if I subdivide, then the return on investment through rent would be less.

Can you please shine some light on things or views that I am missing out on. What do you think I should do?  Should I spend to subdivide (while the extra money spent for subdivision may turn out to be the same valuation that the two blocks combine will generate), or should I build detached houses without subdividing and let the subdividing idea sit for future.

Kind regards,

Chetan

Margaret's answer on the next page. Please click below.

 

<hr class="system-pagebreak">
Hi Chetan,

It seems like you have already  done a lot of the due diligence in considering the true costs of this subdivision, so well done.  Often people don’t consider this big picture and instead rush ahead, only to find out too late that the costs exceed the benefits.

It is true that, most often, two separately titled blocks can fetch a better valuation than a single-titled, two dwelling lot.  In my experience the difference is between $30,000 and $50,000, depending upon where the block is.  However, usually the rental return remains the same – tenants are rarely aware of the title arrangements and won’t know whether they are on a separately titled dwelling or not.

You need to consider your personal circumstances before working out if it’s worthwhile spending this money now, or later.

If you will be relying on equity to allow you to leverage into more property, you will want every cent of equity that you can get.  It’s possible that subdividing now will allow each individual block to gain value at a greater rate, giving you more overall equity and allowing you to leverage into more property sooner.  That extra $10 - $20,000 in equity might add up to $100,000 in borrowing capacity (subject to your qualifying), and you could then acquire more property now.

On the other hand, if you have plenty of equity elsewhere in other property and are not stopped from further leverage, I cannot see the point in subdividing at this stage.  Keep the money and use it to pay down debt, which in itself will provide some more leveraging power.

Down the track, when you wish to liquidate your portfolio to access retirement funds, you will probably want to subdivide then, as it will be easier to sell two separate blocks and you should fetch a higher price for each than you could get for the two combined.

Regards,

Margaret

Margaret Lomas is a best-selling author and writes and hosts the popular 'Property Success With Margaret Lomas' and heads up the panel on 'Your Money, Your Call', both on Sky News.

She is the founder of <a href="https://destiny.com.au/dotnetnuke/en-au/home.aspx" rel="nofollow" target="_blank">Destiny</a>.

Have a property question? <a href="mailto:askmargaret@propertyobserver.com.au" target="_blank">Ask Margaret!</a>

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mlomas-KC9MUPZ6Ca

I want to build two houses on one block; should I subdivide now or later? 

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Watching The Block recently, I chuckled as the site foreman Keith was hounding the contestants for their plans so he could start on the plumbing and other rough ins (the electrical and plumbing wiring and pipes to be installed before the internal linings to the frames) when they’d barely started on the ground floor room renovation. They were complaining they barely had time to work out the day’s challenge, let alone plan the upper floors. It hit a chord as I’d been discussing the same thing with our builder today on one of Property Bloom’s house renos.
The rough in process is so important, but seemingly quite ‘boring’. You need to work out where you want pipes and drains that will support the more sexy fittings and fixtures that will come later as part of your bathroom renovation.
To get your wet areas right it’s all about the rough in, to ensure you can then position and connect the PC items in the right spot.  'PC' is the term for a prime cost item – toilet, bath, mirror, vanity, taps etc. If you get the rough in right, then the actual fit out should be pretty easy but you need a good imagination or some experience to ensure your dream design ends up the way you want it. You also need to know what fittings you will use so their specifications can be given to the plumber to refer to during the rough in, so planning ahead is essential.
<img alt="bath-feb-7-after" height="313" width="470" src="/images/stories/2014/02/07/bath-feb-7-after.jpg">
On a house reno we are currently working on, our beautifully restored 1.7 metre claw foot bath, that we found locked away behind an ugly fibro casing, is sitting in one of the bedrooms where we are painting the base after it was re-enamelled. I couldn’t just pick it up and carry it into the bathroom to position it as it’s bloody heavy, so we measured it and traced its position on the yet to be waterproofed bathroom floor, marking out the location of the plug hole so the plumber knows where to position the waste.
<img alt="bath-feb-7-before" height="313" width="470" src="/images/stories/2014/02/07/bath-feb-7-before.jpg">
While we're not changing the location of the toilet, it is being replaced with a more modern and stylish back to wall system – so the toilet waste will move a little. When installing a toilet, you will need to know the "set out" and position of the water inlet. This measurement will help you choose the size toilet you need to buy and which sizes to avoid. 
For an S trap installation (where the waste outlet is positioned on the floor) the set out is the distance measured from the finished tiled wall to the centre of the waste outlet on the floor. The set-out can vary greatly depending on the age of the house. Most new homes will have a standard set-out of about 140-165 millimetres, which will enable most toilet suites to be installed. However, if the set-out is more that 200 millimetres or less than 100 millimetres, it will limit your choice of the type of toilet you can buy.
We are working on a timber floor rather than concrete slab, so it’s a little easier to vary the position of the toilet’s waste area but you certainly need to get it right when working with a concrete slab, as the plumbing rough in is done before the slab is poured.
It’s also important to have the tapware delivered early as your plumber needs to chase in the hardware to the walls – this is also part of the rough in process.
As well as our main bathroom, we have a powder room, where we are installing just a toilet and wall mounted modern wash basin over a polished timber floor. We’ve tried to focus on a single feature piece for each bathroom – the claw foot bath is it for the main bathroom, against a floor to ceiling tiled marble look feature wall and the 750 millimetres wide wash basin beneath a large pendant light for the powder room.
Whatever your bathroom design, take time in the initial planning stages to work out the PC item positions and talk to your plumber about the rough ins so that your bathroom reno turns out smoothly.
Jo Chivers is director of <a style="font-size: 14px;" rel="nofollow" target="_blank" href="https://www.propertybloom.com.au/" title="Property Bloom">Property Bloom</a>, which manages property development.
 
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jochivers-wq5Bp59R5a

Getting the rough ins right is the key to a smooth bathroom renovation

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Home builders Hotondo Homes have introduced a new range of residences aimed at catering for Australian families.
The new Forever Sanctuary range features homes suitable for a variety of land sizes, from acreage blocks through to narrow lots. Hotondo Homes conducted extensive market research while designing the range, including research into consumer demographics and consulting with focus groups.
They found that the kitchen, master bedroom and outdoor entertaining areas were key spaces for Australian families.
{yoogallery src=[images/stories/2014/01/22/ersk]}
Photos: Forever Sanctuary Erskine range
According to Hotondo Homes' managing director Michael Renwick, research and communication with residents is a key component when designing for modern lifestyles.
“Our builders don’t just build houses – they’re passionate about building homes that their clients want to live in,” said Renwick. 
“They want to build homes that their clients can have a special connection with and a place they can look forward coming home to.”
Prices for homes in the Sanctuary Forever range vary from region to region. For a Sanctuary Forever home in the Melbourne metropolitan area, prices start at $154,400. In Sydney, prices range from $144,800 in Penrith to $158,800 in Lithgow.
<a target="_blank" href="mailto:jrichardson@propertyobserver.com.au">jrichardson@propertyobserver.com.au</a>
For the latest development listings, brought to you by Property Observer and partners, see our <a href="https://showcase.propertyobserver.com.au/" rel="nofollow">Investor Showcase</a>.
Images are artist impressions.
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Forever Sanctuary range launched by Hotondo Homes

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Hi Margaret,
I am from Sydney and I have a property that is one acre, well it's around 4,375 square metres. 
Originally it was all farm land, but there's been a new development and now I have one of the only acres left. Now have homes all around me and my land has roads at the back and front of me.
I don't think there is much else that I can do to my acre. I would like to subdivide it and I need to do it the right way so I don't make any costly errors. 
I gave spoken with local council and the lot sizes I am allowed to do is 550 square metres. 
If you could push me in the right direction I would really be grateful.
Thanks, 
Shane
 
Hi Shane
It sounds like you have your one acre available to subdivide into around eight lots, depending upon what your council will allow. That should be fairly straightforward, though not without cost.
You must be aware that all councils will have different rules, regulations and processes even though they all fall under the one state government planning department rules.  It's important that you know and understand all of the requirements before you get started.
You should start by going to your local council website and looking up the town plan.  Here you will find the minimum lot size according to the incline of the land, and you can work out how many you can do.
After this it would be wise to contract a local town planner who should be able to have the required surveys, site and engineering plans drawn up for you.  While there is a cost involved in having a town planner involved, it can save you a lot of time and effort and often the risk of getting rejected after you've spent a lot of money.  Town planners usually know the rules intimately, and many have previously worked for council, so they are in the best position to develop a proposal with the greatest chances of success.
You will incur a large amount of cost before you even get to the point where these could be sold. These include, but are not limited to: roads (if required), drainage and sewerage, connection of services, access driveways, cutting and levelling, retaining walls, tree removal and more.  On top of this will be planner fees, council contributions, application fees, drafting fees, engineers costs and surveys.  You will need to fund all of these costs yourself, as until the final approval is in place and a 'construction certificate' is issued, you won't be able to sell them. 
My advice is to make very sure that someone has adequately estimated these costs and that you can afford to meet them before you get started, or you may find yourself in a situation where you run out of money before you are done.
Another option is to either sell to a developer before you even begin, or do the initial work in designing the subdivision but place the acre on the market as a 'pre DA approved' lot. This may then get you a bit more money if you can show the potential subdivision allowed.
Regards,
Margaret
Margaret Lomas is a best-selling author and writes and hosts the popular 'Property Success With Margaret Lomas' and heads up the panel on 'Your Money, Your Call', both on Sky News.
She is the founder of <a href="https://destiny.com.au/dotnetnuke/en-au/home.aspx" target="_blank" rel="nofollow">Destiny</a>.
Have a property question? <a href="mailto:askmargaret@propertyobserver.com.au" target="_blank">Ask Margaret!</a>
 
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I want to subdivide but how do I avoid costly mistakes?

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Music industry magazine Pollstar has just named Perth Arena at number 22 on its Top 200 Arena Venues for ticket sales in 2013.
<img src="/images/stories/2014/01/20/perth-arena-jan-20-ohne.jpg" width="470" height="214" alt="perth-arena-jan-20-ohne">
The result puts Perth Arena (pictured above) ahead of New York’s Madison Square Gardens and London’s Wembley Arena, and got Property Observer thinking – what are the world’s most iconic music venues?
The National Centre for Performing Arts, Beijing, China
<a href="https://www.chncpa.org/ens/"><img src="/images/stories/2014/01/20/beijing_jan_20.jpg" width="470" height="212" alt="beijing_jan_20"></a>
The <a href="https://www.chncpa.org/ens/" target="_blank">National Centre for Performing Arts</a> hosts Beijing and foreign operas, dramatic performances and recitals. The spectacular glass and titanium structure is surrounded by an artificial lake.
Colloquially dubbed “the Egg”, this huge opera house sits 5,452 people across its three halls. The Paul Andreu-designed venue has attracted a good deal of controversy due to its immense cost – construction set back the Chinese government by 3.2 billion CNY (approximately $600 million AUD).
Sydney Opera House, Sydney, Australia
<img src="/images/stories/2014/01/20/sydney-opera-house.jpg" width="470" height="193" alt="sydney-opera-house"> 
 
Our most iconic building is known throughout the world for its distinctive look. Danish architect Jørn Utzon beat 232 other entrants in a competition to design the Opera House in 1955. The construction and design process was plagued with problems and delays, and the venue was officially opened in 1973.
The Sydney Opera House comprises several performance spaces, including the Joan Sutherland Theatre.
The Cavern Club, Liverpool, UK
<a href="https://www.cavernclub.org/"><img src="/images/stories/2014/01/20/Cavern-club.jpg" width="470" height="353" alt="Cavern-club"></a>
 
Sometimes it’s not size that makes an iconic venue. <a href="https://www.cavernclub.org/" target="_blank">The Cavern Club</a>, true to its name, is a tiny space which lays claim to being the site where The Beatles first made their mark on the UK. Then known as The Quarrymen, the band were admonished by the management during their first performance for playing rock n’ roll, which was at that time banned at the venue. Nevertheless, the Beatles continued to perform there and made the club famous throughout Europe.
Since then, Elton John, the Rolling Stones, and The Who all have performed at the Cavern Club.
Red Rocks Ampitheatre, Denver, USA
 
<a href="https://www.redrocksonline.com/"><img src="/images/stories/2014/01/20/800px-RedRocksAMP.png" width="470" height="312" alt="800px-RedRocksAMP"></a>
 
The Beatles, Jimi Hendrix and Bruce Springsteen have all played there – and with beautiful views for the 9,450-strong audiences, it’s not hard to see why. Located in the Red Rocks mountain park, west of Denver, the naturally formed amphitheatre is a favourite of musicians for its natural setting and spectacular acoustics.
Last year, <a href="https://www.redrocksonline.com/" target="_blank">Red Rocks</a> was named America’s best amphitheatre by Rolling Stone magazine.
Carnegie Hall, New York, USA
<a href="https://www.carnegiehall.org/"><img src="/images/stories/2014/01/20/Carnegie-hall-isaac-stern.jpg" width="470" height="353" alt="Carnegie-hall-isaac-stern"></a>
Arguably one of the most famous concert halls in the world, Manhattan’s <a href="https://www.carnegiehall.org/" target="_blank">Carnegie Hall</a> has a prestigious pedigree. Since it opened in 1891, the venue has hosted the premier performances of works by composers such as George Gershwin, Igor Stravinsky and Sergei Rachmaninoff. Carnegie Hall hasn’t only entertained fans of classical music – Duke Ellington, Woody Guthrie and Jay Z have also performance in the venue.
<a href="mailto:jrichardson@propertyobserver.com.au" target="_blank">jrichardson@propertyobserver.com.au</a>
 
 
 
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