<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.

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<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.

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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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One of the loveliest highlights of late spring are the Jacarandas which are now fully in flower across Sydney, even in its back laneways. Highlighted ofcourse in Brett Whiteley's winning entry in the Wynne Prize of 1977. Brisbane's season started earlier being warmer, and there are reports from Perth of their flowering. 
<img src="/images/stories/2013/11/01/jacaranda-nov-1-one.jpg" alt="jacaranda-nov-1-one" width="470" height="309">
Photo courtesy of Pedro Vizcaino Pina<a id="yui_3_11_0_3_1383263603194_841" href="https://www.flickr.com/photos/pedrovizcainopina/"></a>/flickr.
But these purple canopies which look superb against the November sky are certainly high maintenance. Our He Said/She Said commentators Jonathan Chancellor and Margie Blok bicker over the garden fence.
HE SAID<img src="/images/stories/2013/09/06/jc-silhouette-5.jpg" alt="jc-silhouette-5" width="150" height="225" style="float: right;">
I adore jacarandas from a distance. It makes flying into Sydney so special at this time of year.
But in the front garden I'd happily settle for a row of gardenias, a grand magnolia and even a good old gum tree in the corner.
I am no jacaranda grouch but the beauty of jacarandas, especially after rain, inevitably becomes the sodden fallen flowers. Not quite as adorable and only tolerable so long as I only have to rake them up the once.
Of course gardening guru Shirley Stackhouse is on my side urging all not to rush out and rake up the spoils - relax and enjoy the double image, she suggested. But easier said than done, especially if the open for inspection crowd are coming through at 10am, and then the mess becomes just another chore. 
Anyway be sure to photograph your property for future listing while jacarandas are in flower as any pictures taken now can be stored ready for future marketing campaigns. Rather than delay any auction listing until the garden looks right, the photos will ensure buyers see the place in full bloom, even if it's not the season.
 
<img src="/images/stories/2013/09/06/mb-silhouette-4.jpg" alt="mb-silhouette-4" width="150" height="225" style="float: left;">SHE SAID
The jacaranda flowering - in something like 49 variations including white - produce such a beautiful uplifting effect across Sydney they ought be forgiven for making a mess.
As Shirley Stackhouse says surely part of the beauty of jacarandas in bloom is the marvellous mauve-blue pool of fallen flowers at the foot of the tree, like a reflection in water.
More robust than normal, the very dry weather seemingly brought them out into an earlier bloom this year. Like nature's clock, they signify shifting into the peak of the spring property market, though I do recall the unseasonably 1992 cold spell  when they were a couple of weeks later than the final week of October. 
Whenever they flower, memories arise of Sister Irene Haxton who ran Sydney's Jacaranda Hospital from 1948 to 1961. She, more than anyone since the first truly successful propagator, pioneer Double Bay nurseryman Michael Guilfoyle, saw to it that the suburbs are ablaze. Mostly down in the Sutherland Shire as the Jacaranda was a maternity hospital at Cronulla where every one of the thousands of babies born were sent home with a jacaranda seedling.
Of course the Hunters Hill peninsula must top the list of jacaranda (Jacaranda Mimosifolia) suburbs which is why I always enjoy jacaranda cruises on the Lane Cove River - this year there's three rivals - <a href="https://www.macleaycruises.com.au/page1.php" target="_blank">MV Macleay cruises</a>; the <a href="https://www.emeraldstar.com.au/Documents/2013/Jacaranda%20Cruises%20Nov%202013.pdf" target="_blank">Emerald Star</a> or <a href="https://buy.shf.org.au/eventListing2?filterMonth=null&amp;filterType=Jacaranda+Cruise" target="_blank">the Harman</a> but sadly none hosted by the horticulturalists Graham and Sandra Ross. I haven't ever spotted the white jacaranda (Jacaranda mimosifolia alba) that Dr George Hewitt imported in 1960 from Brazil, but Jonathan claims he's seen one at Grafton and Bellingen.
Sydneysiders have been busy installing pools, spas, tennis courts and paving into their front and rear gardens with their contractors putting down a long-lasting herbicides to stop the weeds. But be warned these herbicides, carried by the seepage of water under the soil, can be quite damaging to  jacarandas which have fairly shallow roots.
Jacaranda Hill, the 60 hectare Brisbane Valley property at Coal Creek, is the standout current listing - and the marketing shows the splendor of the tree and the 1885 Queenslander homestead. Its for sale through LJ Hooker Esk agent Helen Granzien at $1.5 million.
<img src="/images/stories/2013/11/01/coal-creek-nov-1-one.jpg" alt="coal-creek-nov-1-one" width="470" height="353">
Photo: Coal Creek, Queensland
With no great 2013 listing imagery as yet, dipping back into the late 2012 offerings with jacarandas, I spotted a 1904 Federation cottage at Epping that sold after being listed for December 15 auction through NNW agent Kate Seehusen at $1.06 million. Its photograph (below) truly highlights the importance of taking pics now, for next year, rather than waiting until late spring before the delayed, same season, auction marketing opportunity.
<img src="/images/stories/2013/11/01/epping-nov-1-one.jpg" alt="epping-nov-1-one" width="470" height="262">
Photo: 18 High Street, Epping
Also in Sydney, the Fraser's development at Putney Hill have low rise apartments surrounded by nature, with the buildings named, Jacara, Figtree and Palmera Apartments, designed by Cox Richardson Architects. 
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We would like readers to email and tell us where their favourite jacaranda or group of jacarandas is. Maybe it's a tree in your own garden, or a street or park planting. Maybe you are selling it! Let us know. 
 
 
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Blooming jacarandas set late spring property market ablaze

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Our vision of the Great Australian Dream is changing. Today’s houses are greener, more efficient and safer. However shifting demographics and changes in how modern Australian families are living point to a new emerging trend: livability.
According to the Productivity Commission, investment in housing remains the single biggest financial commitment that Australians make in their lifetime. However, in reality, our lifetime investment is not designed or built for a lifetime’s use.  We design and build our houses for a ‘Peter Pan population’ – people who never get older, never have illness, and never have a change in life circumstance or ability.
Demand for homes that are more flexible, versatile and lifespan sensitive is on the rise and the market drivers are clear.
Consider this: baby boomers, the first of which turned 65 just last year, are part of ageing explosion like none other in Australia’s history. By the middle of this century, one in four Australians will be aged 65 years and over. This massive market of home owners doesn’t want to live in a home that screams “old age”.  These homeowners want safe functionality, but they don’t want to give up attractive design.
For the first time in three decades, the number of couple households with children is on the rise. And current trends suggest that many of these children will stay in the family home well into their late twenties. Women are returning to the workforce in increasing numbers after having children. Households where both parents are employed have increased dramatically, making up nearly 60% of all couple households compared to 40% in the early 1980s. As a result, grandparents are increasingly becoming the primary carers of their grandchildren while their own children work.
What does this tell us? At any one point in the average day three generations pass through the typical Australian home.
The truth is our homes aren’t designed with safety and comfort of the whole family in mind.  A recent UK study revealed that the average home design caters for just 18% of people.  If you are male, fit, aged between 18 and 45, average height and weight and right handed then you are one of the lucky few who fit the ‘average’ profile.  The remaining 82% of people have to accept homes that don’t meet their current or future needs.
Qualitative research undertaken with recent homebuyers, builders and renovators indicates that Australian’s are becoming more aware of the benefits of livable design. Most believe that livable design features make homes safer and easier to live in. For older homeowners, more than 80% support the widespread adoption of livable design features.
International research has found that it is 22 times more efficient to design your home to meet your changing needs upfront, than it is to undertake an expensive retrofit.  And yet, few people consider livability when they are buying or building a new home.
<a href="https://www.lha.org.au" target="_blank">Livable Housing Australia</a> (LHA) is driving a transformation in the way we design and deliver the Australian dream home.  LHA’s practical, common sense guidelines to livability, the livable housing design guidelines, outline simple and straightforward design features that can be incorporated into any new or existing home, whether a detached house or apartment dwelling.  The designs of more than 250 individual dwellings have already achieved the livable housing design quality mark that attests to enhanced livability.
Up-and-coming and innovative builders are beginning to incorporate the livable housing design features into their homes because these features don’t cost more to incorporate upfront, aren’t difficult to include, and because people love the end product – a more livable home.  As president of the Building Designers Association of Victoria, Michael O’Sullivan, says:  “The guidelines present an unmissable opportunity for us to integrate livability principles into beautiful and practical design that can be enjoyed by everyone.”
Livable homes are safe for young children, able to meet the changing needs of families, support people with disabilities to live independently and help older Australians to age in place.  The bottom line is simple.  A livable home is really just good design.
 
<hr>
 Amelia Starr is executive director of <a href="https://www.lha.org.au" target="_blank">Livable Housing Australia</a>
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Flexibility and livability - the changing face of the Great Australian Dream: Amelia Starr

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Nine times out of 10 property owners will re-decorate or freshen up their interiors when they are getting ready to sell. Some even go to the trouble of baking bread and brewing coffee for the home opens, all in the belief that the look and indeed the smell of the place will lure a potential buyer over the line or better still, maximise the sale price.
Investment property owners should take heed of the power of visual presentation too if they want to achieve the highest rental income. In my experience as the owner of a property management company, a clever and inexpensive makeover can justify an increase of 10-20% on the average asking price for the property.
If you have bought wisely, that is, a quality apartment in a prime location close to business and recreational hubs and most importantly with good access to public transport, it will attract the professional executive - usually a quality tenant prepared to pay a higher rent for executive level furnished accommodation.
The key to attracting the corporate rental is a combination of the amenities available and the interior design. Remembering that corporate executives have been increasingly renting furnished accommodation or serviced apartments over the past decade due to perceived value for money compared to hotel stays, but also because many are seeking a more homely environment, particularly those executives who travel regularly.
Furnishing your investment property in order to maximise your potential income needs to strike a balance between providing a smart minimalist boutique hotel style interior and a more homely ambience. Here are 10 tips to create an alluring home style stay:
Tip one : Bedrooms- it is better to have a queen bed not a double in the main bedroom and a twin share arrangement in the second bedroom. Add bedside lamps to create mood lighting at night and choose white linen for a fresh look. Remember white linen can be washed at 70 degree Celsius without the threat of the material fading. Incorporate some inexpensive matching throw rugs and cushions which can be changed when they become tired looking. The key is the bed which needs to look inviting – plumped up wth fluffy pillows and a doona.
Tip two: Kitchen- try not tocrowd the kitchen with things on the benches especially if the space is tight. Make sure you offer a coffee plunger, tumblers, mugs and wine glasses for four-six people. Don’t buy expensive utensils and cookware, but do make sure that you a buy a range that can be topped up when things are broken or go missing. Add a bowl of fruit as part of a welcome pack for guests.
Tip three: Living room- once again keep it fairly minimalistic but try and add a few homely touches such as a vase of flowers on arrival, prints on the walls and a couple of ornaments. A flat screen TV is a must, as is the Foxtel and internet connection. Once again decorate with matching inexpensive cushions, mood lighting and a rug under the coffee table to create a warm cosy feel.
Tip four: Balconies- if there is room, a BBQ and a table and chairs for tenants to enjoy outdoor dining is a bonus. Candles on the table will give a nice ambience at night. Be sure to wash balconies down every so often as they can become dust collectors.
Tip five: Laundry- is a great asset if you have one so ensure you have a washer/dryer if space is tight, otherwise separate appliances are ideal. An ironing board and an iron is a must and a collapsible clothes stand is always handy. Be sure to have a starter kit of laundry powder for short stay guests as busy executives will appreciate not having to go out for some.
Tip six: Welcome packs- whether you have a long-term tenant or a short-term guest, people want to feel that the property is loved and cared for. The small touches can often leave a positive impression. Welcome packs are appreciated and can kick off the guest’s stay positively as they won’t be expecting your generosity. It doesn’t have to be expensive. For short-term stays it can be a starter kit with sachets of tea, coffee, milk, loaf bread and fruit. Or simply a bowl of green apples on the dining room table.
Tip seven: General paintwork- you shouldmake sure it isn’t grubby. Wash marks off with sugar soap and keep skirtings clean and dust-free. If it is tired looking it is a good investment to give it a lick of paint with a neutral colour.
Tip eight: Furniture- needs to look near-new. If it is starting to show some wear and tear then look at the ranges offered at Target, Ikea and Freedom. If your furnished property is more appealing it will achieve a higher occupancy rate and therefore you will receive a higher annual income.
Tip nine: Budget- to set up an average sized one-bedroom apartment with new furniture and all the necessary equipment plus paintwork you could budget around $7000-8,000. For a two-bedroom apartment you would be looking at approximately $9,000-$10,000. You don’t need to buy expensive to impress. You can create a champagne look on a beer budget with some clever interior design tricks.
Tip 10: Interior styling- if you don’t have the artistic confidence, select a property management service that can offer a free interior styling service. Chances are they have the right mindset that you need and will go the extra mile to help you achieve the highest possible occupancy levels and maximise your rental returns. An absolute must if you want to make your property a good investment!
Never miss a story: sign up to Property Observer’s <a href="https://www.propertyobserver.com.au/subscribe">FREE daily newsletter</a> and find our best stories on <a href="https://twitter.com/propertyobs?lang=en">Twitter</a>, <a href="https://www.facebook.com/propertyobserver">Facebook</a> and <a href="https://www.linkedin.com/company/property-observer">LinkedIn</a>.”
<hr>
 Keris Hodge is the owner and director of <a href="https://www.apartmentservice.com.au/" target="_blank">The Apartment Service</a> .
The Apartment Service is a family business, established by Keris’ father in 1989. The company has a portfolio of over 300 executive standard furnished apartments and homes located throughout Sydney.
 
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10 tips to furnish your apartment and attract executive professionals: Keris Hodge

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Hi Margaret, 
 I am interested in buying a property in <a target="_blank" href="/news">Ropes Crossing NSW</a>, The developer Bells River have asked me to sign two contracts: one for the land and the other for the house. I have to pay interest only when the house is being contructed.
 On the other hand I went to another developer and he said that he only has one contract, one for both land and house together. You just have to pay $10,000 up-front and the rest I have to pay after it has been constructed.
 I am still confused about what to do and where to go. Please help me one this.
Thanks,
 Ahsan
 
Hi Ahsan,
When you build a ‘project home’ or buy a house and land package, you are essentially buying directly from a builder.  He has already purchased the land and is about to undertake the construction on your behalf.

It’s very normal for you to be requested to firstly pay a deposit equal to the amount of the land, and then make progress payments, usually around five of them, as the construction gets to the different stages.   As you make these payments, you will pay interest to the bank and you won’t have any income to assist you with that.  I usually advise investors to add the total of these interest payments to the starting value to get a better idea of the true ‘buy in value’, as this is what should be used to asses true yield.

These days though, some larger developers offer, as an incentive to use their company, the option of simply making a small deposit at commencement and a final payment at the end.  This can have both advantages and disadvantages.  Obviously you don’t have any costs to meet until the property is ready for occupation, however it can place a strain on the developer, who still has to buy the materials and pay the holding costs on the land. unless they are exceptionally well financed, there could be issues down the track, such as a situation where they cannot meet their current liabilities, which may result in liquidation before you take delivery of your completed property.

I’d chat to the one offering the ‘buy now, pay later’ option and make sure that they can reassure you of their financial stability.  Outside of that, it comes down to what you can afford to do and whose product you think suits you the most.
Regards,
Margaret

<hr>
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? Ask Margaret!
 

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mlomas-KC9MUPZ6Ca

How do I choose between house and land projects and why are the contracts structured differently? Ask Margaret

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Houses are just like people; it’s easy to fall in love with them based on the outside, but the true measure of their worth isn’t skin deep - it’s what’s on the inside that counts!  The interior layout of a home, or floor plan, is one of the most important factors when it comes to measuring a home’s success. If you’ve got a good floor plan, you’re much more likely to enjoy your home.  
Architects and designers do lots of training to create beautiful, functional floor plans, but there are a few simple ideas that anyone can use.  
For a floor plan to be “good”, it has to be good for you. In other words, it has to meet your individual needs and wishes. Start your house plan search with a clear idea of what you’re after, and you’re halfway there.  
Ask yourself these questions:  
<ul>
<li>
Do you like informal, open plan living, or do you want traditional segregated spaces with higher levels of privacy? There’s been a big movement toward open plan living but that kind of layout doesn’t suit everyone.
</li>
</ul>
<ul>
<li>
Do you want a house with flexible rooms that can be used for different purposes if your needs change? If you’re after a “home for life”, you might want a floor plan with rooms that can be used in different ways. Some plans, for example, have a small room off the master bedroom that you can use as a nursery, study or a walk-in closet depending on your stage of life.
</li>
</ul>
<ul>
<li>
Do you have lots of overnight guests? If you have a lot of people staying over, you might want to consider an extra bathroom and some extra living space so guests can enjoy a bit of time to themselves. There’s nothing worse than the feeling of tripping over each other.
</li>
</ul>
<ul>
<li>
Do you need to work from home? If you do a lot of work at home, you might like to consider a floor plan with a study nook off the main living area. A study nook can give you privacy and space without making you feel isolated. If you have a home based business with clients or customers visiting, you might need an area that you can zone-off, so other parts of the home remain private during business hours.
</li>
</ul>
<ul>
<li>
Do you need a separate space for teenagers or small children? A family room off the kitchen is a good option for homes with young children and a games area that’s removed from the “adult zone” will afford some privacy for older kids.
</li>
</ul>
<ul>
<li>
Do you need lots of storage space? Floor plans with lots of closets and walk-in robes will make your life a lot easier, and storage in the roof will help as well.
</li>
</ul>
<ul>
<li>
Do you want a home with indoor-outdoor living? If you love the great outdoors, choose a plan where the main living spaces are connected to the backyard or terrace. Double doors from the living room will open up the house for entertaining and make it easy to accommodate large groups of people.
</li>
</ul>
Good floor plans are also characterised by a range of general features that are nice to have in any home. These include:  
<ul>
<li>
A wide entry foyer. An entry space with lots of room for a hall table and drop zone is convenient and welcoming.
</li>
</ul>
<ul>
<li>
Natural light and ventilation. Try to look for layouts that allow for as much light and ventilation as possible. A home with natural light and airflow is generally happier and healthier.
</li>
</ul>
<ul>
<li>
An open kitchen. For almost everyone, the kitchen is the heart of the home and people naturally congregate there. Even if you don’t do lots of gourmet cooking, try to look for a kitchen that’s large enough for seating so other people can keep you company while you work.
</li>
</ul>
<ul>
<li>
Adequate room sizes. Rooms should be large enough to accommodate your preferred furniture layout, but not so large that they feel cold and uninviting.
</li>
</ul>
<ul>
<li>
Privacy for the bedrooms and bathrooms. Private spaces in the home should be screened off from public areas like the kitchen and lounge room, and there should be privacy between bedrooms as well. Look for homes with closets on either side of common walls to increase acoustic insulation.
</li>
</ul>
  Once you’ve got your individual requirements sorted out and you’ve found a floor plan that includes some of the positive general features listed above, it’s time to use a bit of intuition and make an assessment of issues like proportion and flow.  
If you’re inspecting a home, where do you instinctively want to walk when you open the front door? Does the sequence of rooms feel logical? Do you have to walk around obstacles or back-track to reach certain rooms? A good layout will optimize the circulation pattern so there are no wasted steps and the “energy” flows. Similarly, good floor plans will have rooms that are well-proportioned. There are various theories in relation to proportion, but generally speaking, try to avoid long, narrow rooms and favour compact rectangular shapes instead.  
Following these steps will help you find a good floor plan, but remember, houses, like people, aren’t always perfect. Sometimes a little compromise can lead you to a nurturing home that feels right, even if it doesn’t tick all the boxes.
 
<hr>
 Sam Crothers is the founder of <a target="_blank" href="https://www.houseplanology.com/">Houseplanology.com</a>, a home website that includes design and building resources, interviews with architects and designers, and a house plan directory.
You can contact Sam via <a target="_blank" href="mailto:%20sam@houseplanology.com">email</a> or on <a target="_blank" href="https://twitter.com/Houseplanology">Twitter</a>.
 
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It's the inside that counts! What makes a good floor plan: Sam Crothers

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Our tweet of the day comes from @Aussie who are providing some great DIY tips on their blog for how you can do-up the front yard of your property.
<blockquote class="twitter-tweet">
Spring clean your front yard with some easy DIY landscaping ideas! <a target="_blank" href="https://t.co/1ixQBR1wGG">https://t.co/1ixQBR1wGG</a> <a href="https://twitter.com/search?q=%23DIY&amp;src=hash">#DIY</a> <a target="_blank" href="https://twitter.com/search?q=%23gardening&amp;src=hash">#gardening</a> <a target="_blank" href="https://twitter.com/search?q=%23landscaping&amp;src=hash">#landscaping</a> <a target="_blank" href="https://twitter.com/search?q=%23homeimprovement&amp;src=hash">#homeimprovement</a>
— Aussie (@Aussie) <a target="_blank" href="https://www.propertyobserver.com.au/https://twitter.com/Aussie/statuses/384830707706888192">October 1, 2013</a>
</blockquote>
We especially love this tip about mailboxes.
"Mailbox: if your mailbox has seen better days it might be time for a replacement. Basic mailboxes are fairly inexpensive but if you want to bring life to your old mailbox a lick of paint and maybe even some new street number signage will make your postman smile," their blog notes.
It can be a cheap fix up, along with those street numbers which you can pick up at Bunnings for a minimal outlay, that could just make your property sparkle a little bit more.
For every renovator, you need to be thinking - minimal outlay for maximum return. And remember, first impressions do count when it comes to property.
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Quick front yard fixes

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Professional renovator Belinda Grundy has seven top tips for the best ways to spend $10,000 to maximise return when renovating. While some of it involves direct cash spending some involves more of a change in thinking.
 
TIP One – Think like a buyer!
You have to disconnect yourself from the property and start looking at it from a buyer’s point of view. Walk through your home and inspect it like a house-hunter and take note of the things or areas you liked and disliked. This will give you an idea on the areas that you need to repair or change. Don’t think like an owner and change hats. This will save you some money.
TIP Two – Know your market.
Time to quiz your real estate agent. Ask them the type of buyer who will buy your home. Also, you have to ask your agent the type of buyers who buy homes in your neighborhood. The information you get will be very useful in deciding how you will charm these kinds of buyers to your home. As an example, if your home is suitable for retirees, then you should highlight the areas that you think most seniors would love to see. These are the parts of your home that you need to spend on to give your prospective buyers a ‘something to consider’ in their decision in buying your home.
TIP Three – The street appeal.
Make the exterior of your home a real ‘head-turner’.  You want to pull those buyers in. Give them the ‘love at first sight effect’. So how do we do this? Stand back and look at your property. You might paint the exterior of your home, pull out all the weeds, add some stones and neat and tidy plants – make your home look picture perfect even from afar.
Do not think that painting your home is costly. Actually, this is the best cost-cutting solution to make something old brand-new. So you want to budget your cash, right? This will really make your home appear well-maintained and even stand out.
TIP Four – WOW rooms.
Choose your room that you want to highlight and devote some of your budget to make this a WOW room. The WOW room is usually the room that made you buy the property. We want the buyers to feel an emotional buy in to this room. We want them to imagine themselves in that room spending their afternoon after a hard day’s work or with their children. For an investor, this room needs to be the room that they know the tenant will suit and love.
How do we create this WOW room? Easy – you can position your furniture to make the room look as large as possible. Make the room feel airy and spacious. Leave good walkways through the room so that people can move around easily.
Creating the WOW room need not be expensive. If you think your furniture seem outdated, you can always hire this in the weeks you need to present your home. Always remember that WOW rooms are about showing off, not overdoing it… and remember it is for your target market.
TIP Five – It’s the little things!
If you’re planning to change something in your home, like your door knobs or furniture, don’t just buy the first thing that you see in improvement stores. First, be mindful of the design you want. Then, you have to scour what’s available. You will be surprised to know that you can find the perfect items for your home at a cheaper price. 
Putting more effort in looking for anything that you need for your renovation can save you more dollars.  Some of my favourite and creative ways are exactly that, going with a contemporary theme of little things like changing fittings - for example tap ware accessories and door handles. 
You would be amazed that a spray of tiles in a 60s bathroom, fix any window furnishings and changing the furniture to replicas can work wonders, all for minimal dollars. A bathroom, for example, with a spray, glass shower screen and fittings could be $1,500
TIP Six – Declutter, clean, organise.
This is probably the simplest way to give your home the appeal it needs and could be free! Everyone wants to enter a home that is clean and neat. Make the floors sparkling clean, remember hygiene sells – doing this will catch the eye of anyone. It gives the impression that this house is really well maintained. If you want to get a cozy effect, aside from being clean, put some fresh flowers on the counter of your kitchen. The smell of fresh flowers gives a feeling of being cared for. Appeal is not only seen through the eyes. Stimulating the senses and allowing no clutter or mess distractions are other ways of putting more appeal to your home and allowing buyers to imagine themselves or their tenant there.
TIP Seven – Light it up!
Install new lights to brighten and open up your home. It’s quite attractive to see a home full of contemporary subtle lights as it gives us a welcoming and cared for impression. Install lights outside your home for the ‘drive-bys’, the entryway, the hallways, the living room – everywhere as much as possible. Having lights all around your home will help highlight the WOW rooms, your street appeal, and the cleanliness and size of your home.
Making your home the ‘beauty queen’ of the market is not costly at all. Just by knowing where to put your money to maximise your home appeal on the market can definitely save you dollars along with broadening your market appeal.
 
<hr>
 Belinda Grundy specialises in pre-sale property presentation. She has a <a href="https://www.propertystylingonline.com.au" target="_blank">DIY Sellers Property Styling Program</a> and an <a href="https://www.bgpropertystyling.com.au" target="_blank">in-home consultation service</a> in Sydney’s Northern Beaches.
 
 
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Belinda Grundy's seven pre-sale renovation tips

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These days what attracts buyers and renters to a property can largely be to do with storage.
In smaller units and townhouses, property owners need to work even harder to squeeze every dollar's-worth out of their space.
Last week, observer Cameron McEvoy wrote on <a target="_blank" href="/news">eight design trends catching the eye of urban renters</a>, and innovative storage space was a key component.
Here, Houzz has tweeted out a good idea for storage in the kitchen. What storage solutions have you had?
<blockquote class="twitter-tweet">
We'd love to know: What storage idea has been a lifesaver in your kitchen? See the full ... <a href="https://t.co/HVJPsOS1J6" target="_blank">https://t.co/HVJPsOS1J6</a> <a href="https://t.co/udoCHm9XIR" target="_blank">pic.twitter.com/udoCHm9XIR</a>
— Houzz (@houzz) <a href="https://www.propertyobserver.com.au/https://twitter.com/houzz/statuses/382264427761774593" target="_blank">September 23, 2013</a>
</blockquote>
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Innovative storage solutions

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A dual occ is a dual occ right? 
Well yes, but there are quite a few different ways to create a dual occupancy (dual occ) development.
Firstly, the definition of a dual occ is simply two dwellings on one allotment of land.
The dwellings may be houses that are attached or semi-attached. One house may be old or existing and you build a new dwelling, or you may move an older house onto land with a house on it already. Even adding a granny flat is determined as a dual occupancy.  Or you may buy land where you build new dwellings.
A dual occ may consist of single or double story homes. The new dwellings may be houses, townhouses, villas or townhouses.  They may be attached or detached. If attached, the dwellings make up part of a duplex.  If detached, they will be known as freestanding.
At Property Bloom, we have developed so many dual occs that I’ve lost count.  For our projects we look for three different types of development sites and they fall into three categories:
<ol>
<li>Corner sites. We usually build single story freestanding villas or houses on a corner site with each dwelling facing a different street.</li>
<li>Standard sites. We look for a minimum width of 20m and may build one freestanding villa behind the other.  Usually accessed by a common driveway known as a ‘battleaxe’ handle.  Or we will build a duplex – two attached villas which may face the street or the duplex may run length ways along the site.</li>
<li>Dual streets frontage sites.  Freestanding villas can be built, one facing each street, depending on the size of the site, we may also build a duplex if there is limited area to work with. </li>
</ol>
Below are photos of some different dual occupancy projects build on different sites.
Corner site dual occ with two freestanding villas each faces a different street:
 <img src="/images/stories/2013/09/20/chivers-sept-20-one.jpg" width="470" height="210" alt="chivers-sept-20-one">
<hr>
Dual occ with freestanding villas and a common driveway:
 <img src="/images/stories/2013/09/19/chivers-sept-19-two.jpg" width="470" height="208" alt="chivers-sept-19-two">
<hr>
Attached villas as part of a duplex on corner site: <img src="/images/stories/2013/09/19/chivers-sept-19-four.jpg" width="470" height="215" alt="chivers-sept-19-four"><hr>
Standard site with attached villas as part of a duplex: <img src="/images/stories/2013/09/19/chivers-sept-19-one.jpg" width="470" height="215" alt="chivers-sept-19-four"><hr>
Dual street site with existing house and plan shows the new dwelling:
 <img src="/images/stories/2013/09/19/chivers-sept-19-five.jpg" width="470" height="236" alt="chivers-sept-19-five">
 
<hr>
 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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Different sites for different types of dual occupancy projects: Jo Chivers

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As property enthusiasts, it's no surprise we come across some design and building elements that just make us wince.
Of course, we all have different tastes, but there are some fairly unanimous dislikes for the modern property buyer.
Here, Property Observer has compiled some of our most irritating things to look at in a property. For renovators, this might even be the list of things to look at changing.
Vote for your most hated, and send us photos and comments to Jennifer Duke  if you've got more that 'get your goat'.
If you disagree, also send in your comments - each to their own.
{module Which of these styles do you dislike the most?}
If you're looking for something more upbeat, then have a look at these <a target="_blank" href="/news">eight quirky design features</a> that observer Cameron McEvoy thinks urban renters are seeking out.
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