<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.

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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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Frasers Property Australia and Sekisui House Australia's new One Central Park development in Sydney will feature hanging gardens designed by French architect and botanist Patrick Blanc.
<img alt="frasersmarch1one" height="602" width="350" src="/images/stories/2013/03/frasersmarch1one.jpg">
The garden will comprise 21 panels covering 1,120 square metres, and there are set to be 35,200 plants of 383 species used in the design. 
It is one of a growing number of vertical gardens in <a target="_blank" href="https://www.propertyobserver.com.au/residential/up-in-the-air-it-s-a-bird-it-s-a-plane-it-s-a-garden-as-residential-development-goes-green/2011062250531">Australia </a>and <a target="_blank" href="https://www.propertyobserver.com.au/residential/hanging-gardens-of-the-world/2011062350586">the world.</a>
<img alt="frasersmarch1two" height="522" width="350" src="/images/stories/2013/03/frasersmarch1two.jpg">
The project is well into its 28-month construction. 
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Architect and botanist Patrick Blanc talks about the hanging gardens at One Central Park

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The Housing Industry Association new home sales report, a survey of Australia's largest volume builders, shows seasonally adjusted new home sales increased by 4.2% in January 2013.
It reflected a 4% increase in detached house sales and a 4.9% boost in multi-unit sales.
"It is a promising update to see the momentum of late 2012 carrying into the new year," said HIA chief economist, Harley Dale.
"Over the three months to January this year new home sales increased by 10%, although sales volumes were still 6.4% lower compared to the same period a year earlier."
"Sales of new detached houses have now increased over three consecutive months, a crucial improvement given the considerable weakness experienced through the majority of last year," said Harley Dale.
"Even now, the volume of detached house sales is not much more than half the long term average. Consequently there is a long way to go to see evidence that new home building will reach the levels the economy requires as the contribution from resources-related investment wanes."
In the month of January 2013 detached house sales increased by 9.1% in Victoria, 10.6% in South Australia, and 7.4% in Western Australia.
Sales fell by 1.3% in New South Wales and were down by 6% in Queensland.
Over the three months to January 2013 detached house sales increased by 23.7 % in New South Wales, 10.8% in Victoria, 13.2% in South Australia, and 7.6% in Western Australia.
Detached house sales fell by 3.1% over this three month period in Queensland.
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New home sales post fourth consecutive rise in January: HIA

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According the ABS Australia’s housing inventory currently stands at some 8.7 million dwellings. Almost 78% are detached homes, and the balance is almost evenly split between semi-detached homes and apartments. And while apartment living is very much on the increase, the marketing of land estates and house-and-land packages is a major part of the market. Last year our major builders, for example, spent some $105m on media marketing their homes.
House and land
Expansive suburban house-and-land packages have for more than half a century been a part of how urban communities have expanded. For many reasons house-and-land packages are the most popular housing choice, and marketing has been well developed to support this popular market.
House-and-land packages are usually defined as being a sale where a buyer finds an estate, a location and a particular block and then makes choice from a selection of builders to build a home. This same process may also well happen in reverse, where buyers first find their ideal home and then find land to build on. There are many display villages to help and encourage this process.
However, many of the circumstances and comments will also apply to the marketing of a brand-new home where the buyer selects an already complete home in a single transaction.
House-and-land packages are usually associated with new estates. Many of these estates, in particular the very big estates, will be in new greenfield locations on the outskirts of existing cities, although some will be infill locations.
Despite some land shortages in most markets, including Sydney, there are many examples of such developments, and they are the major source of supply.
House-and-land packages are clearly associated with such locations, and the large estates are seen as an ideal way to offer buyers choice. A similar choice of size, location, quality and price would not be provided in smaller developments, where display homes are not a viable marketing tool.
Major new residential housing projects tend, by virtue of the amount of land involved, to be located at the edge of the established residential footprint. But this is not always the case, as tracts of land do become available after a change in use is re-zoned, and these infill locations then present their own marketing challenge. Even large infill locations can lack the services required to sustain a vibrant new community. Examples would include a reborn industrial area, market gardens or defense land previously equipped only with limited services for previous workforce or much smaller community.
However, despite the problems associated with some new estates, including a lag in facilities, long drives to work and at times high prices, suburban developments are still very popular.
I think that we would agree that while many Australians might dream of living on the coast or in the country, in reality the best quality of life for most is still found in the suburbs, in one of the many new estates on the market.
The aspiration to move to the coast or the country is part of the Australian psyche, but what we’re in many ways marketing housing that offers a popular lifestyle.
People do not need much persuasion that they are better off in the suburbs. For many the promise (and reality) is suburbs that have the best of all worlds, with access to good schools, modern hospitals, great shops and reliable jobs, but also large houses, fast internet connections and low crime rates. And when a project marketing job ticks these boxes, everyone is happy!
While a shift to more medium- and high-density living located in the inner city is a trend, the era of the new housing estate will remain part of the local market for many decades yet to come. The area still remains a fertile market and rich environment for marketing professionals.
This being the case, some of the core issues that must always be addressed are:
<ul>
<li> Land supply and location</li>
<li>Onsite site sales facilities</li>
<li>Display homes</li>
<li>Marketing plans – key pointers in particular a whole of market environment</li>
<li>The builder and developer relationship</li>
<li>Product mix and how to best appeal to the target market</li>
<li>The controlled release of land</li>
<li>Estate presentation</li>
<li>How everyone involved with an estate should contribute to the ongoing marketing energy of the estate </li>
</ul>
This is a rich environment where there are many complex questions that I am keen to focus attention as all of the topics will impact every aspect of the project marketing role, from the practical issues of how will people find a project, to selling the yet unrealised lifestyle offer.
Peter Chittenden is managing director for residential of <a href="https://www.colliers.com.au/Colliers%20Corporate/Residential.aspx" rel="nofollow" target="_blank">Colliers International.</a>
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How to market house-and-land projects: Peter Chittenden

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After the passing of my father two weeks ago, I’ve found myself pondering a lot of things. Things I’ve learnt from him and things that I want to teach my sons.  Dad didn’t teach me by sitting me down to explain anything, he simply did his thing and I watched. At the time I didn’t even realise I was taking it in, but now looking back, his work ethic and attitude shaped mine.
When writing his eulogy with my brothers and sister, it was truly amazing to recognise all the different jobs he worked to make money. He seemed to always have an idea for creating some extra income, like when he was a milkman: he saw an opportunity to sell hotdogs to the farmers at the co-op where he picked up his milk, as they’d been up early to get the milk to the city and were hungry. So he kept a pot of hot water with the hotdogs and bread rolls in his truck and after selling out, he’d then start on his milk deliveries.
Another example was when he bought a white LTD car – with four kids he needed a big car. But he also used it for chauffeuring weddings on his weekends after working all week in his own tyre-fitting business.
Dad didn’t go to uni or study, everything useful he learnt was from doing it.
While I did go to uni years ago I don’t really use what I studied now.  Everything I learnt about property development has been from doing.  When I remember back to my first development, I really had no idea what I was doing, but I learnt from my builders and my surveyor and my tradies by asking lots and lots and lots of questions and then having a go.
When I made a mistake, I learnt not to do it that way. After 60 or more developments under my belt, I am still learning from each one because they all bring something a little different to me. These differences make up my experience.  I learnt to develop property by doing and repeating and then refining the process.
I see lots of people wanting to learn about property by completing more and more courses, doing more and more seminars.  Like my dad, I believe the real education comes from doing; it comes from the experience that you will take away from what you do.
Jo Chivers is director of <a title="Property Bloom" href="https://www.propertybloom.com.au/" target="_blank">Property Bloom</a>, which manages property development.
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You learn property development and investment by doing, not studying: Jo Chivers

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Sales of residential land on Melbourne’s fringes are set to retreat to levels last seen in 2006 as land prices continue to fall.
Following reports showing that around <a href="https://www.propertyobserver.com.au/victoria/long-slow-road-to-recovery-for-melbourne-residential-land-market-with-prices-to-fall-further-charter-keck-cramer/2012121158413" target="_blank">30% of all released Melbourne land is being returned by building companies,</a> there seems to be little respite for Melbourne residential developers in 2013, with a higher number of projects competing for business from seemingly reluctant buyers adding to the challenges they face.
According to the latest quarterly report from Oliver Hume, there has been a 29% increase in the number of residential projects being marketed on Melbourne fringes since 2006 with the real estate group forecasting 160 active projects in 2013.
Oliver Hume anticipates that land sales are likely to fall to around 65 per project a year.
“Put simply, since 2006, there has been a 29% increase in the number of projects and a 5% decline in the number of land settlements.
“For the majority of projects, double-digit sales rates may be a long way away,” says report author Andrew Perkins.
Land prices have now fallen for by a cumulative 16% over eight consecutive quarters with an average residential lot price of $190,000.
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Melbourne land prices peaked at an average residential lot price of $225,750 in December 2010.
At the same time, developers continue to offer highly contentious rebates to customers with the median rebate rising slightly during the quarter to $15,000.
Median rebates ranged from $10,000 in Cardinia and Whittlesea to $16,500 in Casey.
When discounting for rebates, Wyndham is the only municipality with a median land price above $200,000.
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The biggest decline from peak prices has occurred in Whittlesea, where the average lot price has fallen 18.6% since peaking in December 2010, falling from $229,850 to just $187,250 – a decline of $42,700. Whittlesea is about 40 kilometres north east of Melbourne.
Land prices have declined 16.9% in Melton, 35 kilometres to the west of the Melbourne CBD. Prices peaked later in Melton than in other fringe suburbs. They reached their highest point in September 2011 of $189,500 and have since declined to just $157,500 – a decline of $32,000.
Casey in Melbourne’s outer south east recorded the third steepest fall in in values with the median land price falling 14.5% from their peak in December 2010 from $232,550 to $198,000 – a decline of nearly $34,000.
Double-digit declines from peaks were also recorded in Hume (values down 13.1%) in Melbourne’s outer north west and in Melbourne’s newest land market Mitchell: Wallan- Beveridge, where values are down 13.8% to just $153,000 – the cheapest place to buy land on the outskirts of Melbourne.
Wyndham and Cardinia recorded the only single digit falls: 9.3% and 9.9% respectively.
For the fourth consecutive quarter, the retail supply has waxed and waned between 3,600 and 3,700 lots, which at current project sales rates, represents 6.6 months supply.
Only three of the seven municipalities recorded an increase in supply over the December quarter: Mitchell (Wallan-Beveridge), Casey and Hume.
Mitchell (Wallan-Beveridge) has the most supply with 9.9 months supply; followed by Whittlesea with 9.5 months. Wyndham and Hume are the smallest with 4.9 and 5 months supply respectively.
"Although many analysts suggest that Melbourne house prices will rise in the year ahead, few would suggest that we are in for a period where growth-area land prices may start to climb.
"There are nevertheless several indicators suggesting the down-side risk is no longer greater than the upside potential," says Oliver Hume.*
Exacerbating the challenges facing fringe land developers, a recent report by Essential Economics warned that Melbourne’s growth areas needed $10 billion spent on new education, transport and health services in the next 15 years - this from a Victorian government trying to rein in spending.
In addition, Essential Economics found there were more limited job opportunities in the 10 councils that form Melbourne's outer urban ring including Wyndham, Melton, Hume, Whittlesea, Yarra Ranges, Casey and Cardinia.
*Update to article: An earlier version of the article included an incorrect statement:  " Oliver Hume reports that developers are holding back on releasing large amounts of land to the market as take—up remains poor." This statement was incorrect and has been removed.
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Melbourne land sales heading for toughest year since 2006 as rebates rise: Oliver Hume

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During my week, I get sent many potential development sites to assess.  I have a system that enables me to do a quick check before seriously considering any site.
My quick assessment looks at:
<ul>
<li>Location </li>
<li>Size</li>
<li>Slope or gradient</li>
<li>Aspect</li>
<li>Price</li>
</ul>
I’ll expand on these so you know what I look at.
Site Location
Obviously the first thing I’m told or see from the email is what town the land is in. If this town is one that we develop in or in a town we want to develop in I continue. We have preferred towns based on rental demand, sales values and growth history, where my builders will work and what the councils are like to work with. Once the town is approved, we look at the location of the site within the town. We know where the housing commission areas or other undesirable locations are, so we will rule a site out based on this. On the other hand, we know the premium areas of our towns, and I’ll get excited if the site is within these areas. They might be near major shopping facilities, hospitals, schools and parks.
The road or street the site is on is assessed next.  Busy/main roads are usually out and quiet roads close to amenities are in. New subdivision estates are good as long as they have been planned well and there is a limit on dual occupancies within the estate.
Size of site
The square meters we require will depend on the development strategy of our client. We need larger sites for medium density, 1,000 square metres or more for three-unit developments (single storey). For a detached dual-occupancy project we like corner sites around 750 square metres plus. For attached dual-occupancy projects, we only need around 600 square metres, although the width of the frontage is very important.  For our granny flat developments we like 800-square-metre-plus sites with dual access and the position of the existing house and whether it’s a complying site is very important.
If a site has passed the first two checks above, we move on and look at:
Slope or gradient of the land
This can be hard to tell unless we are standing there looking at the land or have a contour survey; beware photos, as they can be deceiving. We don’t like sites with more than about a one-metre fall but will consider them based on the price of the land. The more slope to a site, the higher the site costs such as retaining. If we can get the land cheaper, this will help offset the higher costs. Ideally a relatively flat site is best as long as there is adequate fall to the sewer line and we can drain to the street.
Aspect
We can quickly assess this even without a survey. Here’s a good tip: just look up the address on Google maps or in the street directory and check the compass rose on the page. Then visualise where the units will go and where the internal and external living spaces will be. An ideal site will have the living spaces facing north.  Aspect is not a deal breaker as long as the site is ticking all the other boxes and we will still proceed.
Price
Of course the price of a development site is important. But there is no point even looking at the price if the site hasn’t met the criteria above.  We have a good understanding on building costs for our developments so we can run a quick analysis now and see if the land is priced well. If not, we will let the developer, vendor or agent (whoever has offered it to us) know that the project is simply not viable at that price. If they are not negotiable then we’ll leave it.  It won’t sell to an experienced developer, although it may sell to an inexperienced one.
I can make the assessment above within about five minutes if we have a contour survey.  If not, I’ll call my builder’s nearest site manager and ask them to drive by and check for me if I’m not in the area.
Once we are happy with the elements above, we report back to our client and ask them to look into their conditional finance while we then start our more detailed assessments with council and our builder before negotiating the purchase of the site.
Jo Chivers is director of <a title="Property Bloom" href="https://www.propertybloom.com.au/" target="_blank">Property Bloom</a>, which manages property development.
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The five criteria to determine whether a block is suitable for residential development: Jo Chivers

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Stockland has delivered a horror set of interim results, reporting a 148% drop in statutory interim profits and a loss of $147 million to December 31.
A slump in the outer-Melbourne land market was largely to blame, with Victorian residential lot sales falling 46% from 850 to just 463.
In the space of six months, Victoria has gone from being Stockland's biggest selling region to third biggest, behind a surging WA and a declining Queensland,with NSW the fastest growing region, albeit from a low base.
Australia’s biggest new housing builder with 70 residential communities also reported a $306 million write-down across 13 residential community projects, which have now been listed for wholesale disposal.
Today’s release of results were something of a baptism of fire for new Stockland managing director and chief executive Mark Steinert – the first results briefing he has presided over since taking being appointed to the role  in November and replacing  the long-serving Matthew Quinn.
Ahead of delivering his market briefing on the results today, Steinert called the results “disappointing".
Speaking to the media and analysts, he downgraded this assessment to “very disappointing, driven primarily by weakness in housing market” though he says the outlook is better for the 2014 financial year (from July onwards).
<img alt="stocklandfeb13" height="580" width="470" src="/images/stories/2013/02/stocklandfeb13.gif">
Five of the impaired residential projects are in NSW, six in Queensland, one in Victoria and one in WA.
In total there are 4,700 lots across the 13 projects – about 5.5% of the 86,000 lots currently in the Stockland development pipeline.
They include long-held residential sites such as Pinny and Mawson (englobo land) and West Dapto in NSW and Birtinya, Bokarina Beach and Lake Kawana projects, all on the Sunshine Coast.
The residential business was weakest in Victoria over the six-month period, with Stockland reporting a 46% decline in Victorian settlements to 463, compared with 850 in the first half of the 2012 financial year.
This contributed to an overall 6% decline in residential settlement over the first half of 2,085 compared with 2,209 in the previous corresponding period.
There was also a 13% decline in Queensland settlements (686 to 594) – Stockland has a third of the south-east Queensland new housing market – with these declines offset by rises in lot settlements in NSW (up 101% from 210 to 422 lots sold) and WA (up 31% to 606 lots due to growth in new community launches).
Stockland will look to bring its East Leppington and Marsden Park projects on the outskirts of Sydney to market more quickly.
East Leppington in Sydney’s south-west will comprise 3,000 residential lots as well as retirement living and retail facilities with the first settlements expected in the second half of the 2014 financial year. House-and-land packages will start from $350,000.
Stockland acquired the 163-hectare residential site at Marsden Park in Sydney’s north-west from the private Winten Property Group for $165 million in January this year with the potential to deliver about 2,300 new homes. Stockland also secured the first right of refusal from Winten Property Group over an adjacent parcel of land, which has the potential for a further 2,200 homes.
Commenting on the state of the Melbourne market, Steinert said the market had been impacted by the state government efficiently delivering new land supply to the market and by the withdrawal of previous state housing grants.
“We don’t see a collapse, but this has put some downward pressure on price increases,” he said.
“The pull forward effect from early incentives effected prior levels of volume. Those incentives are no longer there, which has created recent slowing in settlements.
“Those things combined – increase in supply and withdrawal of incentives  - means we have a cautious view for Victoria and Melbourne, but it is still an important part of our business and a key profit generator.
Steinert said Stockland’s south-east Queensland business – Sunshine Coast, Gold Coast and Brisbane – had been impacted by the higher Australian dollar on tourism as well as weaker employment growth.
Countering that, he said the increasing use of fly-in-fly-out workers was having a “positive impact”.
Steinert also warned that “election cycle” could also increase buyer caution while there are also concerns over the impact of the recent floods.
He highlighted that business is in a transition phase with everything up for review and he said their had already been signficant job cuts.
"Market conditions, however, are expected to remain challenging with ongoing weakness in Victoria and uncertainty in Queensland where we will watch closely to monitor any impact on already weak consumer sentiment following the recent floods," Steinert said in an earlier statement today.
Stockland expects earnings from its retail and retirement living businesses but returns from its office and industrial portfolios were expected to drop.
"We remain confident earnings will begin to improve from the 2014 financial year as we see the benefit of major new retail and residential projects coming on line,” he said.
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Stockland pins hopes on western Sydney and WA residential projects as interim profits slump 148% 

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The Gold Coast house-and-land market has sunk to its lowest level in over 30 years.
Residential land and house-and-land packages sales totalled just 980 for the full calendar 2012 year, compared with a long-term average sales of 4,200 per year since 1995, according to the latest quarterly Prodap Report.
This is particularly bad news for developer Stockland, which is selling residential lots and house-and-land packages in six residential communities on the Gold Coast and has 35% of the market.
According to the Prodap Report, the three biggest residential development projects on the Gold Coast are all Stockland projects.
Stockland’s biggest is its Riverstone Crossing project in Upper Coomera, which accounts for 10% of the vacant land market on the Gold Coast. Land in the project is priced between $205,000 and $480,000.
Prodap reports just 22 sales over the December quarter in this project, though up from 15 in the September quarter.
Stockland acquired the 14-hectare site along the Coomera River in 2007 for $15.7 million with plans for 652 lots. To date 337 lots have been sold, with 15 still available and another 75 due to be released over the next 12 months.
Stockland’s two other major projects on the Gold Coast are Highland Reserve also in Upper Coomera, with 19 sales over the quarter (25 in September quarter), and Ormeau Ridge in Ormeau, with 18 sales over the quarter (down from 35 in the September quarter).
In its most recent market update in December, Stockland reported that the new housing market remained “poor” with a “negligible impact” from recent interest rate reductions. The introduction of the $15,000 construction grant available to first-home buyers in Queensland who buy or build a new home since September has also not had an impact on demand.
Stockland's head of residential communities, Mark Hunter, said market uncertainty and a lack of confidence were the biggest problems facing the market.
The Prodap report says there are over 2,800 lots that developers plan to produce over the next 12 months – not all of which will go ahead in the current market – adding that Stockland, Mirvac, Lend Lease and QM Properties have combined sufficient land banked to satisfy total market demand.
Click to enlarge
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/2013/02/prodapfeb7.gif"><img src="/images/stories/2013/02/prodapfeb7thumb.gif"></a>
Along with the drop in demand, the report quotes Department of Natural Resources figures showing that Gold Coast house prices fell by 4.5% and units by 7.3% during 2012.
Prodap Report author Bill Morris says such a “grim picture” of the new housing production market has not been witnessed since the 1981-82 recession.
Over the December quarter Prodap records 166 residential lots sales and 64 house-and-land packages sales – a total of 230 compared with 239 sales in the September quarter.
There are 1,117 vacant lots and house-and-land packages for sale on the Gold Coast, with Stockland the most heavily exposed, with 35% of the market.
“The sad news is that not even record low interest rates seem to have had any effect on the volume of sales. Sad but true,” says Morris, who adds that a reduction in council infrastructure charges had no effect on new production.
Morris says the problem is that established houses are cheaper and in many cases better located than new houses.
“In other words, replacement costs are higher than the price of older homes.
“Why is this so? Land prices are still too high, representing more than 50% of the price of the average home. This was not case 10 years ago, when the average serviced block cost $60,000. In 10 years that has risen to $220,000, almost 300% or 30% per annum” says Morris.
Morris says land prices have escalated out of all proportion to house prices over the past 10 years.
“There needs to be a new era of thinking about what level of services constitutes an 'acceptable' house lot. Do we need 'fully serviced' lots? Can we use septic tanks or package sewage treatment for individual lots?
“Should we continue to treat stormwater to very high standards, or should we 'dose' creeks with nitrates to neutralise phosphorous and nitrogen build up?” says Morris.
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Stockland exposed as Gold Coast house-and-land activity falls to worst level in 30 years: Prodap

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{qtube vid:=yvFh0pliQ8c}
In an Australian-first engineering feat, Frasers Property Australia and Sekisui House Australia have elevated a 110-tonne steel frame 100 metres in the air, successfully attaching it to the One Central Park apartment block on Sydney’s Broadway.
<img src="/images/stories/2013/02/heliostat1.jpg" alt="heliostat1" width="470" height="194">
It is considered the most complex part of the construction process in building Australia’s first residential heliostat. Frasers Property Australia chief Guy Pahor says the joint venture partners are delighted builder Watpac was up to the the "highly challenging engineering and construction task".
He said it had been 30 months in the making.
<img src="/images/stories/2013/02/heliostat2.jpg" alt="heliostat2" width="470" height="601">
When the cantilever is completed, the residents of  Sky at One Central Park will have access to the sky garden with outdoor dining and a plunge pool.
<img src="/images/stories/2013/02/heliostat3.jpg" alt="heliostat3" width="470" height="313">
Underneath its 3,000 coloured LED lights will become an eye-catching piece of public art at night, illuminating the residential towers with a light display designed by French lighting artist Yann Kersale.
<img src="/images/stories/2013/02/heliostat4.jpg" alt="heliostat4" width="470" height="313">
With the reflector frame now in place, the next complex task requires 320 large mirrored panels to be affixed to the enormous reflector frame.
<img src="/images/stories/2013/02/heliostat5.jpg" alt="heliostat5" width="470" height="313">
The Sky apartments comprise 38 penthouse and sub-penthouse apartments, ranging in size from 120 square metre to 200 square metres for the two bedroom offerings and 190 square metres for a dual-level, three-bedroom penthouse.
<img src="/images/stories/2013/02/heliostat6.jpg" alt="heliostat6" width="470" height="313">
 Construction completion is expected in late 2013.
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gdwyer-vyxhMDDW5L

Frasers and Sekisui House's One Central Park in Sydney gets Australia's first rooftop heliostat

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It’s been about 12 years since I started my business. Within this period I’ve established many business relationships.
The thing that I’ve really learnt is that relationships are extremely valuable.  Not shallow, B.S. relationships but good, strong established relationships that can only really be made with time.
As a property investor and developer, having good relationships can propel you further than you could imagine. Just this week, my relationship with one of my builders gives my lucky new client the opportunity to purchase a choice development site. This site is owned by my builder’s company, and they’ve been sitting on it for a little while, land banking.  The beauty of this deal is that Property Bloom has already completed a development in the same subdivision for another client. This project was one of the best results we’ve achieved to date, with the creation of over $220,000 in equity in just over a year.  So I knew it was a hot site, I knew what the build costs would most likely be and I knew that my new client could never find a deal like this himself.
The benefit to my client is time and risk minimisation. Because the land is not on the open market, we have the time to spend looking closely at the project. This development site has been offered to me exclusively. I now have the luxury of time to show my new client the land and take him through the project analysis. If this site were to hit the open market, that luxury is removed and there would be a rush to secure the site. This is where errors in the analysis process can be made, when there is no time to properly assess a site. The price of the land can also be driven up by multiple parties.
Here’s another good example of how a strong relationship helps both parties. We have a preferred real estate agent in one of the large towns in the Hunter region we develop in. This agent is savvy. He also understands the value of relationships. He’s been building one with me for 12 years.  He will call me as soon as he has a good development site, before it hits the open market; he knows what I’m looking for. I know where I stand with him when we are negotiating a purchase.
In return, I refer him business – because he’s a great agent, I have no hesitation in recommending him. He has offered our clients a good discount in property management fees and so he and his business has become our preferred agency in this town.  We scratch each other’s backs.
From our arrangement, he gets all of my client’s properties to manage.  Believe me, I would not refer his business to my clients if he didn’t have the best property management team on staff, and he does.  There were a few years when he took a break from the industry, sold his agency to one of his staff, and I never heard from that new owner again. The relationship he had worked so hard to build was easily broken by the new owner when he didn’t call. I didn’t have faith in the business so I stopped referring it. The new owner didn’t understand the value in keeping the established relationships. I'm glad to say, my agent resurfaced in a larger town a few years later and has worked hard to be one of if not the best agent in this area. We were back in business.
Our business relationships are precious and we nurture them accordingly. As a reward, our clients get priority service from several of our suppliers, our pest and building inspector, our surveyor, our architect, our certifier, our builders, our trades – plus we get to work with an awesome team of people who we respect.  You can’t buy this, you need to build this, and it all comes together with time.  Over time, you work out who you need, who you can rely on and most importantly, who you like doing business with.
Jo Chivers is director of <a target="_blank" href="https://www.propertybloom.com.au/" title="Property Bloom">Property Bloom</a>, which manages property development.
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