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

Joel Robinson

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

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

Lowe Living unveils Middle Park apartment development

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

DVB Projects to launch second Broadbeach apartment tower as demolition commences

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

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

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

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

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

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

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

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

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

Every First Home Owner Grant for new property by state

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

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

Staff Writer

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

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

alisonwarters@gmail.com

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

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

Ellen Walker

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

Australia Post is one of the country’s most trusted institutions, powering one of the largest delivery networks in Australia. As online shopping continues to scale, Australians spent a record $82.6 billion online in 2025, with nearly one in four retail dollars now spent online.

That scale of eCommerce activity has fundamentally changed expectations around how and when parcels arrive, and what happens when someone isn't home.

<h3>Problem solved with Parcel Lockers</h3>

The traditional alternatives to home delivery are far from ideal. Buildings can rely on reception teams to manage deliveries, which introduces ongoing staffing costs and liability concerns. Parcels can be left in common areas, which creates security and aesthetic issues. Or residents are redirected to nearby Post Offices for collection, which shifts the inconvenience rather than solving it.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share" allowfullscreen="" frameborder="0" height="315" referrerpolicy="strict-origin-when-cross-origin" src="https://www.youtube.com/embed/dVG5ChLHf7E?si=D9hQRGCBuzlSQBqK" title="YouTube video player" width="560"></iframe>

The data behind that frustration is significant. Nationally, around 9 per cent of deliveries are carded, meaning the recipient was not home and must collect the parcel from a Post Office. That figure reflects the national average reported between November 2025 and January 2026. In Melbourne, that figure rises to 20 per cent. In high-density living, it climbs again to 28 per cent. In other words, more than one in four deliveries in Melbourne apartment buildings results in a failed first attempt.

<h3>How Parcel Lockers work</h3>

The mechanics are simple. When a parcel arrives, the resident receives a notification either through the Australia Post app or via SMS. They scan a QR code, use their one-time PIN and the compartment opens. The parcel is secure, accessible and removed from the lobby floor.

Located in thoughtfully chosen, easily accessible areas, including external building interfaces, mixed-use precincts or shared communal zones, Parcel Lockers enhance convenience without requiring internal building access or additional operational oversight.

<h3>The scale of the network</h3>

This expansion represents Australia Post's largest investment in parcel infrastructure to date, building on momentum that began in 2011 when the first 24 Parcel Locker sites were introduced.

Today the Australia Post Parcel Locker network spans over 1,400 locations and more than 105,000 individual compartments, with major investment already underway to significantly expand the network further.

<h3>What it means for developers and building operators</h3>

A Parcel Locker bank is free to install and free for residents to use. That removes one of the primary barriers to adoption and shifts the conversation from cost to integration.

Australia Post's preference is to engage with developers during the design phase. That allows Parcel Lockers to be located in a considered, publicly accessible space that works for residents and the broader community. Retrofit is possible, and existing buildings can be assessed, but the strongest results occur when Parcel Lockers are treated as part of the core services plan rather than a bolt-on solution.

While the iconic Australia Post red is widely recognised, Parcel Lockers can also be delivered in more muted palettes such as beige or green to align with architectural intent.

For developers, they offer a tech-forward amenity that meets modern expectations, a reduction in courier congestion and building-management load supporting lower emissions and better ESG outcomes, and a meaningful marketability advantage in high-density, eCommerce-active areas, all at no cost for installation and maintenance, with Australia Post funding the program aside from power access.

<h3>Who's using them</h3>

Generational shopping behaviours show strong, sustained growth across all cohorts. Millennials (27–43) led online spend in 2024, contributing nearly $25 billion. Baby Boomers (60–78) increased their online spend by 17.6 per cent, becoming the fastest-growing adopters. Gen Z (13–26) and Gen X (44–59) continue to lean on delivery services as part of their everyday shopping habits.

Internationally, uptake is even more pronounced. Overseas markets are seeing rapid adoption by both developers and consumers, positioning Parcel Lockers as standard infrastructure in many new residential projects. For Melbourne's development community, this signals a shift in baseline expectations. Just as secure bike storage and dedicated parcel rooms have become more common, integrated Parcel Locker networks may soon be viewed as part of the essential service mix.

<h3>The bigger picture</h3>

Parcel Lockers aren't just a logistics fix. Developers invest heavily in lobby design, materials, lighting and landscaping to shape first impressions. Yet a stack of unattended parcels can undo that effort in an instant. Embedding parcel infrastructure early allows projects to respond to how people actually live today, supporting resident satisfaction, reducing operational strain and aligning with broader community and ESG outcomes.

As Belinda Quinn, Senior Transaction Manager – Retail &amp; Out of Home at Australia Post, puts it, residents increasingly expect delivery solutions that align with real life, are flexible, secure and available whenever they need them.

How Australia Post is solving the parcel problem for apartment living

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A striking three-level multi-purpose building featuring a rectangular prism rising above spectator seating has been unveiled as the new headquarters for Football NSW (FNSW) in Glenwood, western Sydney.
<img src="/images/stories/2012/12/football2.jpg">
The building, which is subject to development approval from Blacktown Council, will be built at NSW Football’s current home base, the 11-hectare Valentine Sports Park (VSP), ahead of Australia hosting the Asian Cup in 2015.
It has been designed by architectural firm HBO+EMTB, whose other projects include the refurbishment of the Westend precinct of Crown Casino Melbourne and the design of the new multi-storey headquarters for the National Rugby League (NRL) at Moore Park in Sydney.
The proposed building includes integrated spectator and playing facilities that could be used as by national teams as a training base or base camp for teams for the Asian Cup in 2015.
The tournament will be hosted by Australia from January 8 to 31 in 2015.
In addition to the new building, the project includes the upgrade of five playing surfaces, with two fields converted to international standard synthetic surfaces.
The new building is the centrepiece of the project, with the ground level comprising player and officials change rooms, the concourse level made up of spectator facilities and a learning centre and the upper level offering 1,100 square metres of administrative and related space.
Around half of this upper level space will be devoted to accommodation for FNSW’s staff, and the balance for training and tribunal uses associated with the running of the sport from junior to elite level, according to FNSW chief executive Eddie Moore
HBO+EMTB managing director Kevin Fitzgerald says the firm worked closely with FNSW to create a highly functional yet memorable structure.
“A striking rectangular prism supported by broad angular columns floats above the raked stands.
“The structure is anchored by a bold off-form triple height concrete cube which also forms the entrance to the facility
“It’s an attractive, highly efficient building that will serve FNSW for many decades to come,” he says.
An existing gymnasium building will be extended to create an additional 365 square metres and will include an international standard Futsal stadium (indoor football) with tiered seating for 400 spectators.
Both the NSW state government and the federal government have contributed funds for the project.
Valentine Sports Park has been operational since the late 1960s.
Earlier this year London based industry publication Building Design rated HBO+EMTB the world’s 38th largest architectural practice in the annual BD World Architecture Top 100 Survey.
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Design unveiled for Football NSW headquarters in western Sydney ahead of Asian Cup in 2015

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It was at Art Basel 2005 when architect Luis Pons unveiled his "<a href="https://www.luisponsd-lab.com/project_detail.php?id=33" target="_blank">Fabulous Floating Inflatable Villa</a>" (pictured below) floating proudly offshore in Miami, a gargantuan inflated art installation taking aim at the ego-driven McMansion culture of the era.
<img width="470" src="/images/stories/2012/12/floating.jpg">
Now in the wake of mindless excess and uninspired grandeur, Luis Pons has re-introduced the work as <a target="_blank" href="https://www.luisponsd-lab.com/project_detail.php?id=36">The Deflated Vi</a><a href="https://www.luisponsd-lab.com/project_detail.php?id=36" target="_blank">lla</a> to Basel 2012, but this time it's on vacant abandoned land within its intended metal columns for the building foundations.
<img src="/images/stories/2012/12/deflated4.jpg">
The art installation reflects his observation of society’s reaction to the aftermath of the United States real estate bubble.
<img src="/images/stories/2012/12/deflated2.jpg">
The work, which symbolises <a href="https://www.propertyobserver.com.au/https://vimeo.com/55053219" target="_blank">the deflation </a>of American egos and plummeting home values, was installed on a lot originally intended for development, but a casualty of the downturn.
The villa was on display at 79 NE 41st St. in the Design District during Art Basel, December 6 to 8.
<img src="/images/stories/2012/12/deflated3.jpg">
"It's contained to represent how we have been trapped by the current situation and our past excesses," Pons says. "A new, more conscious society has emerged over the past several years, one with new values that is much more introspective," Pons told the <a href="https://blogs.miaminewtimes.com/cultist/2012/11/luis_pons_reflects_on_then_and.php" target="_blank">Miami culture blogger Grace Stainback  </a>on the Miami New Times.
<img src="/images/stories/2012/12/deflated.jpg">
"It's an analogy to represent the disparity between where we were in 2005 and where we are today.
"The fact that we are all coping with and surviving the crisis, and adapting to so many changes is significant. We will not go back to the way we once were."
Pons suggests reusing an already existing piece of art to create something new also carries meaning.
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jchancellor-FAypfDUnLy

Villa deflation captures post-GFC net worth sentiment at Miami's Basel art installation

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Stockland’s 2013 full-year earnings are likely to fall 15% unless there is an “unlikely” improvement in the “challenging” Victorian residential market, the residential developer has told investors.
In its latest market update, Stockland said there had been no improvement in the Victorian residential market since the company’s AGM in October.
“Unless the Victorian market improves soon, which seem unlikely, underlying earnings per security (EPS) for the 2013 financial year will be at the lower end of our previously guided range of 10% to 15% below the 2012 financial year. EPS decline will be even greater in the first half, primarily due to a large skew to the second half in the Residential business,” said Stockland.
In his October AGM address, outgoing managing director Matthew Quinn said Stockland’s residential business faced a “high degree of uncertainty given current buyer caution” though with some signs of improvement in Perth and a bolstering in NSW and Queensland through first-home buyer stimulus targeted at the new housing market
“The reality, though, is that conditions are very tough in Victoria where the company’s most profitable projects are located,” Quinn said.
The lower earnings expectations follows the release of a Melbourne update from The National Land Survey Program, which found that <a href="https://www.propertyobserver.com.au/land/one-in-three-melbourne-residential-lots-being-returned-to-developers-by-building-firms-report/2012112958179?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=newsplus">nearly a third of residential lots</a> released by big land estate developers on Melbourne's fringes are being returned by mid-sized home building companies, which can't find smaller home builders and or end-use home buyers.
The poor outlook will be one of the challenges faced by incoming Stockland boss Mark Steinert, who will replace Matthew Quinn as chief executive from January 14.
At today's market update briefing, Stockland residential boss Mark Hunter acknowledged recent interest rate cuts and the reintroduction of first-home buyers’ grants in NSW and Queensland, but said market uncertainty and a lack of consumer confidence were continuing to present challenging market conditions, which were particularly apparent in the Victorian residential market.
“Although the challenging market is impacting our performance in the 2013 financial year, we have made good progress in diversifying our residential portfolio and we are meeting the market with more affordable products. We have demonstrated our continued focus on larger, master-planned communities, which present better economies of scale and greater potential to deliver stronger returns over time.
“In the second half of 2014 and 2015 financial years we will bring more projects to market that meet these core criteria and this will drive stronger returns. We will also finish a number of projects in 2013 and 2014 financial years that don’t meet these criteria and are currently impacting our performance.”
Stockland will provide its next update to investors at its half-year results in February.
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Victorian residential market likely to impact on 2013 earnings as Stockland confirms continued tough conditions

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Semi-rural suburbs like Baldivis and Ellenbrook on the Perth metropolitan periphery are providing first-home buyers with an opportunity to get a foot in the door, as the city's rental crisis deepens.
October rental vacancy figures released by SQM Research show a vacancy rate of just 0.6% in Perth, suggesting a chronic shortage of rental accommodation and fierce competition among tenants.
According to the November market report from valuers Herron Todd White, as a result of the ongoing pressure in the rental market and with rents in the Perth metro area up 14% over the past year, “many renters are weighing up the extra cost for owning their own home as against renting, as the differential between rental and mortgage repayments narrows”.
The November report has as its theme “Far-flung suburbs and their performance” and says properties in peripheral Perth suburbs “can provide good value for an owner-occupier seeking rural living”.
“Based on the current rental situation across the Perth metropolitan region, it is anticipated that many renters will make the move to home purchase and trade off the travel times and costs associated with living near the Perth periphery.
“As rental properties are in high demand at present, there is limited supply coming on to the market and the recent interest rate drop means Perth is beginning to look like a buyers’ market for the beginning of 2013," says the valuation firm.
However, Herron Todd White says periphery suburb buyers – primarily first home buyers – must trade off accessibility and mobility by for affordable homes in new developments.
“Peripheral suburbs are traditionally characterised by larger master planned communities conducive to these markets with schools and community centres within close proximity and appeal largely to young families.
“However, buyers need to weigh up this lifestyle with the prospect of low capital growth attributed to strong continual supply of land and lighter infrastructure and amenity surrounding the area,”
According to Herron Todd White, Baldivis, a semi-rural suburb 42 kilometres south of the Perth CBD is catered towards families, first-home buyers and commuters.
Based on Real Estate Institute of Western Australia (REIWA) statistics, the current median house  price for Baldivis is $429,000 with the suburb consisting predominately of free standing, single storey residential dwellings.
New house and land estates in <a href="/news">Baldivis </a>include Avalon managed by Terranovis, which is offering house-and-land packages on 600-square-metre blocks for under $400,000.
Herron Todd White also picks the “quiet, isolated” suburb of  <a href="/news">Ellenbrook </a>situated around 24 kilometres north east of Perth.
There are no major train lines connecting the suburb, but Herron Todd White points out that it has been designed and developed as a self-sustainable community, with each phase of development replicating a different “village” characteristic.
“Primarily, the suburb comprises detached, single-storey residential dwellings with pathways and cycle paths linking the suburb together.
“REIWA statistics indicate the current median house price in Ellenbrook is $387,000 with a strong number of first home buyers purchasing in the area.”
Ellenbrook is being developed by the LWP Property Group, with stage 8 in its Lexia development (pictured) recently released following strong sales.
Traditional home sites ranging in size from 392 square metres to 761 square metres are priced from $199,000, and cottage home sites ranging in size from 300 square metres to 320 square metres and priced from $170,000.
House prices start from $167,000 for a four-bedroom single-storey house.
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Perth first-home buyers look outwards to semi-rural Baldivis and Ellenbrook for affordable house-and-land options: HTW

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I had a call from Dave today.  He said, "Hi Jo, can you help me with a dual-occupancy project?’  To that I replied: "Sure, Dave, we’d love to.  Tell me a bit about your strategy and what you are hoping to achieve from a property development."
He said, ‘"well, my wife and I want to turn over a few developments, you know, complete one, sell and then use the profits to go again. Our aim is to use the proceeds to pay down the mortgage on our principal place of residence and keep investing." 
Dave certainly has a very good plan. As property development project managers, we are not qualified to give accounting or financial advice, but I do like to check with anyone making this kind of enquiry that they understand what selling costs are involved.
Dave said he understood there’ll be agent’s selling commission and marketing costs to sell the new villas and said "We might have to pay some capital gains tax, and that’s it, I think."
My reply: "Are you sure, Dave?"
If you take a look at the selling costs, then you may think twice about selling on completion, especially if it’s a small development like a dual occupancy.
In the Hunter region of NSW where we manage our developments, we can typically create around $100,000 in equity on a dual-occupancy project. This sounds like a lot of equity to create, and it is – if you are holding the properties you’ve built.
By holding on completion you not only get the benefits of depreciation and higher than average rental returns (everyone loves to rent a brand-new property), but some clients choose to refinance sometimes up to 95% LVR (loan to value ratio), and by doing this they can access a lot of the equity that’s been created through the development process.
But if you are looking to sell on completion, then there are a whole list of costs you need to consider.
The big one is GST, and as I explained to Dave, I highly recommend he checks this out closely with his accountant.  GST is payable when you buy new property, so Dave would need to ensure he pays 10% of his selling cost in GST.  However, if he holds the properties for five years, the property is no longer deemed new and no GST is applicable.  If Dave is not registered for GST then he can’t claim the input tax credits throughout the life of a development, so already he’s lost a big chunk of his profit.
Mortgage costs can be another cost to consider. Dave needs to check with his lender what fees and charges may be applicable when he subdivides the two dwellings – the lender needs to approve this before the subdivision can be registered - and then on the discharge of the mortgage.
In some instances, land tax may also be payable on a property that is being sold.
Dave said he would have a meeting with his accountant and then come back to me on his plans for his dual-occupancy project, and that’s exactly what he did.  A few weeks later, we had found him a great site and now he’s planning to hold the villas for the short term due to the potential yield of 7.5%. This also helped him realise that if you are going to all the trouble to develop property in the right location, you may as well hold to reap the immediate and future rewards.
Jo Chivers is director of <a href="https://www.propertybloom.com.au/">Property Bloom</a>, which manages property development.
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You don't need to sell to reap the benefits of property investment

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Nearly a third of residential lots released by big land estate developers on Melbourne's fringes are being returned by mid-sized home building companies, who can't find smaller home builders and or end-use homebuyers.
The statistic has been uncovered as part of The National Land Survey Program carried out by jointly by Research Four and property consultants Charter Keck Cramer.
According to the Melbourne chapter research of the National Land Survey Program, 30% of new land activities for the September quarter were cancellations.
The September quarter figures indicate that cancellations are rising with the 12 month cancellation rate averaging 23% of monthly activity.
This compares with a cancellation rate of averaged only 4% of monthly activity during the property boom from June 2009 to December 2010.
Cancellation rates are highest in the west (Melton) and north of Melbourne (Mitchell, Hume, Whittlesea) with the south east (Cardinia, Casey) having notably lower level of cancellations relative to lot sales.
Property Observer understands that Stockland projects represents a sizeable proportion of residential land that has been returned recently.
Stockland and other residential developers sell blocks of residential land in new master-planned communities to home building companies, which then market house and land packages at buyers.
The latest report provides further evidence of the challenges facing Melbourne greenfield land developers and comes as the HIA recorded a 12.1% fall in detached new home sales in Victoria over October.
Colin Keane, director of Research Four and the National Land Survey, says the current “slump in form for the Melbourne Greenfield market has not been helped by a rise in the number of blocks of land being handed back to developers".
"Builders are unable to carry or sell on vacant land at the level which they experienced during the property boom. This situation has not been helped by a shift of first home buyer demand back to established property over new house and land."
In addition, first-home buyers don’t have the added incentive of the $13,000 state government handout, available for new home purchases, which ended in June.
Rory Costelloe, of Villawood Properties told Fairfax that developers that required buyers to put down only a small holding deposit of just $500 or $1000 on a residential block were the “really experiencing the problem”.
“This situation could market the beginning of a more conservative relationship between builder and developer as both struggle with lifting activity,” Keane says.
According to the September quarter Melbourne land report prepared by Oliver Hume, in terms of the 139 residential projects in Melbourne, Wyndham contains 24% of all projects, followed by Whittlesea and Casey with 22% and 17% respectively.
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One in three Melbourne residential lots being returned to developers by building firms: report

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A steep 12.1% drop in new detached house sales in Victoria in October has highlighted the challenges facing residential developers in the state.
In contrast NSW new detached home sales increased by 4.7% over October to lead a modest 3.4% national rise over the month, according to the Housing Industry Association monthly survey of Australia’s largest home builders.
Detached new home sales increased by 3.2% in South Australia, and 3.7% in Western Australia, but were down by 4.3% in Queensland.
Excluding the fall in Victoria, detached sales would have posted a rise over the month of 2.4%
HIA chief economist Harley Dale called the October result “modest” but “a move in the right direction”.
The pick-up in home sales follows a 0.9% rise in residential construction activity over the September quarter as recorded by the ABS, which Westpac and CommSec said pointed to an upswing in the sector.
Most of the monthly increase was the result of an increase in the sales of apartments.
The HIA New Home Sales report showed a substantial 31.4% increase in the sale of multi-units in October while detached house sales fell by 2% in October, the fifth decline in six months.
“Scratching below the surface, new home sales in October were a mixed bag. Within the weak headline result for detached houses there were modest increases for New South Wales, South Australia, and Western Australia, albeit from very low bases,” says Dale.
“Detached house sales in Victoria were a big drag on the aggregate result in October, slumping by 12.1%. If you take that result out of the mix then detached house sales actually posted a rise of 2.4%.”
“We need to see evidence emerge in coming months of a stronger, broader based recovery for new home building.
“The fact we don’t have that evidence now is precisely why the Reserve Bank of Australia should cut interest rates next Tuesday.”
“Further action on rates next week would bolster the chances that we see a sustained recovery in new home building in 2013. Right now the jury is still out on that,” he says.
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Steep fall in Victoria new home sales prevents stronger October recovery: HIA

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Investors wanting bang for their buck when remodeling their investment property ought to paint the place to get the cheapest of makeovers.

Interior painting of the walls and ceilings of a two-bedroom apartment come in at $1,500, according to the Australian Services Buyers Guide 2012.

The guide by ServiceSeeking.com.au gives customers an idea of how much money home renovation costs to possibly avoid overpriced quotes from tradespeople.

The guide offers pricing for the measured completion of tasks ranging from interior painting to plumbing, the most expensive of tasks.

[smartcode_project:default project_id=27406]

Exterior painting comes in first place for the cheapest trade service, with an average quote of $40 per hour including paint.

Interior painting is slightly more expensive than exterior painting, with an average quote of painting the walls and ceilings of a two-bedroom apartment being $1,500.

The walls of a small two-bedroom unit could cost as little as $430.

An average job for exterior painting includes the painting of a 24-square-metre deck and awning and has quote price of $1,200.

Interior painting could cost $4,700 for the painting of a four-bedroom townhouse with its exterior painting possibly costing $3,300.

According to the guide, NSW offers the best bang for a buck, with the cheapest quotes from painters. 

Victorians on average pay $400 more per task than their NSW counterparts, with prices starting at $1,700 for a one-bedroom apartment.

[smartcode_project:default project_id=3783]

The Sunshine Coast is the most expensive, with painting a one-bedroom apartment costing $1,870, however a job with three bedrooms will get you a better deal.

Quotes are generally consistent among states, however for a more precise quote, you simply need to write a job description and sit back and wait for the quotes to roll in.

Tiling ties with painting for the cheapest service, with customers paying an average of $40 per square metre excluding materials.

The minimum job quoted for tiling a small outdoor area of six square metres was $250.

[smartcode_project:default project_id=3565]

The tiling of a 20-square-metre outdoor balcony area is listed as an average job with a likely quote of $500.

The tiling rates in New South Wales are 5% more than the national average of $40 per square metre, and Victorians can expect to pay $45, an increase of 12.5%.

However, the guide says that New South Wales and Victoria property owners pay less than Queenslanders when charged by task.

 

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The third cheapest service is plastering, with an average cost of $45 per hour.

The minimum plastering job quoted in the service guide was for the repair of a ceiling and cost $150.

A plastering job of two plasterboard walls and one ceiling could cost $500.

The plastering of walls and ceilings in two rooms comes with a $2,000 price tag.

Carpenters are the third most expensive, with an average price of $50 per hour, excluding materials.

A job of building and installing a linen cupboard could cost on average $700.

The second most expensive service is electrical, which has an average cost of $65 per hour.

The minimum quoted price was $65 for residential electrical wiring.

Four light fittings and the replacement of switches and power points could cost you on average $300.

The maximum quote recorded by ServiceSeeking.com.au was $1,200 and was for the installation of four fans, 12 lights and powerpoints.

Victorians pay 40% less when it comes to appliance installation.

The most expensive general trade service is plumbing, with an average of $70 per hour.

A minor bathroom shower tap job could start from $80.

The installation of a new stove with gas fitting could cost you $400.

A larger job of installing gas pipes for heating, hot water and an oven can cost up to $1,000, the average quoted price.

Victorians can expect to pay 10% more for a plumber, paying on average $77 an hour.

New South Wales and Queensland are 7.1% below the national average of $70 an hour.

According to the 2010 Australian Services Buyers Guide, the average hourly rate was $66 although the average job price has come back.

The inclusion of details and prices that were charged for some recent jobs give consumers an idea of how much they should be paying for similar work.

“Our Australian Services Buyer’s Guide 2012 saves Australian renovators from the risk of overpaying. It’s going to change the way people renovate their homes – they won’t want to commit to a quote without consulting the guide first,” says Jeremy Levitt, co-founder of ServiceSeeking.com.au.

ServiceSeeking.com.au has helped over 500,000 customers get quotes from 65,000 businesses.

The data in the guide is based on the analysis of over 700,000 quotes submitted by Australian local businesses through ServiceSeeking.com.au over the past year.

ServiceSeeking.com.au is Australia’s largest marketplace for local services, and allows people to post job descriptions that they need done on the website.

The Australian Services Buyer’s Guide 2012 is available for purchase on <a href="https://www.amazon.com/Australian-Services-Buyers-Guide-ebook/dp/B008OOR1HO" target="_blank">Amazon</a> for $9.95.

Sections of the guide can also be viewed on <a href="https://www.serviceseeking.com.au/" target="_blank">ServiceSeeking.com.au’s</a> blog.
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For that lick of paint: Cost guide to give your investment property a makeover

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The rooftop of early apartment complexes were once home to a simple dreary washing line, but now what’s on the rooftop is almost as important as what is in the newly completed apartment.
All residents in many new high rises are entitled to access rooftops in a trend towards democratisation of the previously sealed off upper levels.
<img width="470" src="/images/stories/2012/11/centralsouth1.jpg">
Central South Yarra (pictured above) – a $220 million 30-storey development by Little Projects in South Yarra – is among four apartment complexes that incorporate resort-style resident rooftop access.
The large landscaped outdoor sky terrace is 30 storeys up, offering residents and their guests a 360-degree view across Melbourne.
The rooftop includes an inside dining room on a first-in, first served basis with a 10-seater dining table and kitchen. There's also a lounge, pool and a ‘wellbeing zone’ with fitness equipment.
Michael Fox, managing director of Little Property Group, says the rooftop trend stems from tenants, and their landlord investors, seeking low-maintenance recreational living options.
“They want to enjoy the outdoor scenario,” says Fox.
Fox says the additional recreation space adds to the value of all apartments, despite the loss of revenue from sale of the top floor or rooftop.
“Essentially, it’s an extension of their apartment. Residents are happy to live in smaller spaces but have other facilities at their fingertips so they can entertain their guests in an open and unique environment.”
“The philosophy behind it all is offering purchases lifestyle benefits,” says Fox.
<img src="/images/stories/2012/11/yarrahouse.jpg">
The nearby Yarra House (pictured above) in <a target="_blank" href="/news">South Yarra </a>is a boutique apartment development with a “members-only” 15-metre rooftop lap pool, gym and landscaped garden on level 26.
It offers views of the surrounds of the historic Melbourne High School, the city skyline and the Royal Botanic Gardens.
<img src="/images/stories/2012/11/montrose.jpg">
Montrose (pictured above) in <a href="/news">North Sydney</a> comprises of 104 apartments over 10 levels with occupants having access to a rooftop cinema.
Curtis Field, director of project marketing at Colliers International, which is marking Montrose, tells Property Observer a rooftop cinema is fairly unusual for an apartment project in Sydney, with the trend starting in Melbourne's entertainment district retail terraces.
He says the cinema was included in the design to appeal to younger couples and singles who are expected to show interest in Montrose, and he says it will “add some vibrancy” to the project.
The cinema is made to feel like a home cinema and can be booked through the body corporate.
Field says apartments are getting smaller and therefore residents are use the rooftops as common areas for entertaining.
“It offers added value of views and amenities that they [residents] don’t have to pay for.”
Montrose is almost 50% sold.
 
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Of course the common facilities not necessarily have to induce vertigo. 
In Sydney, Payce's Victoria Park project Platinum (pictured below)  has its has a 2,000-square-metre podium courtyard that is located one level above the street.
<img src="/images/stories/2012/11/platinum1.jpg">
The courtyard contains Asian-inspired black bamboo planting to create multi-storey green screens and a pathway to meander through the bamboo.
Intimate pavilions are built from timber and framed steel and are illuminated at night.
There is also an alfresco entertainment area with hanging gardens, storage and a kitchen.
Rooftop trees and plants can clear the air by absorbing toxins such as benzene from the atmosphere.
The landscaping can also intercept between 70% and 90% of incoming solar radiation to aid temperature control.
One mature tree potentially provides nearly as much cooling as five 3-kilowatt air-conditioners, while in winter it helps keep apartments insulated.
The rooftop trend comes as the health-giving benefits of parklands are being acknowledged.
The Western Australian Department of Environment and Conversation (DEC) has established the national “Healthy Parks, Healthy People” program.
The DEC believes parkland is fundamental to people’s health and reduces urban stress as well as boosting immunity to certain health issues.
Parkland and community spaces also allow for a more balanced lifestyle, providing opportunities to socialise and may boost immunity to certain health issues.
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Democratising the rooftops as high-rise penthouses become passé

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This week’s episode of Grand Designs Australia features a glass house in the Barossa Valley South Australia.
James and Helen build a 60-metre-long, one-room-wide house that is virtually all glass in the hope of capturing the Barossa Valley views.
The house follows the contour of the hill, a 2.5-metre step down over five separate levels.
At the top of hill, there are four north-facing bedrooms, which are all accessed off a continuous ramp corridor that runs down the side of the house.
This corridor flows into a large living and kitchen area, with a sunken lounge at the end of the house.
One continuous roof plane will run along the entire roof.
An existing 130,000-litre water tank will provide the property with all its water needs.
Grand Designs host Peter Maddison says the simple design and double-glazed windows offer the property lightness and transparency.
The Barossa Valley is a major wine-producing region and tourist destination in South Australia.
It is 60 kilometres northeast of Adelaide and has an approximate population of 20,0000 people.
Last week's episode featured a house in <a href="/news">Annandale </a>that was built on a small empty allotment overshadowed by two large buildings either side, one heritage listed.
The Barossa Valley Glass House episode will air on the Lifestyle channel on November 29 at 8.30pm.
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