<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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Work on the first Australian building designed by North American architect Frank Gehry nears after the construction giant Lend Lease won the bid to build the landmark undulating building at the University of Technology, Sydney. Billed as Sydney's most distinctive project since the Opera House, it will consist of 320,000 brown bricks, all laid by hand.
<img src="/images/stories/2012/11/gehr1.jpg">
Likened to a paper bag by some, the 12-storey faculty of business building will be the 83-year-old architect's first in Australia.
Excavation of the <a href="/news">Ultimo </a>site near the ABC is already under way, and construction of the tower for around 1,300 students and more than 300 academic staff has an early 2014 completion timeline.
<img src="/images/stories/2012/11/gehr2.jpg">
Gehry, who was reportedly unperturbed by the paper bag comparison, has described the building's internal structure as being like a "tree house", designed to encourage a sense of "creative play".
<img src="/images/stories/2012/11/gehr3.jpg">
The 12-storey building is being built on the former Dairy Farmers site between the ABC Ultimo Centre and the Powerhouse Museum.
It will be named after Dr Chau Chak Wing, an Australian-Chinese businessman who donated $20 million for its construction and $5 million for scholarships.
Its a $180 million project, according to the UTS vice-chancellor, Ross Milbourne. The new building is part of a UTS campus master plan, estimated to cost a total of $1 billion. 
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Frank Gehry UTS building unwrapped as Lend Lease wins construction rights

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The repeatedly graffitied, vandalised, run-down Moree fibro cost $15,000 in June, and five months later it's been sold at $74,500.
After the $15,000 renovation,  property investor Engelo Rumora had put the property back on the market for $80,000, offered with the tenants paying $180 a week.
It recently sold through <a target="_blank" href="https://www.homehound.com.au/6+cooee+street+moree+nsw+2400/">Petta Melbourne from Artesian Real Estate</a>.
<img src="/images/stories/2012/11/cheapflicker.jpg">
"A total make-over has seen this property transformed from ordinary into extraordinary," her marketing said.
Rumora said his initial low purchase price was due to persistence and a little luck. The property had been on <a target="_blank" href="https://www.propertydealfinder.com.au/">Nathan Birch's Property Dealfinder site</a>.
"Originally I saw it on the market advertised for $80,000 and it needed a bit of work but I made some enquiries anyway," he told the September edition of the API magazine.
"Turned out the owner planned to renovate and do some work.
"A few months later it had dropped to $60,000 so I checked in with the agent again and made an offer to buy the renovated property for $35,000, and we started negotiations."
<img src="/images/stories/2012/11/cheapkitchen.jpg">
During negotiations the four-bedroom house was broken into and vandalised, at which point insurance money became involved. 
"I checked in again after a few weeks and the vendor was supposed to be getting an insurance payout … but the agent said he was having problems with the insurance company.
"That day I offered to take it off his hands for $15,000 cash. And he agreed."
According to Rumora, $15,000 was enough to get it back into shape.
"I don't install $10,000 kitchens and granite benchtops — this isn't Vaucluse. I stuck an $800 Bunnings kitchen in there and went down the budget route."
Rumora also opted for interior all-over spray-paint to slash the budget. A spray gun got the place painted for about $3,000.
"Normally painting a home is expensive because of the labour. You've got a different colour on the ceiling, the walls and the woodwork and that takes time. We covered the windows and floors and sprayed the lot," he said.
"Making around $40,000 profit is pretty sexy numbers," he said.
Property Observer ascertains its lastest price roughly matches its $70,000 sale price in 2007. It had sold at $10,080 in 1969. 
Rumora lists his other success stories <a target="_blank" href="https://www.engelorumora.com/">on his website</a>, where he recently announced he was taking his endeavours overseas to the USA.
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Australia's cheapest reno house resells at $74,500 – five months after its $15,000 purchase

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The popularity of home renovation reality shows like The Block and The Renovators has encouraged more Australians to undertake their own renovations putting them at risk of deadly diseases caused by exposure to asbestos fibres, according to Asbestos Diseases Foundation of Australia (ADFA).
The ADFA is warning of a third wave of victims and their families as part of  Asbestos Awareness Week, which is running with the slogan:  “Don’t play Renovation Roulette!”
The first wave was those working in mining and manufacturing exposed to raw fibres followed by workers who used asbestos products in the workplace (the second wave).
According to the ADFA, the case of women suffering from mesothelioma (an incurable asbestos-related cancer), are rising with the ADFA expecting these to spike over the next 40 years unless “Australians start taking seriously the dangers of asbestos when renovating or maintaining their homes”.
“With DIY renovations increasing partly due to the popularity of home renovation and lifestyle television programs and magazines, those thinking about renovating or home maintenance must visit asbestosawareness.com.au to learn where asbestos can be found in the home and how best to manage it,” says professor Nico van Zandwijk, director of ADFA.
The ADFA believes reality renovation shows have a moral obligation to include "substantial warnings” about asbestos for viewers and claims they have let viewers down by not having warnings.
Viewers of hit series The Block were warned by presenter Scott Cam of the dangers of asbestos in <a target="_blank" href="https://homes.ninemsn.com.au/theblock/updates/8457681/scott-cam-asbestos-and-the-block">this video</a>.
“Asbestos is an absolute killer and if you're thinking of renovating, make sure you get your place checked out by professionals," Cam said "If you do find something, make sure those professionals remove it."
Channel 10’s <a target="_blank" href="https://therenovatorstv.com.au/start-renovating.htm">The Renovators</a> did not appear to have any prominent asbestos warnings on its website.
The ADFA’s asbestos concerns have been echoed by Archicentre, the building design, inspection and advice service of The Australian Institute of Architects, which is also warning of the deadly dangers of lead paint
David Hallett, from Archicentre said the real risk of exposure to asbestos fibres and dust occurs with the demolition, drilling or cutting of products containing asbestos and in the case of lead paint the burning, sanding or stripping of paint can produce dangerous toxins.
"Tens of thousands of renovations take place every year often with families living in the home during the renovation placing people at danger unless the renovation is carried out safely,” says Hallett.
"It is vital for everyone to understand that once you disturb asbestos there are extreme health risks involved for home owners and their families in relation to the diseases which can be caused by asbestos fibres."
"Anyone undertaking renovations and living in their home at the same time with their children needs to be well informed about the dangers and extremely careful about how asbestos and lead paint is managed by contractors who may be carrying out the renovation works."
Inhalation of asbestos fibres can cause serious illnessesincluding malignant lung cancer, mesothelioma, and asbestosis
Most homes built in Australian between 1945 and 1987 would have been constructed using asbestos as insulation in the roof.
A complete ban on asbestos-containing material in Australia was introduced in 1991.
According to the ADFA, if asbestos is left undisturbed, it generally does not pose a health risk.
However a study of mesothelioma cases carried out by Western Australian Mesothelioma Register (from 1960 to 2008) showed that over a four year period (2005 and 2008), 8.4% of all men and 35.7% of all women diagnosed with mesothelioma were home renovators with renovations and maintenance being the main cause of the disease in women.
The study also noted that the most prevalent non-occupational exposure of people occurred during simple home renovations, with mesothelioma patients reporting having drilled or sanded asbestos cement walls, lifted linoleum floors and used asbestos cement sheeting to build sheds and fences, laundries and simple extensions, often with exposure limited to a single activity.
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Popularity of home renovation reality television shows creating deadly asbestos health risk: ADFA

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The production of residential lots on the outskirts of Melbourne is forecast to fall 27% annually over the next few years as demand remains subdued, according to a new report by BIS Shrapnel.
The research firm is forecasting annual lot production to fall from an average of 16,917 lots annually from 2007 to 2012 to just 12,340 between 2012 and 2017.
A 22% decline is anticipated for outer Adelaide, with average lot production of 2,962 lots between 2007 and 2012 falling to 2,320 over the next five years.
Recent and Forecast Lot Production
<table width="370" cellpadding="0" cellspacing="0" border="1"><tbody>
<tr>
<td valign="top" nowrap width="139">
City/region
</td>
<td valign="top" colspan="2" nowrap width="230">
Average lots produced annually
</td>
</tr>
<tr>
<td valign="top" nowrap width="139"></td>
<td valign="top" nowrap width="125">
2007-2012
</td>
<td valign="top" nowrap width="105">
2012-2017 forecast
</td>
</tr>
<tr>
<td valign="top" nowrap width="139">
Outer Sydney
</td>
<td valign="top" nowrap width="125">
2,809
</td>
<td valign="top" nowrap width="105">
5,870
</td>
</tr>
<tr>
<td valign="top" nowrap width="139">
Outer Melbourne
</td>
<td valign="top" nowrap width="125">
16,917
</td>
<td valign="top" nowrap width="105">
12,340
</td>
</tr>
<tr>
<td valign="top" nowrap width="139">
Outer Brisbane
</td>
<td valign="top" nowrap width="125">
5,372
</td>
<td valign="top" nowrap width="105">
5,560
</td>
</tr>
<tr>
<td valign="top" nowrap width="139">
Gold Coast
</td>
<td valign="top" nowrap width="125">
1,494
</td>
<td valign="top" nowrap width="105">
2,280
</td>
</tr>
<tr>
<td valign="top" nowrap width="139">
Sunshine Coast
</td>
<td valign="top" nowrap width="125">
1,652
</td>
<td valign="top" nowrap width="105">
1,820
</td>
</tr>
<tr>
<td valign="top" nowrap width="139">
Outer Adelaide
</td>
<td valign="top" nowrap width="125">
2,962
</td>
<td valign="top" nowrap width="105">
2,320
</td>
</tr>
<tr>
<td valign="top" nowrap width="139">
Outer Perth  (includes Mandurah)
</td>
<td valign="top" nowrap width="125">
7,633
</td>
<td valign="top" nowrap width="105">
11,280
</td>
</tr>
</tbody></table>
 Source: BIS Shrapnel
The forecast comes as Melbourne house-and-land developers continue to offer incentives in an effort to encourage buyers, despite <a target="_blank" href="https://www.propertyobserver.com.au/land/price-melbourne-land-at-its-true-value-and-buyers-will-come-australand/2012102357384">warnings from the likes of Australand's Rob Pradolin </a>that these only distort the market and can create financing problems for buyers.
“These two markets experienced the strongest residential rebound after the global financial crisis (GFC), and the consequent combination of high levels of land production and solid land price growth has meant that there is little pressure on the demand for new houses and land,” says report series author and senior manager Angie Zigomanis.
Victorian residential developers have also lost the added sweetener of the $13,000 new home bonus, which was available to first-home buyers and ended in June. According to BIS Shrapnel, the bonus has pulled forward demand.
In its annual report, developer Peet– which has 19% of its land bank in Victoria – notes that the Victorian residential market “weakened sharply” during the year, with the result that it has “restrained capital expenditure on some key Victorian projects”.
Peet has deferred development in two large, company-owned projects in Victoria until there are signs of improvement and also notes that Victorian buyers have had difficulty securing finance with the market having reached “the top of its cycle”.
“The declines in lot production in the Melbourne and Adelaide markets reflect activity falling from unsustainable record levels, while the weakness in the other cities were the result of excess supply, weak underlying demand, and constrained affordability after land prices had peaked in earlier years,” says Zigomanis.
“These issues are now starting to wash through, with the recent declines in interest rates expected to be the trigger for a pick-up in demand into 2013.
“Conversely, the factors that drove the downturns in the other cities now exist in Melbourne and Adelaide and it will be their turn for demand for land to experience a period of weakness,” he says.
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Demand for residential land to remain subdued on Melbourne and Adelaide fringes till 2017: BIS Shrapnel

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The rich and stylish of the Philippines have a new luxury brand development to buy into.
<img src="/images/stories/2012/11/cielo5.jpg">
Acqua Iguazu is the fifth building of a US$41.4 million six-tower development in Manila, but it is the first collaboration between Philippine developer Century Properties, London interior design outfit "Yoo inspired by Starck" and British real estate magnate John Hitchcox.
 
<img src="/images/stories/2012/11/cielo2.jpg">
The top levels of the 56-floor tower will have an amenity deck designed by "Yoo inspired by Starck" and called the Cielo, which has a dining room, library, a movie room and fabulous pool.
<img src="/images/stories/2012/11/cielo3.jpg">
There will be 400 apartments, ranging in size from a 26-square-metre pad to three-bedroom apartment over 115 square metres.
<img src="/images/stories/2012/11/cielo4.jpg">
The average price is US $3,700 (A$3,560) a square metre. It is expected the property will realise US $85.5 million and US $365 million for the entire project. The development looks down on the Pasig river between Mandaluyong, a commercial city known for its shopping malls, and Makati, the business district of Manila. 
<img src="/images/stories/2012/11/cielo.jpg">
Design features include a spherical accent crowning the tower, which references the sun and moon, and three show units themed as Minimal, Nature and Culture will be open for inspection from this week.
<img src="/images/stories/2012/11/cielo6.jpg">
The launch of Iguazu follows the successful sales of Acqua's previous four towers; the Niagara, Sutherland, Dettifoss andAcqua Livingstone, with interiors by MissoniHome.
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Yoo inspired by Starck luxury development launches in the Philippines

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Residential developers continue to offer incentives and rebates to encourage buyers of house and land packages and off-the-plan apartments.
These include offers from developers to pay mortgage repayments for a period of time, offers to pay the 5% builder deposit, discounts off the retail price of packages and cash rebates.
Developers increasing reliance on these incentives comes as the outlook for new detached housing remains weak with the latest building approval figures – forward indicators from the ABS show that approvals for detached houses rose just 1.2% from August to September and are down 1.8% year-on-year.
In contrast, apartment approvals rose 17.9% over September to be up 41.6% year-on-year.
Prospective buyers of house and land packages and off-the-plan apartments that come with rebates and incentives could face the possibility of having to raise additional financing due to lenders discounting the rebates from their valuations.
Here’s what’s currently being offered by developers across the country
$24,000 +from Devine
Devine is offering to <a href="https://www.devinemortgagebreak.com.au/" target="_blank">cover mortgage repayments</a> for up to 12 months for buyers of some of its home and land packages. The offer expires on November 30. The fine print says the repayments must be the minimum required repayments on a 30-year loan and interest only during construction. Devine's contribution will not continue for longer than 6 months after house settlement or 12 months after land settlement, whichever occurs first.  Repayments on a $360,000 loan with a 10% deposit over a 30 year term equates to monthly repayments of around $2,000. 
Up to $25,000 from Carlisle Homes at Aston
Carlisle Homes are offering house and land buyers a $15,000 discount for selected house and land packages at its <a href="https://www.carlislehomes.com.au/files/specialOffers/Aston_32k_Flyer.pdf" target="_blank">Aston development in Craigieburn</a> on Melbourne’s northern fringe. There is an extra $10,000 offered for buyers who purchase the Seville 29 or Pavillion 44 on display.
Up to $25,000 from Villawood
Villawood will pay the <a href="https://www.villawoodproperties.com/" target="_blank">5% builders deposit on new homes</a> in communities in Geelong and Melbourne up to a value of $25,000. The offer is for a limited time, but no expiration date is given.
 
Up to $50,000 off retail price from Porter Davis
As part of its <a href="https://www.porterdavis.com.au/content/pdfs/SpringStimulus_lifestyle.pdf" target="_blank">spring stimulus campaign</a>, Porter Davis is offering a $32,000 discount off the retail price of selected single-storey lifestyle homes and $50,000 off selected double-storey lifestyle homes.
 
From around $13,000 - Meriton to pay stamp duty on apartments
<a href="https://www.meriton.com.au/our-services/finance-services/stamp-duty-concessions-and-grants/" target="_blank">Apartment builder Meriton</a> is offering to pay the stamp duty on all apartments less any applicable government grants. The offer excludes apartments at Oceanvale (Warriewood) and Cascada (Sylvania). Prices for Meriton apartments start from around $400,000 which equates to stamp duty of $13,500 in NSW and $16,300 in Queensland
Double deposit up to $10,000 from Devine
Devine is offering to <a href="https://www.devine.com.au/contact-us.aspx?double=true" target="_blank">double a buyer’s deposit</a> on house and land packages up to a maximum of $10,000.The purchaser will still need to provide funds or obtain finance for the full balance purchase price in order to settle. 
Up to $10,000 in rebates from Satterley
<a href="https://www.satterley.com.au/www.satterley.com.au/go/special-rebate-offer/special-rebate-offer" target="_blank">WA developer Satterley</a> is offering rebates – cash and stamp duty – on house and land packages in a selection of its residential communities from $5,000 to $10,000.
If you are offering an incentive to buyers, send an email to <a href="mailto:news@propertyobserver.com.au">news@propertyobserver.com.au</a> and we will include it on this list.
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From $10,000 to $50,000: Residential developers tempt buyers with incentives

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This week's episode of Grand Designs Australia features an house in Annandale that is being built on a small empty allotment overshadowed by a large building either side, one of which is heritage listed.
Brett and Rees are wanting to upsize but don’t want to leave the inner west-suburb of Sydney <a href="/news">Annandale</a>, so have chosen to build on the small empty allotment behind their apartment.
<a target="_blank" href="https://www.lifestyle.com.au/granddesigns/series-3/episode-6-annandale-urban-house.aspx">The Annandale house</a> has been in the works for eight years due to the possibility of the heritage-listed building next to it that may collapse.
The property will start with a basement car park with connecting stairs from the laneway leading up to the main entrance.
The hallway will be a glass atrium; the property will need both artificial and natural light due to the overshadowing buildings.
The large master bedroom will have its own kitchenette and a resort-style open-plan bathroom.
The top tier will play host to a spacious living and kitchen area.
The main feature of the house is set to be a central transparent plunge pool with jets.
Another bedroom is located near the front of the house next to a study.
Grand Designs host and Australian architect Peter Maddison says it is a compact home that must use every iota of space to its full advantage.
The median sale price for Annandale is $893,000, and the indicative gross rental yield is 3.9%.
A property located at 2 Collins Street, Annandale, is currently on the market with a listing price of $865,000. It last sold in 2008 for $425,000.
A property at 63 Young Street, Annandale, has an asking price of $920,000. It last sold in 2009 for $810,000.
Last week Grand Designs Australia featured a luxurious beach house in Bryon Bay.
The Annandale urban house episode will air on the Lifestyle channel on November 22 at 8.30pm.
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An overshadowed, small Annandale block the challenge for this week's Grand Designs

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As project managers, one of our roles is to report to our clients on the progress of their project.  We do this each Friday in a formal written report with photos. The report system proves to be a good record of progress and what happened throughout the project. Our clients get to keep the reports of course and they act as a handy reference tool, giving a snapshot of their project at every stage.
I thought it would make for interesting reading to take some extracts from our weekly client reports on this dual-occupancy project that we have recently completed in the Hunter region of NSW.
The project can be described as: source development site (corner block in Maitland, NSW), design, plan and build two free-standing three-bedroom, two-bathroom, single-storey villas and a two-lot Torrens title subdivision.
You’ll get a taste of the process we managed during this development. Last week we talked about <a href="https://www.propertyobserver.com.au/land/a-dual-occupancy-development-project-from-slab-to-kitchen/2012110857706" target="_blank">what happens from the pouring of the slab through to the kitchen</a>. The slab was poured on June 1, 2012.
3/8/12
The fit-out carpenter was on site this week with the window and door architraves have been installed. Unit 1 is almost complete and work will then move into the second unit today.  Your neighbours have commenced construction on the property next door.
10/8/12
The painters were on site this week, and the waterproofing has been completed to all wet areas: bathrooms, kitchen splashbacks and laundries. Next we will see tiling and baths being delivered and fitted.
17/8/12
The kitchens have been installed and the painting is almost completed. The tiles and the baths have arrived on site and will start to be installed early next week.
24/8/12
The painting is complete, and the tilers are on site this week. The baths have been installed, and the waterproofing around the showers is complete ready for tiling.
<img alt="chiversnov191" src="/images/stories/2012/11/chiversnov191.png" width="470" height="353">
31.8.12
This week the fit-out has commenced. The electrical and plumbing fittings are being installed. On discussing progress with the site manager, the following is expected over the coming weeks
<ul>
<li>Fit-out underway, finished mid next week</li>
<li>Concreter starting on Monday on the driveways</li>
<li>Carpet installed by the end of next week</li>
<li>Then blinds and shower screens the following week</li>
<li>First construction clean next week</li>
<li>Landscaping and fencing approximately the week of September 17</li>
<li>Practical completion inspection approximately three to four weeks, we are aiming for the week of September 17</li>
</ul>
7/9/12
This week the fit was completed and the driveways where poured. The first clean has taken place ready for the carpet to be laid. Landscaping should start to take place soon including the fencing between the units.
<img alt="chiversnov191" src="/images/stories/2012/11/chiversnov192.png" width="470">
 
<hr class="system-pagebreak">
 
14/9/12
Carpets went down this week and the landscaping is scheduled to start on Tuesday, September 18th. Property Bloom will now start to get the ball rolling on tenant procurement; however the occupation certificate is still a number of weeks away yet.
<img alt="chiversnov193" src="/images/stories/2012/11/chiversnov193.png" width="470" height="353">
21/9/12
We met with the leasing agent on site yesterday; we have a longstanding relationship with this agent and an exclusive Property Bloom discount structure in place for our clients.  Their appraisal will be received by mid-next week.
Meanwhile, landscaping has commenced and should be complete today. Fencing will commence on Monday leading up to a practical completion date of October 4.  We have booked the first open house for Friday, October 5, as all works will be completed by then.  We are working with the builder and our private certifier on the occupation certificate and expect them by October 12, which will allow tenants to move in after that date.
28/9/12
Landscaping and fencing is complete. The painter was completing his touch-ups today.
We have confirmed the sealant treatment on the driveways and they should be under way late next week. We are set for the practical completion inspection on Thursday, at which time I will walk through the development with the construction site manager and pick out anything we feel is incomplete or needs attention. We know of a few items that we are hoping will be complete prior to the inspection. These are:
<ul>
<li>Mirrored wardrobe doors (the builder’s supplier has been lagging)</li>
<li>Rainwater tank connection</li>
<li>Driveway sealant – to be done once all tradies are off site</li>
</ul>
To finish the week on a good note, our builder has agreed to tile the rear alfresco dining areas on each unit for free. This is great news and is valued at approximately $2,000 to $3,000. Previously they were to be colour sealed, however as a huge gesture of good faith, they have agreed to tile the entire areas after we complained of the durability of the sealant on other projects.
<img alt="chiversnov194" src="/images/stories/2012/11/chiversnov194.jpg" width="470" height="353">
5/10/12
The PC inspection took place on Thursday. There were still a number of minor items that require attention, which we will have sorted out by mid-next week.
The final inspection for occupation certificate will be next week. I have request this be pushed forward if possible.
12/10/12
The driveways have been sealed and look great. The occupation certificate inspection took place today and we expect our certifiers’ fast turnaround on the OCs.  Our contact at council who is assessing the subdivision, is away today so we will follow up again on Monday.  The first open house is set for 3pm today.
19/10/12  
The occupation certificate has been issued for both units and a second open house was held yesterday afternoon. From the first open we received a strong application. As a result of yesterday’s open,  we received another application of three nurses working at the hospital. The agent is processing their application.  The valuer for the bank is scheduled to conduct their inspection for the builder’s final payment. We anticipate the payment to go through by early next week, at which time we will arrange for handover of the keys so the agent can start the process for the new tenants to move in. 
26/10/112
Tenants are moving into unit 1 tomorrow. We negotiated with our builder to let the agent take the keys prior to settling the final account in good faith and as a favour to Property Bloom due to your bank’s valuer being a little slow in submitting their report and the bank releasing the final drawdown.
2/11/12 - Both units are now leased, with the new tenants moving into unit 2 today.  This is a fantastic result given the OC was issued a matter of days ago. This is now the  final, formal weekly update report, as the project has officially been completed. Of course, we will continue to oversee the registration of your subdivision and are available to assist with any matters to do with your project.  There is a 13-week builders warranty on any defect, so Property Bloom will ensure the agent schedules a follow-up inspection and ask the tenants if there are any issues.  We have ordered depreciation schedules.
 So there it is – this dual-occupancy project was under construction for just 20 weeks.  The building contract stated 26 weeks and we had a few weeks of rain in the early part of the construction phase that did impact on our timing a little, but we are extremely happy with this outcome.  It was a great result for our client as we had tenants in her properties within a few days of receiving the occupation certificates.
I hope this gives you view through the window of property developing. Admittedly this was a smooth project, very straight forward with few hiccups. We did need to iron out a few issues along the way and negotiated some savings for our client not only in dollar value but also in time saved.
Jo Chivers is director of <a href="https://www.propertybloom.com.au/">Property Bloom</a>, which manages property development. Property Bloom is holding a small seminar next Tuesday in Brookvale in Sydney. Numbers are strictly limited, but if you think you may be ready to take the next step into a property development and would like to come along, then <a href="mailto:jo@propertybloom.com.au">please email Jo for details </a>
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Dual-occupancy, from slab start to completion in 20 weeks: Jo Chivers

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Women’s fashion identity Amanda Morgan has listed her Walter Burley Griffin-designed home in Toorak.
The property at <a href="https://www.propertyobserver.com.au/https://www.thehomepage.com.au/property/residential/16a-glyndebourne-avenue-toorak/637511?utm_medium=email&amp;utm_campaign=RealEstateNews+Tuesday+13+November+2012&amp;utm_content=RealEstateNews+Tuesday+13+November+2012+Version+A+CID_604a870d06001272bf917665c8b1700d&amp;utm_source=Email%20marketing%20software&amp;utm_term=The%20home%20will%20be%20auctioned%20at%201pm%20on%20Saturday%2024th%20November%20by%20R%20T%20Edgar%20Boroondara" target="_blank">16a Glyndebourne Avenue, Toorak</a>, is known as Salter house after Stanley Salter, who commissioned the property in 1922. It was featured in The Australian Home Beautiful in 1927.
It goes to November 24 auction<a href="https://www.propertyobserver.com.au/https://www.thehomepage.com.au/property/residential/16a-glyndebourne-avenue-toorak/637511?utm_medium=email&amp;utm_campaign=RealEstateNews+Tuesday+13+November+2012&amp;utm_content=RealEstateNews+Tuesday+13+November+2012+Version+A+CID_604a870d06001272bf917665c8b1700d&amp;utm_source=Email%20marketing%20software&amp;utm_term=The%20home%20will%20be%20auctioned%20at%201pm%20on%20Saturday%2024th%20November%20by%20R%20T%20Edgar%20Boroondara" target="_blank"> </a> through R T Edgar Boroondara agent Simon Derham. It last traded at $1,082,500 in 2006. It's now a three-bedroom, three-bathroom house with bluestone terraces with heated waterfall saltwater pool/spa and luxuriant garden deck.
Morgan has owned several fashion franchises, along with being involved with well-known women’s fashion establishments Melrose in Brighton and Dominex in Toorak.
The house on its 642-square-metre block is being marketed as showing Walter Burley Griffin’s <a href="https://nla.gov.au/nla.pic-vn3919897" target="_blank">architectural simplicity </a>while incorporating many of his subtle innovations to take advantage of the home’s natural surroundings.
The heart of the project was arguably its internal courtyard, which architecture commentators described as a gesture adapted from his Prairie House experiments 20 years prior.
It comes with his “knitlock” brick method of construction, which has made his commissions known around the world.
Knitlock was patented in 1917, with a company headquartered at Griffin's Melbourne office formed to market it.
Walter Burley Griffin first settled in Sydney, forming a brief partnership with J Burcham Clamp, who had sought out a friendship with the Griffins in Chicago in about 1913.
However, the partnership was dissolved in 1915 when it became necessary for Griffin to move to Melbourne, as the Federal Capital Office, of which he was director, was in Melbourne.
Griffin rented an office on the seventh floor of 395 Collins Street.
His initial plans to build his patented knitlock construction met resistance from Malvern Council, which was slow to be convinced as to the suitability of the material for a home in the wealthy suburb of Toorak.
The council's procrastination delayed construction, so the Griffin Society records reveal  instead the Griffins sold the land in Kooyong Road to William R. Paling, who in turn commissioned Griffin to design his two-storey house in knitlock.
The Palings' neighbour was a <a href="/news">Toorak </a>property investor who became one of Griffin's best Melbourne clients. Mary Williams commissioned the rental flats Langi at the corner of Toorak and Lansell roads, Toorak.
Griffin's design for Stanley Salter led to designs of knitlock houses for Stanley's brother, Foster Salter in <a href="/news">Brighton</a>, and his brother-in-law, Alfred Ewins in <a href="/news">Ballarat</a>, although neither was built.
Other knitlock houses were built in <a href="/news">Canterbury </a>(1921), <a href="/news">Black Rock</a> (1923), <a href="/news">Surrey Hills </a>(1923), <a href="/news">Heidelberg</a> (1924) and <a href="/news">Woodend </a>(1929).
Knitlock was based on cheap manufacture, lightness and compactness for minimising transport, and on standard units assembled without hand fitting, cutting, bedding or plastering for speedy erection.
Much of the renovation was undertaken by Barbara Hocking, who recollected on its listing once that Griffin's original cottage in the mid-196os was terribly dilapidated.
"In those days it was normal to just tear houses like that down," Hocking recollected.
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Salter House, Walter Burley Griffin's knitlock-designed Toorak home, listed

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On the November 15 episode of Grand Designs, a couple with a property developer background is building a luxurious beach house in Bryon Bay.
Peter Maddison says the house has a distinct Balinese flavor.
The garage is located on the ground floor and has an exterior stone walkway that runs up the east side to the entry. The first floor has the three bedrooms, including the master bedroom, which has an outdoor bath and shower. The top floor consists of an open-plan kitchen and living area, which opens out to a sweeping view of the bay.
A lift services all three levels.
A swimming pool and spa are located at the rear of the block.
The upper structure of the house is made of a lightweight timber that sits on a heavier stone base.
Before building had started on the house, property developer Max tells Maddison the house is going to cost around $2 million to $2.5 million to build.
Max also says the block is one of the most north-east-facing blocks in Australia, meaning it will get early sunlight.
<a href="/news">Byron Bay</a> is a beachside town in the far north-eastern corner of New South Wales.
According to RP Data, the median house price for Bryon Bay is $660,000. Prices dropped 11.1% in the past year and fell 17.5% in the past five years.
The median rent for houses is $550 per week.
A property located on <a href="https://www.propertyobserver.com.au/https://www.raineandhorne.com.au/properties/147189" target="_blank">12 Beachcomber Drive in Byron Bay</a> is currently listed for $1.85 million. It has been listed for 569 days and was last sold in 2003 for $1.27 million.
Another property located at<a href="https://www.realestate.com.au/property-house-nsw-byron+bay-107948191" target="_blank"> 37 Beachcomber Drive</a> is currently listed for $2.25 million. It has been listed for 1,260 days.
Last week’s episode featured a feng shui expert guiding the development of a <a href="/news">Warburton </a>home.
The Byron Bay Beach house episode will air on the <a target="_blank" href="https://www.lifestyle.com.au/granddesigns/">LifeStyle channel</a> on November 15 at 8.30pm.
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