<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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Without giving the results away, the auction prices on the Channel Ten renovation series The Renovators were pretty ordinary, because the houses had been seriously overcapitalised within a short period of time.
Flipping property in quick time is a complicated task that tests even the experts.
So spending 20% of the purchase costs on renovation was always going to be a hard ask on resale.
The rule of thumb is to keep the reno spend to less than 10% of the value of a home.
The prices paid by the producers of the Channel Ten series were not excessive, but they went awry in their allowances.
They took the purchase price and then the stamp duty costs into their calculations before adding the 20% renovation outlay.
There were also extra prizes thrown into the mix, making the auction results that little bit more disappointing.
The respected renovation blogger Alex Brooks from RenovationPlanning.com.au says it's easy to spend more on the renovation than the increase it will deliver to the property.
Indeed she suggests that if the renovation will put your house near the top end of local market prices, you’d be better off selling and upgrading rather than paying more in building costs than you will gain in prices.
However, if the house was undercapitalised, it could be perfect for renovation. Brooks suggests undercapitalised houses are worth about 10% less than the area's median house price.
Obviously if the house only needs or gets cosmetic improvements without major structural changes, you are less likely to overcapitalise.
But of course the whole point of the television series was to stretch it out for the full three-month airing timetable duration.
Cutting corners and keeping it cheap wouldn’t have been the drawcard.
Selling Houses Australia, on The LifeStyle Channel presented by Andrew Winter, typically has three days to transform a home - on a budget of only 1% of the property's market price.
While the ratings for The Renovators was well short of expectations, that hasn’t stopped agents experiencing a dramatic increase in buy, renovate and sell project enquiries.
But buyers’ agent Patrick Bright suggests many are blissfully unaware of the true costs involved in renovating property.
“Whilst they are great entertainment, the biggest downfall from programs like The Renovators and The Block is that they don’t reveal to viewers the real cost of labour to make these improvements as well as the total costs associated with buying and selling real estate like stamp duty, legals, marketing and selling agents costs,” he says.
“The concept of buying, renovating and selling property as soon as the paint is dry can be profitable if executed correctly, however for most people is almost a guaranteed way to make a loss,” says Bright.
“Most would-be renovators who try to copy the formula seen on TV hoping to make a quick profit will end up bitterly disappointed and lose a lot of money.”
Following three months of hard work, August, Peter, Luke, Melissa, Natalia and Michael's houses will have their auctions broadcast tonight.

The winner will be the contestant with the property that has increased the most in value. They will take home the combined profit of each of the six houses after auction, which somehow just doesn’t seem fair.
For expert commentary and analysis on lessons to be learnt from property reality TV, <a target="_blank" href="https://register.propertyobserver.com.au/lights-camera-auction/">download our e-book Lights, Camera, Auction!</a>
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jchancellor-FAypfDUnLy

The Renovators broke the cardinal rule of overcapitalisation in pursuit of prolonging the reno drama

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As we look back on 2011, Property Observer is republishing some of our most noteworthy stories of the year.
 
Renovators are at risk of losing hundreds of thousands of dollars because reality home improvement TV shows don’t reveal their full costs, according to Sydney buyers’ agent Patrick Bright.
“Reality home improvement programs like the last series of The Block and the current series of The Renovators were giving viewers a false perception of the costs involved to renovate property,” Bright says.
With three months of renovations, The Renovators claimed to be the most expensive ambitious home-renovation show put to air.
The ratings for The Renovators was well short of expectations, but it hasn’t stopped Bright's company, EPS Property Search, experiencing a dramatic increase in buy, renovate and sell project enquiries, with many people unaware of the true costs involved in renovating property.
“Whilst they are great entertainment, the biggest downfall from programs like The Renovators and The Block is that they don’t reveal to viewers the real cost of labour to make these improvements as well as the total costs associated with buying and selling real estate like stamp duty, legals, marketing and selling agents costs,” he says.
“The concept of buying, renovating and selling property as soon as the paint is dry can be profitable if executed correctly, however for most people is almost a guaranteed way to make a loss,” says Bright.
“In these television programs contestants end up with regular $10,000 bonuses as well as big prizes such as a $30,000 cash boost or a pool package for the property, which significantly add value to the renovation project but are not taken into consideration on the profit and loss ledger come sale time.”
“Most would-be renovators who try to copy the formula seen on TV hoping to make a quick profit will end up bitterly disappointed and lose a lot of money.”
He says the programs don’t show the hidden costs associated with renovating, which quickly add up, such as finance costs, holding costs and council fees.
Bright also says both shows highlight that renovating and making a profit is not easy to do, even with significant resources and support.
The shows  highlights the importance of sticking to an appropriate budget based on purchase price and end value so you can make a profit, he says.
The shift to more at-home entertaining and creating stylish rooms in existing homes - rather than upgrading to a new, more expensive home – has been noticed by TAFE colleges, which have witnessed a surge in interior decoration and design courses.
Bright's comments coincide with figures released by the Housing Industry of Australia that show that the total renovation investment nationally surged in the first half of 2011 and is forecast to reach close to record levels in the next two years.
The HIA data shows renovations activity is growing, with the total investment in renovations increasing in both the March and June quarters of 2011, driven by both small and large renovation jobs.
“The high transaction costs involved in moving home was the main factor driving households to invest in their existing property,” says HIA chief economist Dr Harley Dale.
“Total renovations investment is forecast to grow by 2.3%  to $31.6 billion in 2011-12 and to increase by a further 4.6%  to $33 billion in 2012-13, which would be approaching a record high,” Dale adds.
Bright, whose buyers’ agency project manages property renovations for clients, says once a property has been renovated there is a choice for owners to sell the property or turn it into a higher-yielding investment property and take advantage of the manufactured capital growth. His latest book, The Insider’s Guide to Renovating for Profit, is due out later this year.
The auction finale of The Renovators will go to air Wednesday night.
There have been reports that <a target="_blank" href="https://www.propertyobserver.com.au/auctions/entertainment-the-winner-in-the-renovators-as-some-of-the-six-struggle/2011093051757">many of the houses failed to sell in excess of their purchase and renovation costs</a>.
Meanwhile the NSW state government is set to unveil reforms to the Home Building Act, with key changes including raising the threshold for written contracts from $1,000 to $5,000 and  raising the home warranty insurance threshold from $12,000 to $20,000.
Fair Trading Minister Anthony Roberts says the amendments will "pump some adrenalin in the industry".
"We want to remove the dead hand of government off as many small tradespeople and builders as possible," he says.
For expert commentary and analysis on lessons to be learnt from property reality TV, <a href="https://register.propertyobserver.com.au/lights-camera-auction/" target="_blank">download our e-book Lights, Camera, Auction!</a>
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The Renovators gives would-be fixer-uppers false profit hope: Buyers' agent

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The outer-Melbourne suburb of Point Cook is set for a new 750-lot development, and developer Wolfdene will release the first 25 in stage 1 Saturday, October 8 at 11am.
Lots in first release of the Saratoga development will range from 392 square metres to 579 square metres and will range in price from $235,000 to $295,000. Oliver Hume Real estate, which is marketing the land, is offering house-and-land packages, or buyers can choose their own builders and designs.
Saratoga aims to combat the notion that new suburbs and developments lack community with a luxury recreation centre designed by SJB architects. The centre will include a swimming pool, gym, wine bar, cafe and meeting spaces.
“Our aim at Saratoga is to create a modern form of private estate living, a sanctuary from the hustle and bustle of city life. It’s a place where people can build their ideal home on one of the many quiet, leafy streets within a few short paces of their own vibrant community hub where they can socialise, exercise or enjoy a coffee,” says Wolfdene managing director Michael Goldthorp.
The entrance to the site is set to be marked by a sculptural feature designed by SJB and designed to include natural elements and the history of Point Cook, which was a pastoral holding dating back to the mid-19th century.
“We’ve created a gateway feature that combines an arrival experience with the sense of a journey as you make your way through the site,” says SJB director Tony Battersby. “The area is completely flat with no elevation, so we are looking at ways of creating a topography where previously there was none, altering the landscape to create unusual forms and incorporating pieces of urban art within a new landscape.”
Point Cook is 25 kilometres from Melbourne CBD, and its population is growing rapidly. Currently home to about 30,000 residents, the suburb is expected to have more than 40,000 by 2016 and 60,000 in 2025.
A display village with 40 different types of homes is expected to be finished in late 2012.
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cknowlton-QnEa6ntUYP

Point Cook's 750-lot Saratoga development to launch this week

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As we look back on 2011, Property Observer is republishing some of our most noteworthy stories of the year.
 
The Block stars Josh Densten and Jenna Whitehead are turning their flair for interior design into a fulltime business with the launch of decorating/renovation business Bicker Design.
Josh and Jenna, <a href="https://www.propertyobserver.com.au/victoria/take-two-auction-frenzy-as-only-one-offering-left-on-the-block/2011082351266" target="_blank">whose double-fronted Victorian cottage sold for $1 million</a> through Ruth Roberts of Woodards a few days after The Block auction, have been swamped with enquiries from Australians who want their advice and expertise on furnishings, colour, design and sometimes complete renovation.
“It’s been really overwhelming because we’re trying to take on a little bit too much. It’s been really busy,” says Jenna.
“Josh was going to go back to work and I was going to manage the business, but it’s been busy enough that we don’t have to go back to work.”
Jenna says the response from home owners keen to ask for their expertise has taken the couple by surprise, but they did not have the luxury of planning if they wanted to capitalise on their newfound celebrity.
“We started our new business about a couple of months ago and we just thought we’d strike while the iron was hot,” she says.
“It’s been a lot harder, because people that start businesses take a bit of time and plan and all the rest, but we jumped right in.”
The couple are providing advice for four properties at the moment, as well as renovating their own Melbourne house. Some of their clients ask for emailed consultation on colour, furnishings and decoration, while others need in-person consultation and advice on structural renovation. The couple's website is <a href="https://bickerdesignco.com.au/">https://bickerdesignco.com.au/</a>
Jenna mentions a three-bedroom Carlton apartment that the couple are styling from scratch.
“It’s a pretty big job to style the whole house,” she says. “It’s new, so they had no furniture whatsoever. We had to source everything, every little nook and cranny. It’s been fantastic. It’s been kind of like The Block again because we’re trying to get it done for them really, really quickly.”
“There’s a lot of lead time with furniture that we didn’t have on The Block – on the show you just dropped the name The Block and you could get everything right away but in the real world there is a lot of wait time!” she laughs.
Jenna says their business name was inspired by their on- (and off-) screen persona.
“We thought Bicker Design Co because we bickered throughout the show and that’s what people knew of us,” she says.
She says the show has been invaluable in launching the next stage of their careers. She is enrolled in an interior design course at RMIT next year, and Josh may return to construction if things quiet down at Bicker Design. But that does not seem likely to happen anytime soon.
“We showed all of Australia what we do and if they get in contact with it they already like it.”
For expert commentary and analysis on lessons to be learnt from property reality TV, <a href="https://register.propertyobserver.com.au/lights-camera-auction/" target="_blank">download our e-book Lights, Camera, Auction!</a>
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Block stars Josh and Jenna take reno from small screen to real world

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The Lend Lease Group syndicate is up against a Brookfield Multiplex-led consortium as the final two tenders to develop the Waterbank prime riverside site in Perth.
"East Perth Redevelopment Authority is in the final stages of evaluating two submissions from Lend Lease and Brookfield Multiplex Constructions with Frasers Property Australia, to develop Waterbank and deliver a new precinct for local residents and visitors to the city," says  Western Australian Planning Minister John Day.
The government's urban development agency is in the final stages of evaluating bids for the right to develop a four-hectare site known as Waterbank near the city centre.
Waterbank is the first stage of a planned $2.6 billion development of Perth's riverside area, which would involve building 3,400 homes and more than 80,000 square metres of retail and commercial space.
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Lend Lease and Multiplex vie for Perth Waterbank tender

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Cashed-up self-managed super funds are expected to develop an appetite for fixer-uppers following the release of draft rules that allow them to renovate properties they hold provided they don’t borrow the money to make the improvements. 
According to Aaron Dunn, managing director at The SMSF Academy, the draft ATO ruling has “many positive implications, in particular it allows trustees to use cash in the fund to improve an acquired asset”.
 
SMSFs with cash reserves are likely to find older properties in need of renovation more attractive propositions, Dunn says, while those funds that need to borrow to invest are likely to find newer properties, including those available off the plan, more attractive. 
Under the draft ruling released by the ATO, money borrowed by SMSFs under limited recourse borrowing arrangement (LRBA) provisions can be used not only to acquire a property but “also in carrying out repairs and maintenance to the asset whether necessary at the time of its acquisition or at a later time”. 
However, “no amount that has been borrowed by the SMSF trustees under the LRBA may be applied to improve the single acquirable asset”. 
If a trustee of an SMSF uses borrowed money to improve their property, they will contravene the rules covering LBRA provisions. 
The ATO provides examples to demonstrate the difference between repairing or maintaining a property and improving one: 
Repair or maintenance examples (borrowing allowed)
 
<ul>
<li>A fire damages a part of the kitchen (cooktop, benches, walls and ceiling). Restoration of the damaged part of the kitchen would constitute repair of what is a subsidiary part of the asset being the house and land. </li>
</ul>
<ul>
<li>The guttering on the house is replaced and the house is repainted. A fence is replaced. A fire alarm is installed to comply with new council requirements. This would be repair or maintenance. </li>
</ul>
<ul>
<li>A cyclone damages the roof of the house. Replacement of the roof in its entirety is a repair. </li>
</ul>
Improving examples (borrowing not allowed)
 
<ul>
<li>If the kitchen was also extended by extension of the house this extension would be an improvement. </li>
</ul>
<ul>
<li>The addition of a new pool or a new garage would be an improvement. </li>
</ul>
<ul>
<li>The addition of a second storey to the house at the time of also replacing the roof would be an improvement.</li>
</ul>
Rural property example
Repair or maintenance examples (borrowing allowed)
 
<ul>
<li>Replacing a section of the cattle yards or the existing fencing is a repair. 
</li>
<li>Ensuring the bores, windmills, tanks and troughs continue working is repair or maintenance. This would include laying new pipes between the tank and trough. 
</li>
</ul>
 
Improving examples (borrowing not allowed)
 
Each of the following additions is an improvement:
<ul>
<li>a new set of cattle yards; 
</li>
<li>a new bore, tank, windmill and trough; 
</li>
<li>a dam; 
</li>
<li>a further two kilometres of fencing. 
</li>
</ul>
 
Comments on the proposed ruling can be submitted up until October 28.
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lschlesinger-FZcF9M3vE6

Older properties take on new sheen for SMSFs following tax reno ruling

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The renovated 1960s suburban at<a target="_blank" title="15 Anthony Road" href="https://www.realestate.com.au/property-house-nsw-castle+hill-107810196"> 15 Anthony Road, Castle Hill</a>, is no longer stuck in a timewarp.
And its <a href="https://www.propertyobserver.com.au/renovating/reno-tv-series-the-renovators-offerings-scheduled-for-late-september-auction/2011091251509" target="_blank">upcoming September auction</a> will give some guidance on the future direction of the Sydney market.
Having been listed with low $600,000 expectations in January this year, it cost $607,500 when bought by the producers of the latest renovation television series, The Renovators.
The four-bedroom house sits on the largest land holding in the series of 765 square metres.
It had last been marketed through LJ Hooker with the suggested “Renovate or Detonate!” LJ Hooker suggested the new owner to possibly build a duplex.
The ensuing single-storey house renovation over the past three months had a budget of $126,000, thereby requiring $760,000 to break even, after including conveyancing costs. It has been listed by Martin Baldacchino at Century 21 The Complete Real Estate Castle Hill.
It’s been the most actively traded of the show’s six offerings and amply highlights the ups, down and plateaus of Sydney’s property market over the decades.
It had previously sold at $460,000 in 2006; when the then vendors tried without luck to secure $549,000 having bought in boomtime 2003 at $520,000.
In 1994 it fetched $213,500 and four years earlier in 1990 it was sold at $205,000.
The Century 21 estate agents selling the six Sydney homes featured in the realty series The Renovators have been instructed not to issue price guidance.
And unlike The Block a request by Property Observer failed to secure any depreciation reports for the renovated properties, which will be sold with furniture.
The six were bought by the series producers for a $3.3 million total between December 2010 and March this year. The renovation budgets totalled at least $740,000.
The cheapest acquisition was the $299,500 fibro cottage at <a target="_blank" title="85 Harold Street" href="https://www.realestate.com.au/property-house-nsw-blacktown-107825221">85 Harold Street, Blacktown</a>, which now has expansive outdoor living areas and modern indoor features. Its renovation budget was $62,000. It had previously traded at $270,000 in 2006 and had been listed with a $329,950 four months before its sale to the television series company. It’s been listed by Penny Stylianou at Century 21 John Ross Combined.
The weatherboard, at <a target="_blank" title="51 Franklin St" href="https://www.realestate.com.au/property-house-nsw-parramatta-107820796">51 Franklin Street, Parramatta</a>, was next cheapest at $460,500. It is now a modern family home with three bedrooms, two bathrooms with an entertaining space and backyard area. It had been marketed for December 18  2010 auction by LJ Hooker as “not listed as heritage by Holroyd Council.” Its renovation budget was $95,000.
The inner-city terrace, at <a target="_blank" title="12 Hegarty Street" href="https://www.realestate.com.au/property-terrace-nsw-glebe-107810276">12 Hegarty Street, Glebe</a>, cost the dearest price at $720,000 and also sits on the smallest block of just 89 square metres. It is now a renovated 1890s three-bedroom, two-bathroom property featuring open-plan living. It was bought just a week after coming onto the market through Belle agent Mark Tooth and James Cahill in late January this year. It has been listed through Thomas Skelly at Century 21  Cordeau Marshall. The renovation budget was $150,000. 
“This property is to be sold at auction and I have been instructed to get market feedback from all genuine buyers who attend our open house inspections, so that a very realistic reserve price can be set for the auction day,” Skelly says.
After costing $572,000 in March, the shop, at <a target="_blank" title="146 Addison St" href="https://www.realestate.com.au/property-house-nsw-marrickville-107822406">146 Addison Road, Marrickville</a> has been transformed into a three-bedroom, one-bathroom abode. It had previously sold at $68,000 in 1985. Its renovation budget was $119,000.
After costing $642,500, the half-done house at <a target="_blank" title="5 Frederick St" href="https://www.realestate.com.au/property-house-nsw-st+peters-107828496">5 Frederick Street, St Peters</a>, has an Edwardian facade with modern home behind it. Its renovation budget was $134,000.
Louisa Gatto, its Century 21 Natoli Real Estate listing agent, says our instructions are that the property will be sold at auction.
“We aren’t giving a price guide on this property as there are no recent sales in the area that are comparable.
“The home is unique in design and will be sold fully furnished with quality inclusions,” she says.
Price guides were provided by agents marketing the properties featured on the Channel 9 series The Block, along with depreciation reports.
For expert commentary and analysis on lessons to be learnt from property reality TV, <a target="_blank" href="https://register.propertyobserver.com.au/lights-camera-auction/">download our e-book Lights, Camera, Auction!</a>
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DIY price estimates for The Renovators' six offerings

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All six properties in Channel Ten series The Renovators have now been completed and set for late September auction finale through Century 21.
The DIY home renovation show hosted by Brendan Moar, with judges Robyn Holt, Peter Ho and Barry du Bois, has overseen the transformation of six properties.
The competitive reality renovation game show premiered in July.
The shop, at <a href="https://www.realestate.com.au/property-house-nsw-marrickville-107822406" title="146 Addison Road Marrickville" target="_blank">146 Addison Road, Marrickville</a> has been transformed into a three-bedroom, one-bathroom abode.
The weatherboard, at <a href="https://www.realestate.com.au/property-house-nsw-parramatta-107820796" title="51 Franklin Street, Parramatta" target="_blank">51 Franklin Street, Parramatta</a>, is now a modern family home with three bedrooms, two bathrooms with an entertaining space and backyard area.
The inner-city terrace, at <a href="https://www.realestate.com.au/property-terrace-nsw-glebe-107810276" title="12 Hegarty Street, Glebe" target="_blank">12 Hegarty Street, Glebe</a>, is a renovated three-bedroom, two-bathroom property featuring open-plan living.
The ‘60s suburban at <a href="https://www.realestate.com.au/property-house-nsw-castle+hill-107810196" title="15 Anthony Road" target="_blank">15 Anthony Road, Castle Hill</a>, is no longer stuck in a timewarp.
The half-done house at <a href="https://www.realestate.com.au/property-house-nsw-st+peters-107828496" title="5 Frederick Street" target="_blank">5 Frederick Street, St Peters</a>, has an Edwardian facade with modern home behind it.
The fibro cottage at <a href="https://www.realestate.com.au/property-house-nsw-blacktown-107825221" title="85 Harold Street, Blacktown" target="_blank">85 Harold Street, Blacktown</a>, has expansive outdoor living areas and modern indoor features. All properties are in Sydney.
Leading independent auctioneering company Cooley Auctions has been selected to perform the on-site auctions on Tuesday, September 27, Wednesday, September 28 and Thursday, September 29.
“We can’t wait to get in there and achieve the highest price possible for these properties,” Cooley Auctions director Damien Cooley says.
Network Ten announced in August that it had commissioned a second season of the series, but indicated that it would modify the program's format in order to address poor ratings.
<a target="_blank" href="https://www.propertyobserver.com.au/renovating/diy-price-estimates-for-the-renovators-six-offerings/2011091351521">The agents marketing the properties will not disclose price estimates.</a>
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Reno TV series The Renovators offerings scheduled for late September auction

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Sure, we all enjoy watching those renovation shows that keep popping up – The Block, Top Design, and the new kid on the block, The Renovators. Celebrities such as Scott Cam and Jamie Durie guide us through renovations week after week and we’re glued to the set.
Where’s the "wow" factor?
The TV shows focus on the emotions and challenges of participants and the final project always has a "wow" factor. But have you noticed the lack of "wow" factor when it comes to turning profits? It seems there’s more blood, sweat, and tears than dollars by the end of the show.
As much as we love watching these shows, potential investors shouldn’t get discouraged by the lack of financial results seen on TV. There are still plenty of good buys and opportunities for property investors to renovate and make a profit if they educate themselves first.
Show me the money! 
Investors should take to heart the importance of buying the right property – in the right place, for the right price, with the right renovation rules – to make sure they make a pretty profit, as well as create a pretty house. Sometimes women make the mistake of getting emotional about a property and start thinking everything they do will add value instead of crunching the numbers first to make sure the project is profitable. Why not get a valuation of a property before renovating to make sure you don’t overspend?
In addition, don’t be taken in by the escapism of the not-so-real reality renovation shows where contestants are often rewarded for creative, over-the-top, and at times, expensive ideas. Sometimes it’s the simple and practical renovations that make the most sense. For example, painting, replacing handles on cabinet doors, or cutting back overgrown gardens aren’t glamorous, but give you a lot of bang for your buck.
And remember, while renovation TV shows are entertaining they do not show the practical steps of research and analysis that is needed in order to make a profit. For example, property investors must learn how to choose the right suburb, set a budget, utilize floor space by reconfiguring a layout, what order to complete projects, and how to choose the right trades people.
Keep in mind, unlike renovation shows on TV, the goal of many property investors is not to immediately turn around and sell property, but to hold on to properties as capital investment and to generate income from rent. In this case, renovating properties can be a good idea in this tighter, more profitable rental market as a way to increase the rent and generate more income. In fact, some investors spruce up a property, raise the rent, get a new valuation from the bank, and then borrow against the increased value to fund another property purchase.
Remember, there’s money to be made in any market, but the key is to buy well and renovate sensibly.
Rachel Barnes is a founder of <a target="_blank" title="Property Women" href="https://www.propertywomen.com.au/go/property-observer/">www.propertywomen.com.au</a>, a website for and by women investing in property.
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rachelbarnes-ioa7Ca3tf5

Reality TV more property entertainment than education

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The Western Australian government has offered a massive parcel of prime Perth CBD property for sale with hopes that it will realise more than $1 billion.
Expressions of interest for the 5.2-hectare riverfront site have been called internationally, with the government amalgamating many holdings into a single package to sell to one buyer.
It is being touted as the West’s version of Barangaroo in Sydney.
“It will be sold to a single buyer, but that is likely to be a consortium of developers,” says WA Planning Minister John Day.
According to the minister, the site will be developed into low-level office buildings, a retail strip that will connect the CBD to the Northbridge entertainment precinct, residential apartments and a prestige hotel.
“We need to bring more people to live in the Perth CBDm so there should be a large residential component,” he says.
Local interest is expected from Brookfield Multiplex, Lend Lease and Mirvac, and Singapore’s Fraser Group and cashed-up Dutch and Canadian superfunds, which already have a strong presence in Perth, are expected to put their feelers out.
Known as the Perth City Link project, it is the WA’s largest development plan. It will include the sinking of the inner-city rail line to build residential apartments overhead. The state will also pick up the cost of creating a public square within the project.
The Perth City Link is part of the large-scale redevelopment of the waterfront that includes the Riverside project near the city causeway.
Expressions of interest close in November.
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