<a href="https://www.apartments.com.au/developers/mrcb">MRCB International</a> has commenced construction on its latest Gold Coast apartment development, Maris, on the site of the former Sundale Motel in Southport.

The start of construction by <a href="https://www.apartments.com.au/builders/binah-constructions">Binah</a> follows an exceptionally strong sales campaign, with more than 90 per cent of apartments sold since launch. Every purchaser has been local, an&nbsp;indicator of confidence in both the development and Southport's evolution into a thriving CBD.

<a href="https://www.apartments.com.au/new-apartments/maris-southport-20-queen-street-southport-qld-4215">Maris</a> will deliver 192 residences across 20 levels. The project forms part of MRCB's Australian and New Zealand development pipeline now exceeding $1.6 billion in gross development value, alongside a growing portfolio of projects globally.

[smartcode_project:default project_id=134403 project_image_fid=350663]

The company also commenced construction on its $600 million 26 Vista residences in Surfers Paradise last year, following strong sales momentum, with over 70 per cent of residences sold.

Maris has been designed to meet evolving buyer demand, offering architecturally designed layouts suited to long-term liveability. The approach reflects a growing preference for quality and adaptability among Gold Coast buyers.

Positioned next to the Broadwater in the <a href="https://www.apartments.com.au/developments/southport-qld-4215">Southport</a> CBD, Maris sits directly opposite the Broadwater Parklands light rail station and within easy reach of retail, dining and lifestyle precincts, placing residents at the centre of one of the Gold Coast's most connected and rapidly maturing urban centres.

[smartcode_project:default project_id=134403 project_image_fid=372756]

Maris will offer a full suite of resort-style residential amenities, including a pool, gym and sauna, along with a rooftop level featuring decks, lounges and dining and yoga areas that command sweeping views across the Broadwater and out to the ocean.

Binah, a New South Wales headquartered company co-founded by Amen Zoabi and Khalil Hafza in 2008, has expressed its excitement at establishing its first partnership with MRCB.

Binah's Managing Director Khalil Hafza said partnering with MRCB on Maris is a significant moment for Binah.

"MRCB's financial strength and a track record that speaks for itself give this project a solid foundation, and this marks the beginning of what will be a long and successful relationship.

"With the right people, systems and partnerships behind it, Maris is set to become a significant addition to the Gold Coast's premium residential market."

[smartcode_project:default project_id=134403 project_image_fid=350664]

MRCB International CEO Ravi Krishnan said the project's progression to construction reflects both sustained demand and tightening conditions across the apartment sector, as well as MRCB's continued confidence in the Gold Coast market.

"Commencing construction at Maris is a significant step and reflects the depth of demand for quality apartments in well-connected urban locations," said Krishnan.

"Across Southeast Queensland, new apartment supply remains constrained, particularly in established precincts with infrastructure and amenity already in place. Projects like Maris are increasingly critical in meeting that demand, especially on the Gold Coast and in the city's CBD precinct."

[smartcode_project:default project_id=134403 project_image_fid=372761]

Krishnan said Southport's ongoing transformation, supported by infrastructure investment and long-term planning, was underpinning renewed buyer confidence.

"We're seeing a clear shift back towards well-located urban centres where infrastructure, connectivity and amenity are already established," said Mr Krishnan. "Southport is evolving into a more mature CBD environment, and that is being reflected in buyer behaviour."

Construction at Maris is anticipated to be completed in 2029.

[smartcode_project_cta:default project_id=134403]

Joel Robinson

Construction commences on MRCB’s $200m Maris Residences in Southport

Moonee Valley Park’s latest residential release <a href="https://www.apartments.com.au/new-apartments/the-eveline-at-moonee-valley-park-moonee-ponds-100-thomas-street-moonee-ponds-vic-3039">The Eveline</a>, has achieved a new benchmark for off-the-plan apartment sales in the suburb, with the sale of The Alexandra penthouse selling for $5,435,000.

Positioned on the top floor of a 16-level residential building, the three-bedroom, three and-a-half-bathroom penthouse features uninterrupted city skyline views across the future Valley racetrack.&nbsp;

The landmark sale comes as momentum at the precinct continues to build, with the Moonee Valley Racing Club progressing works on its new racetrack ahead of the 2027 Cox Plate. The transformative development will see MVRC reimagine the beloved Valley as a vibrant year-round entertainment and lifestyle destination.

Alongside a world-class racing experience, the historic precinct will be activated with events, hospitality and public green spaces designed to attract broader audiences, while breathing new life into one of Melbourne’s most iconic destinations.&nbsp;

[smartcode_project:default project_id=142519 project_image_fid=372786]

Development partners <a href="https://www.apartments.com.au/developers/hamton">Hamton Property Group</a> and Hostplus have delivered five residential stages over the past four years, the most recent in November 2025 with Trackside House and Stonepine House. The flourishing community is now home to almost 500 families.&nbsp;

The latest residential release, The Eveline, has recorded strong demand since launching publicly last July, securing more than $200 million in sales to date, satisfying its pre sales hurdle for construction to commence.&nbsp;

Hamton Founder and Executive Chairman, Paul Hameister OAM said, the sales&nbsp;team have been overwhelmed by demand for these unique homes in this unique project.

"Buyers continue to be predominantly hyperlocal and attracted by the 40 hectare botanic masterplan in Melbourne’s inner north west," Hameister said.

[smartcode_project:default project_id=142519 project_image_fid=372788]

Hamton’s Sales and Marketing Director Fergus Humphries said the team has achieved more than 70 sales over the past eight weeks, including the penthouse purchase by a local buyer.

"These results reinforce that, even in a challenging market, purchasers continue to be drawn to quality projects that offer more than just a home, they offer a lifestyle.”

Designed by Cera Stribley, the penthouse has been created with entertaining in mind, spanning close to 400 sqm of indoor and outdoor living space, including multiple terraces designed to capture sweeping views across Melbourne’s skyline, the new Valley racecourse and sunset views over Moonee Ponds.

Moonee Valley Park is one of Melbourne’s largest urban renewal projects, transforming the iconic racecourse site into a vibrant mixed-use neighbourhood integrating homes, parklands, retail, racing and community amenities.

[smartcode_project_cta:default project_id=142519]

Moonee Valley Park penthouse sets suburb record as sales surge clears construction benchmark

A company linked to one of Australia's largest privately owned cattle businesses has lodged plans for a new residential tower in <a href="https://www.apartments.com.au/developments/newstead-qld-4006">Newstead</a>, continuing the rapid transformation of one of Brisbane's most sought-after, inner-city precincts.

Bottletree Holdings, an entity associated with Stanbroke Managing Director Brendan Menegazzo, has submitted a development application for a 28-storey mixed-use tower at <a href="https://www.apartments.com.au/new-apartments/9-longland-street-newstead-qld-4006">9 Longland Street</a>, a site that made headlines last year when it changed hands in an off-market transaction that reportedly set a benchmark land rate for the suburb.

The proposal would replace an existing two-storey commercial building on the 1,510 sqm corner site with a Bureau Proberts-designed tower comprising 76 apartments, ground-floor retail, office space and a suite of resident wellness amenities.

<img alt="9 Longland" data-entity-type="file" data-entity-uuid="c710a836-568e-4382-bc91-3c34b8e80a8b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-22%20at%209.41.45%E2%80%AFAM.png?VersionId=Vy.mQWBc7GA_a.vIBdxKqRC9XGjWalo2" />

According to planning documents lodged with Brisbane City Council, the development would comprise a mix of 36 two-bedroom apartments, 24 three-bedroom apartments and 16 four-bedroom residences, positioning the project firmly at the premium end of the market. The apartments would sit above a podium containing retail and commercial space, with three levels of communal recreation facilities spread throughout the tower. The proposal also includes 198 car spaces and 95 bicycle spaces.

Bureau Proberts has drawn heavily on Newstead's industrial heritage in developing the architectural response.

"Occupying a prominent corner in the heart of Newstead, the proposal draws from the area's industrial lineage of robust brick warehouses to deliver a distinctly contemporary response," the architects said in the design statement.

"It is conceived as a subtropical sanctuary and elevated private retreat embedded within one of Brisbane's most vibrant lifestyle precincts."

The design seeks to reinterpret the traditional Queensland vernacular through wraparound verandahs, deep shading elements and permeable facades that respond to Brisbane's subtropical climate.

<img alt="9 Longland" data-entity-type="file" data-entity-uuid="25524f59-395c-4825-8fad-9b639822fa8a" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-22%20at%209.42.09%E2%80%AFAM.png?VersionId=dlWlbpCc_g3Y6yTLGqRVKvGJvO2ubMJ3" />

Planning documents describe the building as embodying the principles of "buildings that breathe", a design approach increasingly favoured in Brisbane's apartment market as developers focus on natural ventilation and outdoor living spaces.

The tower itself would rise above a heavily landscaped podium designed to reference the woolstore architecture that helped define Newstead and neighbouring Teneriffe for generations. At ground level, fine-grain retail tenancies would activate Longland Street, Wyandra Street and the existing Wyatt Street laneway, further extending the pedestrian network that has become a hallmark of the Gasworks precinct.

The application notes that more than 54 per cent of the site would be dedicated to landscaping and deep planting, while approximately 1,750 sqm of communal recreation space would be delivered across multiple levels.

<img alt="Planning" data-entity-type="file" data-entity-uuid="fed3b189-1054-4b68-af5f-b0befc4a66e5" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-22%20at%209.42.19%E2%80%AFAM.png?VersionId=gqeE3cjsbnLAfeTUKA1HtPZfqDs6S4Xa" />

Bottletree paid $22 million for the 1,510 sqm development site, equating to more than $14,500 per sqm, a reflection of the strong demand for development opportunities in Newstead. The suburb continues to attract both developers and buyers, underpinned by the ongoing evolution of the Gasworks and Teneriffe precincts into some of Brisbane's most sought-after lifestyle destinations.

Brisbane City Council's Sustainable Growth Strategy and Inner City Strategy both identify Newstead as a priority growth precinct capable of accommodating additional housing density due to its proximity to employment hubs, public transport and lifestyle infrastructure.

The proposed tower joins a growing pipeline of high-end apartment developments in the suburb. Fortis recently launched <a href="https://www.apartments.com.au/new-apartments/crest-walker-newstead-12-kyabra-street-newstead-qld-4006">Crest &amp; Walker</a>, a 65-apartment owner-occupier-focused development on Kyabra Street, while Consolidated Properties Group is preparing to launch <a href="https://www.apartments.com.au/new-apartments/castile-47-skyring-terrace-newstead-qld-4006">Castile</a>, a 227-apartment waterfront project on Skyring Terrace.

Meanwhile, builder-developer BPG is planning its own Newstead project on Maud Street, comprising just over 100 apartments and more than 1,380 sqm of dedicated wellness and resident amenity spaces, further highlighting the shift towards lifestyle-driven apartment developments in Brisbane's inner-city market.

Newstead apartment boom continues with Longland Street tower plans

ALAND has taken the next major step in delivering its vision for Leppington Town Centre, lodging State Significant Development plans for a $549 million residential precinct that would bring more than 1,200 new homes within walking distance of Leppington Station.

The proposal, now on public exhibition, forms the Residential Core Precinct of the broader Leppington Town Centre masterplan and would transform a 4.3-hectare site at <a href="https://www.apartments.com.au/new-apartments/156-166-rickard-road-leppington-nsw-2179">156-166 Rickard Road</a> into a high-density mixed-use neighbourhood comprising nine residential buildings rising between six and 25 storeys.

<img alt="ALAND" data-entity-type="file" data-entity-uuid="fc20982d-a0a9-4989-8fb3-680ca9fdcd10" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-22%20at%209.12.44%E2%80%AFAM.png?VersionId=l5EEyS6Dkf_SLDQkwDeyAU2nXkSZP2RW" />

The development has been designed by Rothelowman and is being pursued through a State Significant Development Application alongside a concurrent rezoning request under the NSW Government's Housing Delivery Authority pathway.

If approved, the project would deliver 1,206 dwellings, including 784 build-to-sell apartments, 208 build-to-rent apartments, 189 affordable housing units and a nine-storey serviced apartment building containing 112 rooms. The proposal also includes around 7,400 sqm of non-residential floor space, new public open space, communal recreation areas and a new internal street network.

<img alt="ALAND" data-entity-type="file" data-entity-uuid="c4f80d3b-cb05-4068-8a87-808317807a99" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-22%20at%209.12.36%E2%80%AFAM.png?VersionId=KfPqh1JBuxc53IWntEzGHAeBaCLmRmum" />

<h2 data-end="1990" data-section-id="s6350" data-start="1941">A key piece of Leppington's future town centre</h2>

The site sits around 250 metres from Leppington Station, which opened in 2015 as the terminus of the South West Rail Link and has long been earmarked as the catalyst for the suburb's transformation from a rural fringe location into a major strategic centre for Western Sydney.

Leppington has become increasingly important following the announcement of the Western Sydney International Airport and the emergence of Bradfield City Centre, with government planning identifying the precinct as a significant location for future housing and employment growth.

<img alt="ALAND" data-entity-type="file" data-entity-uuid="8ca0f098-affc-48c0-80d3-468ea090a20c" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-22%20at%209.12.26%E2%80%AFAM.png?VersionId=o3mwgBFT6H9YUllI0JR.JfLsUYQy1CTa" />

According to Rothelowman, the proposal responds directly to Leppington's unique position between its agricultural past and its urban future.

"The site offers an opportunity to weave together multiple layers of history, from its ancient connections to Country along the ridgeline between two waterways and its origins as part of the Cumberland woodland, to its more recent agricultural uses, and its future as a new residential community," the architects said in the design report.

The architects said the project aims to establish a high-density residential typology that combines apartment living with extensive landscaping and public open space.

"The design responds by establishing a high-density typology that combines the convenience and amenity of contemporary apartment living with a renewed native landscape."

<h2 data-end="3541" data-section-id="1ko88s2" data-start="3485">Nine buildings arranged around parks and public space</h2>

The proposal has been designed around a landscape-led framework rather than a traditional podium-and-tower approach.

Across the site, approximately 7,500 sqm of public open space would be delivered through a network of north-south and east-west linear parks, connecting into the wider Leppington Town Centre open space network. A further 8,000 sqm of communal open space would be provided for residents.

<img alt="ALAND" data-entity-type="file" data-entity-uuid="f5113abf-5440-4610-9cdc-60a0d41a407e" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-22%20at%209.12.55%E2%80%AFAM.png?VersionId=k8zLMj4yZS4hStmGzZJfosjj5iArwIek" />

Rothelowman said the design seeks to maximise landscaping at ground level by concentrating development into compact tower footprints.

"Buildings are carefully lifted and distributed to minimise disturbance to the natural terrain, allowing the ground plane to remain open, permeable, and led by landscape," the design report states.

Rather than creating a continuous podium edge, the design team has focused on allowing landscaping to extend beneath and around the buildings.

"The ground plane is conceived as an extension of the surrounding environment, allowing landscape to flow up to and beneath the built forms."

The architectural language also draws on the area's natural landscape, with Rothelowman describing a material palette influenced by local gum trees, bark textures, creek systems and sandstone tones.

<h2 data-end="4971" data-section-id="s69utu" data-start="4922">Affordable housing and build-to-rent component</h2>

One of the more significant aspects of the proposal is the diversity of housing typologies.

In addition to traditional apartments for sale, the scheme includes a dedicated 25-storey build-to-rent building with 208 apartments and a 22-storey affordable housing building containing 189 homes.

The affordable housing component represents almost 16 per cent of the total dwellings proposed within the Residential Core Precinct.

<img alt="ALAND" data-entity-type="file" data-entity-uuid="f87e6808-e462-44c6-bfa8-a3de1816f2e3" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-22%20at%209.33.36%E2%80%AFAM.png?VersionId=WTsRKiUAyWw18S5S98yQB5oVuDcnJTxB" />

Community consultation undertaken ahead of the lodgement found support for additional housing in the area, particularly given ongoing affordability challenges across South West Sydney. Survey work conducted with local residents found housing affordability was one of the poorest-rated aspects of living in Leppington, while a majority of respondents were open to additional housing within the local government area.

The site's proximity to Leppington Station was identified as the most positively viewed aspect of the proposal, while public open space and affordable housing provisions also received majority support.

<h2 data-end="6184" data-section-id="1ngkie4" data-start="6140">Part of Leppington's broader expansion</h2>

ALAND will be a significant contributor to the broader vision for Leppington Town Centre, which is expected to accommodate more than 25,000 residents as the precinct evolves over the coming decades.

Located within Sydney's South West Growth Area, the 440-hectare Leppington Town Centre has been identified by the NSW Government as a strategic centre spanning both the Liverpool and Camden local government areas.

In 2023, Liverpool City Council and Camden Council, supported by the NSW Department of Planning and Environment, prepared a draft planning proposal to rezone land and amend development controls across a number of sites within the town centre.

The proposal outlines a new vision for Leppington Town Centre, reducing the amount of land allocated for business park uses while increasing land zoned for commercial development, housing and open space. The changes are designed to optimise land use across the precinct and support the delivery of a more walkable, transit-oriented centre anchored by Leppington Station.

&nbsp;

ALAND plots 1,200-home Leppington masterplan

Brisbane-based developer <a href="https://www.apartments.com.au/developers/trk-property-group">TRK Property Group</a>&nbsp;has enlisted renowned architecture firm Koichi Takada Architects to design its latest new apartment development.

The new 34-storey tower at <a href="https://www.apartments.com.au/new-apartments/57-berwick-street-fortitude-valley-qld-4006">57 Berwick Street, Fortitude Valley</a>,&nbsp;will have 189 apartments, complete with interiors by <a href="https://www.apartments.com.au/architects/byculprit">byCULPRIT</a>. The upper levels&nbsp;capturing views across the Story Bridge, city skyline, ranges, bay and river.

Residents will have access to a rooftop amenity floor with facilities including a pool, spa, sauna, hot and cold treatment, meditation garden, gym, yoga studio, private dining, BBQ, games lounge, wine display wall, work library, meeting rooms and outdoor work areas.

<a href="https://www.apartments.com.au/developers/trk-property-group">TRK</a> Founder and Managing Director, Arpan Kohli, said it will be a project "Brisbane hasn't seen before."

&nbsp;

"To deliver a project of this calibre, you need the right people involved," Kohli said.

"Koichi Takada Architects and byCULPRIT set the benchmarks for design excellence, and this project reflects that - a building of genuine architectural significance in one of Brisbane's most coveted locations, sitting between Howard Smith Wharves and the James Street precinct."

TRK recently launched <a href="https://www.apartments.com.au/new-townhouses/laya-residences-taigum-203-beams-road-taigum-qld-4018">LAYA Residences in Taigum</a>, 88 three-bedroom townhouses starting from $1,495,000. They have another apartment site in Indooroopilly, at <a href="https://www.apartments.com.au/new-apartments/140-central-avenue-indooroopilly-qld-4068">140 Central Avenue</a>. That will have 131 apartments.&nbsp;

&nbsp;

TRK proposes Koichi Takada-designed apartment development in Fortitude Valley

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?

Are mortgage holders set to get a reprieve from the RBA in 2026?

Big Four bank NAB believes so. They are now expecting the next move from the RBA to be a cut, rather than a hike, which they had pencilled in for August. They are unsure of the timing of the cut however, they note in their latest&nbsp;NAB Economics RBA Watch.

NAB Chief Economist, Dr Sally Auld, said recent data suggests the economy has lost momentum and the outlook for rates has shifted, noting that the broader economic backdrop has changed since earlier in the year.

“The next move in the cash rate is likely to be down, but the timing is uncertain," Dr Auld said.

"In February, growth was above trend, the economy was operating above capacity and there was uncertainty over the restrictiveness of rates. None of these conditions exist today,” she outlined.

Dr Auld said recent data pointed to softer momentum across the economy while acknowledging that at the same time, uncertainty remains a key feature of the outlook.

“Both Q1 GDP data and the NAB business survey suggest momentum in the economy has slowed, meaning that growth has likely peaked for the cycle. That said, we are cognisant there is still considerable uncertainty around the outlook, both with respect to activity and inflation.”

Dr Auld said inflation risks and labour market outcomes would be important to watch.

“On the prices side, we are still forecasting above target core inflation through to mid-2027. Margins will compress and weaker labour market outcomes are a risk.”

She said tighter financial conditions are expected to weigh on housing and activity.

“Tighter financial conditions will be reflected in a slowing in house price growth and housing credit growth. In summary, we have greater conviction that the next move in rates is down, but less conviction on the timing.”

Mortgage relief? NAB forecasts RBA rate cut, not hike, after softer economic conditions

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Those getting involved in property development, whether for the first time or not, must be aware of the common trip-ups many come across.
Developing can be a hugely profitable venture, but for those who don’t know their roof tiles from their floor tiles, it can be tricky.
<a href="https://verveprojects.com/" target="_blank">Verve Projects</a> has shared five tips that they’ve learned about common traps and what you can do to avoid them.
<ol>
<li>
Never forget that time is money  Although there may be a complex issue that’s demanding all your attention, it’s important to keep all your other balls in the air at the same time. Otherwise, if one drops, it could start a chain of events (and costly delays) that may affect your bottom line. 
</li>
<li>
Always surround yourself with the best team of consultants and contractors  While it may be tempting to go with a cheaper option, there’s every chance a low-quality provider won’t be able to deliver the best outcome, meaning you may need to put out spot fires later on. It’s always important to consider quality versus cost the first time around so you can budget accordingly and avoid costly hiccups. 
</li>
<li>
Do your homework  Thorough due diligence is vital towards delivering a successful project. A development site may look viable on paper but if an unbudgeted issue goes undetected through the acquisition or tendering process – such as contamination or environmental complexities – it can blow a sizeable hole in your cashflow, erode profitability and leave you scrambling to secure extra funding at the project’s front end. 
</li>
<li>
Always consider all the options  Never assume there is only ever one solution for a development issue. That said, once the preferred development solution is identified and agreed on – lock it in and focus on delivering your goal. Nothing erodes profitability and delays development timeframes like indecision. 
</li>
<li>
Always confirm your communication objectives and reporting requirements upfront  Communication is essential towards the smooth delivery of any project. Always ensure open lines of communication, agree on expectations upfront and lock in regular meeting arrangements to ensure the swift turn-around of decisions and approvals, otherwise, refer back to point number one!</li>
</ol>
Source: Verve Projects.
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jduke-EHk3XBmHkn

Five things to know before starting a development project

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Mortgage Choice’s recent First Home Buyer Survey 2014 paints an interesting picture of the 'average' age and purchase choice of a first time buyer.
How do you compare to their average?
Here are nine points of comparison. Answer the questions below, then turn the page to see how your responses stacked up.
<ol>
<li>How old will you be when you buy that first home? 
</li>
<li>Who are you intending to buy with? 
</li>
<li>How will you finance it (what LVR, and will you have assistance)? 
</li>
<li>How long will you be saving for before buying? 
</li>
<li>How much of your after tax income do you save each month? 
</li>
<li>What type of property are you looking to buy? 
</li>
<li>Are you able to buy where you want to? 
</li>
<li>What are your biggest concerns about buying a home? 
</li>
<li>What are your key motivators behind purchasing?</li>
</ol>
Turn the page to see how you stack up.
<hr class="system-pagebreak">
<ol>
<li>
How old will you be when you buy that first home? Of those surveyed by Mortgage Choice, 43.1% said they would be 30 to 39. A further 33.4% said 18 to 29. 16.9% said 40 to 49, while 6.6% said 50 plus. 
</li>
<li>
Who are you intending to buy with? The majority, 65.6%, of first home buyers are looking to buy with their spouse or partner. A further 28.6% are buying alone, while a small minority are considering purchasing with colleagues, siblings or other family members. 
</li>
<li>
How will you finance it (what loan to value ratio (LVR), and will you have assistance)? Most first home buyers are seeking a 6-10% deposit, with 28.9% pointing to this bracket, closely followed by 20.7% with a 5% deposit. 14% of respondents said they would opt for an 11-15% deposit and 14% of people a 16-20% deposit. Those contributing more than 20% totaled 16.3%. A minority looked to get their parent to act as guarantor. 
</li>
<li>
How long will you be saving for before buying? The most common response was for a period of one to two years, with 43.1% answering with this option. A further 16% and 15.1% noted one to two years and two to three years respectively. Just 9.2% will save for zero to six months. 
</li>
<li>
How much of your after tax income do you save each month? This is a close call. If you answered 10%, then you’re closest to the most common person surveyed, with 28.1% opting for the figure. However, 25.5% noted 20%, with 17.6% selecting 30%. 
</li>
<li>
What type of property are you looking to buy? The majority are looking to purchase an established home (47.9%), while 17.1% are aiming for a newly built property. Those looking for land, or off the plan, remain in the minority. 
</li>
<li>
Are you able to buy where you want to? The majority say… no, with 54.3% unable to do so. This is largely as a result of cost, with 88.8% of those respondents saying it’s out of their price range. 
</li>
<li>
What are your biggest concerns about buying a home? First home buyers are most concerned about the commitment that comes with a large financial obligation (48.7%), while similar figures were for ‘The length of time it takes to pay off’ (46.2%) and ‘Not being able to afford repayments’ (45.2%). Around a third of those surveyed also noted that the amount of money they would have paid by the end of the loan term, not taking out the most suitable home loan and buying the wrong home are significant concerns. 
</li>
<li>
What are your key motivations behind purchasing? The most common answer, with 53.3% of respondents opting for this, was to set themselves up financially. A total of 45.6% wanted a family home to raise their children in, while 33.1% of respondents also said that rising rents was making owning more attractive. Favourable market conditions and seeing more benefit in property than the share markets nabbed above 19% of respondents for each. 
</li>
</ol>
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How do you compare to the 'average' first home buyer?

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Vermont South is located in the outer eastern suburbs of Melbourne, 34 minutes’ drive from the CBD.
It is surrounded by <a href="/news">Glen Waverley</a>,<a href="/news"> Wantirna South</a> and <a href="/news">Burwood East</a> and has a population of 11,972 people, according to the Australian Bureau of Statistics.
In 2005, tram route 75 was extended to the Vermont South Shopping Centre, connecting Vermont South to Melbourne’s inner suburbs and the city. There is also a bus transit link which travels to Knox City Shopping Centre.
Vermont South is home to Emmaus College (year seven to 10 campus), Vermont South Special School and primary schools; Weeden Heights and Holy Saviour. The hub of the suburb is the Vermont South Shopping Centre which includes several restaurants and a Coles Supermarket. It is also within five kilometres of major shopping centres; Knox City and The Glen. 
The suburb is also home to 20 parks, covering nearly a third of the suburb.
A famous Vermont South landmark is Pin Oak Court (pictured above), the filming location for ‘Ramsay Street’ from the television show, Neighbours.
RP Data shows that Vermont South’s current median house price is $791,500. This price has seen a steady rise, falling as low as $651,000 in 2013. Over the last 10 years it has risen by more than $300,000. Vermont South’s median price is lower than other suburbs in the area such as Wheelers Hill, which has a median house price of $838,000, and Blackburn, $1,012,500, according to RP Data.
The bulk of dwelling types in Vermont South consists of separate housing with very little flats or semi-detached housing available. Most of the homes in the suburb are occupied by families (79.8%, according to RP Data) with almost half of the properties being fully owned. RP Data says that on average Vermont South families will be repaying $1,800-$2,400 per month on mortgage repayments.
This four bedroom home at <a href="https://www.realestate.com.au/property-house-vic-vermont+south-118286347" target="_blank">2 Yalita Road</a> (pictured below) is currently on the market with a price guide of $800,000 to $880,000. 
<img src="/images/2014/11/14/vermont%20south%20nov%2014%20one.jpg" alt="">
According to RP Data 10.2% of residents in Vermont South are currently renting. The median rent price per week is $465.
This three bedroom property at <a href="https://www.realestate.com.au/property-house-vic-vermont+south-414429135" target="_blank">8 Shearers Court</a> is offering a renting price of $460 per week.
<img src="/images/2014/11/14/vermont%20south%20nov%2014%20two.jpg" alt="">
Andrew Wilson, senior economist for the Domain Group, believes outer east Melbourne offers strong potential growth.
“The whole outer eastern belt of Melbourne is a strong growth region. It’s been Melbourne’s strongest growth region for last two years with 12.7% growth rate, which is equal highest with inner east prices,” Wilson said.
“Vermont South goes under the radar compared to other suburbs such as Blackburn.”
But he says Vermont South is still not cheap.
“The outer east has had Asian buyers in Mount Waverly and Glen Waverley which has helped push prices up” 
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owisniewski-RiYLqnXfKH

Suburb spotlight: Vermont South, a neighbourly suburb with strong potential growth

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It was rather unfairly dubbed the worst house on one of Melbourne's best streets, but that didn't stop 356 Beaconsfield Parade, St Kilda West fetching $3.2 million at recent auction.
It was a two-bedroom, single story house <a href="https://www.realestateview.com.au/Real-Estate/356-beaconsfield-parade-st-kilda-west/Property-Details-sold-residential-7642457" target="_blank">offered through Cayzer's Geoff Cayzer and Michael Szulc</a>.
It was a 296-square-metre corner block, so reflected $10,800 a square metre.
Set on the corner of Mary Street, opposite Catani Gardens and within walking distance to vibrant Fitzroy Street, it had just the one owner since 1981.
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jchancellor-FAypfDUnLy

The "worst house on one of Melbourne's best streets" sells for $3.2 million

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The most recent update to the list of million dollar suburbs in Melbourne has seen 50 reach or exceed that mark.
This is an increase of one on last month with <a href="/news">Caulfield East</a> joining the list. The median value of a house in that suburb is now $1,002,366. Prior to Caulfield East the other recent additions were <a href="/news">Fairfield </a>and <a href="/news">Aberfeldie</a>. Those additions meant that Melbourne now has million dollar suburbs in the north, east, south and west of the city.
The list is headed by the usual suspects; <a href="/news">Toorak</a>, <a href="/news">Deepdene</a>, <a href="/news">Canterbury</a>, <a href="/news">Kooyong</a> and <a href="/news">East Melbourne</a>.  The median house value in <a href="/news">Toorak</a> is now $2.85 million and unlike the majority of million dollar suburbs this number has fallen over the last year.
The suburbs next in line do not contain many surprises but can also tell us a lot about housing values in Melbourne.
The suburbs that are within $20,000 of the million dollar mark are <a href="/news">Prahran</a>, <a href="/news">Carlton North</a>, <a href="/news">Port Melbourne</a>, <a href="/news">Williamstown </a>and <a href="/news">Bentleigh</a>.
Bentleigh is quite typical of the next group of suburbs that will join the list. It would have been quite surprising a few years ago to think of Bentleigh houses costing this much but with 97 selling for over a million in the last 12 months it now a regular feature of the area.
A cursory glance at the ‘for sale’ advertisements shows a suburb undergoing significant change with an increase in multi unit dwellings replacing the older homes on what are now large blocks. These homes coexist with a mixture of styles that are clearly proving to be very popular with buyers.
There are 1,338 auctions scheduled this week in Melbourne compared to 1,270 for the same time last year. The most auctions will be found in <a href="/news">Bentleigh East </a>with 29.
Auctions are generally more popular in the most expensive segment of the market and some suburbs have been recording multiple sales in the ultra expensive category.
A review of suburbs ranked by the number of sales valued at more than $2 million over the last year shows that three had more than 100; <a href="/news">Brighton</a>, Toorak and <a href="/news">Kew</a>. <a href="/news">Camberwell</a>, Canterbury, <a href="/news">Balwyn</a>, <a href="/news">Hawthorn </a>and <a href="/news">Malvern </a>had between 50 and 100. Outside of the leafy inner east there were some interesting results in <a href="/news">Hampton</a>, <a href="/news">Elwood</a>, <a href="/news">Ivanhoe </a>and <a href="/news">Richmond </a>had between 10 and 20 sales over $2 million.
On a citywide basis, the time on market results for houses sold at private sale was stable at a very low 31 days over the last week and vendor discounting remained stable at -4.8%.
Key data
<ul>
<li>Clearance rate week ending 9 November: 65.5%</li>
<li>Melbourne auctions expected week ending 16 November: 1,338</li>
<li>Melbourne private sales time on market week ending 9 November: 31 days (houses)</li>
<li>Melbourne vendor discounting market week ending 9 November: -4.8% (houses)</li>
<li>Listings being prepared for market are 4.3% higher in month ending 9 November (seasonally adjusted)</li>
</ul>
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rlarocca-zWhvjay44N

Bentleigh soon to become a million dollar suburb: RP Data's Melbourne weekend auction preview

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It seems that nobody is happy about Fishermans Bend.

My first impression was that the design guidelines were quite good, but the public response has been scathing since the Strategic Framework Plan was released in late July. The usual old chestnuts of building height and transport provision dominate mainstream coverage of Australia’s biggest urban renewal project, just like they do whenever somebody tries to build above two storeys in suburbia. Occasionally a spectacular oversight breaks the monotony, in the worst way possible.

Still, the most interesting criticism I've heard so far is that this 'might be another Docklands'.

I suspect that the reason the response has been so generic and negative is that there isn't much to set Fishermans Bend apart in people's minds. Without anything distinct to latch on to, discussion naturally turns to standard worries about urban canyons and traffic jams.

This is a concern, because place identity matters. Rapid development without a clear identity is part of the reason Docklands sometimes still feels like a collection of towers, rather than a place.

I believe that the urban design standards advocated in the Strategic Framework Plan should give us a better built form than than in Docklands, if they're adhered to. But in terms of making Fishermans Bend unique and memorable, I think there's a big opportunity that is yet to be taken.

Instead of being remembered as Australia's biggest urban renewal project, Fishermans bend could become Australia's leafiest, lushest, and most sustainable suburb.

On an average year, 1.6 billion litres of rain will fall on Fishermans Bend. The drain at the end of every shower, and every tap, is a pretty steady source of water too. With 80,000 future residents taking showers each day, this greywater is a huge resource stream. It could be cleaned, and recycled, using natural systems of filtration through plants – while greening up the plants in buildings and open spaces.

Water Sensitive Urban Design isn’t a new idea, but this is a chance to do it at a vast scale, and reap accordingly vast benefits. Next time you're in Singapore, set aside a few hours to visit the Gardens by the Bay precinct to see how good this can look - if you can make your way through the crowds.

The greening driven by all this available water could be vertical, too. With good design, many of the new, tall buildings in Fishermans Bend could be covered in plants – like they’ve done at One Central Sydney, an apartment development blanketed in vertical gardens that not only looks fantastic, but also sold hundreds of apartments prior to construction. This aesthetic could be a nice counterpoint to the stark glass and steel of Docklands.

Rooftop greening doesn’t need to just be about beauty: it can also mean local production of food. Rooftop greenhouses, like they’ve got in Montreal and Brooklyn, operate at commercial scale and produce large quantities of food. These greenhouses could serve to cool and purify air for the residents of the buildings below them, too.

Going by current trends, the future 80,000 residents of Fishermans bend will produce around two tonnes of waste each, and around half of this will be organic. That’s 80,000 tonnes of organic waste, each year, going to landfill. Anything organic – whether it’s from the garbage bin or the toilet – can be used to produce natural gas (biogas). Biogas can be burnt in small, neighbourhood-scale gas systems to produce cheap heat and electricity (this is called ‘cogeneration’). Biogas use for cogeneration already happens in Denmark, and plans are in place for Sydney to go down the same path.

Even solar energy benefits from precinct-scale planning; locations best suited for large-scale solar generation (like they’ve got on the roof of the University of Queensland) could be identified, and height controls could ensure that these areas aren’t overshadowed. With 250 hectares to work with, the potential for panels is vast.

If we put all these ideas together, it becomes clear that, with the right combination of creativity and advanced technology, new suburbs can approach self-sufficiency, and in some cases become a source of resources instead of a sink. The devil is often in the detail with these things, but the potential is there – The thing is, planning for sustainability at the precinct scale requires serious government leadership; the current design guidelines for individual developments won't be enough.

Fortunately, tools to measure precinct-scale sustainability are already emerging globally, with the GBCA having recently released the ‘Green Star Communities’ tool, which takes the idea of star ratings beyond the usual focus of individual buildings. It also goes beyond environmental issues, with key parts of the tool focused on issues like liveability, governance, urban design and economic prosperity. It strikes me that these criteria could be helpful in guiding us away from the dire prediction of ‘another Docklands’.

It’s hard to create place from scratch, as the Docklands experience has shown, especially when it’s instantly compared to a CBD that’s over 150 years old. A true sense of place (or a ‘soul’ if you like) comes with age, but here at Fishermans Bend we have the opportunity to make a good start with memorable sustainability and aesthetic initiatives.

To its credit, the Strategic Framework Plan admits that it isn’t complete, and is clear there is plenty of scope for future review. With tower approvals already commencing in this area, I hope we see proactive, precinct-scale sustainability plans to seize the huge opportunities that the current plan isn't pursuing.

After all, the chance to develop a new suburb with a clear identity as Australia’s greenest, right in the heart of Melbourne, really is ‘once in a lifetime’ – as the pollies like to say.

Thami Croeser is a Town Planner at Tract Consultants and a Master of Urban Planning student at the University of Melbourne. Follow Thami on <a href="https://twitter.com/GibbonTake">Twitter</a>.

Lead image courtesy yarrariver.info.
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Tract TC

Fishermans Bend: how to avoid another Docklands

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We’re coming close to Christmas already, with November now in full swing. Unsurprisingly, this has some in the property industry eyeing up what may happen in 2015.
Allworth Homes’ managing director Stephen Thompson has big predictions for what changes may occur.
Many of these appear to be good news for consumers and first home buyers.
Here are his six predictions:
<ol>
<li>
Competition amongst land developers will drive prices down Together with smaller lot sizes (i.e. cheaper), this should bring a swathe of new buyers to the market who would previously not considered building. 
</li>
<li>
Home designs will be small to suit a new market Clever layouts incorporating things like computer nooks and great storage will be a top priority. Separate zones for family living is still important and of course the indoor-outdoor living/kitchen/dining transition must be seamless. 
</li>
<li>
House and land packages v split contracts Whilst the market is ‘hot’, buyers will pay a premium for a package as they’re being sold the repayments as much as the house. However, plenty will still source their own land and select a contract builder – by doing this they save tens of thousands up front, not to mention long term interest repayments. When the market inevitably cools, some of the newer exclusive package builders will withdraw – most either don’t want to do contract work or are incapable. Clients can be quite demanding when it comes to spending their hard earned cash on a new home (and rightfully so) – it takes a contract builder of experience to meet their expectations. 
</li>
<li>
Land availability will be strong in 2015 There’s a lot of land coming to the market late 2014 and into 2015. A lot at affordable pricing, particularly in the Hunter and Illawarra regions. There is pent-up demand for affordable housing. Lot sizes in Sydney will me markedly smaller. In the regions where 600 square metres was the minimum the market found acceptable are looking at 450 as the norm. 
</li>
<li>
Volume home builders will be assessing some alternative materials to bricks Bricklayer availability is a serious issue we’ll have to deal with in the near future. Builders will have to assess the use of different types of material, as well as making sure it stays ‘on trend’. Stephen Thompson said, “People are warming to the idea of alternatives to brick, as long as the alternative maintains all the benefits of traditional brick veneer. Looks, insulative properties and the ‘knock test’ has to be passed. Rendered and painted requires less frequent maintenance than it once did with modern materials.” 
</li>
<li>
Multigenerational living is on the rise A lot of new home buyers are now following the trend toward ‘future-proofing’ their new home design. That is, designs that allow, with a small amount of renovation work, a former living area to be converted into sleeping accommodation with bathroom access, for example. Homes with versatile spaces that can be used in different ways and accommodate multi-generational living will continue to be in high demand in the coming years.</li>
</ol>
Source: Allworth Homes
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Six home building and design trend predictions for 2015: Allworth Homes

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The Downs Street, Brunswick house used as surety in Tony Mokbel's controversial 2004 bail, has returned to the market after the sale of earlier this year failed to settle.
Glenn Bartlett from Woodards Carlton has the listing again, this time offered at $1.23 million, having accepted a pre-auction offer above the $1.1 million that was being publicly sought before February's auction.
The <a href="https://www.woodards.com.au/index.cfm?pagecall=property&amp;propertyid=2734196" target="_blank">empty double-storey house</a><a href="https://www.woodards.com.au/index.cfm?pagecall=property&amp;propertyid=2581524" target="_blank" style="line-height: 1.3em;"> </a>sits on 500 square metres, but unlike its portrayal on the Channel 9 mini-series Underbelly and Fat Tony &amp; Co, is of modern dimensions not boom Italianiate.
The previous marketing made cryptic mention of its status when noting the "impressive size and scale are the hallmark of this imposing family home, made even more memorable for its role in Melbourne's contemporary history".
It has a 13 metre x 33 metre <a href="https://www.woodards.com.au/index.cfm?pagecall=property&amp;propertyid=2581908" target="_blank">block next door</a> currently used for pool and garden. They sold last for $850,000 and $550,000 in 2010.
{yoogallery src=[images/stories/2014/02/27/brun2]}
Property Observer understands Mockel paid $200,000 in 1999 after paying $160,000 next door in 1996 for the larger home.
Ownership of the property was transferred to the Attorney-General of Victoria in late 2009, under the Confiscation Act 1997.
It was the site of a clandestine drug lab which was revealed after it caught fire and exploded. Crime writer John Silvester wrote that following its February 1997 fire, detectives ascertained the lab had produced 41 kilograms of pure methylamphetamine with a street value of $78 million.
He wrote that detectives believed the Downs Street lab helped Mokbel progress from a mid-level drug trafficker to the biggest in Australia over the 1990s.
While Mokbel was not arrested over the drug lab, his friend Paul Howden was badly burnt, charged and later sentenced to four years in jail.
The property was surety when securing his bail in 2004.
It emerged the property was part of a family trust, JR Mokbel Pty Ltd, an ownership structure which hampered efforts to sell the property after Tony Mokbel fled.
After his return from Greece, Mokbel was jailed for 30 years, with a minimum of 22 years, in 2012 over his international drug business. The judge described him as "intelligent and a cunning person".
While on the run in Athens in 2007, Tony instructed his associates to look after his late mother, Lora, who was living in the family's Brunswick home.
Lora Mokbel raised her four sons after her husband Sajih's death in 1980 when Tony was 15. The family had migrated from Lebanon in 1974.
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Crime boss Tony Mokbel's former Brunswick house back for sale

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A media release this week was positively gushing in its eulogy of the Brisbane inner city apartment market. Sales are surging, it said, and the level of new construction in the pipeline was a cause for celebration. The market, apparently, “continues to shine”.
From where I’m sitting, sales are not surging and the new construction – 14 new projects with 1,400 apartments were launched in the June quarter alone - will make worse an existing oversupply.
The thing is, the people building, promoting and selling apartments are concerned only about finding buyers. They’re not interested in the broader consequences of the projects that are earning them money.
If the apartments in the current project sell, they pocket the profits and commissions, and move on to the next one.
Others have to deal with the carnage created by their projects. And there will be repercussions from the overbuilding of apartments in Brisbane.
The situation in the Brisbane inner city market is not (yet) as serious as that in Melbourne, where the existing oversupply is serious and the future oversupply will border on catastrophic.
But Brisbane is heading down the same slippery slope to surplus as Melbourne.
In Brisbane, as in Melbourne, Sydney, the Gold Coast and other major unit markets, the inspiration for the high level of new building is the Chinese investment market. Everyone is targeting Chinese investors.
Developers and their marketing stooges don’t care about the vacancy rate figures. That’s someone else’s problem. If they can flog their apartments to Asian buyers, nothing else needs to be considered.
The people who will feel the most pain in the future will be the investor buyers. High vacancies will push down rents and the returns they will earn from their investment. That in turn will undermine values.
Others will suffer. Owners of existing properties in or near the inner city will also find it hard to tenant their properties and will have to cut rents. Their values will fall also. Home owners in those areas will be equally affected by falling values.
Overbuilding is a constant and recurrent problem in inner city apartment markets. It’s the reason capital growth rates have been so poor in Brisbane.
The average annual rise in the median unit price in the Brisbane CBD has been around 3% per year over the past five years and also the past 10 years. In real terms, capital growth has been negligible at best.
Suburbs just outside the CBD, including Kangaroo Point, Fortitude Valley and South Brisbane, have similar track records.
This week’s media release claims sales are now “surging” in the Brisbane inner city apartment market. Not according to the sales data I’m seeing. Sales levels did rise last year, with every quarter producing an increase in sales volumes. But the market peaked in the December 2013 quarter and sales activity has declined in 2014.
That probably explains why there has been little price growth in evidence recently. According to Australian Property Monitors data, there was no change to median prices in the CBD and Woolloongabba in the most recent quarter, a rise of about 1% in Fortitude Valley and South Brisbane, and a 4% decrease in Kangaroo Point.
The real issue is that the Brisbane inner city areas already have too many apartments. The CBD and the near city suburbs all have vacancy rates in the 3.5% to 4.5% range. Those vacancy levels would not cause undue concern, except that massive levels of new supply are in the pipeline.
The writer of this week’s media release was clearly excited about the new projects coming up. It scoffed as the “predictable murmurings” about oversupply. But the concerns are real and well-placed. Dozens of new highrise apartment buildings are under construction or in planning, bringing thousands of new units to an oversupplied market.
There’s been a lot of media about the potential for prices to fall because of a “bubble”. There is no bubble in Australian property prices but there is a real threat of value decline in many major markets caused by developer overbuilding.
We’ve seen many times in the recent past how much damage oversupply can do and how much angst it can cause to property owners, including both investors and home owners, when values fall.
The Gold Coast has just emerged from years of falling property values - many people own properties worth less than they paid four or five years ago. The median unit price in Surfers Paradise is still lower than it was in 2009.
Owners of property in Gladstone have suffered double-digit value losses, not because of a decline in demand but because of absurd levels of overbuilding by developers. What were they thinking?
Where overbuilding has coincided with a sharp drop in demand because of a pause in the resources sector, values have dropped as much as 40% from their peak levels, including in Karratha in Western Australia and Moranbah in Queensland.
Inner city apartment markets, including those in Brisbane, face the same risk.
I’m not sure what the solution is, with councils and state governments eager to approve anything that’s proposed and trumpet the outcomes as a construction boom benefiting everyone. Until Chinese investors realise they’re being sold over-priced apartments for which there is little or no tenancy demand, developers will continue throwing up high-rise in inner Brisbane and elsewhere.
The outcome, in some places at least, will be a market crash that will be ugly to behold.
I’m urging investors and owner-occupiers to stay well away from these markets.
You can contact Terry via <a href="https://mailto:ryder@hotspotting.com.au" target="_blank">email</a> or <a href="https://twitter.com/hotspotting" target="_blank">Twitter</a>. 
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terryryder-YECXbqmri2

Brisbane on the slippery slope to oversupply

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Purchasing a property at the LK property showcase in Sydney this weekend could earn buyers up to 1 million Qantas frequent flyer points. 
Larry Kestelman, a property developer with more than 20 years’ experience, has utilised the offering on prior property projects by his LK Property Group.
The<a href="https://lkproperty.com.au/sydneypropertyshowcase/" target="_blank"> LK property showcase in Sydney</a> at the Hilton Hotel on 14 November and 15 November 2014 will feature Melbourne projects for investors or home buyers.
The projects on offer are Gisele South Yarra, The Marc St Kilda, Carrum Park, Barkly Place at West Footscray and The Opus Tower at Southbank. 
Christian Numa, from AmityReal Estate, will present a seminar on investing in property in Melbourne.
Since mid-2013 Larry Kestelman’s LK Property Group has <a href="https://lkproperty.com.au/qantas.php" target="_blank">marketed Qantas frequent flyer points </a>with the purchase of units in its developments when for every dollar paid on the deposit and balance of a unit, the developers will credit a frequent flyer account with one point.
<img src="/images/stories/2013/08/qantas-offer-aug-29-one.jpg" alt="qantas-offer-aug-29-one" width="470" height="170">
The deal between the developer and Qantas was reportedly struck after more than a year of negotiations.
Kestelman, who also founded internet provider Dodo and owns the Melbourne Tigers basketball team, has previously indicated high level of inquiries about the properties accompany any Qantas points offering.
LK Property Group have successfully developed a range of luxury apartments and residential dwellings working in partnership with some of Melbourne’s leading architects, including Rothelowman and Bruce Henderson. 
Buyers must be a member of the Qantas Frequent Flyer program to earn points, providing their Qantas Frequent Flyer membership number to the accredited agent prior to the payment of the deposit. 
Qantas Points will be credited in two stages. Stage 1: upon the contract becoming unconditional and full deposit being paid. Stage 2: upon settlement of the Property and the balance of the purchase price being paid. 
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