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.

Joel Robinson

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

Perth development giant Finbar Group has completed its acquisition of the prominent 236 Railway Parade site in West Leederville, a year after first flagging plans for the transit-oriented development that will become its next major apartment project in Perth's inner west.

The ASX-listed apartment developer has secured the 4,997 sqm mixed use-zoned landholding opposite West Leederville Train Station for around $15 million, paving the way for the proposed Rosslyn Quarter development. The project is expected to deliver <a href="https://www.apartments.com.au/new-apartments/236-railway-parade-west-leederville-wa-6007">around 240 apartments across two towers</a>, alongside ground-floor commercial space.

The acquisition effectively concludes a process that began in mid-2025 when Finbar announced it had entered into a contract to purchase the site, subject to development approval and the finalisation of planning settings under the West Leederville Precinct Structure Plan. At that time, the company outlined plans for a pair of 18-storey towers with an estimated end value of around $200 million.

The site sits within the emerging Rosslyn Quarter precinct, approximately two kilometres from the Perth CBD and directly opposite the West Leederville Train Station. The location also places future residents within walking distance of the West Leederville Shopping Centre, Leederville's hospitality strip, and the neighbouring Subiaco activity centre.

Finbar CEO Ronald Chan said the acquisition builds on the developer's previous experience in the suburb, where it delivered the Motive Apartments project in 2017.

"We have previously enjoyed great success in developing in the West Leederville area given its excellent existing amenity and close proximity to the CBD, Leederville, Subiaco, and the West Leederville train station," Chan said.

He said the scale of the site would allow Finbar to deliver a well-located apartment project while strengthening its long-term development pipeline.

"The substantial scale of this site, with proposed potential for two eighteen-storey towers, will allow the Company to obtain scale benefits which will underpin the delivery of a medium-cost, well-located project," Chan said. "Importantly, this acquisition diversifies and strengthens our long-term development pipeline across metropolitan Perth, enabling us to time our product delivery strategically in line with market conditions."

According to Sterling Property, which brokered the transaction, the site was one of the most significant development opportunities to come to market in Perth's western suburbs in recent years.

Sterling Property Managing Director Brian Neo said opportunities of this scale in established inner-city locations remain tightly held.

"Sites of this scale and calibre, directly opposite a train station and within two kilometres of the CBD, are rarely offered to the market. When they are, they attract serious capital," Neo said.

The acquisition comes as Perth's apartment market continues to contend with limited development-ready sites in established suburbs, particularly those benefiting from both existing transport infrastructure and supportive planning frameworks.

With the West Leederville Precinct Structure Plan now adopted, Finbar can move forward with design development and the development approval process for what is expected to become one of the largest new apartment projects proposed in the suburb.

Finbar completes West Leederville site acquisition for Rosslyn Quarter project

The Gold Coast economy has grown by 25 per cent since 2020/21 to surpass $55 billion, but perhaps the more significant story is what sits behind the headline number.

For decades, the Gold Coast has been viewed through the lens of tourism, lifestyle and population growth. The latest State of the City Report suggests that perception is increasingly out of step with reality.

Released by Invest Gold Coast, the report ranks the Gold Coast as Australia's largest non-capital city economy and, perhaps more notably, second nationally behind Sydney for Economic Complexity, a measure that assesses the diversity and sophistication of an economy.

It's a result that places the Gold Coast ahead of Melbourne, Brisbane, Perth and Adelaide, highlighting the extent to which the city's economic base has broadened beyond its traditional industries.

Today, the Gold Coast supports more than 350,000 jobs, is home to over 83,000 businesses and generates $19 billion in annual exports. Manufacturing now accounts for 62 per cent of international export growth, while sectors including health, education, advanced manufacturing, technology and professional services are becoming increasingly important contributors to the local economy.

[smartcode_project:default project_id=150017 project_image_fid=372547]

Gold Coast Mayor Tom Tate said the report confirmed the city's evolution into one of Australia's most significant economies.

"The Gold Coast economy continues to grow at an incredible pace. This is no surprise to those of us who have watched the evolution up close," Mayor Tate said.

"As one of the most entrepreneurial, investment driven and opportunity focused economies in the country our ambition has been realised and possibilities are endless.

"The Gold Coast has built a reputation as the city that says yes. We say yes to investment, yes to opportunity and yes to people who want to build something.

"It's this mindset helping us drive major growth across health, advanced manufacturing, screen production, marine, technology and the knowledge economy."

[smartcode_project:default project_id=149670 project_image_fid=360975]

While population growth has been one of the defining stories of the past decade, the report points to a broader economic transformation taking place.

The city's knowledge economy now contributes $7.9 billion annually and supports around 31,000 jobs, while the health and wellbeing sector contributes $5.2 billion and employs more than 42,000 people. Together, the six priority sectors identified in the report account for almost $24 billion in economic output and more than 145,000 jobs.

One of the strongest examples is the Gold Coast Health and Knowledge Precinct at Southport. The 200-hectare precinct now contains more than $5 billion worth of health, education, research and innovation infrastructure and supports over 16,000 jobs.

The report also highlights the growing role of advanced manufacturing, particularly in aerospace, defence and modular construction.

Gold Coast-based Gilmour Space Technologies recently became the first Australian commercial company to attempt an orbital launch, while companies including Modscape and ModnPods are helping establish the Yatala-Stapylton corridor as one of Australia's fastest-growing advanced manufacturing hubs.

The city's entrepreneurial culture is also translating into business growth.

Since 2019/20, the number of businesses operating on the Gold Coast has increased by 22 per cent, while firms employing more than 200 people have grown by 80 per cent. The report suggests the next challenge is converting more local start-ups and medium-sized businesses into nationally significant companies.

Development activity remains another key indicator of confidence.

There are currently more than $23 billion worth of major projects underway across the Gold Coast, supported by a record 75 active cranes, a figure that now exceeds Brisbane and represents a 150 per cent increase since 2016.

[smartcode_project:default project_id=112024 project_image_fid=343235]

Importantly, the report notes the next phase of investment will need to extend beyond residential development.

While 93 per cent of crane activity is currently tied to housing, Invest Gold Coast argues future investment will increasingly need to focus on cultural, civic, infrastructure and industry-enabling projects that strengthen the city's long-term economic resilience.

Invest Gold Coast Chair Will Hodgman said the city was now benefiting from years of economic diversification.

"What is happening on the Gold Coast is the result of the city's economic base broadening, fuelled by industries with long-term, high-growth potential," Mr Hodgman said.

"This is no longer a secondary Australian economy, the Gold Coast is becoming a globally connected city with deeper capability across health, knowledge and creative industries, advanced manufacturing, technology and exports."

[smartcode_project:default project_id=108274 project_image_fid=365786]

Looking ahead, the Gold Coast's population is projected to exceed one million residents by 2046.

For a city that was once largely defined by tourism and lifestyle, the latest figures suggest the Gold Coast is becoming something more significant, one of Australia's most diverse and economically sophisticated urban economies, and increasingly one that national and international investors can no longer afford to overlook.

75 cranes, $23 billion pipeline and a $55 billion economy: Inside the Gold Coast economic boom

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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I have been following the latest run of property propaganda in the media with great interest. 
The only part that remains missing (by coincidence) is that the markets are in fact cooling. The reality is that, despite being an agent (the majority miss this point), I think this is a positive sign.
It should be noted that the Reserve Bank of Australia (RBA) have already made this observation some time ago. What, no bubble? Well that was property propaganda. 
Some are simply hellbent on misrepresenting the statistics that are quite simply totally irrelevant to the argument. No, let’s be polite and call it a discussion – albeit biased for personal gain.
Australian Property Monitors (which is owned by Fairfax Media) was quick to release its September quarter results noting that <a href="/expert-insights/buying/sydney-strength-drags-along-slowing-house-prices-apm">the national median house price was up 1.2%</a> in the last quarter. Who cares what the national median does; it’s totally irrelevant. If a vendor asked a real estate agent to appraise their property and they started quoting the national median price then the Sydney median price they would be laughed out of the home.
The national result was the lowest since March quarter 2013 and wait for it – house prices were down in Brisbane (-1.3%), Adelaide, Perth (-1.5%), Canberra (-1.7%) and Hobart. Darwin prices were up (2.9%), Melbourne struggled with just 1.0% and Sydney was up 3.8%.
Based on this data I’ll make three quick observations: Melbourne will in all probability be in negative growth territory by the end of the December quarter, Sydney will stagnate as investors are pumping this statistic and the next RBA rate move (sometime in 2015) will be down. 
So let’s stop for a moment and give credit where it’s due – the RBA have read the Australian domestic market perfectly.
Contrary to what property propaganda bashers would have you believe, this is a very soft landing with absolutely no bubble-pop or monumental crash of epic proportions. 
I’ve argued long and hard for years that it is only when you analyse the housing market statistics by a ‘single’ municipality that you get an accurate assessment. When you do critique the performances of, say, the 38 Sydney municipalities, there is nothing to write home about. 
<a href="/news/nsw/not-all-sydney-areas-are-booming-the-citys-three-worst-performing-regions">Not all Sydney areas are booming: The city’s three worst performing regions</a> – Yes! 
Breaking data down by region, which by the way is not politically but rather media incorrect, is not how they want demographic property markets displayed for human consumption.
The preferred media modus operandi is obviously to bundle market data given the media organisations (News Limited and Fairfax Media) rely heavily on newspaper advertising revenues.
 Unfortunately these statistics (median price growth) don’t include how much of this growth was attributed to the investor splurge (local and overseas) – although there are some important observations to be made from the following graphs.
<img class="aligncenter size-full wp-image-202706" src="https://www.rwm.com.au/files/2014/10/23-10-2014-12-05-51-PM.jpg" alt="23-10-2014 12-05-51 PM" width="613" height="321">
<img class="aligncenter size-full wp-image-202708" src="https://www.rwm.com.au/files/2014/10/23-10-2014-12-07-14-PM.jpg" alt="23-10-2014 12-07-14 PM" width="562" height="370">
Now it’s no coincidence that we see an almighty upward swing (above) from September 2012 in the second graph. Only when you cross reference this graph to the RBA Cash Rate Target data do you see that on 7 August, 2013 the cash rate dropped to the current position of 2.50%. Investor returns were being decimated in the financial markets, so a property investor assault was inevitable and continues to this very day.
Now we read that negative gearing needs to be abolished despite recent revelations that Sydney for the first time in decades is seeing rents declining – which again is a positive sign. It is inevitable that one day the government will critique negative gearing (just don’t hold your breath).
As strange as this may sound given Australia’s mining industry continues to decline and the real estate and associated industries remain the largest employer within Australia. Where would the Australian economy be today without negative gearing?
Negative by name, whilst positive by result!
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The market is cooling - and that's a good thing

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Seven of the 10 most expensive sales of the week were in Victoria, according to RP Data.
But it wasn't enough to push New South Wales out of the top spot, with the <a href="/expert-insights/buying/darlinghurst-apartment-sells-prior-to-auction-for-5-million">$5 million sale</a> of a Darlinghurst apartment in The Residence.
A Federation era Camberwell estate took out the next highest ranking. The four bedroom renovated home sold for $4.45 million.
RP Data's top 10:
<img src="/images/2014/07/04/yellow-one.jpg" alt="">71/18 College Street, Darlinghurst, NSW <img class="img-responsive" src="/images/2014/10/27/darlinghurst_0000_1.jpg.jpg" alt="Darlinghurst apartment sells prior to auction for $5 million"> 
The three bedroom, three bathroom apartment on the 16th floor in the north east corner of The Residence sold for $5 million pre-auction through Laing Real Estate Elizabeth Bay.
It was purchased by the seller for $4.8 million in November 2012.
<a href="https://www.domain.com.au/property/for-sale/house/vic/camberwell/?adid=2011471983" target="_blank"><img src="/images/2014/07/04/yellow-two.jpg" alt="">22 Victoria Road, Camberwell, Vic</a>
 <img src="/images/2014/10/28/2camber.jpg" alt="">
Tavistock was designed by Ussher and Kemp, the prolific Federation era Melbourne architects who made their mark throughout Melbourne's eastern suburbs. The four bedroom, four three bathroom house has been renovated and extended. Each of the bedrooms has built in robes, while the master bedroom has an adjoining nursery or dressing room.
The home has a north facing sitting room with a marble open fire place, a formal dining room and a living area which extends outside to an entertaining deck with a barbecue kitchen and a pool.
It was sold for $4.45 million through Jellis Craig Hawthorn.
<a href="https://www.realestate.com.au/property-house-vic-canterbury-118042839" target="_blank"><img src="/images/2014/07/04/yellow-three.jpg" alt="">19 Victoria Avenue, Canterbury, Vic</a> <img src="/images/2014/10/28/3.jpg" alt="">
This single storey Canterbury home sold for $4 million through Kay &amp; Burton Hawthorn. The period residence, with interiors renovated by Neil Architecture, sits on a 1,200 square metre landscaped plot.
The house features hardwood floors throughout, with multiple living and entertaining areas, four bedrooms, two bathrooms and a study. In the west-facing backyard, there is a pool and pool house.
Vendors paid $706,000 for the house in Canterbury's tree lined Victoria Avenue for $706,000 in 1990.
<a href="https://www.realestate.com.au/property-house-vic-williamstown-117978587" target="_blank"><img src="/images/2014/07/04/yellow-four.jpg" alt="">45 The Strand, Williamstown, Vic</a> <img src="/images/2014/10/28/4.jpg" alt="">
The only Melbourne home west of the CBD to crack to the top 10 this week was a three bedroom Williamstown offering. The bayside house sold for $3,876,000 through Greg Hocking Elly Partners Williamstown.
The 1985 house sits on a 721 square metre plot with 21 metre frontage to The Strand, which runs along the bay. City and bay views are available from almost every room of the home. The house also includes an indoor pool, spa and bar.
Despite its high price, the vendors made a loss on the home, having purchased it in November 2007 for $4,175,000.
<a href="https://www.11malinst.com/" target="_blank"><img src="/images/2014/07/04/yellow-five.jpg" alt="">11 Malin Street, Kew, Vic</a> <img src="/images/2014/10/28/5.jpg" alt="">
A contemporary home in Melbourne's private school belt sold for $3.61 million through Jellis Craig Hawthorn last week.
The four bedroom house on a 627 square metres has limestone floors, wool carpets and double glazed windows. There are three bathrooms, a lounge and dining area with a wet bar and kitchenette, a main kitchen with butler's pantry, home cinema and store room or cellar.
The living and dining area opens via stacker doors onto an outdoor entertaining area via stacker doors, which overlooks a pool.
Vendors purchased the property for $1,225,000 in 2009.
Article continues on the next page. Please click below.
<hr class="system-pagebreak">
<a href="https://www.domain.com.au/property/for-sale/house/vic/st-kilda-west/?adid=2011454310" target="_blank"><img src="/images/2014/07/04/yellow-six.jpg" alt="">356 Beaconsfield Parade, St Kilda West, Vic</a> <img src="/images/2014/10/28/6.jpg" alt=""> After 33 years of ownership, the vendor of this modest two bedroom home sold it for $3.2 million.
The St Kilda brick house on a 296 square metre corner plot is located opposite Catani Gardens and within walking distance of Fitzroy Street. The home has 10.1 metres of frontage.
The home currently has a central living room, a double garage and a private courtyard. It sold through Cayzer Real Estate.
<a href="https://www.domain.com.au/property/for-sale/apartment-unit-flat/vic/toorak/?adid=2011475018" target="_blank"><img src="/images/2014/07/04/yellow-seven.jpg" alt="">2/18 Grange Road, Toorak, Vic</a> <img src="/images/2014/10/28/7.jpg" alt=""> A first floor apartment in Toorak sold for $3.17 million through RT Edgar Toorak. One of three in the complex, the apartment was designed by the late Melbourne architect Wayne Gillespie.
The apartment with ornate furnishings is situated directly opposite the Toorak Village, and features a wide gallery hallway, granite kitchen and a living and dining area that opens onto an entertaining terrace.
The home also includes three bedrooms, a home theatre room and parking for two cars. The sellers bought it in November 2010 for $3.05 million
<a href="https://www.realestate.com.au/property-house-nsw-mona+vale-118267899" target="_blank"><img src="/images/2014/07/04/yellow-eight.jpg" alt="">24 Rednal Street, Mona Vale, NSW</a> <img src="/images/2014/10/28/8.jpg" alt=""> This four bedroom, four bathroom waterfront home sold for $3.15 million through LJ Hooker Collaroy, the first time it's changed hands in 30 years.
The house has a family living area with wet bar, a formal dining area and a formal lounge with a sandstone fireplace. It features an entertaining terrace, a pool, sauna and lawns that extend to the water's edge.
The property also includes a slipway, a boat storage room and a deep waterfront berth.
24 Rednal Street sold after almost a full year on the market. The owners previously listed it briefly in 2006 with a price guide of $2.1 million, and again in 2010.
<a href="https://www.realestate.com.au/property-house-nsw-double+bay-118019155" target="_blank"><img src="/images/2014/07/04/yellow-nine.jpg" alt="">8 Epping Road, Double Bay, NSW</a> <img src="/images/2014/10/28/9.jpg" alt=""> Raine &amp; Horne Double Bay sold this four bedroom, two bathroom house for $3.1 million.
Sitting on a dual access 273 square metre level block, the house opens onto the garden area, with a heated plunge pool. Each of the double sized bedrooms offers direct outdoor access.
The house was purchased by the vendors in March 2001, who paid $1,667,000.
<a href="https://www.realestate.com.au/property-house-vic-black+rock-118039583" target="_blank"><img src="/images/2014/07/04/yellow-ten.jpg" alt="">26 Love Street, Black Rock, Vic</a> <img src="/images/2014/10/28/10.jpg" alt=""> This north facing bayside home sold for $3.1 million through Buxton Sandringham.
The house has four bedrooms and three bathrooms, with a home office and was built by Pascall Projects. The master wing on the home's lower level features a double ensuite with an Apaiser Stone bath and a mirrored dressing room.
The large kitchen has a butler's pantry, while the lower level living space opens to the outside, with a pool, decks and a pond.
Vendors bought the 606 square metre property for $730,000 in 2004.
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jrichardson-uRX5hFdKfN

Victorian prestige homes dominate RP Data's top 10 sales of the week

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Home buyers looking for affordable options on the Gold Coast may not be thrilled to know that the average price for a new apartment in the area is sitting at $812,045, according to Urbis Research’s Gold Coast Apartment Report.
However, there are two new development projects offering apartments for under $400,000.
These projects are:
<ul>
<li>
<a href="https://www.sage-apartments.com.au" target="_blank">Sage</a> in Merrimac (from Minamarc Pty Ltd), pictured above: Two bedroom, two bathroom apartments in stage one from $345,000 to $369,000, averaging more than 90 square metres. 
</li>
<li>
<a href="https://azzuragreens.com.au/" target="_blank">Azzura Greens</a> in Hope Island: A resort complex that offered 159 one and two bedroom apartments, from approximately $330,000 upwards.</li>
</ul>
Sage Apartments sale manager, Elena Marchetti, said that the level of sales and enquiry in recent months have been strong, reflecting upwards growth figures in the median price – with Merrimac’s median lifting to $380,000 (a 25% uptick, potentially due to the new developments in the area), a vacancy rate of 1.03% and an estimated yield at the 6.1% mark.
Sage represents one of the few entry level projects on the Gold Coast and has also seen a high level of investor enquiry.
"The majority of the apartments we have sold to date have been taken up by interstate investors and local first home buyers who wanted an affordable property with potential for growth, in a central location," she said.
"While Sage is considered entry level stock, purchasers are also saying that they are extremely impressed by the high quality of fittings and finishes in the apartments.”
Their display apartment is open next month, with their first building of 24 apartments completed in early-2015. Body corporate fees are $47 per week for some apartments.
Sage Apartments were recently labeled a “Matusik Property Pick” for these seven reasons:
<ol>
<li>Quality stock, well-priced, well-designed. 
</li>
<li>Population growth area, with growth stronger than projected. 
</li>
<li>Undersupply is evident with greatest rental demand for affordable attached dwellings. 
</li>
<li>Strong demand from young rental and first home buyer market, plus locals downsizing. 
</li>
<li>Tight local vacancy rate. 
</li>
<li>Over 67,500 people work in the local area with a strong employment backbone. 
</li>
<li>The Gold Coast market generally is in a recovery upswing.</li>
</ol>
Meanwhile, Hope Island’s Azzura Greens is a resort complex for holiday purchasers, rather than for standard residential buyers.
A few properties are available, such as a two bedroom, two ensuite offering for $357,000 on the top floor. It also includes a car park.
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jduke-EHk3XBmHkn

Two new Gold Coast developments offering sub-$400,000 options

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The recent ANZ Australian Housing Market Update has pointed to a broadly positive outlook for sales and price growth in the coming months.
The depth of home buyer demand in Melbourne was tested over the recent record breaking auction weekend, said ANZ Research’s David Cannington.
“Melbourne’s clearance rate held up well (70.6%), reflecting solid home buyer sentiment,” Cannington explained using RP Data's statistics.
Meanwhile, Cannington noted that Sydney’s clearance rate of 78% was also indicative of buoyant home buyer sentiment.
Analysis of Sydney's weekend auction results differed, <a href="/expert-insights/buying/sydney-october-auction-strength-easing-says-apm-but-rp-data-proffers-otherwise">with APM and RP Data at odds with each other over the market’s movements</a>.
Cannington said that auction clearance rates have eased since their early-2014 peaks, pointing to further moderation in house price growth “in coming months”. However, ANZ remain “cautiously optimistic” in their outlook.
In recent weeks, Sydney, Melbourne and Perth have recorded the strongest growth in home prices, with Adelaide posting lower results. 
“Nonetheless, looking through the weekly volatility, home prices are increasing in trend terms across all capital cities, reflecting a broadly positive outlook for housing sales and price growth in the coming months,” Cannington said.
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Broadly positive house price outlook for rest of 2014: ANZ

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Josh Rowe is the chief executive of realAs, a property price prediction website and application.
According to Rowe, the <a href="https://realas.com/home/" target="_blank">realAs</a> algorithm, which is constantly being refined, produces predictions which fall within 5% of the eventual sales price. Users are able to compare the realAs prediction with the price guide provided by agents and the final sale price.
For buyers who are frustrated with auctions where prices spiral well above the price guide (and their budget), the application provides an alternative price estimate to that provided by real estate agents.
Property Observer spoke to Rowe about underquoting, and how buyers can navigate the available information to make their own price predictions.
Can you explain the problem of underquoting?
Underquoting is where a real estate agent will give a price for a property which is below what the property is likely to sell for. And it's a marketing tactic.
It's designed to bring people to an auction; to either drive the buyer's up in price, who they might not have captured before, or just get a lot of people there, to drive and get sa real kind of excitement there.
If you walk past a retail store or restaurant and see its busy, you'll be more attracted to it. If you walk past an empty restaurant or an empty retail store, you might keep walking.
What are the costs to the buyer?
I think the challenge for buyers is firstly the amount of time they invest in searching for a house.
And there are so many things a buyer looks for.
They'll spend their time out there going for open inspections, going to auctions. They might do building inspections, spending some cash, understanding what's going on.
So for buyers, when the price goes well above what they've been quoted originally, to outside of their price range, they feel frustrated.
And they're angry. I've spoken to buyers in my own sububrb about what happens when they see underquoting - and some have wasted many months, six months, looking for properties, until they've found one that they've worked out - they've almost worked out the difference between what real estate agents really told them, and what the price was likely to be.
How informed do you think buyers really are about underquoting? Is it an industry thing, or are buyers quite savvy about it?
I think people are aware that underquoting exists. But there's no one percentage that real estate agents underquote by. So that's the biggest challenge.
People might take five to 10 years between purchasing houses. So generally when you've been out of the market for that kind of period, whether you're buying for yourself to live in or buying to invest, you've forgotten that you've lost five years of where the market is up to.
When I talk to my friends about how they research the market, they build their own spreadsheets. They almost do the manual version of realAs, I suppose. They build a spreadsheet up, and they go: "Here's a real estate agent. Right. His name is Fred, agency is this, quoted for this, sold for that".
So they manually go through almost weekend by weekend, just tracking the results, til they go, "Right, this is where the market is at, I can start searching".
So they almost build their own algorithm and database themselves. And that's a lot of effort! Why should they have to do that?
Underquoting is only half the issue. Overquoting in private sales equally as frustrating for buyers too. Real estate agents will start with a high price, and generally over a period of time will move their price down in order to attract a buyer, to a price a buyer is willing to pay. Because buyers are the ones who choose what a house is worth, not a seller.
Obviously building up your own database is a quite labour and time intensive thing to do. What are some other steps buyers can take to protect themselves from underquoting or having their time wasted by that kind of practice?
There are many resources out there.
There are more and more websites out there that are making information more transparent. Some are free - you can go to websites like onthehouse.com.au, you can use websites like RP Data, you can see oldlistings.com.au.
Potentially you could trust a real estate agent who wasn't the seller. And buyer's agents generally have a good understanding of where the market's at as well.
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Underquoting: Q&A with realAs' Josh Rowe

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A preliminary weighted average clearance rate of 70.5% was recorded this week across capital cities compared to 68.6% last week and 71.8% this time last year.
This was a strong week for auctions nationally and results suggest that the remaining eight weeks should provide good outcomes for sellers and plenty of choice for buyers.
<a href="https://blog.rpdata.com/wp-content/uploads/2014/10/20141027-Capital-City.jpg" rel="wp-prettyPhoto[g3902]"><img class="aligncenter size-large wp-image-3903" src="https://blog.rpdata.com/wp-content/uploads/2014/10/20141027-Capital-City-580x426.jpg" alt="RP Data auction review | Capital City" width="580" height="426"></a>
In Sydney a preliminary clearance rate of 78.1% was recorded compared to 72% last week and 79.7% last year. After two lackluster weeks the Sydney market has returned to trend.
<a href="https://blog.rpdata.com/wp-content/uploads/2014/10/20141027-Sydney.jpg" rel="wp-prettyPhoto[g3902]"><img class="aligncenter size-large wp-image-3904" src="https://blog.rpdata.com/wp-content/uploads/2014/10/20141027-Sydney-580x382.jpg" alt="RP Data auction review | Sydney" width="580" height="382"></a>
In Melbourne there was a preliminary clearance rate of 70.6% recorded compared to 71.7% last week and 71.9% this time last year. Not only were there a record number of auctions, but a record number of homes sold at auction. The previous high of 1,163 from a year ago was surpassed.
<a href="https://blog.rpdata.com/wp-content/uploads/2014/10/20141027-Melbourne.jpg" rel="wp-prettyPhoto[g3902]"><img class="aligncenter size-large wp-image-3905" src="https://blog.rpdata.com/wp-content/uploads/2014/10/20141027-Melbourne-580x379.jpg" alt="RP Data auction review | Melbourne" width="580" height="379"></a>
In Brisbane a preliminary clearance rate of 50.6% was recorded compared to 46% last week.
<a href="https://blog.rpdata.com/wp-content/uploads/2014/10/20141027-Brisbane.jpg" rel="wp-prettyPhoto[g3902]"><img class="aligncenter size-large wp-image-3906" src="https://blog.rpdata.com/wp-content/uploads/2014/10/20141027-Brisbane-580x378.jpg" alt="RP Data auction review | Brisbane" width="580" height="378"></a>
Adelaide recorded a clearance rate of 55.6% compared to 53.3% last week.
<a href="https://blog.rpdata.com/wp-content/uploads/2014/10/20141027-Adelaide.jpg" rel="wp-prettyPhoto[g3902]"><img class="aligncenter size-large wp-image-3907" src="https://blog.rpdata.com/wp-content/uploads/2014/10/20141027-Adelaide-580x387.jpg" alt="RP Data auction review | Adelaide" width="580" height="387"></a>
In Canberra a clearance rate of 58.3% was recorded.
In Perth a clearance rate of 28.6% was recorded.
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Records broken in auction market: RP Data's weekend auction wrap

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Despite speculation of a slowdown in 2015, following Melbourne's weekend auction results Wakelin Property Advisory’s Richard Wakelin says that the real question should be whether next year will deliver more of the same growth.
“This is one hungry property market. Faced with a mammoth meal of around 1,700 auctions, buyers tucked into the supply, delivering an impressive 72% auction clearance rate,” said Wakelin.
“I had expected a slight dip – perhaps down to the high 60s – given Melbourne had never seen so many auctions in one day.”
Wakelin said that the weekend’s result will have market participants re-assessing their view of the market in coming months.
“It will likely change the tone of the conversation. No longer is it about whether 2014 will peter out, as this market will motor now until the end of the year, but whether we can expect more of the same in 2015,” he said.
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Melbourne auction result will change market outlook: Wakelin

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Stage one of GURNER’s Brisbane apartment development FV is set to launch this month.
Featuring 810 one, two and three bedroom apartments, a 90 room 4.5 star hotel, 3,000 square metre residents-only private club and a ground floor retail precinct, the $600 million project is being developed by Elenberg Fraser.
This is <a href="https://www.gurner.com.au" target="_blank">GURNER’s first Brisbane development</a> and will assist with the regeneration of Fortitude Valley, said founder Tim Gurner.
“Flatiron will set a new benchmark for international design in Australia and the level of enquiry we have already received reflects this. Since obtaining our permit just a few months ago, we already have almost 2500 registrations of interest from all around Australia,” said Gurner.
“This enthusiasm for the project isn’t surprising, given the level of interest in Brisbane as a strong investment market and demand among locals for aspirational apartment living.”
<a href="https://www.gurner.com.au" target="_blank"><img src="/images/2014/10/2/GURN8201_FV_V03_Ext_Tower%201%20From%20Barry%20Parade.jpg" alt=""></a>
Images supplied.
The private club will be designed by landscape architects 360 Degrees, who worked on Sydney’s The Ivy. It will include private lounges that residents can book out, each with their own bar, kitchen, day beds, outdoor dining and private spas.
Private dining rooms, outdoor dining zones, a moonlight cinema, gym, yoga retreat and U-shaped infinity pool will also be included.
More than 1,100 residents are expected for the development, and the retail section has already been attracting enquiry.
Stage one, known as Flatiron, spans 30 levels and includes 354 one, two and three bedroom apartments.
There will be 185 one bedroom apartments, from 50 square metres to 65 square metres, prices from $360,000 to $520,000.
For one of the 165 two-bedroom apartments, from 68 square metres to 81 square metres, you will be paying $575,000 to $780,000.
Lastly, four penthouse sized apartments from 125 square metres to 170 square metres are available from $1.45 million to $1.95 million.
The $2 million display suite is located at 147 Alfred Street, Fortitude Valley.
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GURNER’s first Brisbane development, FV, launches $2 million display suite

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In Sydney’s Inner West, Holdmark is developing Majors Bay. Their latest stage ‘Byron’ has now been launched for the first time to the market.
Located nearby the ferry wharf, a trip of some 30 minutes to Sydney CBD, the <a href="https://www.majorsbayliving.com.au" target="_blank">Majors Bay Byron</a> development includes one, two and three bedroom apartments.
One bedroom apartments are priced from $605,000, while two bedroom units are available from $870,000.
Designed by Turner Architects, oversized balconies and lanscaped courtyard outlook, as well as car parking, are available on some of the apartments.
The development, located at 1 Northcote Street, Mortlake, is being marketed through Colliers International.
Holdmark currently also has projects in St Leonards, Shepherds Bay, Parramatta and Granville.
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Inner West Sydney's Byron at Majors Bay launched

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The cheapest Sydney home sold at auction this weekend was a $320,000 Maroubra studio apartment, according to Australian Property Monitors.
The 25 square metre corner apartment at <a href="https://www.propertyobserver.com.au/https://liberty.net.au/property/details/418" target="_blank">54/20 Maroubra Road</a> is a far cry ($4.68 million) from the <a href="/expert-insights/buying/darlinghurst-apartment-sells-prior-to-auction-for-5-million">Darlinghurst apartment sold late last week</a>.
It was sold partially furnished by Marc Fitzpatrick and James Larger of Liberty. The listing information describes it as having an "open plan living space, with enough room for a living area, dining area and separate bedding area".
The apartment includes a car space.
According to its listing, tenants were applying to rent the apartment at $370 a week, reflecting a 6% yield. The apartment was sold without tenants.
The sales value of the apartment has increased by $140,000 in the past six years – it was purchased by the vendors in 2008 for $180,000. In the six years prior to 2008, its value increased by just $13,000; it was sold in May 2002 for $157,000.
RP Data recorded the median price of a unit in <a href="/news">Maroubra</a>, 10 kilometres south-east of Sydney, at $727,500 in September.
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