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.

Joel Robinson

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

Ron Bakir's Homecorp has sold more than 75 per cent of the apartments in its wellness-driven Florence Residences in Surfers Paradise following its first weekend release.

The <a href="https://www.apartments.com.au/new-apartments/florence-residences-24-monte-carlo-avenue-surfers-paradise-qld-4217">26-storey project on Monte Carlo Avenue</a>, which commenced construction earlier this year, has seen a flurry of buyers secure their slice of the Gold Coast's latest wellbeing-focused offering in one of the nation's most competitive property markets.

Since the pandemic, the Gold Coast's population has grown by more than 11 per cent, a rate approximately four times faster than Sydney's, driven largely by lifestyle changes and interstate migration. While buyer activity has moderated in some markets nationally, demand for newly built dwellings on the Gold Coast continues to gain momentum as purchasers increasingly prioritise lifestyle, amenity, wellbeing, liveability and long-term investment potential.

&nbsp;

[smartcode_project:default project_id=150414 project_image_fid=372743]

Homecorp CEO Ron Bakir says buyers today are looking for more than just a home.

"What we are seeing is a shift in how people define value in property," Bakir says.

"What attracts residents to new developments is a desire for more than just a residence. They are looking for a place that complements their lifestyle, supports their wellbeing and reflects the way they want to live into the future.

"Lifestyle, longevity, proactive health, wellbeing, connection and a sense of community are increasingly shaping purchasing decisions, particularly on the Gold Coast, where these factors continue to be a major drawcard."

[smartcode_project:default project_id=150414 project_image_fid=372744]

Bakir says Homecorp is responding to this shift through an approach that places greater emphasis on design, amenity and experience working together to create places that feel considered, connected and enduring in value.

Inspired by Eastern European design, Florence Residences will comprise 120 apartments alongside a private residents-only wellness club featuring a resort-style rooftop pool, hot and cold plunge pools, a spa retreat, contemporary gymnasium, and a spacious yoga and Pilates studio.

The development will also feature a residents-only lounge with private dining facilities and a rooftop bar, premium outdoor entertaining areas, a hotel-style lobby lounge, generous bike parking, and pet-friendly amenities including a heated dog wash.

[smartcode_project:default project_id=150414 project_image_fid=372742]

A limited number of apartments remain available, with an exclusive collection of four-bedroom sub-penthouses set to be released in the coming months.

Florence is one of the latest additions to Homecorp's expanding multi-billion-dollar property portfolio, which also includes plans for a <a href="https://www.apartments.com.au/news/qld/homecorp-lodges-plans-for-260-million-moroccan-bathhouse-inspired-tower-in-budds-beach">$260 million development in Budds Beach</a> tailored to the growing wellness market.

A development application has been lodged for a 27-storey, 156-residence tower at 8–10 Acacia Avenue and 25–27 Oak Avenue, featuring a residents-only Moroccan spa-inspired sanctuary.

Apartments at Florence Residences are priced from $1,249,000, with construction expected to be completed by late 2027.

[smartcode_project_cta:default project_id=150414]

Buyers rush to Homecorp's Florence Residences as Gold Coast wellness trend gains momentum

The NSW Government has expanded its $1 billion Pre-sale Finance Guarantee program, broadening access for affordable housing providers and smaller residential developments as it seeks to accelerate housing delivery across the state.

The Minns Government says the program has already helped bring forward more than 600 homes across Sydney and regional NSW since launching in September 2025, with similar models now adopted in South Australia and Western Australia.

The latest changes, announced by Treasurer Daniel Mookhey and Minister for Planning and Public Spaces Paul Scully, are designed to improve access to finance for projects that have planning approval but are struggling to secure funding.

Among the key changes is an expansion of support for community housing providers. The program will now support up to 100 per cent affordable housing projects valued at up to $30 million when delivered by not-for-profit providers, while support for larger affordable housing developments will increase for projects worth up to $80 million.

The government says the changes will help accelerate the delivery of housing for low-income workers, older people, people living with disability, and those at risk of homelessness, while reducing reliance on direct grants or subsidised loans to bridge funding gaps.

The eligibility criteria for smaller residential developments have also been broadened. The previous $5 million minimum project value threshold has been removed and replaced with a requirement that projects deliver at least four homes.

Support has also increased for projects delivering fewer than 20 homes, with the guarantee now able to cover up to 75 per cent of dwellings in a development, capped at $30 million per project.

The changes are expected to particularly benefit smaller-scale and regional developments, which often face greater challenges meeting pre-sale requirements imposed by lenders.

Treasurer Daniel Mookhey said the scheme demonstrates how government can use its balance sheet to stimulate housing supply without relying solely on taxpayer-funded grants.

"The Pre-sale Finance Guarantee shows how this Government is using its balance sheet to reduce risk and unlock private investment, enabling new homes to move from design to construction faster," Mookhey said.

"This landmark reform allows us to deliver homes for working families at a lower cost to taxpayers, while also maintaining strong financial discipline."

Planning Minister Paul Scully said the program had already proven effective in bringing stalled projects to market.

"The Pre-sale Finance Guarantee has already proven it can unlock stalled projects and accelerate housing delivery by giving lenders the confidence they need to back good developments," Scully said.

"These changes will allow more affordable housing and smaller developments to access support so more homes can be built faster where communities need them most."

Housing Minister Rose Jackson said the expansion would help community housing providers overcome financing barriers that often delay projects.

"We know community housing providers are ready to build more homes, too often they're held back by barriers to finance," Jackson said.

"Expanding the Pre-sale Finance Guarantee helps remove those barriers so more affordable homes can get off the ground sooner."

The announcement was welcomed by the Property Council of Australia, which has long advocated for measures aimed at improving project feasibility and access to finance.

Property Council NSW Executive Director Katie Stevenson described the expansion as a practical intervention that addresses one of the most immediate constraints on housing delivery.

"This is exactly the kind of practical intervention we need right now, focused on getting projects out of the ground, not just approved," Stevenson said.

"It builds on a model the Property Council has worked closely with government to develop following calls for such a scheme ahead of last year's NSW Budget, so it's great to see it being expanded."

Stevenson said the reforms would help unlock projects that are ready to proceed but have been delayed by financing challenges. However, she noted that broader feasibility issues remain a significant barrier to increasing housing supply.

"The biggest challenge in NSW housing today is delivery. Too many projects have planning approval but are simply not financially viable to proceed under current settings," she said.

Speaking at the Property Council's NSW Housing Summit, Housing Minister Rose Jackson acknowledged that feasibility and financing pressures continue to constrain housing delivery, while reaffirming the government's commitment to work with industry on solutions.

Stevenson said the government's recognition of those challenges was encouraging ahead of next week's state budget.

"It's positive to see the government clearly recognising that feasibility pressures are now a binding constraint on supply," she said.

"With the Budget just days away, the focus must be on backing delivery, making sure projects stack up, finance can flow, and more homes can move from approval to construction."

The expanded Pre-sale Finance Guarantee forms part of the NSW Government's broader housing agenda, which also includes planning reforms, the NSW Housing Pattern Book, and a series of rezonings intended to increase housing capacity across the state.

NSW expands Pre-sale Finance Guarantee to unlock more affordable and regional housing

Design-led developer-builder Lowe Living has unveiled its latest residential development, Jardin House, marking its first foray into Melbourne's blue-chip City of Boroondara.

Located a short walk from Camberwell Junction, <a href="https://www.apartments.com.au/new-apartments/jardin-house-by-lowe-living-camberwell-335-camberwell-road-camberwell-vic-3124">Jardin House</a> has been designed to appeal to affluent local downsizers and established families seeking a low-maintenance alternative to the large homes that have long defined Camberwell and surrounding suburbs.

The project will comprise a collection of two and three-bedroom apartments ranging from 92 sqm to 280 sqm, alongside a limited number of penthouse residences featuring rooftop terraces spanning more than 100 sqm, with optional private pools.

&nbsp;

[smartcode_project:default project_id=146717 project_image_fid=372212]

Lowe Living Co-Founder and Managing Director Tim Lowe said Camberwell represented a natural next step for the developer as it expands into some of Melbourne's most tightly held residential markets.

"Jardin House is an important project for our team as it marks the next evolution of our portfolio into different well-established blue-chip pockets of Melbourne," Lowe said.

"Camberwell, with its incredible walkability, family-led neighbourhood feel and superb access to education and transport, makes it a natural choice for us."

[smartcode_project:default project_id=146717 project_image_fid=372227]

Designed by Tristan Wong Architects, with interiors by Hecker Guthrie and landscaping by Acre, the development takes inspiration from the Art Deco architecture that remains a defining feature of many of Camberwell's established streets.

A curved facade, arched openings, textured brickwork and sculpted forms reference the suburb's architectural heritage, while extensive landscaping softens the building's presence and creates a strong connection to the surrounding tree-lined streetscape.

The project will be set behind a secure gated entrance, with residents arriving through landscaped gardens designed to create a transition between the public realm and private residences.

Inside, the residences feature natural stone and timber finishes, full-height glazing, Miele appliances and generous open-plan living areas designed for long-term owner occupation.

[smartcode_project:default project_id=146717 project_image_fid=372225]

While the apartments themselves have been designed to attract discerning owner-occupiers, it is the amenity offering that sets Jardin House apart from many other boutique projects currently launching across Melbourne.

The centrepiece is a 350 sqm private bathhouse curated in partnership with Aurora Spa &amp; Bathhouse founder Lyndall Mitchell.

The wellness precinct includes mineral pools, hydrotherapy experiences, a Himalayan salt room, sauna, steam room, cold plunge pools and dedicated relaxation spaces, creating what Lowe Living describes as a private wellness retreat exclusively for residents.

[smartcode_project:default project_id=146717 project_image_fid=372222]

The collaboration follows Lowe Living's recent partnership with Aurora at Maison Savoy in Brighton, although Jardin House is the first project to incorporate both indoor and outdoor wellness experiences.

Emma Lowe, Co-Founder and Managing Director of Lowe Living, said wellness was becoming an increasingly important consideration for apartment buyers.

"Collaborating with Lyndall Mitchell from Aurora Spa &amp; Bathhouse for a second time is an intentional nod to creating residences that are more than just homes, but a way to enrich the lives of our residents through wellness and longevity," Lowe said.

The amenity offering is complemented by a Technogym fitness studio, residents' lounge, private dining spaces and concierge services.

The launch comes as developers increasingly target Melbourne's established eastern suburbs, where rising land values, ageing housing stock and growing downsizer demand are creating opportunities for boutique apartment projects.

Lowe said the company expects significant generational wealth transfer across suburbs such as Camberwell in coming years, creating further demand for luxury apartment living.

"Camberwell is a blue-chip suburb where homes regularly transact for multiple millions of dollars," he said.

"The generational change of wealth in these locations expected in the coming years is significant, so we see an opportunity to create exclusive residences that appeal to older families and downsizers in order to meet this demand."

Apartments at Jardin house start from $1,195,000. The project forms part of Lowe Living's near-$1 billion portfolio of new developments across Melbourne.

[smartcode_project_cta:default project_id=146717]

Lowe Living launches Jardin House in Camberwell

As <a href="https://www.apartments.com.au/developments/north-sydney-nsw-2060">North Sydney</a> continues its transition from a commercial centre into a more layered residential and lifestyle precinct, a new generation of apartment developments is reshaping expectations around scale, amenity, and long-term liveability.

Improved transport connections through the Victoria Cross Metro, continued investment in dining and public spaces, and a constrained supply of new luxury apartments have sharpened demand for homes that combine proximity to the CBD with the privacy and outlook traditionally associated with harbourside houses.

At 177 Walker Street, <a href="https://www.apartments.com.au/developers/aland">ALAND</a>’s new apartment development <a href="https://www.apartments.com.au/new-apartments/the-walden-north-sydney-177-walker-street-north-sydney-nsw-2060">The Walden</a> enters the market with a distinctly residential approach to high-rise living. The 30-level tower will deliver 161 residences, ranging from one-bedroom apartments through to sub-penthouses and a full-floor penthouse, all oriented to capture uninterrupted views across Sydney Harbour, the Opera House, and out toward the Pacific Ocean.

[smartcode_project:default project_id=134323 project_image_fid=6395]

Designed by <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a>, the project takes advantage of the site’s natural topography and elevated position above the harbour. Rather than relying on density alone, the architecture focuses on outlook, orientation, and spatial flow, with every apartment occupying a corner position to maximise natural light and cross ventilation.

Rothelowman says the site itself shaped much of the architectural response.

“The site has a long history in terms of its inevitable transformation and when we came in, we took inspiration from the idea of reestablishing a sense of the site’s natural terrain and fall. Our scheme aims to integrate with the terrain and the landscape, using the undulating site to slowly reveal glimpses and views of the harbour. The rotation of the tower off grid means every apartment has a view and is naturally cross ventilated. The building's colour palette is quintessentially Sydney, with bronze and sandstone and a luminescent green colour in the glass, making it very earthy and grounded in its location.”

[smartcode_project:default project_id=134323 project_image_fid=6399]

Inside the residences, the emphasis moves toward larger-format living typically associated with standalone homes. Kitchens sit at the centre of the apartments, connecting directly to open-plan dining and living areas before extending outward into expansive winter gardens and balconies. Calacatta marble, bespoke joinery, integrated appliances, and custom metal detailing are used throughout, while three distinct interior palettes, Terrace, Opera, and Harbour, allow buyers to personalise the spaces without compromising the architectural consistency of the project.

The larger residences place particular attention on separation between entertaining and private zones. In many apartments, master suites occupy the outer corners of the floorplates, allowing bedrooms to benefit from floor-to-ceiling glazing and harbour outlooks independent of the living spaces. Dressing rooms and ensuites continue the material palette through fluted detailing, freestanding baths, and layered stone finishes.

Rothelowman says the design intent centred on creating homes that feel enduring rather than transient.

“Our philosophy is all about the way people live in these spaces, and we wanted to create homes that reflect the quality of life in this unique Sydney location. The apartments showcase expansive living spaces that are generous, sophisticated, and bold, with the ability to connect with views throughout each apartment.”

[smartcode_project:default project_id=134323 project_image_fid=353235]

A separate four-storey amenity building known as The Pavilion expands the residential offering beyond the apartments themselves. Positioned alongside the tower, the building consolidates wellness, recreation, and social spaces into a dedicated resident retreat. Facilities include a 20-metre rooftop pool and sundeck, sauna, spa, ice bath, wellness studio, gymnasium, concierge service, wine cellar, residents’ lounge, private dining spaces, and dedicated co-working areas with meeting rooms and boardroom facilities.

The amenity mix reflects the buyer profile emerging in North Sydney, where owner-occupiers and downsizers are increasingly prioritising convenience, apartment scale, and long-term usability over purely investment-driven decisions.

The Walden also represents a significant milestone for ALAND, marking the company’s first major move into Sydney’s inner-city luxury apartment market after more than two decades delivering large-scale residential communities across Greater Sydney. Founder Andrew Hrsto says the Walker Street site stood apart because of both its positioning and its rarity.

[smartcode_project:default project_id=134323 project_image_fid=6390]

“As a company, we had been searching for a site in one of Sydney’s blue-chip locations, spanning the Eastern Suburbs, the Sydney CBD and the North Shore, and when we had the opportunity to purchase this site, we immediately recognised that it could be something iconic.”

At launch, The Walden recorded more than $103 million in sales, with buyers drawn to the project’s harbour positioning, apartment scale, and proximity to the Metro, which now connects North Sydney to Barangaroo in three minutes and Martin Place in five.

ALAND has commenced construction, and is expecting a completion date in 2028.

[smartcode_project_cta:default project_id=134323]

The Walden pairs house-scale living with North Sydney connectivity

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

<html><body>
Up to $55,480 of savings in stamp duty is available for Shine Apartments in Sydney’s inner western suburb of Campsie for a limited time, with the vendor offering to pay the costs for those who buy in.
The $55,480 figure is based on a $550,000 purchase price.
Developers Jia Shun Development Group, one of the largest builder/developers in Zhuhai China, and local based Kang Group Pty Ltd are behind the project.
Kang Group were behind South Strathfield development Verve Apartments.
<a href="https://shineapartments.com.au/" target="_blank">Shine</a> is being designed by Mackenzie Architects International and built by PMC Constructions.
The new apartments, from $499,000, come with parking and city views, with some also including oversized entertaining balconies.
Strata fees are priced at $380 to $445 per quarter for one-bedroom apartments, and $535 to $865 per quarter for two-bedroom apartments.
Rental yield expectation is sitting around 5.5%, with a low vacancy rate advertised.
The Shine Apartments are located on Troy Street.
They are being sold through Colliers International.
At present, RP Data records the <a href="/news">median unit price in Campsie at $465,000</a>.
CLICK HERE TO READ MORE NEW DEVELOPMENTS.
</body></html>

jduke-EHk3XBmHkn

Developer offers to pay stamp duty: Incentives on offer for Shine Campsie

<html><body>
Offered for the first time this week is a boutique block of apartments in Sydney’s Waterloo.
Icelake, who also have projects in Petersham, Caringbah, Campsie, Riverwood, Chatswood, Burwood, Mascot and Beverly Hills, are the builders for this block of 39 apartments called <a href="https://www.zenithwaterloo.com.au/" target="_blank">Zenith</a>.
<a href="https://www.cbresi.com.au/NewProjects/Zenith,-Waterloo/707.aspx" target="_blank">Marketed through CBRE</a>, the apartments at 8 Amelia Street include one, two and three bedroom offerings.
The prices start at $638,000, with all containing studies. A number include parking. Two bedroom, two bathroom offerings range from $888,000.
The largest include three bedroom, two bathroom and two car parking options.
The median unit price in <a href="/news">Waterloo</a> currently sits at $665,000, according to RP Data.
CLICK HERE FOR MORE NEW DEVELOPMENT NEWS.
</body></html>

Zenith Waterloo apartments now launched to market

<html><body>
Melbourne’s cheapest auction sale price at the weekend auction's was in the southeast suburb of Noble Park, according to Australian Property Monitors. The three bedroom, two bathroom stand-alone townhouse apartment at 2/10 Henry Street sold for $450,100, through Ray White Noble Park agent Jaymee Le having been listed with expectations of more than $360,000.
According to RP Data the median asking rental in Noble Park is $285 a week. The sale would reflect a yield of just over 3% for the investor.
The median house price for the area is $400,000, while apartments are pegged at $306,000.
Competition for the air conditioned brick property ensured that it sold for about $90,000 more than the reserve.
Its auction listing took only 28 days from listing to sale in a suburb where the average number of days on the market is 69.
</body></html>

andreadixon-oif3j7eKne

Noble Park three bedroom townhouse fetches $450,100

<html><body>
The latest days on market and vendor discounting data from Australian Property Monitors suggest Sydney remains the private treaty powerhouse. 
Canberra enjoyed a strong month in the September data, with an improvement in both categories.
<img src="/images/2014/09/29/apm-good-1.jpg" alt="">
Source: APM Domain Group
This article continues on the next page. To see APM's average discount figures, click below.
<hr class="system-pagebreak">
 Canberra's 3.5% September discount was the lowest among the recorded capitals, with Sydney remaining at 4.9%.
<img src="/images/2014/09/29/diujscount.jpg" alt="">
Source: APM Domain Group
</body></html>

jchancellor-FAypfDUnLy

Sydney remains the private treaty powerhouse: APM

<html><body>
A five bedroom Red Hill, Canberra home fetched $3.4 million at weekend auction.
Set at the top end of <a href="https://www.realestate.com.au/property-house-act-red+hill-117803695" target="_blank">Mugga Way</a>, it sold through Peter Blackshaw Manuka after the $2.8 million opening bid
The home had never been lived in, having been constructed on the 2044 squad metre block over a number of years by the vendor.
The home at 149 Mugga Way had 502 square metres of living space plus 110 square metres of garaging.
</body></html>

Mugga Way, Red Hill auction secures $3.4 million sale

<html><body>
Sydney’s most affordable property reported sold at weekend auction was a one bedroom apartment in Narwee, in the southern suburbs.
The top floor 5/33 Graham Road unit sold for $325,000 <a href="https://www.domain.com.au/property/for-sale/apartment-unit-flat/nsw/narwee/?adid=2011409446" target="_blank">through L.J Hooker Riverwood</a>, according to Australian Property Monitors, under instruction from NSW Trustee &amp; Guardian.
The 1986 block's last and highest previous sale was $319,000 when a one bedroom apartment sold earlier this year, and then was put up for $310 a week rental. Based on these figures the sale would reflect a yield of about 5%.
The median price for an apartment in <a href="/news">Narwee</a> is currently $421,000, which is a down from last year's price spike of $550,000 an apartment.
The median asking rent for apartments in Narwee is currently $380 a week, according to RP Data. 
</body></html>

Narwee one bedder Sydney's cheapest auction sale

<html><body>
Guest observeration
Recently I read two very different articles about our 'property markets'.
The first was an in depth piece by arguably Australia's most accurate property analyst, Michael Matusik. The <a href="/expert-insights/finance/unprecedented-low-interest-rates-wont-last-forever">second article</a> was attributed to the chairman of Century 21 Real Estate, Charles Tarbey. Both articles rammed home why the average Australian finds it difficult to know (let alone understand) what's really happening in 'the property market'.
Matusik suggested that "caution and common-sense" are the order of the day for owner occupiers and investors alike (along with investing for rental income of course).
Tarbey on the other hand declared that there was no bubble in Australian real estate, and that "we're in a very steady adjustment growth mode driven by the shift to a market where buyers and sellers negotiate a fair price". Caution and common sense?
Neither pundit addressed this point though: your bank has a dirty little secret (weapon) that they can't wait to use on you.
Our current low interest rates and housing shortage issues have lured thousands of people each week into paying 'whatever it takes' to get into a property, especially in Sydney and Melbourne. There's so much evidence of this that it's just plain scary.
Whether you like it or not, Sydney is the undisputed engine of Australia. Melbourne comes in second and not-so-sleepy Brisbane is third in line.
So let's take a close look at Sydney, shall we? With 4.35 million residents, the largest workforce, strongest Gross Domestic Product (GDP) and highest home prices in the nation. House prices (in Sydney and every other overheated market) are poised for a serious downward adjustment, not if, but when interest rates go back up from their current 50 year historical lows.
Most people flocking in to buy a home today don't understand that an interest rate of 6.70% isn't just a "bit more"; it's a whopping 37% extra interest each month.
How will life change for an average Sydney couple with a $400,000 mortgage currently and 4.89% interest rate? Their current monthly repayment is $2121 with an interest component of $1630; and they're paying the principal down by $491 a month. It will take them 30 years to own that home at that rate.
But what happens when their interest rate goes back to 6.70% - still well below the long term average?
Have a look at the 'smoke &amp; mirrors' their bank uses to hide its dirty little secret. Although the monthly repayment for our Sydney couple jumps by $460 to $2581, the interest component jumps by almost $150 more, from $1630 to $2233.
The interest component on their loan is now $112 a month more than their previous principal and interest repayment.
Their interest is now $603 higher, however their monthly repayment only increased by $460. Even though their monthly repayment jumped by almost 22% - the interest component jumped by 37%.
Hello, did you see that: they've gone from paying almost $500 a month off, to now only reducing the debt by just $348 each month.
Kiss that 30 year repayment period goodbye!
Score 1:0 to their bank, who win big time, with each rate rise working in their favour.
 This article continues on the next page. Please click below to continue.
<hr class="system-pagebreak">
 
So I simply cannot agree with Tarbey's view. When people are competing in record numbers, for the few properties available, and prepared to pay above the odds to secure a place to call home, then common sense has gone out the window.
I know we're in a bubble right now, when real estate agents tell me that the house I bought for $680,000 just over five years ago would probably now fetch $1.1m.
I know we're in a bubble right now, when real estate agents tell me that they'll now accept "offers over $280,000" for the two bedroom units I was buying for investor clients 21 months ago for $200,000 - and their rents have either remained static or dropped $10 a week in the process.
I know we're in a bubble right now, because my house hasn't increased in value by over $500,000 or 73%. I know we're in a bubble right now, because those two bedroom units haven't increased in value by $80,000 or 40%.
I also know we're heading for a severe correction in those markets because:
<ul>
<li>This insanity is driven by an abundance of cheap money</li>
<li>The supply component is out of synch to match the demand caused by the abundance of cheap money</li>
<li>Money is the cheapest it's been in over 50 years because our economy is in trouble</li>
<li>Borrowing to the hilt because you can afford to pay whatever it takes for 'that' property based on today's interest rates is maybe the new definition of insanity</li>
</ul>
Michael Matusik, I think you're closer to the truth than even you might know.
What should you do right now? A couple of things, actually:
<ul>
<li>Get rid of all that credit card debt, personal loans, and any other high interest rate facilities</li>
<li>If you can't get rid of that debt, if you've got enough equity in your home consider rolling those debts into your home loan. Better still, roll them into a separate facility and pay it off over say three to five years</li>
<li>Seriously consider switching your home and/or investment property loan to either a three or five year Fixed Rate loan - sooner rather than later</li>
<li>Pay more than the minimum repayment on your home and/or investment property loans; in fact use these ridiculously low interest rates to pay as much extra as you can afford</li>
<li>Right now, the smartest thing you can do - for you - is to reduce debt fast. The lowest interest rates in five decades is your best chance to do this, probably in five decades.</li>
</ul>
 
</body></html>

klee-LzAEhB2j7n

Your bank has a dirty little secret

<html><body>
GUEST OBSERVATION
In my time of investing and purchasing for investors, I have the luxury of knowing that this current market movement is not normal, nor an accurate prediction of what they next five years will be like.
In fact, if anything, I am more bearish now about property than I have been for some six years, seeing that affordability and irrational exuberance have taken over rational thinking and sensible wealth planning.
But I have never actually been called a property bear - until now, that is.
I copped the comment last week at a luncheon, replete with bankers and wankers. I might also add that my fellow lunchers included people who exclusively made their money from giving obscene levels of credit to suckers (otherwise known as consumers) to go and buy more residential property.
After I gave someone a response that they clearly didn't want to hear, of course I was howled down. In their minds, there are so many people out there buying right now. The masses clearly can't be that wrong.
Can't they? Have they ever been that wrong before?
You bet they have. In fact, history demonstrates this repeatedly. I cite below one of the most extraordinary examples of irrational exuberance ever to present itself to an investor market.
Tulip Mania
The Tulip Craze of Holland truly demonstrates not only what a human mind can conjure up to consider an investment, but how obsession and irrational exuberance can take over even the most logical of minds.
The flower Semper Augustus was judged to be the most valuable flower in the Tulip family in the 1600s. So much so that in 1630 one person paid 3,000 guilders for one tulip bulb.
Do you know what the value of a guilder was in 1630s? Well, me either - but I can tell you that three months later, a Rembrandt painting sold for 1,500 guilders. Importantly, Rembrandt (1606-1669) was not one of those artists who were popular only after he died!
Moving on to 1633, records show that one investor swapped traded three tulip bulbs for a whole property. In the ensuing years (1634-1673) the value of tulips then ran up by another 1000%.
Then, one day, at a non-descript tulip auction, one large buyer didn't turn up to claim his prized tulip trade. Upon witnessing this, other buyers baulked. The ensuing panic saw the value of tulips return to their intrinsic value in less than a week: zero (or at least, the nominal value of just a beautiful flower).
The government of the day agreed to protect people's bad investments to the value of 10%, a story that is repeating itself now. That is: privatise the gains, but socialise the losses. Sometimes, we never learn!
Now, in the above examples it is true to say that there was profit to be made from the trade at every stage except for the when the last investors jumped in.
There is no denying that many of you already have and still will make money from property in 2014-15 in particular segments of the market. But as time passes the risk increases that you may just be the one holding the bomb when the fuse runs out.
I also understand that tulips aren't property. Of course, property has a utility value of some considerable price (a roof over someone's head), but we still need to keep in mind that it is the same "animal spirits" brought out tulip mania that are playing itself in our property market.
This article continues on the next page. To continue, please click below.
<hr class="system-pagebreak">
Investors keep bidding the prices of property up, so much so that they can reflect far more than the actual value of the property.
I find it almost strange that I am writing this article at the time when my <a href="https://propertyobserver.com.au/forward-planning/investment-strategy/market-trends/23116-thursday-may-30-observer-gavin-mcpherson" target="_blank">past simple calculations</a> (see paragraph 6) have come about, with average Sydney prices now coming in at $800,000; only $500 off my prediction.
With an interest rate decrease given to consumers last August '13, it is true to say that the potential to bid homes even higher is likely. But not by much. Ask yourself how much more that $40-$50 per month can add to a house price. Very little, I would imagine.
But keep in mind, my calculations used a logical and arithmetic method to it. Logic and arithmetic don't come into the equation when "animal spirits" take over.
And that's why I think property is going to go higher, and produce a lot of pain for those latecomers (still) piling into the Sydney and Melbourne property markets right now.
I am not happy about it, but it seems the inevitable next step for the market to take. Call it irrational exuberance.
The fact remains that the greatest risk always presents itself when the the most people are in the same trade - all expecting it to go up in perpetuity.
Any decrease in this demand in the future can only decrease price expectations.
Is there still opportunity?
The only opportunities I see (at all) for real capital growth are north of the New South Wales border. In <a href="/expert-insights/buying/six-tips-to-help-you-through-the-next-market-cycle-unscathed-gavin-mcpherson">the same article mentioned above</a>, I observered that Brisbane and the Gold Coast presented real buying opportunities over 12 months ago. In fact, they were perfect buying then. It's true that some of the gains have been lost to modest capital growth since then, but opportunity still abounds while so much attention is focussed on the overbid Sydney and Melbourne markets.
And for those who still carry that foolish notion, "I want to live near my investment property, so I can check on it", may I ask how you might feel in 2016/17 if you had to drive by that same property to be reminded that you were in a negative equity position. Wouldn't that be ironic?
Brisbane - I still love it. As Australia's fastest growing capital city (yes, it has overtaken Perth some time ago now!) and Australia's 3rd largest city, for me still stands out as a bastion of value.
For Gold Coast, I don't deny the volatility that this presents over a long term investment period. All the same, for those that can avoid the high rise district and cope with this long term volatility, the seachange effect is something that I expect is occurring in earnest now.
Don't forget, in 2001-04, when prices doubled in the southern states (especially Sydney and Melbourne), the Gold Coast (and less so Brisbane) became a beneficiary of this as migration led by affordable housing made the move north a rational decision. As the sunny state hit prices only 10% below Sydney/Melbourne leading up to 2007, the rationale for a 'seachange' diminished.
With southern states house prices edging $800k and $700k respectively now, yet with Brisbane and Gold Coast at just over half of that, are you telling me that history is not about to repeat itself?
I'd at least put down a few tulip bulbs to bet that it will.
Sydney and Melbourne at record highs, or the northern cities on the way up. What side of this trade are you going to get caught on?
Oh, one more tip. If you think that something like Tulip Mania can't strike again, I have two words for you. Bit. Coin.
Gavin McPherson is the chief executive of <a href="https://www.oasisproperty.com.au/" target="_blank">Oasis Property Group</a>. His book, 'Value Investing in Property - What would Warren Buffet do if he was buying property in Australia?', takes aim at the get rich quick property experts and explains instead the sturdy path to wealth through value investing in property.
 
</body></html>

gmcpherson-YBEWnRLxLK

Sydney and Melbourne: ticking time bombs

<html><body>
Buying off the plan, or buying “new”, can be incredibly exciting for home buyers of any level of experience. For first time buyers, it can also be daunting.
While there are many positives associated with buying off the plan, and it can be useful to get in early and lock in a price prior to the property being purchased, there are a number of risks to be aware of.
Firstly, if you’re interested in purchasing off the plan you can read our How To series about going through the buying process.
Here are the risks that you need to have on your radar.
You may not be satisfied with the end product
You can look at as many renders, artists impressions, show homes and samples as you like, but nothing quite compares to seeing the actual property in the flesh. Similarly, unless your contract is very specific and you get it looked over, you may see variance in the quality or brands of your finishes, fixtures and appliances. Make sure these elements are specifically stated in the contract.
The market may fall while the property is being built
If the market drops during the development’s construction phase, you may face yourself needing to foot a bill that’s more than the bank will lend to you if the valuation comes in lower at settlement. This can pose significant difficulties to those without substantial funds behind them, and can push your finances backwards. On the other hand, the market could increase over this time. You will want to make sure that any market increases haven’t been factored in to the price already – don’t be paying tomorrow’s prices unless it is already tomorrow.
Rental forecasts and guarantees may be off the mark
Just as the sales market can drop, the rental market can fluctuate as well. This may leave your rental yield flagging, or your property vacant, if you haven’t considered where the rental demand is heading. Similarly, those guarantees provided by unscrupulous developers can often come unstuck. Perhaps they require you to stick with their selected property management company or jump through another set of hoops. Know what terms are behind this guarantee ahead of time.
The area becomes oversupplied with other off the plan developments
Developments have a habit of cropping up together. If you’re buying into an area with lots of developer interest and property demand, you’ll want to make sure that by completion the area won’t be oversupplied or facing a potential future oversupply.
The developer may go bust or there may be delays 
Make sure you do your research on the developer and other professionals involved in creating your property prior to purchasing. While some delays are unavoidable, and you should prepare for them, such as weather-related delays, others can be caused by poor planning from developers. If it spans out by a significant period of time, you could face your funds being tied up elsewhere, costing you time and other opportunities. If it’s a home, then you may need to seek out other accommodation in the event of a delay. Some developers can even go bankrupt, leaving you in the lurch.
Rates increasing before you can fix
In the current low interest rate environment it’s unsurprising that many are interested in fixing their loans to take advantage of the low repayments required. However, if you’re buying off the plan now then you won’t be taking the loan out until further down the track – this means that you’ll be facing the interest rates then. With all the predictions at the moment, it’s likely <a href="/expert-insights/finance/more-than-one-interest-rate-rise-on-the-cards-for-2015-anz">the rate may be higher by the end of next year</a>.
However, with the right research and careful decision making, off the plan properties can present good buying for some investors and home buyers.
Here are<a href="/expert-insights/five-tips-for-protecting-yourself-when-buying-an-off-the-plan-property"> five tips to protect yourself when purchasing off the plan</a>.  
</body></html>

Six risks that come with buying off the plan

<html><body>
Living regionally isn’t something that every first time buyer is able to accomplish. There are, of course, some things tying people to the capital cities across Australia.
In saying that, for those willing or able to take the plunge into regional property ownership, there are a number of opportunities further out of the city centres that come with a cheaper price tag, or higher rental yields if you’re intending to invest.
Often, when growth has surged in the capitals, regional areas are yet to catch up. This can provide opportunities for those who just saw their desired property soar past them in value.
There are also regional relocation grants potentially on offer. For instance, in New South Wales, a <a href="https://www.osr.nsw.gov.au/grants/rrg/hrb" target="_blank">$7,000 has been available for some time</a> (this closes on 30th September), provided certain criteria are met, And there are often grants for skilled workers willing to relocate to a regional area.
We’ve outlined a select few of the numerous pros and cons that exist to choosing a regional location to live in for first home buyers and new investors.
What’s worth a note is that, for this particular article, ‘mining towns’ are not considered ‘regional towns’ – even while many of them are regionally located. Due to their riskier nature, <a href="/expert-insights/buying">observer Pete Wargent has called them “insane” as an investment</a>. For those still keen on the idea, then you might want to read <a href="/expert-insights/buying/five-tips-to-make-the-right-moves-investing-in-a-mining-town-simon-pressley">Simon Pressley’s five tips for making the process a bit more successful</a>.
Resort or <a href="/expert-insights/investing/regional-towns-a-budget-property-investment-option-but-avoid-one-industry-mining-towns-monique-sasson-wakelin">tourist towns are also potentially under this banner of being ‘unusual’ regional areas</a> that offer one major driver and little protection if that industry should drop.
Here are the pros and cons to start thinking about.
For home buyers:
PROS
<ul>
<li>Cheaper entry points 
</li>
<li>“Tree change” lifestyle 
</li>
<li>Extra government incentives may be available</li>
</ul>
CONS
<ul>
<li>Volatility (due to smaller populations, and single industry towns can suffer quick downturns) 
</li>
<li>Infrastructure and loss of busy city lifestyle doesn’t suit everyone 
</li>
<li>Getting employment can be tricky</li>
</ul>
For investors:
PROS
<ul>
<li>Cheaper entry points 
</li>
<li>Often higher yields 
</li>
<li>For those with investments or a home in a city, it can offer some diversification for the portfolio 
</li>
<li>May be less competition to purchase in</li>
</ul>
 CONS
<ul>
<li>Volatility (due to smaller populations, and single industry towns can suffer quick downturns) 
</li>
<li>Can be a smaller tenant pool 
</li>
<li>Decent property management in some areas can be a challenge 
</li>
<li>Infrastructure isn’t always as forthcoming 
</li>
<li>The same supply restrictions seen in many capitals are not as evident 
</li>
<li>Can be hard to renovate/repair a property yourself if it’s not located near you 
</li>
<li>The same lack of competition when buying in may mean that it takes longer to sell</li>
</ul>
Regardless of whether you’re buying solely as a home, or as an investment, it’s worthwhile considering market fluctuations and the volatility of some areas – particularly smaller markets.
Angus Raine, from Raine &amp; Horne, previously provided these three things to look out for when purchasing in a regional area:
<ol start="1">
<li>Robust economies 
</li>
<li>Strong employment prospects 
</li>
<li>Population growth</li>
</ol>
With these points in mind, it’s worth noting that many first time buyers have been taking the plunge into regional properties.
See over page for Q&amp;As with two home buyers who have done the regional shift
<hr class="system-pagebreak">
 
It’s all well and good talking about moving regionally – but who's actually done it?
Here are two examples of young first time buyers who have purchased regional property.
These New South Wales based home buyers all moved to an "<a href="https://www.evocities.com.au/" target="_blank">Evocity"</a>, a joint initiative between the state's regional cities: Albury, Armidale, Bathurst, Dubbo, Orange, Tamworth and Wagga Wagga.
Name: Matilda Julian
Age: 29
Employment: Self-employed solicitor
Salary: $50,000 - $60,000 per annum
<img src="/images/2014/09/24/IMG_20130512_165033.jpg" alt="">
House, Geurie, Dubbo, NSW
Year purchased: 2009
Number of bedrooms, bathrooms, garaging and any other descriptor details: 2 bedrooms, garage
Cost: $250,000
Deposit:  $50,000 deposit
Why did you choose to buy in a regional area?
I relocated from Sydney to Dubbo after I graduated from University to start my career. I had also saved up some money and could afford to buy a beautiful house out here on my own.
Why did you want to buy here?
I have always been very a homely person, so I like to do things around the house like gardening and raising chickens. Therefore I wanted a property I could invest in for the long term, and within 6 months of moving to Dubbo I bought my own home.
Have you lived in a regional area before?
I grew up in Bilpin in the Blue Mountains, so I was used to open spaces.
How have you found living in the area?
I have found that community networking is strong in regional areas. In times when I have been out of work, my strong community contacts have allowed me to easily and quickly find employment. Due of the low cost of living and renting commercial areas, it is also (and in my experience) extremely viable to start small businesses in regional areas, without the risk associated in more metropolitan areas like Sydney.
How did you hear about the area and properties?
The local paper has a Domain section each week. I was browsing the section and saw the picture of the house I bought and still live in - It was something like love at first sight!
Has this been a significant lifestyle shift for you?
Yes, I now live on three acres of land, with space to have a dog, chooks and a vegetable garden. When I lived in Ashfield I didn’t know my neighbours and I couldn’t mentally bring myself to maintain the garden because of limited time I had and I didn’t know how long I would live there.
How long do you see yourself living here for?
I could stay here and be happy. I am open to moving, but now it would have to be for a significant reason, such as falling in love. But the idea of never moving again is a nice one.
 
Name: Marilyn and Tim Stebbings
Age: 34 and 39
Employment: self-employed, Corporate debt recovery consultant and event manager
Salary: $55,000
<img src="/images/2014/09/24/House%20front.jpg" alt="">
House, 1,667sqm block, East Tamworth, NSW
Year purchased: 2012
Number of bedrooms, bathrooms, garaging and any other descriptor details: Amazing views, 4 bedrooms, 2 bathrooms, 2 care spaces, huge lounge room with views all over town, renovated kitchen, renovated bathroom, large laundry with sewing area, polished timber floors, fire place, ducted reverse cycle, beautiful pool, full size tennis court, double car accommodation, work shop and loads of storage.
Cost: $450,000
Deposit: $200,000
Why did you choose to buy in a regional area?
I had lived in Sydney for 10 years and there was no way Tim and I could afford to buy in the suburbs we wanted with the house size we needed to accommodate our two young children. So we decided to look outside of Sydney to enter the property market and to better manage our work/life responsibilities.
Once Tim secured a position with Tamworth’s local Motor Group, we made the decision to move to Tamworth, and were surprised to find that within only a few months we have been able to purchase a house and our cost of living has reduced.
Why did you want to buy in Tamworth?
First of all, Tamworth is a beautiful area to raise and grow a family. Also, we wanted a house and backyard with plenty of space for our kids and their friends to play and enjoy themselves. We really wanted our house to be a self-contained entertainment centre with a swimming pool, tennis court and space to run around so they could stay at home more and we could enjoy time as a family.
Have you lived in a regional area before?
I have always lived in capital cities. I was raised in Perth and moved to Sydney when I got older. So making to transition to Tamworth was a little bit of an adjustment for me. But Tim on the other hand grew up in a similar sized city in New Zealand, so he made the change very easily.
A common view of regional areas is that they do not have many employment opportunities, or leisure options. What has been your experience of this?
I do not agree with this. There are plenty of job opportunities in a very large range of industries in Tamworth, especially as the city grows more. I have also noticed there is a lot of potential for people to start businesses and be hugely successful too.    
How did you hear about the area and properties?
Tim and I love to scan realestate.com.au from time to time and we happened to stumble across our current house. At first we weren’t too keen on it from the images we saw. But we decided to take a walk through of the house anyway and ended up buying the house!
Has this been a significant lifestyle shift for you?
Yes, having the husband home more and being able to work my life around the kids instead of them work around mine. It has also been great to expose the kids to some unique experiences like milking dairy cows, something they probably won’t have done if they lived in Sydney.
How long do you see yourself living here for?
To start off we were committed to staying in Tamworth for 2 to 5 years. However, the longer we stayed here, the more friends we made and the more we got involved with the community we actually increased our commitment to 15+ years. So really a long-term plan to live here.
Read over the page for their five steps to a successful regional relocation
<hr class="system-pagebreak">
Home buyers looking for regional options will find themselves easily catered for, even if currently looking in the capital cities. With state and territory government pushes on to get skilled workers moving to regional areas, regular expos and events are held to help people move further out. For instance, the <a href="https://www.goodmove.vic.gov.au/" target="_blank">Regional Victoria Living Expo </a>that is held each year from Good Move, a government initiative, showcases all the different regions. 
They have five steps they suggest for a successful regional relocation:
<ol>
<li>
DO YOUR HOMEWORK Think about what you’re looking for and what you would like around your new home. Whether it’s schools, housing, certain kinds of employment, health care, access to public transport, access to Melbourne – there’s bound to be a place that ticks all the boxes for you. Think about your spouse’s employment needs and how they can be met too. 
</li>
<li>
VISIT BEFORE YOU DECIDE There’s no substitute for spending time in an area. Get to know some of the locals. Ask them about the area – what’s good and not so good. Talk to real estate agents, school principals, hospital administrators, business owners and local Council staff. Explore the different kinds of lifestyle – regional city, a small town or hobby farm. 
</li>
<li>
RENT FIRST IF YOU'RE NOT SURE If you’re in any way unsure about your move, rent before you buy. You can spend enough time to get to know an area without committing to a major financial decision. And if you decide this part of regional Victoria is not for you, it’s easier to explore another. 
</li>
<li>
TAP INTO THE COMMUNITY Regional Victorians are a friendly lot, so becoming part of your new community should happen very quickly. Through school, work, sports clubs and service clubs, there are people ready to reach out and make you welcome. So don’t be backward in coming forward. 
</li>
<li>
BE PATIENT It won’t happen in just a day. Give yourself time to build the networks and connections you need to feel at-home. Once you’ve moved, make sure you immerse yourself in exploring the area, particularly on weekends and holidays, rather than living ‘between’ Melbourne and your new home. You’ll be surprised how much there is to see and do in regional Victoria and you’ll feel more at home more quickly.</li>
</ol>
Source: Victorian Government’s Good Move
</body></html>

Latest Buying Insights

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

Editor's Picks

Developments

New apartments

New townhouses

News

Latest Buying Insights

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

Editor's Picks

Receive the latest news stories to your inbox

Developments

New apartments

New townhouses

News