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

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It's the list every seller wants to see their home on - the most expensive sales of the week. 
According to RP Data, these were the 10 biggest sales this week. The list doesn't include <a href="/expert-insights/buying/petersham-boarding-house-fetches-3-3-million-in-sydney-weekend-auctions">the 12-bedroom 1888 Victorian Petersham trophy home sold at weekend auction</a> for $3.3 million, or the <a href="/news/backwards-at-2-000-a-day-millioniares-row-hedges-avenue-mermaid-beach-still-at-half-price">loss making Mermaid Beach home that sold on Sunday for $4 million</a>.
<ol>
<li>
<a href="https://mail.privatemedia.com.au/owa/redir.aspx?C=jIPiREyySEeCynWu5WdVSEYF81nQeNEIYYWzmmVK0FaNtaCI-4D4qvj35un_nURQ8wM4kiv9Znc.&amp;URL=http%3a%2f%2fwww.myrp.com.au%2fproperty%2f30_dawson_avenue_brighton_vic_3186%2f10009235" target="_blank">30 Dawson Avenue, Brighton, VIC</a> <img src="/images/2014/07/22/30-Dawson-Avenue-Brighton-VIC-3186-Real-Estate-photo-2-large-7196071.jpg" alt=""> This four bedroom house<a href="/expert-insights/buying/brighton-home-sells-for-4-68-million-as-weekends-top-auction-result"> sold for $4.68 million through Buxton Brighton this week</a>. Just a few doors down from the beach, the home is located in <a href="/news">Brighton</a>'s golden mile. With two storeys, the house has both formal and informal living spaces including a parent's retreat, a library and a "children's retreat" with a wet bar. The north facing backyard features a pool and spa, a covered dining area, spotted gum decks and a pool house or separate guest house. The vendor, prominent harness horse-breeder and construction company director Duncan McPherson, purchased the house in 2000 for $1.5 million. 
</li>
<li>
<a href="https://mail.privatemedia.com.au/owa/redir.aspx?C=jIPiREyySEeCynWu5WdVSEYF81nQeNEIYYWzmmVK0FaNtaCI-4D4qvj35un_nURQ8wM4kiv9Znc.&amp;URL=http%3a%2f%2fwww.myrp.com.au%2fproperty%2f8_stack_street_balmain_east_nsw_2041%2f1262300" target="_blank">8 Stack Street, Balmain East, NSW</a> <img src="/images/2014/07/22/2.jpg" alt=""> Another four bedroom house sold at auction this weekend, with this <a href="/news">Balmain East</a> home securing $3.12 million through Cobden &amp; Hayson Balmain. Minutes from the harbour, the house is located within a gated community. The home has private covered courtyards, an al fresco dining area and a heated pool. The sale comes after two previous attempts to list the property - the vendors also attempted to move it in September 2010 and March 2012. They purchased the home in 2008, for $2,925,000. 
</li>
<li>
<a href="https://mail.privatemedia.com.au/owa/redir.aspx?C=jIPiREyySEeCynWu5WdVSEYF81nQeNEIYYWzmmVK0FaNtaCI-4D4qvj35un_nURQ8wM4kiv9Znc.&amp;URL=http%3a%2f%2fwww.myrp.com.au%2fproperty%2f33_royalist_road_mosman_nsw_2088%2f4504281" target="_blank">33 Royalist Road, Mosman, NSW</a> <img src="/images/2014/07/22/3.jpg" alt=""> Raine &amp; Horne Mosman sold this home for $2.95 million this week. The renovated house with an easterly aspect has four bedrooms and three bathrooms. Located on the end of a quiet cul de sac, it is a short walk away from Mosman Bay. The single storey house was purchased by the vendors in July 2007, for $2,125,000.  </li>
<li>
<a href="https://mail.privatemedia.com.au/owa/redir.aspx?C=jIPiREyySEeCynWu5WdVSEYF81nQeNEIYYWzmmVK0FaNtaCI-4D4qvj35un_nURQ8wM4kiv9Znc.&amp;URL=http%3a%2f%2fwww.myrp.com.au%2fproperty%2f71_irrubel_road_newport_nsw_2106%2f4872610" target="_blank">71 Irrubel Road, Newport, NSW</a> <img src="/images/2014/07/22/4.jpg" alt=""> This single storey waterfront home sold for $2,925,000 through L J Hooker Mona vale this week. The open plan house on Crystal Bay has its own swimming pool, boat shed, ramp and a shared deep-water jetty with a pontoon, fresh water and power. It has American Oak polished floorboards throughout and a sandstone fireplace. The vendors purchased the home in 2011, for $2.2 million. 
</li>
<li>
<a href="https://mail.privatemedia.com.au/owa/redir.aspx?C=jIPiREyySEeCynWu5WdVSEYF81nQeNEIYYWzmmVK0FaNtaCI-4D4qvj35un_nURQ8wM4kiv9Znc.&amp;URL=http%3a%2f%2fwww.myrp.com.au%2fproperty%2f71_irrubel_road_newport_nsw_2106%2f4872610" target="_blank">347 Bronte Road, Bronte, NSW</a> <img src="/images/2014/07/22/5.jpg" alt=""> Dellcotta, a five bedroom semi-detached terrace in Bronte, sold for $2.67 million through McGrath Coogee. The 1881 era home has dual occupancy zoning, with the opportunity for the buyer to reside in one part of the home and rent out another. The property has two kitchens, separate dual level accommodation with two double bedrooms, and a cellar. The vendors purchased the home 23 years ago, for just $281,000. 
</li>
<li>
<a href="https://mail.privatemedia.com.au/owa/redir.aspx?C=jIPiREyySEeCynWu5WdVSEYF81nQeNEIYYWzmmVK0FaNtaCI-4D4qvj35un_nURQ8wM4kiv9Znc.&amp;URL=http%3a%2f%2fwww.myrp.com.au%2fproperty%2f24%2f5_towns_place_millers_point_nsw_2000%2f4286471" target="_blank">24/5 Towns Place, Walsh Bay, NSW</a> <img src="/images/2014/07/22/6.jpg" alt=""> The only unit on this week's top 10 list secured $2.6 million when sold through McGrath Estate Agents Eastern Suburbs. The three bedroom penthouse overlooks Barangaroo Headland Park and across the harbour. The apartment includes access to a heated pool, gymnasium, sauna, spa and storage cage. The vendors purchased 24/6 Towns Place for $2,125,000 in 2006. 
</li>
<li>
<a href="https://mail.privatemedia.com.au/owa/redir.aspx?C=jIPiREyySEeCynWu5WdVSEYF81nQeNEIYYWzmmVK0FaNtaCI-4D4qvj35un_nURQ8wM4kiv9Znc.&amp;URL=http%3a%2f%2fwww.myrp.com.au%2fproperty%2f11_hinkler_street_greenwich_nsw_2065%2f2634026" target="_blank">11 Hinkler Street, Greenwich, NSW</a> <img src="/images/2014/07/22/7.jpg" alt=""> This five-bedroom house sold at auction through Shead Property Chatswood for $2.39 million. With a formal lounge with fireplace, a home office, an open plan living room and a freestanding studio, the house offers plenty of living spaces for residents. Outside, there is a paved courtyard, a heated pool and lawns. The sellers purchased the house 15 years ago, for $925,000. 
</li>
<li>
<a href="https://mail.privatemedia.com.au/owa/redir.aspx?C=jIPiREyySEeCynWu5WdVSEYF81nQeNEIYYWzmmVK0FaNtaCI-4D4qvj35un_nURQ8wM4kiv9Znc.&amp;URL=http%3a%2f%2fwww.myrp.com.au%2fproperty%2f172_paddington_street_paddington_nsw_2021%2f5273350" target="_blank">172 Paddington Street, Paddington, NSW</a> <img src="/images/2014/07/22/8.jpg" alt=""> Di Jones Real Estate Woollahra sold this terrace for $2.25 million this week. The 1890s terrace, which opens out to a north-east facing courtyard, has three bedrooms and two bathrooms. The listing agents suggest the home has potential for an attic conversion and a studio over the home's garage. Held for 27 years, the vendors originally purchased the home for $300,000 in 1987. 
</li>
<li>
<a href="https://mail.privatemedia.com.au/owa/redir.aspx?C=jIPiREyySEeCynWu5WdVSEYF81nQeNEIYYWzmmVK0FaNtaCI-4D4qvj35un_nURQ8wM4kiv9Znc.&amp;URL=http%3a%2f%2fwww.myrp.com.au%2fproperty%2f21_austin_avenue_elwood_vic_3184%2f10909342" target="_blank">21 Austin Avenue, Elwood, VIC</a> <img src="/images/2014/07/22/9.jpg" alt=""> One of only two Melbourne homes on this week's top 10 list, this Elwood house is just a 20 minute walk from the Dawson Street home. It was sold at auction by Pride Real Estate St Kilda for $2.2 million. Sitting on 500 square metres of land, this Californian bungalow has been transformed by Jackson Clements Burrows, who have added a contemporary extension and revised the house's interiors. The home has four bedrooms and two bathrooms. It was purchased by the vendors in December 2007 for $1.17 million. 
</li>
<li>
<a href="https://mail.privatemedia.com.au/owa/redir.aspx?C=jIPiREyySEeCynWu5WdVSEYF81nQeNEIYYWzmmVK0FaNtaCI-4D4qvj35un_nURQ8wM4kiv9Znc.&amp;URL=http%3a%2f%2fwww.myrp.com.au%2fproperty%2f22_cleveland_street_wahroonga_nsw_2076%2f7188577" target="_blank">22 Cleveland Street, Wahroonga, NSW</a> <img src="/images/2014/07/22/10.jpg" alt=""> A four-bedroom house in Wahroonga sold through McConnell Bourn Wahroonga for $2.196 million. A single storey home set on a 930 square metre block, 22 Cleveland Street has north-facing living areas, with four double bedrooms and three recently-renovated bathrooms. Outside, there are two large entertaining areas and lawns. T he vendors purchased the house six years ago, for $1.52 million.</li>
</ol>
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jrichardson-uRX5hFdKfN

The 10 most expensive sales of the week: RP Data

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Here at Property Observer we talk a lot about buying your first investment property or home, getting your foot onto the ladder and the mistakes you may make earlier on.
However, for many property buyers it’s about planning for a portfolio of properties – rather than just the first one.
For today’s Q&amp;A we spoke to Wakelin Property Advisory’s associate director Jarrod McCabe and asked about how crucial that first purchase is and where it fits in to building a portfolio.
If there are any questions you’d like to see answered, or experts you’d like to see asked, email us with your thoughts: <a href="mailto:jduke@propertyobserver.com.au">jduke@propertyobserver.com.au</a>.
What type of property should first time investors be looking at?
Typically, a first-time investor has bought their own house and has some equity in that property. Usually they are employed and have identified some surplus income they feel they would like to invest rather than consume. Often the investor has time on their side – they have 10 or 20 years or more until their envisioned retirement date – and so they are investing for the long-term.
Under these circumstances, a first-time property investor should be seeking a property that is likely to deliver strong capital growth. It is the year-on-year compounding effect of this growth that will deliver the return they are after. 
How crucial is the first investment property to building a portfolio?
The first property is vital.  Get this right and in a few years it will generate sufficient equity to finance the addition of a second property.  Ideally the aim is to repeat this process a number of times.  But if the first property is a dud it won’t deliver the equity to go to stage two. Instead, the investor is stuck with a non-performing asset.  Their best move is then to recognise the error, sell this property quickly and start again. 
However, invariably it takes several years before the investor faces up to the reality of their situation. Not only do they lose thousands of dollars in transaction fees and forgone capital growth, but they lose the most valuable and irreplaceable resource of all – time.
What does the 'perfect' portfolio look like? 
A perfect portfolio would consist of a number of assets situated across a number of blue-chip suburbs in one or more of our larger capital cities. There would be a balance of one and two bedroom apartments in the portfolio as well as a number of single fronted period cottage or terrace homes. 
All the properties would be older-style and be situated on attractive, leafy residential streets with good proximity to local amenities. The apartments would be in smaller boutique blocks with allocated off-street parking.  There would be a range of architectural styles including Victorian, Edwardian, Art Deco, and 1950s through to 1970s.
What does it mean when people refer to “diversifying” their portfolio?
Diversification – not having all your eggs in one basket – is of course just as valid for property as it is for other asset classes. 
In the ‘perfect’ portfolio above, this is achieved in a number of ways: selecting both houses and apartments, selecting one bedroom and two bedroom properties; mixing up the architectural styles; and by selecting properties in different suburbs – and possibly different cities.
But you can over-diversify, if that means compromising on other investment criteria such as sticking to property with scarcity value. So I wouldn’t recommend buying a high-rise property just so I can claim diversification.  One also has to weigh up buying property outside your own state in order to achieve diversity against the increased uncertainty that comes with investing in a less familiar place.
See over page for more on building a portfolio, knowing when to stop acquiring properties and whether or not you should sell.
<hr class="system-pagebreak">
How quickly should a portfolio be built?
Property investment is not about how many properties you have. Rather it’s about building equity. Only invest in the next property when you have the equity to do so and the spare cash-flow to finance it.
How do property investors know when to stop acquiring properties?
Eventually investors recognise they have reached a point when they have achieved their financial aim or they are at a life-stage when they no longer wish to accumulate assets but reap the benefits of those assets.
Do you believe in 'never sell'?
‘Never sell’ is a good state-of-mind to have when investing. It’s the attitude that these assets are locked away for the very long term; that the investor won’t be selling if the property market has a cyclical fall and that they are determined to accept a lower disposable income today in return for greater rewards tomorrow. It is also a recognition of the very large costs involved in property transactions. Of course, this is all predicated on buying quality assets in the first place.
But naturally, life does not always go to plan, and there may be personal reasons why one would sell. 
How do you judge the success of a property investment portfolio?
It probably takes a few years before this can be done. A successful property investment portfolio is one that repays the sacrifices made in the early years of ownership to establish and nurture it. It does this by generating enough rent to not only cover all costs, but to pay out a healthy income on top. It also continues to grow in value every year. And it is so well managed by your advisers that it require little input from the owner.
Any ideas for a Q&amp;A you'd like to see? Email us: <a href="mailto:jduke@propertyobserver.com.au" target="_blank">jduke@propertyobserver.com.au</a> 
For more Q&amp;As, click here.
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jduke-EHk3XBmHkn

Building a well-structured portfolio: Q&A with Jarrod McCabe

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Australand has reported a 49% rise in net profit and a 30% increase in operating profit after tax for the half-year.
Its residential division reported an increase in operating earnings.
The residential division achieved an operating EBIT result of $30.7 million for the half year up on the half year of $22.3 million. 
Aggregate sales revenue for the half year was $185.0 million (HY13: $191.8 million). 
Sales activity remains strong with the division holding 2,170 contracts on hand as at 30 June 2014 (13 December: 1,823 contracts on hand). 
Major projects contributing to the half year result included: 
<ul>
<li>
<a href="/news">Greenhills Beach</a> in NSW with 14 lots sold;
</li>
<li>
<a href="/news">Croydon</a> in VIC with 86 lots sold;
</li>
<li>
<a href="/news">Greenvale </a>in VIC with 74 lots sold;
</li>
<li>
<a href="/news">Clyde North</a> in VIC with 118 lots sold;
</li>
<li>
<a href="/news">Parkville </a>in VIC with 48 lots sold; and
</li>
<li>
Port Coogee in WA with 19 lots sold. 
</li>
</ul>
The Clyde North project is being marketed as <a href="https://residential.australand.com.au/land/vic/clyde-north/berwick-waters/#forsale" target="_blank">Berwick Waters</a> (pictured above) which is delivering homes within extensive wetlands and open spaces, along with shopping and community facilities complemented by additional schools
But despite the recent sales the developer’s overall revenue fell 15% according to its financial report for the half-year to 30 June.
Distributions per stapled security were 12.75 cents, up from 10.5 cents.
The group upgraded its earnings guidance in May noting if strength in the residential market is sustained, earnings per security were expected to grow 10-15% annually from 2014 until the end of 2016.
Australand is set to be taken over by Singaporean-listed Frasers Centrepoint Limited after Australian authorities approved the $2.6 billion deal earlier in July.
Property professionals are invited to sign up for <a href="/news">the upcoming Property Observer webinar on Off the Plan Marketing and Sales Masterclass</a>.
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jchancellor-FAypfDUnLy

Berwick Waters, Clyde North residential boosts Australand sales contracts

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Over the last 12-18 months investors have become an important part of the target market for most project marketers.
The 2012-13 Annual Report of the NSW Rental Bond Board gives some keen insights to the character of the Sydney rental market. The insights are well worth sharing with investors, developers and marketers alike.
It is estimated that there are some 2.47 million private dwellings in NSW of which 703,158 (when last counted by the Board) are private sector rental properties and there’s a general trend suggesting that soon this will account for almost 30% of housing stock. By any measure the residential rental accommodation is key and seemingly ever more important.
In 2009/10 the Board held some 648,141 bonds or $840 million but in 2012/13 it held 703,158 bonds or $1.043 billion, and since the GFC the number of people in rental accommodation has been on an upward trend with the biggest increase being seen in 2012/13. It is also reasonable to expect that this trend will continue as affordability remains tight and as more new stock is completed and becomes available to rent.
There also appears to be a trend towards longer lease terms. This may in part be directly related to the improved quality of apartments that are now being developed. Investors are now very keen to purchase apartments that offer good quality, this applies to SMSF investors who are looking for long-term income and tenant stability. The sometimes termed ‘rental quality’ is no longer acceptable, as any sort of dumbing down in a development will fall short of investor expectations.
The trend towards longer leases, and hence more security for investors, is seen in some of the Board’s figures. These show that lease terms of between 13 to 24 months are the fastest growing sector of demand and that lease terms beyond 37 months are a very stable part of the market.
Two-year terms are now around 33.5% – a big increase from the level of 23.3% in 2001/02. It also appears that investors are also on a winning trend with more than 91% of bonds returned in full or only with part deductions and only 9.3% of bonds claimed by landlords. Again, I think that this points to an evolving and longer-term rental market, which for some tenants means that renting is less of a stop-gap measure and longer lease terms may also help people save for their own home, while flat-sharing of more expensive properties is also a popular option.
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pchittenden-eLqUUC8TWW

Sydney’s residential rental accommodation is more important than ever

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The Bexley vendor and their estate agent who publicised their $570,000 reserve price ahead of its weekend auction secured a $613,000 sale.
The unusual tactic garnered a result at 7.5% above reserve, which suggests it was a tad conservative in its initial appraisal although recent surveys typically put sold prices at around 12% above price guidance.
Its web marketing didn't actually give the reserve price, with inspectees of 15A St Georges Road advised of it when they turned up or rung the agent.
The LJ Hooker listing agent confirmed to Property Observer that there was no marketing of the reserve price as he needed to engage possible buyers in a conversation which might not happen if the reserve price was publicly available.
<a href="https://www.realestate.com.au/property-house-nsw-bexley-117327823" target="_blank">The $570,000 disclosed reserve price was for a two bedroom, two bathroom property</a> which traded at $400,000 in 2004.
The buyers’ agent Patrick Bright attended the auction saying it was a test case for a fully transparent and successful auction for vendor and buyer alike by disclosing the reserve price prior to auction.
“Speaking with the under-bidder after the auction, she said she only bid on the property because the reserve price had been published in advance and she knew the property was truly within her budget," Bright suggested.
Though she did miss out.
Bright noted the underbidder "claimed she would not have even attended the auction if the reserve price had not been disclosed as she was ‘fed up’ with attending auctions that had reserves well over the price guide provided by agents".
Patrick Bright is currently petitioning the NSW government to disclose reserve prices prior to auction to stamp out underquoting.
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A 7.5% premium above disclosed reserve at Bexley auction experiment

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A preliminary weighted average clearance rate of 70.7% was recorded this week across capital cities compared to 67.2% last week and 64.1% this time last year.
<a href="https://blog.rpdata.com/wp-content/uploads/2014/07/20140720-Capital-city.jpg" rel="wp-prettyPhoto[g3516]"><img class="aligncenter size-large wp-image-3517" src="https://blog.rpdata.com/wp-content/uploads/2014/07/20140720-Capital-city-580x430.jpg" alt="RP Data national auction comment" width="580" height="430"></a>
Demand in the Sydney market has pushed the national preliminary clearance rate over the 70% mark for the first time since the middle of March this year.
<a href="https://blog.rpdata.com/wp-content/uploads/2014/07/20140720-Sydney.jpg" rel="wp-prettyPhoto[g3516]"><img class="aligncenter size-large wp-image-3518" src="https://blog.rpdata.com/wp-content/uploads/2014/07/20140720-Sydney-580x384.jpg" alt="RP Data national auction comment - Sydney" width="580" height="384"></a>
Low winter volumes are a factor as the clearance rate recorded its sixth consecutive increase. A preliminary clearance rate of 76.9% was recorded in Sydney compared to 75.6% last week.
A clear improvement was seen in Melbourne compared to last week, with a preliminary clearance rate of 69.6% recorded compared to 66.4% last week.
<a href="https://blog.rpdata.com/wp-content/uploads/2014/07/20140720-Melbourne.jpg" rel="wp-prettyPhoto[g3516]"><img class="aligncenter size-large wp-image-3519" src="https://blog.rpdata.com/wp-content/uploads/2014/07/20140720-Melbourne-580x381.jpg" alt="RP Data national auction comment - Melbourne" width="580" height="381"></a>
In Brisbane a preliminary clearance rate of 54.1% was recorded compared to 43.3% last week. Adelaide recorded a clearance rate of 72.7% compared to 60.9% last week.
In Canberra a clearance rate of 71% was recorded and in Perth there was a clearance rate of 30%.
<a href="https://blog.rpdata.com/wp-content/uploads/2014/07/20140720-Brisbane.jpg" rel="wp-prettyPhoto[g3516]"><img class="aligncenter size-large wp-image-3520" src="https://blog.rpdata.com/wp-content/uploads/2014/07/20140720-Brisbane-580x382.jpg" alt="RP Data national auction comment - Brisbane" width="580" height="382"></a> <a href="https://blog.rpdata.com/wp-content/uploads/2014/07/20140720-Adelaide.jpg" rel="wp-prettyPhoto[g3516]"><img class="aligncenter size-large wp-image-3521" src="https://blog.rpdata.com/wp-content/uploads/2014/07/20140720-Adelaide-580x383.jpg" alt="RP Data national auction comment - Adelaide" width="580" height="383"></a>
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Market continues to strengthen: RP Data's national auction wrap

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More than half of the baby boomers surveyed by realestateVIEW.com.au believe today's generation "have it tougher" than they did when buying their first home.
In a recent survey, 56% of the 2,554 respondents aged between 50-59 thought today's first home buyers are having a tougher time than they did when purchasing their first homes in the late 80s and early 90s, despite interest rates reaching 17%.
According to Petra Spektros, general manager of realestateVIEW.com.au, baby boomers weren't facing the same affordability constraints experienced by today's first home buyers.
"I think certainly the current generation have it tougher," says Spektros.
"Interest rates were the biggest constraint for baby boomers," she explains. But Spektros says that non-housing related costs are contributing to the affordability issues faced by today's first home buyers.
"You just have to look at HECS, for example, and private health cover," Spektros says. "There's lots to pay for that just wasn't needed when the baby boomers were purchasing property."
She also noted population growth and increased competition as house price drivers.
Only 18% of those surveyed by realestateVIEW.com.au thought today's generation are finding it easier to buy their first home than they did.
The survey also revealed that despite the "cashed up" baby boomer stereotype, many are experiencing affordability issues of their own. The majority of baby boomers surveyed were seeking a property priced under $600,000, with 36.6% after a property that will cost them less than $400,000. Around a quarter of the respondents had been looking for a home for more than three years, a results realestateVIEW.com.au says reflects "rapid price growth and market competition in Australia's cities".
However, 51% of those surveyed said they were "comfortable" with current house prices, with 33.5% saying they are "uncomfortable with house prices" and 15.5% saying "I feel I am being priced out/outbid by other buyers".
Baby boomers in New South Wales appear to have a less rosy look than Victorians, with 39.7% of New South Wales respondents reporting that they are comfortable with current prices, while 51.7% Victorian respondents shared the same sentiment.
Most of the survey's respondents are looking to downsize, but 34.4% of the baby boomers intend to stay in the family home when they retire. Spektros says many are probably still funding their kids who live in the family home.
"A significant proportion are struggling and have affordability concerns. I think house prices today ahave a particular bearing on that," says Spektros.
"Some may not be working as hard or full time, as they used to. But they still have the family home bills to pay," she says. But there are other lifestyle factors at play as well.
"And of course this generation, because they have worked so hard, are waiting for their retirement to have their big holiday and dinners."
It appears retirement villages and communities are becoming less popular, with only 6.1% of respondents reporting a retirement village as their preferred option in retirement.
{module Do you think the younger generations have it tougher?}
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Baby boomers believe younger generation have it tougher: realestateview

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For investors hoping to use their properties as an income stream as well as a growth asset, some Sydney regions stand out more than others.
According to RP Data's Quarterly Rental Review, rental rates for houses in Sydney didn't move over the quarter to June, remaining at $520 per week.
While the median weekly rent for houses saw no change overall, one segment of the house rental market did grow in the June quarter. Four bedroom houses saw a 3.3% rise in rents to a median of $620 a week, while three bedroom houses stayed flat at $470 per week, as did five or more bedroom houses, which attracted $850 per week.
On a yearly basis, there was no area in Sydney which recorded a fall in rents for houses, although rents were flat for the year in the Fairfield-Liverpool region, at $450 per week. The Lower
Northern Sydney region saw a 10.4% jump in rents for the year, the biggest increase of any Sydney region and well above its own five year average of 6.7%. Its median rent per week is now $900.  
However, some growth was seen in the unit rental markets, with rents rising by 2% over the three months to June to a median of $500 per week. All unit types saw an increase for the quarter, with one bedroom units increasing by 1.1%, two bedroom units recording a 3.1% rise and rents for three bedroom units increasing by 3.5%.
The median weekly rent for units in Outer Western Sydney fell by 2.9% over the year to June - the region was the only Sydney area to see a yearly decrease in rents. The strongest regional rental performance for the unit market was seen in the Northern Beaches, where the median rent climbed 5.6% over the year, and Inner Sydney, where rents grew by 5.1%.
The top performing regions for rental houses over the past year
The following five areas had the strongest year on year growth in rents for Sydney houses.
<ol>
<li>
Lower Northern Sydney With 10.4% year on year growth in the median weekly rent, Lower Northern Sydney outperformed every other Sydney region's rental house market.  
</li>
<li>
Inner Sydney The median weekly rent for a house in inner-Sydney is now $750, up 7.1% from the same time last year. The area's rental market has shown consistent growth, with five year average rental increase of 6.4%. </li>
<li>
Northern Beaches Sydney's Northern Beaches have seen the median weekly rent for houses increase by 5.9% for the year to $900, the same median house rent as Lower Northern Sydney. However, the area has seen a dip in recent months - in the quarter to June, house rents dropped by 2.7%.  
</li>
<li>
Central Coast With 5.3% growth over the past 12 months, the median weekly rent for a house in the Central Coast is now $400. The region saw 2.6% quarterly growth.  
</li>
<li>
Canterbury-Bankstown The Canterbury-Bankstown area saw its median rent for houses increase by 5% in the past year, with 1% growth in the quarter to June. The median rent for a house in the area is now $520. </li>
</ol>
<hr class="system-pagebreak">
 The top performing regions for rental units over the past year
<ol>
<li>
Northern Beaches Units in the Northern Beaches attracted weaker rental growth than their house counterparts, with a 5.3% increase for the past 12 months. A renter can now expect to pay $550 per week for a unit in the Northern Beaches. </li>
<li>
Inner Sydney Inner Sydney units recorded 5.5% growth for the year, with the median weekly rent for a unit in the region now $580.  
</li>
<li>
Eastern Suburbs Units in Sydney's Eastern suburbs now attract a median weekly rent of $625 after a 4.2% growth for the year. The five year annual average growth for the area is 4.8%. <a href="/news"></a>
</li>
<li>
Lower Northern Sydney After 3.8% growth over the past year, the region now has a median weekly rent of $625.  
</li>
<li>
Inner Western Sydney Sydney's Inner West saw rents for units increase by 4% for the year. The past 12 months have outperformed the area's historical average - the five year annual average growth in rents for the region is 3.4%. <a href="/news">Click to open in new window: </a>
</li>
</ol>
<a href="/images/2014/07/21/rp-data-july-10-three.gif" target="_blank"><img src="/images/2014/07/21/rp-data-july-10-three.gif" alt=""></a>
<img src="/images/2014/07/21/rp-data-july-10-two.gif" alt="">
Source: RP Data.
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Sydney's top five regions for rental growth: RP Data

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Strathfield’s newest residential development, marketed as a "one-of-a-kind for the up and coming area", Centric Strathfrield from Lumex Property Group launched on Saturday achieving a high number of sales - currently just a few of the penthouses remain.
The <a href="/expert-insights/buying/centric-strathfield-to-be-launched-with-57-inner-west-apartments">swish launch at the display suite on 9-13 Parnell Street</a>, just a two minute walk from the station, saw tuxedo-wearing staff members welcoming a large crowd into the development. While many of those looking to buy were of Asian appearance, Property Observer notes that the majority seemed to be local buyers – some moving from other areas of the inner west. Despite this, some investors were present.
<img src="/images/2014/07/21/strathfield-july-21-one.jpg" alt="">
Halfway between Parramatta and the city (less than 15 kilometres from both), the apartments launched to considerable success.
Just over halfway through the 8am to 10am launch, a CBRE marketing representative said that just six of the 57 one and two bedroom apartments were remaining. Prior to the commencement of the launch, a sell out was anticipated.
<img src="/images/2014/07/21/strathfield-july-21-three.jpg" alt="">
Centric Strathfield has positioned itself towards the owner occupier market, looking to offer top end finishes. Most apartments have northerly orientations, with winter gardens and terraces. All come with basement car parking and separate storage, as well as lift access.
The roof terraces offer CBD and Harbour Bridge views.
Spanning eight residential floors, and a commercial space at ground level, 51 square metre to 59 square metre one-bedroom apartments were being sold from $629,000. One bedroom and a study, 59 square metres, were selling from $685,000. Two bedrooms, from 71 square metres to 88 square metres were selling from $780,000.
The majority of the available apartments, 29 of them, were two bedrooms, with 24 one bedrooms and four one bedroom plus studies.
According to RP Data, the <a href="/news">median price currently recorded for a Strathfield unit is $570,000</a>, with a median advertised weekly rental price of $500 per week. The median unit price has significantly increased over the past year, profiting in on the growth seen across Sydney.
The designs, from SJB Architects, were also said to be a major drawcard for the interest in the development. Within the apartment building, there will be a number of community areas – including a roof top garden and an atrium lobby.
The properties themselves include limed European oak floors, AEG appliances and integrated banquette seats.
The display suited had been open from 5 July for interested viewers before the launch on 19 July.
Construction on <a href="https://www.centricstrathfield.com.au" target="_blank">Centric Strathfield</a> is expected to be finished by mid-2016.
How do property developers sell out mega residential projects? Where can financial planners find off the plan projects on one website? And what is all the fuss about with China?
Register now to join an expert panel in off the plan property marketing for an informative discussion and live Q&amp;A on Property Observer, in association with Investorist.
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Centric Strathfield's weekend launch success - handful of penthouses remain 

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The prominent harness horse-breeder and construction company director Duncan McPherson sold his two-level Brighton house for $4.68 million at weekend auction.
Stefan Whiting of Buxton took bids from four interested parties when 30 Dawson Avenue was offered.
The house sits on a 987 square metre block four doors from the foreshore.
It had previously traded at $1.5 million in 2000.
It was among the 527 homes scheduled to go under the hammer in Melbourne over the weekend which was around 100 higher than the 426 conducted over the same weekend a year ago.
Australian Property Monitors put the preliminary auction clearance rate at 74.3%.
The most popular region for auctions was the north east with 97 followed by the west with 87, the inner city with 78, the inner south with 75, the outer east 68, and the inner east with 46 auctions scheduled.
Richmond was the most popular suburb with 15 auction listings, followed by Reservoir in the north east with 13 followed by Mount Waverley in the outer east with 12, and Glen Waverley, according to APM.
<div id="conditionalAd-300x250-pos-3" class="ad adCentred">
Melbourne’s auction market had been remarkably consistent, Dr Andrew Wilson, the Domain Group senior economist said.
</div>
One of Melbourne's best-known bridal wear families sold their ornate Bulleen home.
But the sale price secured by Joe and Patricia Pallozzi of Raffaele Ciuca for their Georgian-style house at 13 Coromandel Court was not disclosed.
The Ray White agent Frank Perri was looking for $1.5 million plus interest. 
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