<a href="https://www.apartments.com.au/developments/broadbeach-qld-4218">Broadbeach</a> offers plenty of reasons to live vertically, but moving from a substantial family home into an apartment can expose the compromises of high-density living. Privacy, room for guests and usable living space tend to matter more when an apartment is intended as a permanent home rather than an occasional coastal base.

A typical residential floor at <a href="https://www.apartments.com.au/new-apartments/the-eveleigh-broadbeach-7-9-surf-parade-broadbeach-qld-4218">The Eveleigh</a>, on Surf Parade,&nbsp;contains just four apartments. The 94-residence development by <a href="https://www.apartments.com.au/developers/hirsch-faigen">Hirsch &amp; Faigen</a> is predominantly made up of expansive three-bedroom homes, with a limited collection of half-floor penthouses above.

Across the apartment floors, <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a> has used the relatively limited number of residences to give each home greater access to natural light and outlook. Living spaces extend towards full-height glazing, while a series of bay windows frame selected views across the Pacific Ocean, city and hinterland rather than treating the building edge as a continuous wall of glass.

&nbsp;

[smartcode_project:default project_id=149670 project_image_fid=360965]

“The apartment floors deliver a collection of homes that embrace controlled outlook via a series of bay windows deliberately framing moments of view,” Rothelowman Director Kim Lowman said.

From outside, those projecting forms contribute to the tower’s faceted profile. Strong horizontal and vertical elements establish its proportions, while the changing position of the sun alters the light, shadow and reflection across the façade throughout the day.

The same attention moves inside the apartments, where the material palette combines warm timber, natural stone, metallic detailing and softer curved forms. Kitchens sit within the main living zone, with stone island benches, integrated joinery and European appliances, before the living areas extend towards the glazing and the outlook.

&nbsp;

[smartcode_project:default project_id=149670 project_image_fid=360981]

Three genuine bedrooms provide room to accommodate family and guests, while two secure car spaces and storage address some of the practical considerations that can become more noticeable when moving from a larger home. Feedback from the display suite has centred on the warmth and restraint of the interiors, with buyers commenting that the residences feel like homes rather than conventional coastal apartments.

A limited collection of half-floor penthouses occupies the upper levels, increasing the scale of the living spaces and adding private balconies and elevated finishes. From this position, the outlook extends between the ocean and hinterland.

Outside the private residences, The Eveleigh separates its shared spaces between the podium and rooftop. The podium is centred on wellness, with subtropical landscaping surrounding a swimming pool and pool terrace, yoga garden, private gymnasium, sauna and hot and cold plunge facilities. Landscaped retreats and pavilions provide additional places to sit away from the main recreation areas.

&nbsp;

[smartcode_project:default project_id=149670 project_image_fid=360966]

Higher in the building, a rooftop pavilion and private dining suite sit alongside resident lounge, barbecue and outdoor dining areas, opening towards panoramic views across the ocean, city and hinterland.

“Buyers are no longer just looking for an apartment, but a lifestyle where they can relax, reset, and enjoy a balanced way of living,” Hirsch &amp; Faigen Director of Sales Matt George said.

Interest to date has come from established owner-occupiers and interstate lifestyle purchasers, including buyers planning a future move to the Gold Coast. Many are coming from larger homes and want to reduce ongoing maintenance without giving up space for family and guests, privacy, two car spaces or the ability to entertain at home.

&nbsp;

[smartcode_project:default project_id=149670 project_image_fid=360969]

Much of that daily life can also take place beyond the building without requiring a drive. Kurrawa Beach and Pratten Park are an easy walk from Surf Parade, while Pacific Fair, Oracle Boulevard, The Oasis, restaurants, cafés, entertainment and public transport are also within walking distance.

The Eveleigh is Hirsch &amp; Faigen's fourth Gold Coast development since entering the market in 2021, following The Hemingway at Palm Beach, The Emerson at Kirra and Yves at Mermaid Beach. Each of the preceding projects sold out before completion.

“Broadbeach had been on our radar throughout our time operating on the Gold Coast,” the developer said. “Following our projects in Palm Beach, Kirra and Mermaid Beach, Broadbeach represented the natural next step for the business.”

The Surf Parade site brought together proximity to the beach, protected coastal outlooks and walkability to dining, shopping and recreation. Hirsch &amp; Faigen also identified the street as an emerging premium residential address, with enough separation from Broadbeach's busier destinations to retain a quieter environment at home.

The Eveleigh is now under construction by Maxcon, with completion forecast for mid-2028. Three-bedroom residences are currently available from $2.87 million.

[smartcode_project_cta:default project_id=149670]

Joel Robinson

The Eveleigh brings house-like apartments to Broadbeach

A long-stalled Campbelltown development site is back in play, with new plans for 139 apartments set to supersede a mixed-use scheme approved almost a decade ago but never built.

The new proposal for 28 Cordeaux Street would deliver 116 market and 23 affordable apartments in a part 14-storey building, bringing a substantial new project into a Campbelltown market where new apartment supply remains limited.

Plans have been filed over the 3,092 sqm corner site at Moore-Oxley Street, around 600 metres from Campbelltown Railway Station and the city-centre retail core.

The site already carries a mixed-use residential approval dating to 2016. Doroch Architects has now been engaged on a larger replacement scheme, which is progressing as a State Significant Development Application following a Housing Delivery Authority determination in August 2025.

The apartment mix comprises 39 one-bedroom, 72 two-bedroom and 28 three-bedroom residences. Two-bedroom apartments make up just over half of the project, while three-bedroom homes account for 20 per cent.

<img alt="First look: New 139-apartment plans revive long-stalled Campbelltown city centre site" data-entity-type="file" data-entity-uuid="136dd5b9-3791-4da6-9e31-76f533f5b4de" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Campbelltown%20da2.png?VersionId=LgOSy9nwf5u.MGswBBwaGGxuX8QpHSl_" />

Of the 139 apartments, 23 will be delivered as affordable housing under the in-fill affordable housing provisions of the Housing SEPP. The affordable component represents 15 per cent of the residential gross floor area and will be managed by a registered Community Housing Provider.

Doroch has sought to break the scale of the building into two distinct elements, with a masonry podium of around four storeys establishing the street edge before the residential tower steps back above.

The corner position has shaped that approach. Cordeaux Street faces toward the commercial and civic centre, while Moore-Oxley Street leads into the lower-scale residential neighbourhood to the south, and the design verification report describes the site as "bridging the commercial core to the north and established residential areas to the south."

The podium will be expressed predominantly in face brick, while the upper levels shift to brushed and grooved concrete cladding with darker metal detailing. Recessed sections, deep balcony edges and landscaping break down the upper form, with an approximately 11.8-metre setback to the northern boundary addressing the adjoining St Peters Anglican School.

<img alt="First look: New 139-apartment plans revive long-stalled Campbelltown city centre site" data-entity-type="file" data-entity-uuid="c8b3d2d3-c561-4bfc-a5d9-a68c0c10dac1" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Campbelltown%20da1.png?VersionId=AeAEyJU02Gk2k5noUj2StziCvdQ7fW4B" />

Campbelltown has been starved of new residential developments in the last decade.

The only other notable development set to come to market this year is ALAND's Queen Square, a mixed-use precinct on over two hectares that will comprise apartments above a vibrant ground-level retail and hospitality dining precinct.

First look: New 139-apartment plans revive long-stalled Campbelltown city centre site

First Look: Sherlock Construction pitches apartments for low-rise Deception Bay

Queensland builder-developer MAYD has revealed the first look at its major North Kirra beachfront development, lodging amended plans that reduce the number of apartments and increase the proportion of larger residences.

The project is planned across a substantial 4,742 sqm amalgamated site spanning seven lots at <a href="https://www.apartments.com.au/new-apartments/2-6-pacific-parade-bilinga-qld-4225">2-6 Pacific Parade</a> and 27-33 Golden Four Drive in Bilin​ga, directly opposite Nor​th Kirra Beach.

<a href="https://www.apartments.com.au/developers/mayd-group">MAYD</a> secured the site for $32.5 million in 2025, in what was one of the Gold Coast's largest property transactions of the year.

The development will be delivered across two stages, with the first stage carrying an estimated gross realisation value of around $360 million.

The latest amendments seek to reduce the overall apartment count and shift the project further toward the owner-occupier market, with larger residences designed for buyers wanting considerably more space than traditionally offered in a beachfront apartment.

The residential mix will include townhomes, oversized two-bedroom apartments, substantial three-bedroom residences and four-bedroom homes.

MAYD has appointed Cera Stribley to lead the architecture and interiors, with the Melbourne-based design practice drawing on the beachfront setting through a series of ocean-facing terraces and heavily landscaped balconies.

Strong horizontal forms and curved balconies will define the exterior, with subtropical landscaping integrated throughout the building to soften the built form and increase the connection between the residences and the beachfront.

The project will also include an extensive collection of resident wellness and lifestyle facilities, continuing the broader shift across the Gold Coast's luxury apartment market toward larger homes supported by resort-style amenity.

<img alt="MAYD" data-entity-type="file" data-entity-uuid="d1bcbb05-e659-4b47-8bd4-1e595315e2ad" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-27%20at%202.05.03%E2%80%AFPM.png?VersionId=jj0XEud1X1DuLt7_KyElhjMdZGOXmLHP" />

MAYD Founder Todd Mould said North Kirra was increasingly appealing to buyers attracted to the more established, lower-density character of the southern Gold Coast.

"North Kirra presents one of the most compelling luxury residential opportunities currently emerging in Australia, combining absolute beachfront with the character and authenticity that buyers are increasingly seeking, and the same sense of tight-knit community that defined Burleigh and Currumbin perhaps 10 or 15 years ago," Mould said.

"With Gold Coast Airport on its doorstep, it also offers a level of accessibility that broadens its appeal across almost every market demographic."

The project comes as the southern Gold Coast continues to attract an increasing share of high-end apartment development and buyer activity.

Kirra in particular has emerged as one of the region's more tightly held beachfront markets, with its relatively low-density character, established surf and hospitality scene and proximity to Gold Coast Airport differentiating it from the higher-density markets further north.

Mould said those characteristics had informed the approach MAYD and Cera Stribley had taken to the project.

"We've worked closely with Cera Stribley to create a vision that is deeply connected to its surroundings," he said.

"Inspired by the coastline itself, the architecture has been shaped around space, privacy and resort-style living, creating a collection of homes that reflects the next generation of luxury on the southern Gold Coast."

MOTIV Managing Director Carly Cottam, who has been appointed to market the project, said buyer attention had continued to move south along the Gold Coast.

"Purchasers who may once have defaulted to Broadbeach, Main Beach or Surfers Paradise are increasingly recognising the value of a genuine beachfront location that offers lower density, strong amenity and a more established sense of community," Cottam said.

"Kirra has a powerful combination of growing demand and genuine scarcity. Beachfront supply is inherently constrained, the area remains relatively low density, and buyers are increasingly placing a premium on locations that feel established, uncrowded and authentic rather than heavily developed."

Cottam said the proximity to Gold Coast Airport was also proving increasingly important for interstate and second-home buyers.

"Being minutes from Gold Coast Airport makes it particularly compelling for interstate buyers, frequent travellers and second-home purchasers who can access an authentic coastal lifestyle almost immediately after stepping off a flight."

The acquisition takes MAYD's active development portfolio to more than $500 million, with the North Kirra project representing one of its largest undertakings to date.

MAYD is targeting an early 2027 launch.

First look at MAYD's North Kirra mixed-use precinct

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Castle Hill, the longtime hub of the Hills District, has been one of the major beneficiaries of Sydney's Metro expansion, with improved connectivity helping drive continued population growth, development and buyer demand across the Hills District.

But despite that growth, the suburb has seen relatively few major new apartment projects brought to market over the past 18 months.

Hills District developer Reve Group is looking to fill that gap with <a href="https://www.apartments.com.au/new-apartments/nova-r-ve-castle-hill-2-garthowen-crescent-castle-hill-nsw-2154">Nova Rêve</a>, a major new mixed-use precinct on the corner of Garthowen Crescent and Old Castle Hill Road, a short walk from Castle Hill Metro Station and Castle Towers.

[smartcode_project:default project_id=152737 project_image_fid=377679]

The project will comprise three residential towers alongside a hotel, restaurants, cafes and a skybar, more than 1,600 sqm of ground-floor retail and almost an acre of landscaped gardens.

It represents the largest project undertaken by Reve Group, the development arm of the Kassis family, which has been building across the Hills District for more than 30 years through Kassis Homes.

[smartcode_project:default project_id=152737 project_image_fid=377675]

Nova Rêve also represents a significant step up from the family's first apartment development, Grand Rêve, which was delivered nearby on Garthowen Crescent.

Grand Rêve introduced larger, house-like apartment layouts and premium inclusions including Wolf and Sub-Zero appliances to the Castle Hill market.

Nova Rêve takes that approach to a precinct scale, combining the residential component with hospitality, retail and substantial public and resident landscaping.

[smartcode_project:default project_id=152737 project_image_fid=377685]

Reve Group Managing Director Sam Kassis said the project reflected the family's three decades of building in the Hills, which has evolved from trophy homes on quarter-acre blocks to larger-scale apartment development.

"Grand Rêve was our first apartment project here and it showed us what this pocket of Castle Hill could be. Nova Rêve is the refinement of that idea: not just apartments, but a place the whole suburb can use," Kassis said.

A key part of that approach is the hotel, which has been designed to operate as an amenity for the wider Castle Hill community rather than solely hotel guests.

It will include restaurants, cafes, skybars and all-day dining, alongside conference and event facilities catering to business functions, community groups and private events.

At ground level, more than 1,600 sqm of shops and cafes will open onto the surrounding streets and landscaped areas.

Almost an acre of gardens designed by Land and Form Studios will run through the precinct, incorporating pathways, seating, barbecue areas and children's play spaces.

[smartcode_project:default project_id=152737 project_image_fid=377680]

Reve Group's Romio Georges said creating an active ground plane had been central to the planning of Nova Rêve.

"There are gardens with pathways, barbecues, seating and play areas, shops and cafes opening onto the street, and a hotel with restaurants and a skybar that anyone in Castle Hill can walk into," Georges said.

The project's elevated position on one of Sydney's highest ridgelines will also provide apartments with outlooks toward the Sydney skyline, surrounding parkland and the Blue Mountains.

More than 80 per cent of the apartments will occupy corner positions, with Turner responsible for both the architecture and interiors.

&nbsp;

[smartcode_project_cta:default project_id=152737]

<h3 data-end="3697" data-section-id="q3n5ak" data-start="3672">&nbsp;</h3>
</main>

Nova Rêve arrives as Reve Group bets on Castle Hill's next growth phase

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>

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Ellen Walker

Off-the-plan property explained: What is stamp duty?

For most Australians, buying an apartment is one of the biggest financial decisions they'll ever make

The location, floorplan and price are often the first considerations, but in recent years another question has become increasingly important: who is actually delivering the project?

A series of high-profile builder collapses, construction delays and defect concerns have fundamentally changed how many Victorians approach buying off the plan. The collapse of Porter Davis in 2023, which reportedly left around 1,700 homes unfinished, became one of the most visible examples of the risks that can emerge when a construction company fails. <a href="https://www.equifax.com.au/sites/default/files/lpassets/pdf/Final-Business-Market-Pulse-June-Sector-Deep-Dive-Report-2.pdf">Similar challenges across the broader construction sector</a> have left buyers asking more questions before signing a contract.

As Victoria continues encouraging higher-density housing to address supply shortages, transparency is becoming just as important as location or price.

One tool increasingly entering the conversation is the <a href="https://icirt.com/">Independent Construction Industry Rating Tool (iCIRT)</a>, an independent assessment framework designed to help buyers better understand the developer or builder behind a project. Originally developed by Equifax in consultation with government and industry as part of NSW's Construct NSW reforms, the system has since expanded nationally.

<h2 data-end="1519" data-section-id="7nmx3" data-start="1492">What is an iCIRT rating?</h2>

Most Australians are familiar with independent ratings in everyday life.

We compare ANCAP safety ratings before buying a car. We look at Health Star Ratings in supermarkets. Banks rely on credit assessments when lending money.

Until recently, however, there has been very little independent information available to help apartment buyers assess the business responsible for delivering a residential project.

That gap is what iCIRT was designed to address.

Builders, developers and other construction professionals with an iCIRT rating have demonstrated high-trust characteristics through an independent, evidence-based assessment across six criteria: Character, Capability, Conduct, Capacity, Capital and Counterparties. This involves a rigorous review of financial health, past project track record, and ethical conduct. Crucially, an iCIRT rating could help provide property buyers with confidence that they are working with a professional who has demonstrated the capability, capacity, and willingness to return and rectify issues.

<img alt="iCIRT" data-entity-type="file" data-entity-uuid="dcbb59af-3d5a-43aa-b28e-a66e55a83568" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Announcement.png?VersionId=6OD8r.v.oucEF01BWxR85urzoD9seQ9e" />

Importantly, iCIRT is not a recommendation to purchase a particular property, nor is it a traditional credit rating. It is an independent assessment framework designed to provide objective information about a construction business using a <a href="https://icirt.com/sites/default/files/2025-08/iCIRT-Methodology-Issue1-May-2021.pdf">published methodology</a>.

The system has been widely adopted in New South Wales, where more than one-third of medium and large residential builders and developers now hold an iCIRT rating, representing over two-thirds of the state's residential building market by value as of 2025/26.

<h2 data-end="3126" data-section-id="h6ohtj" data-start="3084">Why buyers are doing more due diligence</h2>

For many buyers, particularly those purchasing off the plan, the biggest risk isn't whether they'll like the kitchen finishes.

It's whether the project will be delivered on time, to the expected quality, and by a company capable of completing the development.

<a href="https://icirt.com/sites/default/files/2026-07/iCIRT%202025%20Consumer%20Survey%20Report%20v05.pdf">Consumer research commissioned by iCIRT</a> found more than half of respondents believed current protections do not adequately safeguard buyers from builder insolvencies or defective projects. Other research found 88 per cent of prospective buyers would seek independent ratings or due diligence before purchasing, while 90 per cent said trust in construction professionals is essential.

That doesn't mean buyers should rely on a single rating alone.

Independent legal advice, understanding the contract, and seeking financial advice all remain important parts of the due diligence process.

However, an independent assessment can provide another source of information alongside those traditional checks.

<h2 data-end="4138" data-section-id="pquzxc" data-start="4094">Trust is becoming a competitive advantage</h2>

The conversation isn't only changing for buyers.

Developers are also recognising that trust has become an increasingly important part of the sales process.

<img alt="mirvac" data-entity-type="file" data-entity-uuid="1c11c691-e8cd-46c3-88fd-6c8d614e8357" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/mirvac.png?VersionId=ZqDqNL36WJOOCmNMmmO93Q2GTrFOBomz" />Mirvac is a 5 Gold Star iCIRT rated developer, the highest possible rating a developer can get: Harbourside by Mirvac

Five years ago, purchasers typically asked about floorplans, finishes and settlement dates.

Today, sales teams are increasingly being asked about the developer's experience, financial stability, previous projects and construction partners.

For companies with strong governance and established delivery records, an independent iCIRT rating provides another way to demonstrate those credentials before buyers even visit a display suite.

According to Equifax, the assessment can also help businesses drive sales and <a href="https://icirt.com/resources-for-business/icirt-rating-helps-scion-secure-high-value-projects">secure high-value projects</a>, as well as identify operational improvements and <a href="https://icirt.com/resources-for-business/mirvac-reinforces-brand-trust-and-quality-independent-icirt-rating">attract top talent</a>.

<h2 data-end="4962" data-section-id="1j54ng5" data-start="4912">Beyond buyers: lenders are paying attention too</h2>

The influence of independent construction ratings is also extending beyond consumers.

According to Stamford Capital's Real Estate Debt Capital Markets Survey, an increasing number of lenders now incorporate iCIRT ratings into their due diligence processes when assessing residential development finance applications.

The survey found lender adoption has continued to rise, with many respondents saying independent assessments provide additional insight into governance, counterparties and delivery capability beyond traditional financial analysis. Some lenders also reported declining funding applications where businesses had poor or no ratings.

As construction costs remain elevated and access to development finance becomes more selective, demonstrating credibility is becoming increasingly valuable.

<h2 data-end="5801" data-section-id="1qazuxs" data-start="5772">What it means for Victoria</h2>

Victoria's apartment market is entering a new phase.

The state is seeking to accelerate higher-density housing while simultaneously introducing reforms aimed at improving confidence in residential construction.

For buyers, that means there are more tools available than ever before to research the businesses behind a project.

For developers, it signals that transparency is becoming another point of differentiation in an increasingly competitive market.

Buyers are asking more questions than ever before and increasingly expecting independent information, not just marketing material, before making one of the biggest financial commitments of their lives.

<img alt="iCIRT" data-entity-type="file" data-entity-uuid="958e1497-8151-4689-aadc-baf59f6e6122" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/iCIRT-Infographic-Assessment-Process-Final.png?VersionId=7KyVcwSo4vCLXBYBdq382e3Si.R.9PWQ" />

<hr data-end="6469" data-start="6466" />
The information contained in this article is general in nature and does not constitute personal, financial, legal or tax advice. It does not take into account your personal objectives, financial situation or needs. Therefore, you should consider whether the information is appropriate to your circumstances before acting on it and, where appropriate, seek independent professional advice.

This article contains links to third-party websites. These links are provided for convenience only. Equifax Australia does not control and is not responsible for the content, accuracy or privacy practices of external sites.

Copyright © 2026 Equifax Australia Information Services and Solutions Pty Ltd. All rights reserved.

Buying off-the-plan in Melbourne? How independent iCIRT ratings are set to change Victorian property

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GUEST OBSERVATION
It’s been almost two years since the Living Away from Home Allowance (LAFHA) was reformed by the government, essentially limiting access to tax concessions to employees maintaining a home in Australia.
Since then, high-end rental properties in Sydney’s CBD have struggled to command the premium prices they had been achieving prior to the legislative changes.
Properties priced over $1,500 per week have had much higher vacancy rates since the reform, resulting in many owners having to lower their rental offer to secure tenants.
I recently came across a stunning penthouse in the northern CBD that was vacant for almost five months. In the end, the owners had to reduce their original asking price by more than 40% – from $2,400 per week down to $1,500 per week. We’ve also seen various instances of existing tenants wanting to renegotiate their current rental price so they are not paying over the current market average.
Two bedroom apartments located in the northern end of the city with fantastic views that used to achieve rental income of $1,200-$1,400 per week now have to consider offers of around $1,000 per week to keep vacancies to a minimum.
The good news is there is still a huge premium on one bedroom properties in the city, with some furnished apartments leasing for as much as $975 per week. And, inner city properties priced in the $500-$1,000 per week rental bracket seem completely unaffected by the reform – this buoyant segment of the market continues to be leased within days.
Rental properties on the eastern outskirts of the city particularly between <a href="/news">Woolloomooloo</a> through to <a href="/news">Vaucluse </a>also continue to thrive.
Landlords must be competitive and keep their properties presented at a high standard in order to secure tenants at the best rental price. It is important to remember, however, that meeting the market is essential. On average, properties priced over $2,000 per week have had to consider offers 10-20% lower than what they had previously been getting. In these instances, you are often more likely to benefit from accepting lower rent for a short period, than having the property vacant for a few weeks or in some cases a few months.
CARLIE ZIRI is a director of <a href="https://www.lifestylepropertyagency.com/" target="_blank" rel="nofollow">Lifestyle Property Agency.</a>
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cziri-avMho78xfG

Sydney’s high-end properties struggle to command top rental prices

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There were two sales at $10 million or so in Bronte over the weekend.
The first was media scion <a href="/expert-insights/buying/lachlan-and-sarah-murdoch-secure-pre-auction-bronte-trophy-house-sale">Lachlan Murduch's trophy home sale</a> on Friday afternoon.
Then on Saturday afternoon 1,421 square metre Bronte site with two 1960s freestanding cottages sold for $10 million post-auction.
The block has sweeping 180 degree headland to headland views across Bronte Beach.
There was a $10 million vendor bid, but sold after to a Bronte family who will build a home on the St Thomas Street location. 
It was marketed by the Richard Wills estate agency as an "<a href="https://www.realestate.com.au/property-house-nsw-bronte-116098355" target="_blank">ideal private family compound</a>".
{qtube vid:=djtR7lICXOo}
Richard Wills told Property Observer the land was purchased in the 1950's and his late father, who was a builder and his brother, built the houses in 1960.
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jchancellor-FAypfDUnLy

Bronte's other $10 million weekend sale

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Country Garden Australia secured 296 sales today when the Ryde Garden development went on sale.
The six hour purchasing spree for the project in Sydney’s North Ryde secured around $186 million in sales.
Buyers secured one, two and three bedroom apartments starting at $488,000. The two bedders were priced from $688,000, and three bedroom apartments priced from $888,000.
There were five sales of the project’s three bedroom sky-homes, boasting views across Sydney, for between $1.3 million and $1.7 million.
"These sales were a record for the area," agents advised. 
<a href="https://www.cpmrealty.com.au/Buying/Search/Detail.aspx?id=3626&amp;wlid=5ad6e8b1-b411-435b-a832-4cc784d50cce" target="_blank" style="line-height: 1.3em;">They are for sale through CPM Realty agent Sam Elbanna</a> and JLL with a 2017 completion date, subject to final council approval.
JLL and CPM said that the results had exceeded expectations. 
Bates Smart Architects designed 830 apartments for Country Garden’s first Australian project, over three buildings on a site 50 metres from North Ryde train station. There will be a 2,100 square metre central park. Each tower is set to have its own rooftop garden.
The Hong Kong-listed development company, Country Garden bought their first Australian development site in late 2013 at North Ryde.
Wanting to become a major developer in Australia for the long term, the group has a preference for suburban sites which could sustain large garden areas.
“Up to 20% of the buyers were former Country Garden customers,” the company’s general manager, sales and marketing, Nicholas Hum, told the Australian Financial Review.
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Strong off the plan sales at Country Garden's Ryde Garden project

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News Limited's Lachlan Murdoch and wife Sarah sold their Bronte trophy property yesterday afternoon, ahead of today's 12.30pm scheduled auction.
The contemporary Bronte Road house was initially listed in 2009 with hopes of $13.5 million.
But Fairfax Media report it sold for a little over $10 million.
There has been no official sale price indication on Lachlan Murdoch's website, <a href="https://www.realestate.com.au/property-house-nsw-bronte-117070459" target="_blank">realestate.com.au</a>. Title Tattle recalls it was an unsolicited bid in April 2005 that secured the $7.75 million house above Bronte Beach as the Murdochs’ base for their return to Australia from New York.
It was bought from Graham Ford, the Bronte Surf Club president, who built it in 2001.
Lachlan Murdoch, the co-chair of News Corp and 21st Century Fox, and his wife Sarah first listed it in 2009 and then 2011.
Agents Ken Jacobs and Darren Curtis of Christie's International had the prestige listing for June 28 auction.
Le Manoir, Lachlan and Sarah Murdoch's $23 million Georgian estate in Bellevue Hill, will soon become the couple's permanent base. 
In the meantime the Murdoch couple continue their lease on Coolong, the Vaucluse beachfront residence of expats Ivan and Marina Ritossa.
The last big Bronte property play was in 2012 when Seumas Dawes, the London-based Australian merchant banker, who sits on the latest Sunday Times Richest 1000 list, and is the chairman of the investment committee at Pepper Investment Management, bought the neighbouring Bronte property.
<a href="/news/a-cut-above-the-rest-the-era-of-sydney-mega-mansions-far-from-over-title-tattle">Title Tattle reported</a> at the time that Dawes had poured some of his then £90 net worth into a serious Bronte acquisition. He now sits in equal 739th place with a £124 million net worth on the recent Sunday Times Richest 1000 list. 
The funds manager and his wife Rosemary had initially spent $12.3 million for a large, modern three-storey residence in 2006. It was a modern five-bedroom residence on the ocean side of Bronte Road overlooking the beach and ocean.
<img src="/images/stories/2013/02/bronte1.jpg" alt="bronte1">
Then in 2012, the Dawes couple splashed out with the $16.5 million purchase of the neighbouring house, which they've bulldozed to expand their garden and garaging in grounds prepared by Formed Gardens.
The new works, which include gym and cabana, improve the neighbouring contemporary houses's north eastern aspect in unquestionably one of the most expensive coastal suburbs on the exclusive <a href="/news"></a>strip known as The Cutting.
Rosemary Seaton, the wife of merchant banker Seumas Dawes, recently sold her <a href="https://www.mcgrath.com.au/buy/house-waverley-nsw-2024/202047/?searchID=40389687" target="_blank">Luigi Rosselli-designed Waverley</a> house for $3.8 million which settled earlier this month.
Seaton had paid $3.9 million in 2009 for the five-bedroom residence which was bought by Fiona Ford, who recently sold her nearby semi.
Luigi Rosselli had designed the property for the Yong family who sold it to Seaton in 2009.
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Lachlan and Sarah Murdoch secure pre-auction Bronte trophy house sale

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Bibury, the 1929 Leslie Wilkinson-designed Burradoo residence, was bought by the late health care industry entrepreneur Paul Ramsay for $3.5 million just before his recent May death.
The property, which has also been recently known as Burlington, was sold by Marianna O'Sullivan, wife of corporate adviser, Tony O'Sullivan, last December with its settlement in April.
It had previously traded when barrister David Arnott and his wife, Paddington retailer Rekha secured $2.8 million in 2008.
The Burradoo Road house, standing on 1.13 hectares, sits adjacent to Paul Ramsay's longtime Southern Highlands retreat, Yarrawin which Title Tattle estimates as two hectares plus.
Paul Ramsay grew up in the Highlands. He founded Ramsay Health Care, but was just as involved in regional television and property development.
Paul Ramsay, the son of a land surveyor, loved his properties, sometimes popping a letter to me which reflected his passion for property..and life. The first was around the early 1990s sale of his Point Piper apartment.
There were the past purchases and sales of Moonrising at Palm Beach, another called Seagull on the beach at Mollymook and Noorinya on Sapphire Beach at Coffs Harbour. He kept, but rarely visited the double block amalgamated property on the Belongil at Byron Bay.
His long held Burradoo property dated back to its 1980s purchase, but it was actually a case of him buying back his childhood home, as was mentioned at the memorial service held at St Mary's Cathedral, Sydney. His father Oscar had bought part of the property in 1939, when Paul was aged 3, selling it in 1973.
No surprise that he fancied Bibury as it has typical wonderful Wilkinson features, merging Mediterranean and Georgian influences with stuccoed brickwork, loggias, timber shutters and a vine-covered terrace. It traded at $785,000 in 1988 when sold by the Audsley family, who paid $98,000 in 1975.
<img src="/images/2014/06/27/Burradoo%20june%2027%20one.jpg" alt="">
When built for the solicitor Alex MacGregor in 1929 at a cost of £3,745, the house was known as Shadowood.
The McGregors lived there for six years before selling to Maud Dangar for £6,000 pounds in 1935.
It was Wilkinson's sixth residential commission and the first of his Southern Highlands projects.
The five-bedroom, two-bathroom house, which is approached by a flagged driveway through a porte-cochere into a central courtyard, has maid's quarters.
The single garage has chauffeur's accommodation.
The bore-serviced grounds have a stable and tack room, workshop and two croquet lawns.
The house was restored by Lucas, Stapleton, winning the Royal Australian Institute of Architects Greenway Award for heritage restoration. 
Just what Paul Ramsay's plans were following the acquisition aren't evident.
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Prof Wilkinson-designed 1929 Bibury, Burradoo sells at $3.5 million

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A new report from Moody’s Investors Service notes that Australia’s steady consumer sentiment is “remarkable” given the headwinds being faced, pointing to property wealth from rising housing prices as one of the factors maintaining confidence.
However, it is this factor that also has them concerned, with Moody’s suggesting that this trend indicates medium-term risks that the real estate market “may be overheating, with both price-to-income and price-to-rent ratios reaching levels well above historical averages”.
In fact, they noted that the growth rate – at its highest in nearly four years – along with supply constraints, an influx of foreign capital and monetary policy remaining accommodative for the “foreseeable future” suggests a drop in prices may be seen.
They noted that these factors suggest “the housing market appears to be increasingly likely to get caught up in a positive price-feedback loop and eventually could face a correction”.
“Re-accelerating housing credit suggests that monetary factors, especially record-low interest rates, are playing a prominent role in fueling the housing market trends. In terms of volumes, however, rising housing prices have not so far resulted in a construction boom: residential construction activity remains largely in line with demand trends.”
The impact of a real estate market contraction on the rest of the economy is limited by this, along with historically low leverage levels, strong mortgage buffers and a well-cpaitalised banking system.
Banks are notably sensitive to employment conditions, “amplified by the high proportion of household loans in their portfolios and a persistently high level of household leverage”.
However, they are mitigated by low loan-to-value rations, high lending standards and a moderate pace of housing credit growth, they noted.
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jduke-EHk3XBmHkn

Moody’s says property market may be overheating and "could face a correction"

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Businessman Gary March, the former Richmond Football Club president, has yet to sell his 1915 Middle Park, Melbourne home, Fairhaven.
<a href="https://www.realestate.com.au/property-house-vic-middle+park-117008023" target="_blank">It was bought by Gary March</a> and wife, Bev for $1.3 million in 2001.
It was listed through Cayzer Real Estate for auction last weekend with $3.6 million plus hopes.
Gary March was the the founder and former director of Concept Sports International, now known as Beyond Sportswear Limited.
Elsewhere in Middle Park there was a $5.7 million vendor bid at another auction last weekend when the Ward family offered their restored 1897 home (pictured below). No further price guidance has been issued since the auction.
<img src="/images/2014/06/27/middle%20park%20june%2027%20two.jpg" alt="">
The 272 Beaconsfield Parade home last traded at $680,000 in 1993. The 1897 home was built for one of Melbourne's early rope manufacturers.
The heritage home has soaring 3.8 metre ceilings, open fireplaces and lead light detailing.
"Distinguished amongst some of Melbourne's finest foreshore real estate, this grand Victorian's rich originality, superbly refurbished modern spaces and sweeping bay and CBD skyline views present a unique opportunity to not only enjoy superlative five bedroom accommodation, but unbridled access to a premier seaside lifestyle merely moments from the CBD," the <a href="https://www.domain.com.au/public/Propertydetails.aspx?adid=2011210386" target="_blank">Greg Hocking Holdsworth marketing</a> said. 
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Gary March seeking $3.6 million plus in Middle Park

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With 80% of the apartments already sold, Bowen Hills-located 228-apartment development Belise will soon see a tower crane on the site.
The $120 million<a href="https://www.belise.com.au/" target="_blank"> Belise project</a> has completion expectations for March 2016, and remaining in the development are one-bedroom plus study apartments, and two-bedroom apartments. Prices start from $477,000. Initially, there were one, two and three bedroom apartments, with prices from $405,000.
They have been advertised as "cash flow positive investments" from "year one". This would be for the after-tax outcome for a one-bedroom plus study with a 90% lend for assumed household income buyer of $80,000 to $180,000, at a $471,000 purchase price.
Breaking this down for a one-bedroom plus study shows that to get a substantial after tax cash flow, you would be renting it out furnished ($15,000 packages are available from the developer) or the positive cash flow is $1.63 per week after tax in year one. Adding the furniture package alters the numbers by slightly increasing the rent and providing more depreciation deductions. Interestingly, repairs and maintenance are kept equal for both equations. They make 5% annual capital growth rate assumptions. Body corporate is expected at $3,650 for year one and property management is estimated at 8% plus GST. You can see <a href="https://www.belise.com.au/assets/PIA/1-bed-+-Study.pdf" target="_blank">the full break down here</a>. A furnished apartment is projected as bringing in an after-tax positive cash flow of $84.20, according to their equations.
It was <a href="/news/a-lengthy-start-sees-constructions-begin-on-brisbane-belise-development">a slow start for the project, having launched in October 2010</a>, but in November 2013 was seeing traction.
RCQ Construction has been appointed to build the development, which is the creation of Reed Property Group and Group Kildey.
Reed Property Group managing director Ken Reed said that the area is high-yielding and experiencing a “boom in development unlike anything this precinct has seen before”.
“There is an undersupply of high grade property in Brisbane’s inner city suburbs and an oversupply of buyers demanding quality, which makes Belise the high-growth property investment that it is,” said Reed.
“Belise meets key investment criteria for both owner occupiers and investors offering close proximity to the CBD, the soon-to-be-opened Legacy Way Tunnel eastern connection, public transport, retail and entertainment options, parks, walkways and bike paths, and educational facilities,” he said.
The <a href="/developments/bowen-hills-qld-4006">median unit price in Bowen Hills</a> is currently $407,000, according to RP Data, with a $420 median advertised weekly rental price.
Group Kildey director Graham Kildey said that they wanted a five-star hotel feel and facilities.
It comes with a café, bar, recreation deck with heated pool, spa and sauna, a fully equipped gym and a sunset lounge on level 21.
“The layout of the apartments is open plan to create airflow and to award river or city views wherever possible,” said Kildey.  
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Brisbane’s "cash flow positive" Belise 80% sold after slow start

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The former young Rich Lister Simon Clausen, now an expatriate in Switzerland, has finally sold heritage-listed, Victorian-era Kirribilli investment property, Burnleigh.
The 1875 property at 48 Carabella Street fetched $4.5 million to an interstate buyer who plans to move to Sydney.
It was sold <a href="https://www.century21.com.au/property/279993/" target="_blank">through Century 21 Mosman agent Jonathon De Brennan</a>.
The computer software entrepreneur Clausen and his wife, Alexandra, bought the grand five-bedroom, four-bathroom house on hillside 810 square metres in Carabella Street in 2008 for $3.98 million.
The technology entrepreneur, who retains a Balmoral Slopes property, debuted on the 2009 BRW Rich List with a $180 million fortune after selling his software company.
The house had been listed since October 2013, with a change in marketing agent earlier this month.
It was also listed briefly in late 2010.
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Computer software entrepreneur Simon Clausen sells Kirribilli mansion, Burnleigh

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GUEST OBSERVATION
The Melbourne Cricket Club (MCC) recently drew attention to East Melbourne when two of its National Trust recognised properties <a href="/news/melbourne-cricket-club-foundation-sells-jolimont-heritage-homes">were sold at auction for several million dollars apiece</a>.
It reinforced <a href="/news">East Melbourne</a>’s reputation as an exclusive hamlet. But do you really have to be a millionaire to acquire a slice of this luxury market?
On one hand, it is undoubtedly one of Melbourne’s more affluent suburbs, second only to <a href="/news">Toorak</a> on price for detached dwellings at $2,242,500 (REIV – March 2014 quarter) with values underpinned by arguably the most expensive land in Victoria. So it’s no surprise that many investors dismiss East Melbourne as the exclusive domain of high-rolling property punters.
But once you understand a little more about the suburb, you’ll realize there are investment opportunities for the more modestly-endowed investor.
Just two kilometres from the CBD and surrounded by some of the city’s most esteemed shopping and entertainment precincts, this suburb that found favour with Melbourne’s gentry in the 1800s is home to iconic buildings like Parliament House and St Patrick’s Cathedral, as well as the Fitzroy and Treasury Gardens.
Today, East Melbourne’s blend of modern high-density development, distinguished historical architecture, leafy green parklands and well-established infrastructure, make it a distinctive inner city haven for Melbourne’s discerning corporate tenants.
East Melbourne’s most prominent landmark is of course the hallowed Melbourne Cricket Ground (MCG), located in the Jolimont precinct alongside Yarra Park. Here streets lined with detached, semi-detached and terraced period homes all speak to the area’s rich heritage.
Those recently sold Georgian fronted and Victorian, Jolimont Terrace residences had been in the hands of the MCC for decades. Number 26 is an office conversion while No. 28 (reportedly built in 1865 for John Munro Bruce, father of former PM Stanley Melbourne Bruce) has been tenanted as a private four-bedroom residence.
So is East Melbourne just a millionaire’s market?
The answer lies in part with what some considered a sullying of the suburb’s blue ribbon reputation in the 1960s and 1970s, when a number of nineteenth century mansions were demolished or converted in favour of higher density housing to accommodate the city’s growing population. Concurrently, many imposing local residences built for Melbourne’s aristocracy have since been developed into apartments, in which a growing influx of career motivated “thirty-somethings” reside.
While this changing-of-the-property-guards was not without controversy, it provides today’s investors some more affordable buying opportunities.
According to the REIV, East Melbourne’s median unit price as at March 2014 was an accessible $532,250.
An investment all-rounder
East Melbourne’s owner-occupier and tenant markets are tightly held, affording investors minimal vacancy rates and consistent rental yields, as well as confidence in the area’s long-term capacity to provide sustainable growth.
This investment stronghold will benefit further from Melbourne’s latest population growth spurt, which saw a mini-boom in the vicinity of 10.% for Melbourne City and a respectable 1.5% for East Melbourne, according to the ABS Regional Population Growth 2012-13. 
53% of those who call East Melbourne home are tenants. The area’s disproportionately low number of families, compared with professional singles and couples – the average household is only 1.8 persons (ABS) – is to be expected given that flats make up 70% of all local dwellings.
Investors would do well to consider the acquisition of a spacious, well-appointed one-bedroom apartment that benefits from the right fusion of character architectural features and mod cons, as well as a proven track record of long-term growth.
A lack of developable land and the local council’s dedication to maintaining East Melbourne’s historically significant character, means investors can enter the market during this quieter phase with confidence in its future prospects as a tightly held, blue-chip suburb where quality apartment stock is ripe for the picking.
<div>
East Melbourne at a glance
<ul>
<li>
Municipality – Melbourne City
</li>
<li>
Population – 4,904
</li>
<li>
Median age – 36 years
</li>
<li>
Median household size – 1.8 persons
</li>
<li>
Median house price – $2,242,500
</li>
<li>
Median unit price – $532,250
</li>
<li>
Average household income (weekly) - $1,989
</li>
<li>
Average weekly rent - $415
</li>
<li>
Average rental yield (gross) – 4.25%
</li>
<li>
Amenities – Multiple public transport options, nearby major road arterials, public parks, sporting, entertainment and shopping precincts, numerous professional medical suites, restaurants and cafes and the Mercy Private Hospital.
</li>
</ul>
</div>
Source: ABS, RP Data, REIV 
Paul Nugent is a director of <a href="https://www.wakelin.com.au/" target="_blank">Wakelin Property Advisory</a>, an independent firm specialising in acquiring residential property for investors. You can contact Wakelin on <a href="https://twitter.com/WakelinProperty" target="_blank">Twitter</a>. 
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