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

Joel Robinson

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

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

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

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

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

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

Lowe Living launches Jardin House in Camberwell

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

The Walden pairs house-scale living with North Sydney connectivity

Sydney’s property market is known for high prices, competitive bidding, and mounting pressure on first home buyers. But change is on the horizon.

From late 2025, eligible first home buyers in New South Wales will have access to a new federal government initiative aimed at addressing affordability: the Help to Buy Scheme.&nbsp;

<h2>What is the Help to Buy Scheme?</h2>

The program introduces a shared equity model intended to reduce the upfront cost of entering the property market, particularly in high-demand urban areas such as Sydney.

The scheme operates under a shared ownership structure in which the federal government takes an equity stake of up to 40 per cent for new homes, or 30 per cent for existing dwellings. This arrangement allows eligible buyers to significantly reduce their loan size and avoid the added cost of Lenders Mortgage Insurance (LMI).

Under this model, purchasers can enter the property market with as little as a two per cent deposit, well below the traditional 10 to 20 per cent usually required. The government’s contribution is not a loan but a co-ownership stake in the property. As such, there is no interest or rent charged on its portion.

Because the government’s equity combined with the buyer’s deposit typically meets or exceeds the 20 per cent threshold, LMI does not apply. The remaining balance, generally between 60 and 70 per cent of the property’s value, is financed through a standard home loan with a participating lender.

The government's equity in the property remains in place until the buyer chooses to repay it voluntarily or until the property is sold. Buyers can buy back the government’s share over time, in increments of at least five per cent, depending on their financial situation.

There is no fixed repayment timeline, but the amount to be repaid will be based on the property's market value at the time of repayment, not the original purchase price.

<h2>How do you qualify for the&nbsp;Help to Buy Scheme?</h2>

To qualify for the Help to Buy Scheme, applicants must meet the following conditions:

<ul>
	<li>Be an Australian citizen at least 18 years of age.</li>
	<li>Be a first-home buyer who does not currently own property.</li>
	<li>Intend to live in the property as their primary residence.</li>
	<li>Earn less than $100,000 per year for individuals, or $160,000 for couples.</li>
	<li>Purchase a property within the regional price caps, currently $950,000 in Sydney, though this is expected to rise to approximately $1.3 million ahead of the program’s launch.</li>
</ul>

While the Help to Buy Scheme does not solve affordability challenges across the board, it does offer a more accessible pathway for a defined segment of the market, particularly younger buyers with moderate incomes who have been priced out of traditional lending routes.

The scheme is expected to commence in NSW in late 2025, as part of a national rollout.

Under the new model, purchasers can enter the property market with as little as a two per cent deposit, well below the traditional 10 to 20 per cent usually required

Help to Buy Scheme: What first home buyers in NSW need to know

The First Home Owners Grant (FHOG) is a government initiative designed to help eligible first-time home buyers by offering financial assistance towards the purchase or construction of a new home.

While the FHOG is a nationwide program, it is administered separately by each state and territory, meaning the eligibility criteria, grant amounts, and property requirements can vary depending on your location. This means that the amount available and the conditions attached to the grant will differ, so it is important to check the specific guidelines for your state or territory.

It’s important to note that the FHOG is just one of several incentives available to first home buyers. In most states and territories, the grant is not linked to stamp duty exemptions or concessions, with the exception of the Australian Capital Territory (ACT). The FHOG is typically a one-off payment, reducing the overall cost of purchasing or building a new home before any stamp duty concessions are applied.

Below, we provide a breakdown of the First Home Owner Grants available across Australia, outlining the specific details for each state and territory.

<h2>New South Wales First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $600,000. For land purchases and owner-builders, the threshold extends to $750,000.

Stamp Duty Benefits: Provides full stamp duty exemption for homes valued up to $800,000, with concessions available for properties up to $1 million.

<h2>Victoria South Wales First Home Owner Grant</h2>

First Home Owner Grant: Provides a $10,000 grant for first-home buyers purchasing or building new homes valued up to $750,000.

Stamp Duty Benefits: Offers full stamp duty exemption for properties up to $600,000, with concessions available up to $750,000.

<h2>Queensland First Home Owner Grant</h2>

First Home Owner Grant: Offers $30,000 for contracts signed between 20 November 2023 and 30 June 2025. The FHOG applies to new homes valued up to $750,000.

Stamp Duty Concessions: Provides additional concessions for properties valued up to $800,000.

<h2>Western Australia First Home Owner Grant</h2>

&nbsp;

First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $750,000 in the southern regions and up to $1 million in the northern regions.

Stamp Duty Concessions: Available for homes valued up to $600,000 for transactions entered into on or after 9 May 2024.

<h2>Australian Capital Territory First Home Owner Grant</h2>

First Home Owner Grant: Replaced by the Home Buyer Concession Scheme, offering full stamp duty concessions for eligible buyers.

<h2>South Australia First Home Owner Grant</h2>

First Home Owner Grant: Provides up to $15,000 for new homes, including houses, apartments, and townhouses. As of 6 June 2024, there is no property value cap for eligibility.

Stamp Duty Relief: Available for new homes and vacant land purchases.

<h2>Tasmania First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes and off the plan purchases.

Stamp Duty Exemption: Between 18 February 2024 and 30 June 2026, first home buyers of established homes valued up to $750,000 receive a full exemption on property transfer duty.

<h2>Northern Territory First Home Owner Grant</h2>

First Home Owner Grant: The Northern Territory provides a $10,000 grant for new homes only. Additional government grants and concessions are available for first home buyers.

Stamp Duty Exemption: The only stamp duty exemption available to property buyers is the House and Land Package Exemption (HLPE).

Eligibility criteria and application processes differ across states. Prospective buyers should refer to their respective state revenue offices for full details on grant availability, conditions, and additional concessions.

Every First Home Owner Grant for new property by state

In the ever-evolving landscape of sustainable architecture and environmentally conscious design, systems and ratings in place can help determine the energy efficiency of residential buildings in Australia.

Australia has multiple building rating systems that evaluate energy efficiency and sustainability in existing and new building designs.

Some systems assess individual building components, while others provide an overall rating for the entire structure.

A rating system ensures that homes are comfortable and energy-efficient, whether you are buying, renovating, or building.

NatHERS (Nationwide House Energy Rating Scheme) is a common way for new homes to meet energy efficiency requirements.

As new developments continue to shape the urban environment, understanding NatHERS ratings becomes essential for developers and homeowners. This article delves into the concept of NatHERS ratings, their significance, and how they contribute to creating energy-efficient homes.

<h2>What is NatHERS?</h2>

NatHERS is a national initiative implemented by the Australian government to promote energy efficiency in residential buildings. The scheme aims to provide a standardised method for assessing the thermal performance of homes, considering factors such as insulation, orientation, ventilation, and building materials.&nbsp;

NatHERS ratings are the most common way new homes meet the National Construction Code's (NCC's) minimum energy efficiency requirements.&nbsp;

NatHERS assessments provide thermal and whole-home ratings for new homes, townhouses, and apartments.

The rating helps evaluate the energy performance of buildings, guides homeowners and developers to make informed decisions about the energy efficiency of their properties, and encourages the construction of more sustainable, comfortable, and cost-effective homes.

<h2>How NatHERS Ratings Work</h2>

NatHERS ratings are determined through four accredited software tools (AccuRate, BERS Pro, FirstRate5, HERO) using a calculation engine CSIRO developed to predict building temperature based on various factors.

The tools can model complex effects of building mass, insulation, window size, and other elements.

The outcome is a star rating that reflects the building's overall thermal efficiency, indicating how well it can maintain a comfortable indoor temperature without excessive reliance on heating or cooling systems.

The star rating scale ranges from 0 to 10, with a 6-star rating being the minimum requirement for compliance with the National Construction Code (NCC).&nbsp;

Achieving a higher star rating demonstrates a commitment to energy efficiency and sustainability, as the building is better equipped to minimise its environmental impact and reduce long-term energy costs.

Anyone can use NatHERS tools, but accredited assessors can provide certified ratings and professional advice.

<h2>Benefits of Higher NatHERS Ratings</h2>

Energy Efficiency: Buildings with higher NatHERS ratings are more energy-efficient, requiring less heating and cooling energy. This reduces the structure's carbon footprint and lowers occupants' energy bills.

Cost Savings: Homes with higher NatHERS ratings are generally more energy-efficient, resulting in reduced energy consumption for heating and cooling. This translates to lower energy bills for homeowners, making sustainable living environmentally friendly and economically viable in the long run.

Environmental Impact: Lower energy consumption directly translates to a reduced environmental impact. Buildings with higher NatHERS ratings contribute to the overall goal of mitigating climate change by lowering greenhouse gas emissions associated with heating and cooling systems.

Improved Comfort: Buildings with high NatHERS ratings offer better thermal comfort to occupants. Proper insulation, well-designed ventilation, and optimal orientation maintain a consistent and comfortable indoor temperature, providing occupants with a more enjoyable and healthier space.

Market Value and Desirability: Higher NatHERS ratings can enhance the market value of a property. As energy efficiency becomes a more significant consideration for homebuyers, a well-rated building may attract a premium price and stand out in the real estate market.

Compliance with Building Codes: NatHERS ratings are a vital component of the National Construction Code (NCC), and compliance with these ratings is often a mandatory requirement for new developments. Local councils and planning authorities may set minimum energy efficiency standards that must be met to obtain development approval.

The Nationwide House Energy Rating Scheme (NatHERS) is a crucial initiative shaping the future of energy-efficient, resilient, and cost-effective homes. With its recent upgrades, NatHERS has evolved into a world-leading tool for the building sector, supporting the global commitment to achieving net-zero emissions by 2050.

Staff Writer

What is a NatHERS rating in new off the plan apartment developments?

Mixed-use developments have gained significant popularity across Australia in recent years due to their unique blend of residential, commercial, and recreational spaces.

Unlike traditional single-purpose developments, mixed-use projects offer a harmonious integration of various functions within a single locale.

Residential units seamlessly coexist with commercial establishments, retail outlets, dining venues, entertainment hubs, and recreational facilities, with the combination not only enhances convenience but also fosters a vibrant lifestyle and a sense of community.

<h3>Convenience and accessibility</h3>

Mixed-use developments are designed with convenience in mind. They often integrate residential units with commercial spaces, retail outlets, restaurants, and recreational facilities, creating a self-contained community.

[smartcode_project:default project_id=114215 project_image_fid=204874]

The proximity allows residents to enjoy the convenience of having essential amenities and services within walking distance. Whether it's grabbing a cup of coffee, going grocery shopping, or accessing healthcare services, everything is conveniently located, saving residents time and effort.

<h3>Vibrant lifestyle and community</h3>

One of the major advantages of mixed-use developments is the vibrant lifestyle they offer. With a diverse range of amenities and communal spaces, residents have ample opportunities to interact, socialise, and build a sense of community.

[smartcode_project:default project_id=107714 project_image_fid=214122]

The presence of parks, community centres, and shared spaces fosters a lively atmosphere, encouraging residents to engage in various activities and events. The vibrant lifestyle within these developments creates a unique sense of belonging and camaraderie among the residents.

<h3>Potential for higher rental yields and property value appreciation</h3>

Mixed-use developments tend to attract a broad range of tenants and buyers due to their versatile nature. This high demand can result in higher rental yields for investors and potentially lead to property value appreciation over time.

[smartcode_project:default project_id=139989 project_image_fid=212887]

The integration of commercial and retail spaces attracts businesses, which can provide a stable rental income stream. Additionally, the popularity of mixed-use developments often drives up property values, making them a potentially lucrative investment in the long term.

<h3>Enhanced security and maintenance</h3>

Mixed-use developments typically have comprehensive security measures in place. With controlled access points, CCTV surveillance, and professional security staff, residents can enjoy enhanced safety and peace of mind.

[smartcode_project:default project_id=108019 project_image_fid=212658]

Additionally, these developments often have dedicated maintenance teams responsible for the upkeep of common areas, landscaping, and infrastructure. This ensures that the overall appearance and functionality of the development are well-maintained, creating a pleasant living environment for residents.

<h3>Live-work-play balance</h3>

One of the key attractions of mixed-use developments is the ability to achieve a desirable live-work-play balance. The integration of residential and commercial spaces allows residents to live closer to their workplaces, reducing commuting time and improving work-life balance.

The proximity to various amenities and recreational facilities encourages an active and healthy lifestyle. Residents can easily access fitness centres, parks, restaurants, and entertainment options, all within the same development, leading to a more fulfilling and convenient way of life.

alisonwarters@gmail.com

The top five reasons to buy in a mixed-use development

When buying a property, everyone needs to be aware of the additional costs that come as part of the buying process.

Often the largest outlay, after the deposit which goes to the bank, is stamp duty.

<h2 style="line-height: 1.38;">What is Stamp Duty?</h2>

Stamp duty is an extra tax to pay the government when you buy land, a property, and other certain assets.

It happens when the legal ownership is transferred. It can also be known as property transfer duty or transfer duty.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture" allowfullscreen="" frameborder="0" height="415" src="https://www.youtube.com/embed/C32BWkB5--c" title="YouTube video player" width="660"></iframe>

<h2>Who pays Stamp Duty?</h2>

In some circumstances, you may get an exemption. For some states, you won’t have to pay for stamp duty if you are a first home buyer or a pensioner for houses under a particular price. There are also stamp duty concessions, where you may be entitled to a discount.

<h2>How much does Stamp Duty cost?</h2>

Each state has different rules which affect how much you need to pay. These rules can affect the rate you pay, and the timeframe you will need to pay in. Before you buy land or a property, make sure you check the up-to-date information for your state’s stamp duty.

You can use a free stamp duty calculator online to see approximately how much you’ll need to pay. Find out if you’re eligible for an exemption by enquiring on a project via Urban!

Overall, the stamp duty you need to pay will depend on:

<ul>
	<li aria-level="1">How much your land/property is worth</li>
	<li aria-level="1">Where your land/property is located</li>
	<li aria-level="1">What type of land/property it is</li>
</ul>

Want to find out more? <a href="https://www.youtube.com/@UrbanAustralia?utm_source=YouTube&amp;utm_medium=Video&amp;utm_campaign=Subscribe&amp;utm_id=Subscribe">Subscribe to our YouTube channel</a> for more property videos.

Ellen Walker

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

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

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

<html><body>
On the back of low auction volumes, the preliminary auction clearance rate fell to the lowest reading so far this year.
Because of the ANZAC day long weekend, for the second week in a row, auction volumes across the combined capital cities were low. A total of 859 auctions were held across the capital cities, compared to 642 the previous week and the preliminary auction clearance rate fell from 65.5%t the previous week to 64.0% last week.
This is the lowest clearance rate seen so far this year and the lowest clearance rate since June last year. Volumes are expected to ramp up again over the coming week, with RP Data expecting 1,927 auctions to be held across the capital cities.
Much like last week, because auction volumes were much lower than usual, we will just provide some key stats to give a wrap up of the auction markets over the week:
<img class="alignnone size-full wp-image-3161" src="https://blog.rpdata.com/wp-content/uploads/2014/04/20140427-Capital-city.jpg" alt="20140427 Capital city" width="983" height="364">
<img class="alignnone size-full wp-image-3164" src="https://blog.rpdata.com/wp-content/uploads/2014/04/20140427-City-by-city-table1.jpg" alt="20140427 City-by-city table" width="845" height="249">
</body></html>

smiller-vwPjRHTkST

Anzac Day weekend slowest of the year so far: RP Data's national auction market wrap

<html><body>
Next month will see the release of seventy new apartments in the Crimson Hill master planned community development, located 15 kilometres from the Sydney CBD in Lindfield.
The Canopy Release, launching 17 May, will offer one, two and three bedroom apartments in the development’s Dunstan Grove precinct.
So named for its canopy views over the Lane Cove National Park, prices of apartments in the Canopy release will start from $575,000.
The <a href="https://www.crimsonhill.com.au/" target="_blank">Dunstan Grove precinct of Crimson Hill</a>, to be sold over a number of stages, will comprise a total of 14 one bedroom apartments, 50 two bedroom apartments, and 65 three bedroom apartments. The Defence Housing Australia developed residences are being marketed towards owner occupiers, with no obligation for owners to lease the properties back to Defence Force members.
<img src="/images/2014/04/28/DHA_CH_DG_Interior_Living2_Small.jpg" alt="">
Each precinct in the development is named after a war hero, with Dunstan Grove taking its name from Victoria Cross recipient William Dunstan, who fought in World War I.
Surrounded by Lane Cove National Park on Sydney’s North Shore, Crimson Hill will comprise 345 residences upon completion, with a mix of apartments, terraces and free standing homes available.
The 700 expected residents will have access to a large community centre and a FIFA two-star accredited synthetic soccer field, both operated by the Ku-ring-gai council. The new Charles Bean Sportsfield was developed by DHA with the Ku-Ring-Gai council and the Northern Suburbs Football Association and opened in December last year. According to DHA managing director Peter Howman, the precinct’s existing fields presented an opportunity to enhance facilities for the community.
“The fields have long been a well-patronised part of this area. We’re excited that as part of the new development, we’ve been able to improve something that has such a clear community benefit,” he said.
Duncan Tweed, chief executive of the Northern Suburbs Football Association said that the field’s synthetic pitch allows play to continue despite wet weather.
“We’ve been waiting for a field like this for a long time. It is fantastic – the best surface we have in our association,” he said.
</body></html>

jrichardson-uRX5hFdKfN

Sydney’s Crimson Hill development to launch Canopy Release next month

<html><body>
Mercedes, the 1886 Rustic Gothic Revival residence at Lavender Bay, has been finally sold.
<a href="https://www.homehound.com.au/listing/sold/nsw/sydney-region/north-shore-lower/lavender-bay-north-shore-lower/9-walker-street-lavender-bay-nsw-2060/" target="_blank">Its $6.95 million buyer last month was to the Graham family</a>, who secured it at almost half its ambitious 2011 asking price of $13 million.
It had previously sold by the Sisters of Mercy, Goulburn,<a href="https://www.propertyobserver.com.au/https://www.mcgrath.com.au/buy/house-north-sydney-nsw-2060/43612" target="_blank"> in July 2006 for $5 million</a>, and then renovated by Trivest property developer Albert Bertini. He had obstetrician Keith Hartman and hospital industry entrepreneur Shane Moran briefly making up an investment syndicate threesome.
After North Sydney Council approved its $450,000 refurbishment into short-term convalescent accommodation, it was presumably Hartman's passion that briefly had it becoming a $1,300 a night luxury retreat for new mothers and their babies. 
The 1,180 square metres Walker Street property overlooking Lavender Bay had six bedrooms, operating as The Mothers Retreat. But it ceased operating in 2008.
The sale last month was by the company, Lavender Bay Investments of which Albert Bertini was its sole director and shareholder.
The sandstone mansion was built by Broken Hill engineer James Atchison, who sold it in 1893 to the Harcourt family, and then it was owned by the Cahill family, known as Cardigan.
From 1908 until 1944 it was owned by hotelier William Cahill and his wife, Bridget Durack, who sold it to the sisters who gave it its current name.
</body></html>

jchancellor-FAypfDUnLy

No Mercy as Mercedes, Lavender Bay fetches around half ambitious asking price

<html><body>
GUEST OBSERVATION
Residential property is <a href="https://www.propertyobserver.com.au/residential/a-roof-over-your-head-or-the-biggest-investment-you-ll-ever-make-how-should-we-treat-residential-property/2014020967655" target="_blank">considered an investment class</a> and, as such, it is subject to market cycles where prices fluctuate over time.
Being aware of the stage of the market cycle can help in timing purchase and sale decisions.
However, it is rather difficult to gauge the state of the market and its future direction by examining only historical prices, even if these are reported on a daily basis - as is the case with RP Data's Home Value Index. Periods of rises and falls in prices are of different durations and subsequent movements can have very different magnitudes.
Frankly speaking, the dynamics of the Australian real estate market are very little understood despite its value exceeding more than threefold the capitalisation of all companies listed on the Australian Securities Exchange. Financial institutions are not investing in it directly hence long term research on performance and cycles is almost non-existent, or at least not available to the public. 
True, we do have various, raw measures of price movement, reports on auction clearance rates, vacancy rates, intentions to buy, asking prices, or various affordability indexes but these were developed primarily in support of valuation or risk management activities of lenders and insurers, or for the purpose of economic modelling, and not necessarily to help in decision making by individuals. Besides, each of these measures on its own gives only a partial picture of the market.
Traders in shares, bonds, currencies and similar financial instruments have developed a myriad of secondary “technical indicators” to aid in recognition of prevailing market cycles and trends. There are no such indicators available for buyers and sellers of residential properties.
The only thing that comes close to a true market gauge is the concept of a “property clock” but it tends to be very subjective and readings often differ from one commentator to another. In other words, we are missing a truly analytical perspective on the state of the property market.
To address the lack of consistent, long term analytical measures that help understand the state of property market in Australia, I have compiled a set of unique indicators which I would like to share with you on a regular basis.
The aim of this first set of indicators is to provide a broad perspective on the national property market as a whole. Peculiarities of local markets will be assessed with another set of indicators which I intend to publish at a later date.
About the Indicators
The first two indicators in the set (buy-rent indicator and purchase affordability indicator) provide objective measures of relative attractiveness of residential real estate to prospective buyers. In other words, whether there is a potential incentive, “value” if you like, for prospective buyers to consider buying a property or not.
The third indicator, economic wellbeing indicator, reflects perceptions of Australians about the economy. Since people are more inclined to commit to a substantial purchase if they have a positive outlook on the economy, this indicator evaluates the likelihood of people committing to property purchases.
The fourth indicator, private housing credit impulse, measures what people are actually doing. That is, whether perceptions about the value of owning a property and outlook on the economy translate to actual purchases or not.
The fifth indicator, property prices gauge, aims to forecast how the collective actions of buyers will likely impact property prices and whether actual change in prices is proportionate to the volume of money flowing into the property market at any given time.
Actual prices feed back into the value proposition, as reflected in the first two indicators, which closes the information loop. This is the minimum set of indicators that allows drawing a definite conclusion on the overall state of the property market now and in the recent past.
The indicators are calculated back to mid 1980’s and where possible I publish them with a reference to the change in prices of established houses (as reported by the Australian Bureau of Statistics) to show how well they reflect the reality over time. I will provide my interpretation of the latest results, a bit more extensively than usual in this first edition, but please feel free to derive and share your own conclusions via comments.
A short explanation of some conventions to help in interpreting the information:
<ul>
<li>
Market outlook can be: positive, positive with negative bias, neutral with positive bias, neutral, neutral with negative bias, negative with positive bias and negative 
</li>
<li>
Charts are labelled as:
</li>
</ul>
Estimate – if data estimates are used in calculations of the latest measure,
Preliminary – if mix of actual and estimated data is used to calculate the current measure, and
Final – where all inputs are actual data.
Caveat
The information is provided in good faith and does not constitute financial advice. Use with caution and at own risk.
Arek's April state of the market summary is on the following pages. Please click below. 
<hr class="system-pagebreak">
Summary
Market outlook: positive with negative bias
 
<ul>
<li>Current conditions favour purchasing over renting but change in trend is imminent (as at December 2013) </li>
<li>Purchase affordability is at a historically high level and has most likely reached its peak (as at December 2013) </li>
<li>Confidence in the economy has started to deteriorate in recent months but is still positive (as at March 2014) </li>
<li>Housing credit is growing strongly, indicating healthy demand (as at March 2014) </li>
<li>Actual prices are slightly ahead of what could be expected based on housing credit growth (as at February 2014)</li>
</ul>
 
National real estate price forecast
Conditions are supportive of further growth in prices in June 2014 quarter and beyond, however increasing pessimism about the economy indicates a possible slowdown in the pace of that growth.
#1 Optimal accommodation choice: Buying more advantageous than renting
<img src="/images/2014/04/28/BRI_April2014.png" alt="">
The Buy-Rent Indicator (BRI) identifies how cost of buying is changing in relation to cost of renting.
BRI bottomed in June 2012 (indicating the lowest point in the current cycle) and it has been rising consistently since then. Although still in buy-territory, the indicator is fast approaching the equilibrium line.
This indicator is constructed based on a simple concept that renting and buying are substitute accommodation options, hence the optimal choice depends on which cost is rising in relation to the other.
BRI in “buy zone” implies that the cost of buying a property has either declined more or risen less, in percentage terms, than cost of renting, therefore making this accommodation option more attractive.
The practical use of this indicator is for identifying market cycles and for timing purchase and sale decisions. In particular, market cycles can be determined by identifying peaks or troughs on the graph (for example, the last two peaks were in March 2008 and June 2010 - and coincide with peaks in national property price indexes).
The crossing of the indicator from rent to buy zone gives a signal that costs of buying started to decline, or at least are rising less than costs of renting.
For those intending to buy in the current cycle the optimal point for making a purchase is when the indicator crosses into buy territory, if the decline is driven by falling interest rates. However, if the fall is caused primarily by falling prices the optimal point is when the indicator turns up, confirming that purchasing costs have bottomed in the current cycle.
The crossing of the indicator from buy to rent zone (which is now approaching) gives a signal that buying costs are rising faster than rental costs.
In the market where property prices are rising, this marks the point in time when opportunities to purchase a property at attractive prices may be all but exhausted in the current cycle. Prices are expected to continue on the upward trajectory from this point onwards which will cause buying costs to rise further.
For those intending to sell in the current cycle, the crossover marks the optimal point if costs of buying are rising due to changes in interest rates. If buying costs are rising primarily due to price increases, the optimal point for selling will be when the indicator peaks, which should coincide with a peak in property prices.
Please note, this indicator can be calculated only on a quarterly basis and is therefore lagging (the latest reading is for December 2013). That is, the confirmation of the cycle peak or trough can be delayed for up to six months.
#2 Purchase affordability: At historically high level, started to decline 
 <img src="/images/2014/04/28/PAI_April2014.png" alt="">
The Purchase Affordability Indicator (PAI) compares changes in the annual cost of buying to changes in average full time adult income, therefore it identifies how purchase affordability has changed over time.
PAI is at historically high level, comparable to that reached in 2009 or 1994, but has recorded a decline in December 2013 from a peak reached in September 2013.
This indicator explains the reason why prices have been growing so strongly. That is, relative to incomes of Australians working full-time, property prices are still very affordable (in the past 30 years purchase affordability was only better between September 1996 and December 2002).
PAI is a lagging indicator and the latest available reading is for December 2013. This indicator will continue to decline if cost of buying grows faster than adult full time incomes. However, prices have still a lot of room to move before they reach an overpriced territory.
Article continues on next page. Please click below.
<hr class="system-pagebreak">
#3 Perceptions about economy: Outlook is positive but conditions are deteriorating
<img src="/images/2014/04/28/EWI_April2014.png" alt=""> 
The Economic Wellbeing Index (EWI) is designed to reflect general perceptions of Australians about the current economic conditions.
The EWI is in positive territory but has been declining since June 2013.
A more volatile raw measure of the index is trending up again but only after it recorded significant falls in the previous four months and crossed over into the negative territory.
Declining EWI indicates that perception of Australians about the state of economy started to change to less upbeat since mid-2013 but overall, it is still positive.
The key premise behind this indicator is that people are generally less inclined to make big purchases when they are worried about the state of the economy. This has certainly been a pattern in the past – every time the index crossed into the negative territory, property prices either declined or reduced the rate of growth.
The index is still positive so there should be still plenty of positively thinking buyers and property prices are not likely to decline however, increased uncertainty should take some heat off the market.
The EWI is updated monthly and therefore it offers quite timely insight into the perceptions about the state of economy.
#4 Demand: Housing credit continue to grow
 <img src="/images/2014/04/28/PHCI_April2014.png" alt="">
The Private Housing Credit Impulse (PHCI) provides an indication of the level of buyer activity in the residential property market in Australia, hence it reflects underlying demand for properties.
The March 2014 estimate is positive and reached its highest value since December 2011.
Positive and rising value of the indicator reflects continued strong demand for residential property.
The practical use of this indicator is to provide early warning about impending changes in housing credit uptake, and hence, changes in the underlying demand for residential property.
The most significant signals are when the indicator turns up after bottoming in the negative territory or when it turns down after peaking in a positive territory - since these indicate major trend reversal points.
PHCI bottomed in December 2011 when the decline in the rate of quarterly growth in mortgage finance reached the lowest level and started to improve (i.e. when mortgage finance started accelerating again). This trend was immediately reflected by the reduction in the rate of declines in property prices.
As more money started to flow into the property market, it coincided with a pick up in residential property prices from December 2012 onwards. The demand for property has been rising ever since, with a minor slowdown in June 2013 quarter.
The indicator is currently close to a level at which it turned down on two previous occasions - the September 2006 peak, after which credit declined significantly in a lead up to the Global Financial Crisis (which also coincided with a period of severe purchase unaffordability), and in June 2010 when property prices reached another peak, induced by post GFC stimulus.
In contrast to those previous occasions, property is now much more affordable than in 2006 and demand for residential property seems to be real (rather than induced with incentives, as in 2010), so there is a strong momentum for mortgage credit to continue to rise. However, there could be a temporary slowdown in the strength of that rise as a result of self-imposed credit restraints due to economic uncertainty.
It is important to note that, although this indicator is reported in quarterly intervals, it is derived on a monthly basis. In other words, it is initially calculated based on estimated values which are subject to subsequent revision once actual data becomes available. Hence, the latest quarterly reading can change from one month to the next.
#5 Property price expectation: Values are rising and are close to the level of actual prices
 <img src="/images/2014/04/28/PPG_April2014.png" alt="">
The Property Prices Gauge (PPG) is a proxy of a property price index. It becomes a leading indicator when combined with House Price Index (HPI).
PPG continues on the upward trajectory after a temporary slowdown between March and July 2013. The value of the indicator is close to the value of establish house price index.
Expected and actual prices are relatively close now, although were at variance for a while. This indicates that recent price rises are now in line with underlying demand and are not the result of a mad rush to buy.
PPG is calculated from credit related statistics and is not dependent on any reported property price data. It provides a good indication of the magnitude and future direction of the actual price movement.
The most significant signals from this indicator are when it diverges from actual prices - it points to either underlying strength or weakness of the market.
For example, it provided ample warning about 2008 price falls - almost a year in advance, and then signalled strength of a subsequent recovery. Post-June 2010, it provided evidence that the market was stronger than actual price falls indicated and again, signalled market recovery since March 2012.
The index is calculated on a monthly basis but house price data can only be updated in quarterly intervals.
You can read more of Arek Drozda's pieces here.
AREK DROZDA is an independent analyst who has worked in the public and private sectors for over 20 years in business development, data analysis and in building geographic information systems. 
</body></html>

adrozda-Nq9GwoWWBW

Buying more advantageous than renting, yet change imminent: April 2014 state of the market analysis

<html><body>
The median national house price was up 2% for the March quarter and 11.3% over the year, with Melbourne and Sydney remaining the clear market leaders for price growth according to the latest House Price report from Australian Property Monitors (APM).
Price growth rates slowed across all capital cities for the March quarter, with no growth in Perth’s median house price and APM recording falling prices in Hobart, Darwin and Canberra.
The biggest quarterly increase in median price was seen in Sydney, up 3.1% to a median house price of $669,845 for March. However, these results were markedly softer than those recorded in the previous quarter. Median house price recorded in the city for the December quarter was at 5.1%.
APM senior economist Andrew Wilson commented that Sydney’s median house price showed its lowest rate of quarterly growth since March 2013.
“The Sydney house price boom has faded fast as all capital city housing markets recorded waning house price growth over the March quarter,” noted Wilson, who cited affordability barriers in the city’s market resulting from underperforming local economies.
“Other capital city markets have recorded, at best, modest growth which clearly reflects the disparity of the multi-speed recovery profile of the current growth cycle.”
The <a href="https://www.realestate.com.au/property-house-nsw-punchbowl-115014075" target="_blank">three bedroom Punchbowl home</a> pictured below sold for $690,000 last month. 
<img src="/images/2014/04/23/main%205.jpg" width="460" height="345">
The second biggest jump recorded by APM was in Melbourne, where the median price for March was $540,747, up 2.8% for the quarter.
APM’s results for the quarter are more conservative than those posted by RP Data, which recorded a 4.8% median house price increase over the March quarter for Sydney and a 5.8% increase in Melbourne.
Data from APM shows that Sydney’s house market has seen a 16.9% year on year increase in median price, while Melbourne’s median house price is up 11.7% from March 2013.
The greatest drop in median house prices was seen in Canberra, where median house price was recorded at $566,863, down 2.6% for the quarter. Canberra was also the only capital city market that saw a year on year decline, with the median house price falling 1.6% from March last year.
This <a href="https://www.realestate.com.au/property-house-act-mckellar-116248543" target="_blank">three bedroom house</a> on 776 square metres of land in Canberra’s Belconen district sold for $565,000 in March. 
<img src="/images/2014/04/23/image9.jpg" width="460" height="345">
</body></html>

Melbourne price growth the second strongest capital city, with softening Sydney prices: APM

<html><body>
Collingwood captain Scott Pendlebury has yet to sell his former Albert Park abode (pictured above), after it was passed in at weekend auction on a $1.5 million vendor bid.
<a href="https://www.greghockingrealestate.com.au/real-estate/property/717835/for-sale/house/vic/albert-park-3206/23-boyd-street/" target="_blank">The unfurnished three bedroom house </a>was among the 330 auctions across 158 suburbs on the Anzac Day weekend where the highest sale was 14 Hannaslea Street, Box Hill (pictured below) at $1.36 million.
<img src="/images/2014/04/28/BOX%20HILLE%20APRIL%2028%20ONE.jpg" alt="">
Pendlebury purchased the double-fronted Victorian house at 23 Boyd Street in late 2011 for $1.3 million, as he moved from <a href="/news/vic/scott-pendlebury-secures-newport-cottage-offer">Newport</a>.
On initial results, the REIV reported a clearance rate of 69%, the same rate as this weekend last year. It was 70% on the pre-Easter Saturday this year.
There were 242 auctions reported to the REIV taking the total this year to nearly 7,500 homes sold by auction with an average clearance rate of 71%. 
Next weekend the REIV expects about 830 auctions, Enzo Raimondo the REIV chief said. Then 10/11 May with 670 auctions and 17/18 May with 650 auctions.
The busiest auction locations were Epping (eight auctions), Carnegie (five auctions), and Rye (five auctions).
The number of auctions this week was lower than the 10-year average of 517 auctions per week in April due to the timing of Anzac Day. 
The REIV has noted clearance rates have trended lower since the beginning of the year although the number of transactions so far this year is about four percent higher than his time last year.
With his fiancee Alex Davis, Scott Pendlebury is now looking to buy something larger, possibly in much the same neighbourhood.
Pendlebury attended the recent no-bid auction on Nelson Road, South Melbourne (pictured below), a double-fronted five bedroom, three level Edwardian that was renovated a couple of years ago by architect Dean Lewis with interiors designed by Kerry Phelan. It has been listed with as yet unrealised $4.5 million hopes.
<img src="/images/2014/04/15/south%20melbourne%20april%2015.jpg" alt="">
Pendlebury's current three bedroom home has another bedroom in a self-contained studio at the rear.
John Holdsworth, of Greg Hocking Holdsworth, was quoting $1.5 million plus in the auction guidance on the prize corner holding with central living/dining space featuring dado panelling. 
In the meantime the narrower two bedroom cottage diagonally opposite <a href="https://www.realestate.com.au/property-house-vic-albert+park-116700439" target="_blank">has popped for May 10 auction</a>.
</body></html>

Scott Pendlebury's off field Albert Park Anzac Day weekend offering passed in

<html><body>
Unnamed property experts declared Fitzroy "the next Toorak" in weekend Fairfax Media silliness.
It was off the back of house price growth on Melbourne's north outpacing the south by 9.7% in the past five years.
"It is now more expensive to buy a home in Fitzroy than Windsor and Prahran," according to the news report.
But of course, Windsor and Prahran aren't Toorak.
The city's most expensive suburb remains Toorak, with a median house price of $2,430,000 in the March quarter – down from $2,875,000 in the December quarter. 
However, it was still above second place which was East Melbourne's $2,242,000 with a handful of mansion sales, and Kew in third place, with a $1,944,000 median, up from $1,700,000.
Fitzroy North's median house was $1,135,000.
And it's poorer cousin Fitzroy had a $1.08 million house median.
And anyway looking at the list, Parkville seems to outrank the near suburbs from the other side of Nicholson Street.
<table style="width: 460px;"><tbody><tr>
<td>TOORAK  EAST MELBOURNE*  KEW  BRIGHTON  MALVERN*  CANTERBURY*  BALWYN  ARMADALE*  MIDDLE PARK*  HAWTHORN EAST*  SURREY HILLS  CAMBERWELL  PORTSEA*  IVANHOE EAST*  HAWTHORN  ALBERT PARK*  PARKVILLE*  SOUTH YARRA*  SOUTH MELBOURNE*  SANDRINGHAM*  CAULFIELD NORTH*  ELWOOD*  GLEN IRIS  HAMPTON  MONT ALBERT*  BALWYN NORTH  BRIGHTON EAST  KEW EAST*  ELSTERNWICK*  BLACK ROCK*  BEAUMARIS  ALPHINGTON*  ASHBURTON*  MCKINNON*  MALVERN EAST  FITZROY NORTH*  ST KILDA EAST*  ORMOND*  ST KILDA*  CAULFIELD SOUTH*  PORT MELBOURNE  FITZROY*  BOX HILL*  PRAHRAN  BENTLEIGH  FAIRFIELD*  MONT ALBERT NORTH*  WINDSOR*  PARK ORCHARDS*  TEMPLESTOWE  CARLTON*  CARLTON NORTH*</td>
<td>$2,430,000  $2,242,500  $1,944,000  $1,915,500  $1,908,750  $1,804,000  $1,740,000  $1,670,000  $1,670,000  $1,669,250  $1,551,000  $1,525,000  $1,520,000  $1,516,250  $1,505,000  $1,487,500  $1,467,500  $1,455,000  $1,335,000  $1,320,000  $1,317,500  $1,310,000  $1,310,000  $1,307,500  $1,305,000  $1,301,500  $1,301,000  $1,270,000  $1,268,500  $1,240,000  $1,220,000  $1,208,000  $1,175,000  $1,155,000  $1,146,000  $1,135,000  $1,127,500  $1,110,000  $1,110,000  $1,095,000  $1,085,000  $1,080,000  $1,065,000  $1,060,500  $1,050,000  $1,050,000  $1,047,500  $1,047,500  $1,045,000  $1,033,000  $1,027,500  $1,005,000</td>
</tr></tbody></table>
Source: REIV
(*fewer than 30 sales)
The nine reasons Fitzroy/Fitzroy North will not be the next Toorak.
<ol>
<li>
The celebrity chef <a href="/news/chef-george-calombaris-sells-fitzroy-north-pad-as-he-upgrades-toorak-mansions">George Calombaris sold out of Fitzroy North</a> recently to upgrade Toorak residences to a $4.75 million French Provincial family residence with picture book windows overlooking Paul Bangay gardens. 
</li>
<li>The queues over summer outside the Messina gelato shop on Smith Street are too long. Best send the butler from the air-conditioned Toorak mansion to collect the salted caramel take-away tub. </li>
<li>
Clifton Hill holds first rights to the title as it was described back in the 1880s as the "Toorak of Collingwood". 
</li>
<li>
Fitzroy only had two salons, Unico and Redroom, on the recent <a href="https://www.theurbanlist.com/melbourne/a-list/where-get-melbourne-s-best-blow-dry" target="_blank" style="line-height: 1.3em;">The Urban List</a> of Melbourne's best blow dry. Toorak, and neighbouring South Yarra, had six entrants among the 16 salons. 
</li>
<li>The 3,200 Toorak houses have an average 640 square metre block size. Fitzroy North's 3,500 houses come with a 240 square metre average. Fitzroy's 2,300 houses sit on an even smaller 165 square metre average square metre holding. </li>
<li>
The typical Fitzroy fare is plant-based Latin cuisine highlighted by the Smith &amp; Daughters menu of pazole, paella, chorizo, ceviche and croquettes. There apparently isn't a single animal product on the premises.  
</li>
<li>
The top sale in the Fitzroy district has been $4.2 million since the 2012 sale of the charming <a href="/news/fitzroy-north-tops-sales-with-strathfield-seizing-sydneys-highest-result-for-second-consecutive-weekend">Walkley</a> set in 740 square metres of beautifully landscaped grounds on Alfred Crescent. Toorak has had around 250 sales above $4.2 million, topping out at <a href="/news/nigel-austin-the-cotton-on-retailer-chain-founder-the-one-towers-road-toorak-buyer">$21.5 when the Cotton On boss Nigel Austin bought last year</a>.  
</li>
<li>Around 40% plus of Fitzroy/Fitzroy North houses are semis or terraces compared to just 15% in Toorak. </li>
<li>Toorak is dominated by owner occupiers, with investors holding around 50% of stock in the Fitzroy precinct.</li>
</ol>
The pity was the captivating, though now amended, headline in The Age, "Million-dollar suburbs smash north-south divide", alluded to something significant occurring within the systemic divide, but then disappointed, I'd suggest in delivery.
And it has since come to light, from at least one of the unnamed experts, that they actually agree Fitzroy won't be Toorak. They were told "Fitzroy North becoming the Toorak of the north". What was reported was different.
Aerial photo of Fitzroy courtesy of Wikipedia/Creative Commons.
</body></html>

The nine reasons Fitzroy will not be the next Toorak

<html><body>
The professional matchmaker Yvonne Allen has sold her three-level inner city Melbourne pad for $1.3 million.
Allen, founder of Yvonne Allen &amp; Associates, and her partner Stephen Hopley, a former director of Macquarie who is now on the board of oil company MEO Australia, bought the three-level apartment at 10/130 Flinders Street in 2007 for $695,000.
The couple then commissioned architect Victoria Hamer to renovate <a href="https://www.melbourneboutiqueproperty.com/index.cfm?pagecall=property&amp;propertyID=2624823" target="_blank">the four bedroom apartment in the 1885 building</a>.
The Italian High Renaissance revival warehouse stood as the tallest in Flinders Street after being designed by W.H.Ellerker.
The converted warehouse has had nine residential apartments since 1993.
It sold through Gina Donazzan, of Melbourne Boutique Property, who was quoting $1.1 million-plus.
It features a private rooftop terrace with views towards Government House. Its open-plan living area comes with seven metre ceilings, exposed red brick walls, parquetry floors and original french doors.
</body></html>

Matchmaker Yvonne Allen sells Melbourne warehouse penthouse

<html><body>
The Sydney house price growth momentum might have actually faded in the March quarter, but it still retains the mantle of highest price growth with weak performances among many of the other capital city housing markets.
Some 6196 properties were reported as sold at auction so far this year in Sydney totalling $6.78 billion with an average $1,094,000 sale price.
But Australian Property Monitors has Sydney house and unit prices recording their lowest rates of growth since March last year.
Sydney’s median house price increased by 3.1% over the March quarter and although this is a solid result, it is nonetheless well down from the December quarter rate of 5.1%. The Sydney unit market also faded over March with prices increasing by 2.6% - again short of the 3.7% recorded during the three months to December 2013. 
Dr Andrew Wilson, the senior economist at APM, noted despite the declining trend in prices growth, Sydney was the best performer of the state capitals over the March quarter. 
Sydney's record house price was up 16.9% over the past year to $782,973 with the median unit price also at a record of $547,053.
Melbourne's median house price increased by 2.8% over the quarter to be 11.7% higher annually, exceeding $600,000 for the first time at $604,110.
Melbourne unit median increased by just 0.2% in the March quarter to $419,702. 
Dr Wilson noted Brisbane's rate of growth was a modest 0.9%, with Brisbane house prices increasing now for the seven consecutive quarter, though its median house price remains just below its previous June 2010 price peak. Annuall Brisbane house prices increased by 6.0% while unit prices increased by just 0.5%.
Adelaide’s modest housing market revival continued with the median house price increasing by 1.3% over the quarter, contributing to an increase of 4.1% for the year. Adelaide unit prices, however, fell by 1.2% over the quarter.
At $611,410, Perth’s median house price remained flat over the March quarter but this was up 8.4% over the year. Perth unit prices were down by 1.4% over the quarter, though its median unit prices were up by 5.4% annually.
Dr Wilson said the Canberra housing market remained subdued with the median house price falling by 2.6%over the March quarter and its median unit price up by just 0.2%.
Hobart house prices weakened over the March quarter falling by 2.5% with prices however increasing by 3.2% over the year.
Darwin’s median house price fell by 1.6% over the March quarter - the city’s weakest quarterly performance since June 2012. Darwin unit prices, however, increased by 2.1%.  House prices are now 3.9% higher than a year ago with unit prices up by 2.7%.
APM March quarter data put the national median house price at $614,348, up 2% over the quarter, the lowest rate of quarterly growth recorded in the past year and nearly half of that recorded in the December quarter. 
Dr Andrew Wilson, the senior economist at APM, said the varying capital city results reflected the disparity of the multi-speed recovery profile of the current growth cycle.
The national median unit price increased by 1.3% over the three months to March, again the weakest quarterly result for a year. 
</body></html>

Sydney March quarter price moderation, but still far stronger than every other capital city: APM

<html><body>
<div class="story-intro">
The London-bound former foreign minister Alexander Downer and wife, Nicky have listed Brampton House, their Adelaide Hills ­family home for 17 May auction.
He is set to become Australia's high commissioner to Britain, a job his father did in the 1960s.
Brampton House is named after the Derbyshire town where Mrs Downer was born.
<a href="https://www.toop.com.au/details.asp?id=17367" target="_blank">Toop &amp; Toop agent Arabella Cooper</a> is expecting $1.2 million plus for the five-bedroom, ­two-bathroom home set on four hectares where six cross bred Dorper sheep kept the grass down.
 
{qtube vid:=gABj61eVUrw}
The one-storey house, 20 minutes up the South Eastern Freeway from Adelaide, has a pool, tennis court and spring-fed dam.
There are views north-east over the Onkaparinga Valley.
</div>
The Downer's found the land at Mount George in 1988 while living in Macclesfield.
They are empty nesters as their four children no longer live at home. 
</body></html>

Latest Buying Insights

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

Editor's Picks

Developments

New apartments

New townhouses

News

Latest Buying Insights

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

Editor's Picks

Receive the latest news stories to your inbox

Developments

New apartments

New townhouses

News