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

Joel Robinson

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

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

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

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

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

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

Lowe Living launches Jardin House in Camberwell

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

The Walden pairs house-scale living with North Sydney connectivity

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

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

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

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

Every First Home Owner Grant for new property by state

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

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

Staff Writer

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

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

alisonwarters@gmail.com

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

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

Ellen Walker

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

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

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

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Some 35 kilometres west of Melbourne CBD, the City of Melton is a flat plain with a farming history, that seems to be finally making a bit of a mark.
<a href="/news">Melton</a> and <a href="/news">Melton South</a> are fast growing, well-serviced areas, but ones that may not be seeing any real capital growth for some time. This means good things for home buyers looking to get in over the medium-term, and yet it also doesn't appear investors are being put off by the hefty amounts of supply coming onto the pipeline or up for sale at present.
Part of the restraint on property prices is the steady release of land occurring around the area. Just over the past weekend, a Lend Lease <a href="/expert-insights/building/how-to-navigate-a-house-and-land-display-home-launch">display home launch attracted the attention of Property Observer</a>, promising residence for up to 4,000 people. Atherstone, the Lend Lease development, is just one in a stream of new house and land developments for the area that look to bring in families and quality new homes.
<blockquote>
The vacancy rate in the area currently sits at a fairly tight 2.2%, however there are a number up for rent at present.
</blockquote>
With another house and land creation, from developer <a href="https://www.waterfordlife.com.au/" target="_blank">608 Property, called Waterford</a> just a five minute drive further on down the road, and still many blocks unsold in the somewhat more built up but new offerings around the Exford Road end of Bridge Road itself, it remains unclear how long it will take for this supply to be absorbed. <a href="https://www.toolernwatersestate.com.au/" target="_blank">Toolern Waters</a> is also a short drive away, a 960 lot masterplanned development.
The vacancy rate in the area currently sits at a fairly tight 2.2%, however there are a number up for rent within the suburb and there appears to be little competition for some of the larger blocks - with demand dropping off the further away from Melton Station you get, which is actually located in Melton South's upper end. This is largely a house-dominated area, with few units to speak of around the Melton and Melton South suburbs.
KEY STATS ABOUT THE CITY OF MELTON
<ul>
<li>6,800 businesses registered 
</li>
<li>16,139 jobs</li>
</ul>
COUNCIL PLANS FOR 2030
<ul>
<li>67,675 additional dwellings. 
</li>
<li>185,170 additional residents. 
</li>
<li>New activity centres in Plumpton, Rockbank, Rockbank North and Hopkins Road, and a new Metropolitan Activity Centre in Toolern. 
</li>
<li>Growth in manufacturing industry.</li>
</ul>
Source: City of Melton Council
Melton South and Melton are structured around two main roads - Exford Road, which turns into Station Road and cuts through the middle of Melton South, and High Street, the main shopping strip for the area that is also home to a number of different real estate agencies. In addition to the High Street shops is Woodgrove Shopping Centre, that underwent the beginning of an $88 million expansion project in 2012 to more than double the centre by the end of 2013, which is complemented by the nearby and newly built Melton Library and Learning Hub that completed in June last year. It's worth noting that both of these relatively new pieces of infrastructure are usually busy with residents, and spoken of with some pride.
<blockquote>
The Melton Council also has their "growth" hat on, encouraging the creation of new suburbs and the strength of the area.
</blockquote>
This reflects the plan for the area, which saw a 2004 population recorded at 71,350 and a current 2020 population projection from the Department of Sustainability and Environment of 130,919. It appears this may be easily surpassed, with the City of Melton council estimating a total population of 125,409 as of 31 December 2013, with their estimates looking at "more than 241,000 by 2031", which would make the area the size of the Sunshine Coast. The Council also has their "growth" hat on, encouraging the creation of new suburbs and the strength of the area in their recent Economic Development and Tourism Plan 2014 to 2030.
Melton South is socioeconomically the most disadvantaged area within the City of Melton. However, compared to Greater Melbourne, the City of Melton is middling when looking at socioeconomic disadvantage. Police presence is, however, still heavy around Melton train station and it appears that it does have something of a stigma to shake off with signs noting it is a high crime location.
Within Melton South itself there is a smaller shopping plaza near the station, with a discount store, bakery, liquor shop, fruit and vegetable store, restaurant, Woolworths and other necessary outlets. There are also a number of take out shops, a fabric store, a tattoo parlour and a video store on the opposite side of the station. The City of Melton is noted to have one of the highest worker/local job ratios across the metropolitan growth areas, evidenced by the large number of signs up for local home-based businesses, yet despite this the 7am work day train to Southern Cross is continually full.
PROPERTIES OF NOTE
If you're a heritage property enthusiast, then it's worth an amble through the neighbourhood and down Exford Road, to where the notable Glenloth at 54 Exford Road - a council owned Edwardian-style beauty that is fairly unkempt - is located.  Originally on a large rural land holding, called Exford, it is now in the suburban context on a reduced block, and is noted as having local significance.
<blockquote>
More expensive properties, while seeing less rental interest, can achieve around $300 to $350 per week return.
</blockquote>
The Shire of Melton Heritage Study - Volume 4 notes that it "expresses one of the major themes of Australia's history - the contest between large pastoralists and small farmers for the land - and the abiding power of the yeomanry well into the twentieth century.
"The break up of the massive pastoral estates at the beginning of the twentieth century market a major new era in the history of Melton. The Shire was transformed by the Closer Settlement and Soldier Settlement Acts, as the emergence of new communities necessitated new roads and bridges and new primary schools."
Now there are a number of schools, churches, parks and even a university campus within the local area.
Buses run through, however it's poorly connected for anyone who doesn't work nine to five, prompting a busy taxi service to currently service the area. Similarly, the train takes 35 minutes on express to Southern Cross, however isn't a hugely frequent service during morning peak hour. This may be shaken up under plans long-discussed for the area, with potential additions at Deer Park West, Caroline Springs and Toolern, and might challenge some of the city dwellers' perspectives that Melton is "far away".
Despite remaining a fairly quiet area, the community remains shaken by a house fire and subsequent death of teenager Daniel Sheehy back in 2012, and occasional acts of vandalism around the time of the anniversary take place. While this comes as a surprise to some, locals confirmed that this has happened for the past few years and it is common to see graffiti on fences.
<blockquote>
SUBURB STATISTICS - MELTON HOUSES
MEDIAN PRICE: $245,000
MEDIAN ASKING RENT: $250 PER WEEK
INDICATIVE RENTAL YIELD: 5.31%
AVE. TIME ON MARKET: 88 DAYS
</blockquote>
With all of this occurring, it's unsurprising that Melton has already secured itself a place on many a person's "to watch" list. In 2012, it <a href="/news/vic/top-10-victorian-capital-growth-hotspots-with-ivanhoe-a-shining-star-for-past-five-years-reiv">scored in the Top 10 for the Real Estate Institute of Victoria's capital growth suburbs</a> for the year, meanwhile in August last year <a href="/news/melton-forecast-to-grow-strongly-over-next-25-years-prdnationwide">PRDnationwide forecasted strong growth for the area</a> over the next 25 years. The end of 2012 saw <a href="/expert-insights/investing/property-market-picking-up-in-outer-melbourne-suburb-of-melton-thanks-to-improved-buyer-sentiment-hockingstuart">Hockingstuart providing some good news about the Melton area</a> as well, with the market picking up in the top end. Melton's "top end" sits around the $400,000 mark, with the more common investment purchases being from $200,000 to $250,000 with rent from $250 to $285 a week. More expensive properties, while seeing less rental interest, can achieve around $300 to $350 per week return.
In fact, Melton has <a href="/news/vic/from-melton-to-berwick-the-33-melbourne-suburbs-with-affordable-three-bedroom-apartments">topped "cheapie" lists </a>on Property Observer for some time, and is unsurprisingly attractive to first home buyers for this reason, and for investors - with the market picking up and recent <a href="/expert-insights/buying/melton-south-cheapie-sells-for-190-000-reflecting-6-16-yield">sales to investors in Melton South being noted by local real estate agents</a>.
Listings websites are currently flooded with either cheap and new (or cheap new) properties, including many in the low-$300,000 bracket, as well as the occasional multi-million dollar rural listing.
For instance, <a href="https://www.realestate.com.au/property-house-vic-melton-116063279?listingType=buy" target="_blank">141 Barkers Lane, Melton</a> (pictured below) is listed for $249,699 (which includes a $10,000 FHOG, the advertisement reveals).
The three-bedroom, two-bathroom new offering includes two garage spaces, colour bond fencing and a modest 250 square metre block, from Sherridon Homes. It's centrally located.
<img src="/images/2014/04/10/melton%20april%2010%20one.jpg" alt="">
Meanwhile, <a href="https://www.realestate.com.au/property-house-vic-melton-116403767">2 Scott Street, Melton</a> (pictured below) is listed for $249,000 over 717 square metres, with a suggested possibility for subdivision.
The four-bedrooms, one-bathroom, two-car port home also has a 6X7 metre shed and ducted cooling and all bedrooms come with built in wardrobes. It appears the house could do with some updating, but is in fairly good condition.
<img src="/images/2014/04/10/melton-april-10-two.jpg" alt="">
For more specific statistics on Melton, and its surrounding suburbs, you can <a href="/news">view the relevant data page here</a>.
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jduke-EHk3XBmHkn

Suburb spotlight: Melton council gearing up for growth

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Given the amount of rhetoric about the housing cycle of late and the typical mudslinging that eventuates, it feels like it’s time, again, to discuss the obvious – that there is a distinct residential property cycle in Australia. 
In short
Past cycles have averaged between seven and eight years in duration. 
They have largely been smooth affairs – only on rare occasions have they rapidly peaked and troughed. Also, I cannot find – on an Australia-wide basis, going all the way back through more than a hundred years of data – when a current market low fell below a previous trough.
But I do think that residential cycles will get shorter and that they will become more ‘lumpy’.  Future lows might even drop below past furrows.  There is also likely to be less growth on an annual basis, throughout an entire cycle, than in the past.  
But essentially, what drives a property cycle and how it behaves is unlikely to change.
Cycle 101
Past cycles suggest that residential property appreciates by 8.5% per annum, with five years of upswing (where values lift by 11% per annum), followed by three years of downturn (where values drop by 5% each year).
A strong upswing is often followed by a hard downturn and vice versa.
Many things drive a property cycle – most of which are cyclical (no pun intended) – such as liquidity, economic growth, rising demand, investment returns, scarcity of supply and consumer confidence. 
But <a href="/expert-insights/investing/whats-going-to-be-the-x-factor-in-this-property-cycle">there is always a “factor X”</a> which builds influence and is often the key ingredient/s that causes imbalance.
At present these X-factors include SMSFs, Chinese buying, FIRB rules and the lower Australian dollar.  You can see these in operation in Sydney, Melbourne and emerging across Brisbane’s new inner city apartment market. 
Property clock
The property clock is a simple but effective tool which outlines where certain locations are positioned in the overall property cycle.
The graphic below outlines the key measures we use to determine a location's position in the cycle.
<img src="/images/2014/04/07/matusik%20april%207%20one.png" alt="" style="line-height: 1.3em;">
Locations are also influenced by the position of other markets on the property clock.  For example, sales activity and property values  in south-east Queensland (SEQ) often increase after values rise (and become unaffordable) in Sydney and Melbourne.  SEQ is an affordable alternative for investment to our two major southern capitals. 
Please note – that doesn’t automatically mean – as often is suggested – that values will automatically rise in SEQ as a result of overseas or interstate buying. More sales take place;  not necessarily price or rental growth. There is absolutely no statistical connection in Australia between investor origins and medium to long-term price or rental performance.
Many markets across Australia are in the recovery phase of the cycle. 
Barring unforeseen major changes in the Australian and world economies, we anticipate positive market conditions to exist for the next two years with a generic market downturn – driven by those cyclical factors discussed above – in about mid-2016.
Volumes and growth
History shows that much of the price and rental growth that takes place over the life of a property cycle mostly takes place during the recovery and upswing phases. 
The same applies to the volume of sales.
For example, assuming values rose $100,000, from trough to trough (i.e. over the typical past cycle of seven years), then up to 40% or $40,000 in gains would take place during the recovery and up to 75% or $75,000 during the upswing. 
Rents usually show a similar trend.
40% of the sales take place during the recovery phase, with a further 35% during the upswing.
Values and rents often fall, during the downturn. Sales volumes also drop.
Typically, there is some price and rental growth during a trough – but usually much less than inflation at the time. 
Sales volumes are also usually quite sluggish.
<img src="/images/2014/04/07/matusik%20april%207%20two.png" alt="" style="line-height: 1.3em;">
Now is the time
For many readers, now is a good time to act regarding buying an investment property. 
It is also a good time to buy and sell for your own occupation. 
It is really a self-fulfilling process.  We largely cannot help the property market reach a tipping point.  Once a market gains enough momentum, there is really no stopping it.  It repeats. It cycles. Best stop, as I am starting to sound too much like Rafiki from The Lion King.   
Short and bumpy and less
But keep in mind that the cycle might be getting shorter and the ride bumpier than in the past. 
I think shorter, because of the way digital media and all our gadgets influence our decisions.  Our confidence seems to wax and wane with far more frequency that in the past.  We scare so very easily these days; buy and sell on hearsay and increasingly get side-tracked away from some basic fundamentals.  Now I’ve morphed into Will McAvoy from Aaron Sorkin’s The Newsroom.  Enough already!
Bumpier because of the rising proportion of apartments and townhouses in Australia’s new housing mix.  This product is delivered in large chunks – not individually like detached houses.  This is especially the case when it comes to mid-to-high rise apartment towers.
Investors need to understand that there will be periods where – for short periods of time – supply exceeds demand. This trend is likely to take place on a more frequent basis than in Australia’s past. And this changing scene will, in turn, make us more anxious – leading to a shorter overall cycle.
Property cycles in countries and major cities that are dominated by attached dwellings and apartments, have a wilder property cycle than those based on more traditional detached housing. 
Less because of many <a href="https://matusikmissive.com.au/2014/03/05/opinion-slow-down/" target="_blank">things</a>, including already low interest rates; relatively low housing affordability compared to past cycles (i.e. high ratio of dwelling price to disposable income); low inflation, potentially deflation; employment uncertainty (less full-time jobs); ageing baby boomers; poorer (money-wise) overseas migration intake; budget deficits; peaked mining-related capex; economic and financial restructuring …this list is a long one. 
Visit Michael's <a href="https://www.matusik.com.au/" target="_blank">website</a>, read <a href="https://www.matusikmissive.com.au/" target="_blank" rel="nofollow">his blog</a>, follow him on <a href="https://www.facebook.com/ThinkMatusik?fref=ts" target="_blank" rel="nofollow">Facebook</a> and <a href="https://www.twitter.com/michaelmatusik" target="_blank" rel="nofollow">Twitter</a>, or connect via <a href="https://www.linkedin.com/in/michaelmatusik" rel="nofollow">LinkedIn</a>.
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michaelmatusik-49YzLvdmNv

It's time for some basic property cycle 101

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Property entrepreneur Jono Deague and his wife, photographer Ella are preparing to leave their contemporary South Yarra residence of seven years. 
The couple undertook a major renovation on the Millswyn Street property when they moved into the Botantic Gardens precinct. 
The four bedroom home became a three bedroom, opening up more space throughout the residence which was built on the 415 square metre block which cost around $3 million in late 2006.
It comes with a spa, pool, cellar, gymnasium, and four car underground garage.
Jono (Jonathan) Deague is the executive director at Asia Pacific Group, which owns the Art Series Hotel Group, a collection of boutique hotels that includes the renowned Blackman Hotel on St Kilda Road, Cullen Hotel in Prahran, and Olsen Hotel in South Yarra. 
Ella is a photographer, working in interior design and architecture.
"The vast main bedroom suite resembles that of a six star hotel complete with sumptuous ensuite and walk in wardrobe," the marketing suggests.
Set close to the CBD and a few minutes’ walk to Fawkner Park and Royal Botanic Gardens, the property comes with $5 million plus hopes through Kay &amp; Burton agents Michael Armstrong and Michael Gibson.
<a href="https://www.kayburton.com.au/property/99-millswyn-street-south-yarra" target="_blank">Offers are due by May 7</a>.
Title Tattle gleans the street's highest price was achieved in April last year with a traditional Victorian era home sale. The Calvert-Jones family secured $8.85 million.
It came with a $9.5 million asking price.
The five bedroom Victorian era house on its 7,879 square metre holding had been owned for two decades since bought for around $1 million by David Calvert-Jones, son of Janet, and his wife, Karina. They had regularly lived in Los Angeles from around 2005 given his role as chief executive of Helinet Aviation Services. The company has worked on many blockbuster films, with helicopters outfitted as camera platforms, including Transformers.
Known in Melbourne for his Portsea polo pursuit, CJ, as David Calvert-Jones prefers to be addressed, now races laps around the famed street course as a race car driver in the American Le Mans series starting his rookie season in the GT Challenge (GTC) class.
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jchancellor-FAypfDUnLy

Jono Deague lists six star styled South Yarra residence with $5 million plus hopes

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La Trobe Tower, the jazzed up 42-storey residential creation of Rothelowman architects and developer LongRiver Group, will bring 205 new apartments to the city.
The apartments in <a href="https://latrobetower.com.au/" target="_blank">La Trobe Towe</a><a href="https://latrobetower.com.au/" target="_blank">r</a>, ranging from 40 square metres to 55.5 square metres, are priced from $351,000 to $530,000, with a penthouse priced at $2.5 million. It includes one- and two-bedroom apartments, with floor-to-ceiling windows and CBD views, at 323 La Trobe Street.
Expected to be completed by 2016, the design has been inspired by the jazz precinct in Melbourne, said Rothelowman senior associate Belinda Nincevic.
“Melbourne’s rich art and music culture influenced the design process,” Nincevic said, with the development located between Queen Street and Elizabeth Street.
“The history of music and the local jazz precinct, specifically a tuning fork and piano keys, provided the inspiration for the façade design.”
LongRiver Group’s managing director, Andrew Yu, said that it has been striking a note with buyers.
At present, 70% of the 205 apartments are sold on the 374 square metre site, with piano-key styled façade. It appears to have been launched in early-2014.
Common areas, located on level 15 of the building, include a lounge, outdoor terrace, dining areas, kitchenette, private cinema, enclosed winter garden and gymnasium. The ground floor contains retail.
This is one in a number of towers, including some much larger proposals, for the area, such as 279 La Trobe Street’s 50-floor Eporo Tower.
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Jazzed up residential tower strikes key with Melburnians

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The development set to be Sydney’s tallest residential tower is set to release its second stage of stock this month.
Stage two of the $680 million Greenland Centre development will see 200 one, two and three bedroom apartments hit the market, accompanied by the release of several luxury penthouses. All 300 apartments offered in the first sales release have been sold.
Designed by BVN Donavan Hill and Nik Karalis with Domenic Alvaro of Australian architectural firm Woods Bagot, Greenland Centre will be 66 storeys high upon completion.
Different apartments in the complex will offer ocean and mountain views, along with views across the Sydney Harbour and Hyde Park. Buyers of apartments on the upper levels of the 235 metre high building will enjoy uninterrupted panoramic views.
The tower comes from Greenland Holding Group Co, a Chinese state-owned developer. There are also plans for commercial and retail spaces on the site, including a boutique hotel. The hotel will include a swimming pool, a roof terrace and concierge services. 
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jrichardson-uRX5hFdKfN

Greenland Centre launches second sales stage

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Many residential property markets around Australia are currently in a ‘hot’ phase of their cycles. By that, I mean that these markets are in the maximum peak property values of their current market cycles.
It is a great time for sellers but a tough time for buyers.
Buyers in markets like Sydney, Brisbane, Perth and many regional centres are facing tough times right now. There are a number of contributing factors as to why these markets are so hot; not limited to the following:
<ul>
<li>A record low interest rate environment is encouraging some first time buyers in to the market who otherwise would not have been able to afford to.</li>
<li>First time Australian citizen investors, enticed by the low interest rates on offer and an increase in construction upstarts for off the plan investment purchases, are buying up properties at very high rates.</li>
<li>In regard to non-Australian-citizen/foreign investors, the introduction of relaxed government policy as well as incentives offered for certain degrees and levels of foreign investment in Australia has made for a property buying frenzy from foreign investors.</li>
<li>The ever-increasing urbanisation of Australia’s population is resulting in more people moving to capital cities as well as established regional cities also. This in turn adds demand.</li>
<li>The general ‘FOMO’ effect (fear of missing out) as a result of the above factors adds a heightened sense of urgency to another property-seeking group, mainly upgraders and second or third time property buyers.</li>
</ul>
All of this of course adds up to high asking prices in many markets. However, initial high buying prices isn’t the only challenge that occupants and residents of these hot markets will face. Different groups will be affected in these hot markets, and in different ways:
First home owners
Despite low interest rates on offer, first home buyers remain consistently out-bid and out-priced within their desired suburbs. The other worrying factor for these buyers is that even if they stretch to their absolute maximum buy rate to secure a property now, they are doing so in a very low interest rate environment.
If first home owners are stretched to their limits now, how they will cope when interest rates fluctuate back up to higher levels over the next 24 months?
I am not of the view that a massive property bubble is forming, however I don’t deny that in low middle income areas where first home buyer volumes are higher, should a significant volume of them fall under mortgage stress over the next couple of years property values in those areas may stagnate for several more years to come.
Australian-based investors
I use the phrase ‘Australian-based’ for this investor group to encompass both Australian citizens who naturalised in this country for most or all of their lives, as well as those who are newer arrivals to Australia but call Australia home (in other words, they live here full-time).
Investors who have purchased residential property in hot markets are no different to those who seek out properties in emerging or undervalued markets; all interested only in the return they get on their investment. This means that providing that either strong capital growth potential, or high rental return, are evidenced in a property purchase, they will consider a property in any market climate – hot or cold.
The problem is hot property markets mean that capital growth for that market/post code is usually at its maximum. That means that for investors seeking immediate capital growth, this will be unlikely for several more years because the property is at its peak right now.
<blockquote>
The consequences of suburb specific saturation by investors have not yet been truly seen.
</blockquote>
This means that if an investor in a hot market is truly a savvy buyer, versus a poorly-researched, ill-advised wannabe investor, they must be seeking 'hot’ (and immediate) rental return over capital growth.
That  paints an alarming picture for overall housing affordability in these markets. Investor owned properties must be charging very high rents to occupants of their properties right now to ensure their investment isn’t a massive loss-maker for them. That means that not only are property buying rates high in hot areas, but so are rents. Overall affordability to live in these cities  becomes poorer.
Non-Australian and foreign investors
Similar factors exist for foreign investors in comparison to local ones.
However, there is another factor at play. Recent investor profile data research from Australian Property Investor magazine suggests that local investors tend to buy in the same city (if not in a nearby suburb) to where they live. Foreign investors typically purchase, site-unseen, in markets that they have never lived in, nor even (in many instances) have visited.
I guess the missing ingredient here is the ‘sense of community’ that mass-property buying, condensed into a small group of ‘favoured’ suburbs or areas, erodes and the effect this has on an area. Some suburbs can become at risk of being investor ghettos whereby the ratio of owner-occupier to investor-owned property is so high that a genuine sense of community within that area becomes quickly eroded.
<blockquote>
Investors should look to emerging markets where owner-occupier to renter ratios are much more balanced.
</blockquote>
This then changes the dynamic of that entire area; eroding the gentrification developed over decades, in the space of just a decade or so of heavy investor-buying. Of course, it is not the fault of (nor should the blame be pointed at) the foreign investors themselves; but rather local and state councils, policy-makers and governments whose planning departments allow this occur, as well as property developers who exclusively market to foreign investors from the moment the first block foundation concrete is poured, en-mass. 
I draw a parallel here to post-World War Two Melbourne, where ‘outrage’ existed over the Italians buying out entire suburbs within just a couple of years after the war. The difference however, is that these communities owner-occupied the areas, made a great contribution to the ‘sense of community’ those areas had, and in hindsight were one of the major market driving factors that has given these suburbs the wonderful identity (and desirability) they have today. Yes, some areas were almost entirely ‘foreigner-owned’, but these people became locals and celebrated their communities.
Fast forward to 2014 and there is a lot of uncertainty around the concentrated foreign-investor buyouts of entire suburbs. This is because investors are not living in the suburbs themselves. They do not have say a vested interest in ensuring the local park lands are maintained, or that roads don’t become too congested, or that units and houses are not occupied by too many people, and so on.
It is no doubt clear that hot property markets offer rewards and benefits for some property owners. However, the implications of investor buying extend beyond just bumping the rental and purchase prices up. The consequences of suburb specific saturation by investors have not yet been truly seen. Ever the optimist as I am, I remain doubtful that investors buying in hot areas, at a grand scale, will be a positive thing for those areas.
Investors should look to emerging markets where owner-occupier to renter ratios are much more balanced.
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Investor saturation in suburb hotspots will have consequences for residents and investors

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The former observatory South Yarra home of Professor Georg von Nuemayer - a noted astronomer and polar explorer - has been sold.
The landmark South Yarra home fetched $3,195,000, with just the two bidders.
Located on a corner block, the 203 square metre four bedroom home has several living areas plus terrace courtyard and double garage.
The 119 Domain Road, South Yarra property was sold by <a href="https://www.kayburton.com.au/property/119-domain-road-south-yarra" target="_blank">Kay &amp; Burton agents </a><a href="https://www.kayburton.com.au/property/119-domain-road-south-yarra" target="_blank">Gowan Stubbings and Emma Bloom</a>, who had expected between $2.75 million and $3 million.
It has last traded for about $1 million in 1998.
Title Tattle recalls $2.5 million was achieved two along in 2009 when the Georgian-style townhouse of property entrepreneur Will Deague sold. It had cost $1.7 million when 123 Domain Road was bought in 2004, opposite the Royal Botanic Gardens.
Von Nuemayer, who lived between 1826 and 1909, was the director of the Flagstaff Observatory, and former member, councillor, Vice President and honorary life member of the Royal Society of Victoria.
There now sits a plaque on the property commemorating the significance of the home set on the Hope Street corner, formerly known as Montpelier Terrace/Place. 
After he arrived in Melbourne in January 1857, he secured government funding for an interim observatory, with the instruments provided by the King of Bavaria, at what is now Flagstaff Gardens. The Botanic Gardens observatory opened in 1862.
Von Neumayer undertook major astronomical work from the basement in the Domain Road property during his residency in the 1860s.
Historic sketches of the pendulum room where the work was conducted (such as the one below) appear in then contemporaneous publications. 
<img src="/images/2014/03/27/south-yarra-heritage-march-27-one.jpg" alt="">
Source: Royal Society of Victoria
 
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Iconic Domain Road, South Yarra listing shines in $3,195,000 million sale

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The purchase of domestic real estate, and in particular residential real estate, is a topic that frequently attracts a lot of attention.
That’s nothing new; some of the same ‘concerns’ we hear and read about today have all been aired before. At various times and across different markets we have, for instance, seen big in-flows of money from Japan and the Middle East.
However offshore investment into our housing market always tends to be a touchy subject. I think that we should not see this as threatening or abnormal and as far as new projects are concerned, the impact of these buyers needs to be seen in the greater context of the total market.
It is unfortunate that currently any negatives surrounding this debate are being fuelled by a number of factors. Key among these is the reality that the inflow of funds is not aligned with our general market conditions. So as we see prices increase, and in some markets this may be impacting first time buyers, some blame is being attributed to offshore buyers. But there is also a clear benefit from the fact that demand in total is now driving a big increase in construction activity, and that is at a time when the local economy needs that stimulus.
Key motivations
Part of the reality of this trend is the fact that across Asia and in particular from China there is a weight of money available for investment. some of that money is regardless of any policy settings, naturally going to flow into our residential property. But are the key motivations of buyers necessarily any foundation for concern? I suggest that these buyers are in the main driven by motivations that we are all familiar with.
Accepting that almost all markets now operate on a global basis, offshore buyers will be motivated by quality of life, economic stability, good infrastructure – this includes both hard infrastructure like roads and everyday services such as power and water, but also soft infrastructure and a big item there is education and medical facilities. Lastly offshore buyers are attracted by political stability. A quick tally would clearly give Australia a big tick on all of these items and so it’s a good and appealing place to call home.
<blockquote>
There is clear benefit from the fact that housing demand is now driving a big increase in construction activity, and that is at a time when the local economy needs that stimulus.
</blockquote>
We also now have in Australia inter-generational changes that are reinforcing family ties and these are a big influence. it’s worth keeping in mind that we have seen this trend before. In particular as post-World War Two and post Vietnam brought about new waves of population growth.
I think that it’s easy to identify with these motivations, and also like most of us, it is the stability of the Australian lifestyle that is a strong appeal.
SENATE REVIEW
However now, and somewhat predictably, The Treasurer has asked the Senate <a href="https://www.aph.gov.au/Parliamentary_Business/Committees/House_of_Representatives_Committees?url=economics/index.htm" target="_blank">House Standing Committee on Economics</a> to inquire into and report on Australia’s foreign investment policy as it applies to residential real estate.
A key starting point is the principle of Australia’s foreign investment policy, as it applies to residential property, is that the investment should increase Australia’s housing stock and as such this includes new developments that aim to deliver benefits to the local building industry and its suppliers. Which is now starting to happen.
Off-shore or foreign investors cannot generally buy established homes; however, temporary residents can apply to purchase one established dwelling to use as their residence while in Australia.
Despite these conditions and in view of some of the concerns already outlined the Committee has been asked to examine:
<ul>
<li>The economic benefits of foreign investment in residential property;</li>
<li>Whether such foreign investment is directly increasing the supply of new housing and bringing benefits to the local building industry and its suppliers;</li>
<li>How Australia’s foreign investment framework compares with international experience; and</li>
<li>Whether the administration of Australia’s foreign investment policy relating to residential property can be enhanced.</li>
</ul>
This looks like a quick review with the Committee’s report due in early October 2014.
LET’S NOT FORGET OTHER POLICIES
If as it appears the Senate Review is partly in response to helping keep homes affordable in particular for the FHB market, then it would also be an ideal time for government to look at how much government charges and red-tape adds to the cost of a home.
Stamp duty for example is levied on the GST already built into the cost of a new home, and development delays almost defy reason without any real benefits.
Could all levels of government be more engaged in creating a positive environment for new housing by direct leadership and by ensuring a more collaborative, results focused view among decision makers that directly or indirectly impacts housing supply and costs.
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Offshore buyers are here to stay

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Named after Sir George Bowen, the first governor of Queensland, Bowen Hills’ The Governor boutique apartment complex is more than 70% sold and is positioning itself as an affordable option in Queensland’s Bowen Hills.
Two kilometres from Brisbane’s CBD, on Bowen Hills’ Brookes Street, the 40-apartment complex includes 20 one-bedroom apartments and 20 two-bedroom apartments, with prices from $384,000 and $557,000 respectively. However, their advertising material suggests that those looking for a penthouse can get in for $430,000. This is the upper end of the one-bedroom price range and has a balcony.
With some boasting views of the city, and each with a maximized north-facing aspect where possible, there will also be a basement area with bicycle amenities and a rooftop lounge. Professional on-site management is also included.
The 12-level development, of which residential spans 10 with car parking on the lower two, offers car parking for the upper level one-bedroom properties and for all of the two-bedroom apartments.  The two-bedroom apartments are around 80 square metres, with one-bedroom apartments around 50 to 60 square metres.
{qtube vid:=niL7p4pHFrs}
Initially launched to the investor market through Rocket Property Group by BlueSky Alternative Thinking, the developers of the group, sales were fairly quick. Currently, 70% of the project is sold.
BlueSky also has developments underway in Townsville, Bundaberg, Brisbane and the Sunshine Coast, and managing director Keiran Foster explains in his presentation to the Rocket Property Group investors that it’s a good time to buy into the market with strength expected over the next six to 12 months.
“In the Brisbane residential market I’m seeing that sales rates are picking up, revenues are starting to move a bit stronger as well, we’re certainly not seeing a full blown property boom as yet. The properties need to be well-located, well-priced, good layouts and then you’ll get buyers looking at them,” he explained, pointing to business opportunities in Brisbane’s CBD, as well as population growth.
Located on the top of a hill in an area that he notes will not flood, evidently a concern to those in the “southern states”, he says they’re targeting the affordable end of the market and not looking to compete with developers building towers in the city.
Completion, mentioned in February, was expected within the next 18 to 20 months, around mid-2015, with expected gross rental yield around 5.5% to 6%.
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Bowen Hills, Queensland, The Governor apartments advertise $430,000 penthouse

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Freiberg House, the iconic early 1960s Kew residence, has been listed for sale for the first time since its design by Chancellor and Patrick.
The property at <a href="https://www.realestate.com.au/property-house-vic-kew-116460747" target="_blank">26 Yarravale Road</a> was completed between 1958 and 1960 for Freda and Martin Freiberg set within the first entirely native garden designed by Edna Walling.
Hamish Tostevin of Marshall White, expects $2 million plus at its April 12 auction.
The Freiberg's chose the architects after finding their work to be suitably in the style of Frank Lloyd Wright for their steep 960 square metre block close to the Yarra River's Studley Park.
The three-level five bedroom home features exposed timber and brickwork, with expansive areas of glass providing a leafy outlook.
It appeared on the cover of Best Australian Houses (1961), edited by Neil Clerehan given its status as significant for its use of traditional Australian forms and materials, along with its avant-garde planning.
{qtube vid:=J__d58EdYe8}
The Melbourne based architecture firm, formed in 1953, was headed by David Chancellor (no relation) and William Patrick and became known for notable institutional buildings as well as private residential projects. 
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