<p>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.</p>

<p>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.</p>

<p>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.</p>

<p>&nbsp;</p>

<p>[smartcode_project:default project_id=146717 project_image_fid=372212]</p>

<p>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.</p>

<p>"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.</p>

<p>"Camberwell, with its incredible walkability, family-led neighbourhood feel and superb access to education and transport, makes it a natural choice for us."</p>

<p>[smartcode_project:default project_id=146717 project_image_fid=372227]</p>

<p>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.</p>

<p>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.</p>

<p>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.</p>

<p>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.</p>

<p>[smartcode_project:default project_id=146717 project_image_fid=372225]</p>

<p>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.</p>

<p>The centrepiece is a 350 sqm private bathhouse curated in partnership with Aurora Spa &amp; Bathhouse founder Lyndall Mitchell.</p>

<p>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.</p>

<p>[smartcode_project:default project_id=146717 project_image_fid=372222]</p>

<p>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.</p>

<p>Emma Lowe, Co-Founder and Managing Director of Lowe Living, said wellness was becoming an increasingly important consideration for apartment buyers.</p>

<p>"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.</p>

<p>The amenity offering is complemented by a Technogym fitness studio, residents' lounge, private dining spaces and concierge services.</p>

<p>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.</p>

<p>Lowe said the company expects significant generational wealth transfer across suburbs such as Camberwell in coming years, creating further demand for luxury apartment living.</p>

<p>"Camberwell is a blue-chip suburb where homes regularly transact for multiple millions of dollars," he said.</p>

<p>"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."</p>

<p>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.</p>

<p>[smartcode_project_cta:default project_id=146717]</p>


Joel Robinson

Lowe Living launches Jardin House in Camberwell

<p>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.</p>

<p>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.</p>

<p>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.</p>

<p>[smartcode_project:default project_id=134323 project_image_fid=6395]</p>

<p>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.</p>

<p>Rothelowman says the site itself shaped much of the architectural response.</p>

<p>“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.”</p>

<p>[smartcode_project:default project_id=134323 project_image_fid=6399]</p>

<p>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.</p>

<p>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.</p>

<p>Rothelowman says the design intent centred on creating homes that feel enduring rather than transient.</p>

<p>“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.”</p>

<p>[smartcode_project:default project_id=134323 project_image_fid=353235]</p>

<p>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.</p>

<p>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.</p>

<p>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.</p>

<p>[smartcode_project:default project_id=134323 project_image_fid=6390]</p>

<p>“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.”</p>

<p>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.</p>

<p>ALAND has commenced construction, and is expecting a completion date in 2028.</p>

<p>[smartcode_project_cta:default project_id=134323]</p>


The Walden pairs house-scale living with North Sydney connectivity

<p>The ACT will become the first jurisdiction in Australia to abolish stamp duty for all first home buyers, with no income caps and no property price thresholds from 1 July.</p>

<p>The move, announced as part of the ACT Budget, completes a key election commitment from the Barr Government and removes what Chief Minister Andrew Barr described as one of the biggest barriers to entering the housing market. The reform forms part of the ACT's long-running transition away from transaction taxes and towards a broader-based property tax system.</p>

<p>"This budget marks a major milestone in our long-term tax reform program," Barr said, adding that the government had maintained a sustained focus on removing barriers to home ownership. He said stamp duty had long been one of the largest upfront hurdles facing buyers and that from July, "that barrier is gone" for first home buyers in the Territory.</p>

<p>[smartcode_project:default project_id=139989 project_image_fid=350986]</p>

<p>The changes come alongside a range of measures designed to encourage new housing supply, including support for the delivery of so-called "missing middle" housing such as terraces, townhouses and low-rise multi-unit developments.</p>

<p>The announcement has renewed debate around whether the ACT's approach could provide a blueprint for improving housing affordability nationally.</p>

<p>New research from OurTop10.com.au, conducted by Primara Research, suggests the Territory's decade-long reform agenda has produced outcomes unmatched elsewhere in Australia.</p>

<p>While stamp duty costs have increased by an average 67 per cent nationally over the past decade, the ACT has recorded growth of just 15 per cent, the lowest increase of any jurisdiction.</p>

<p>The Territory has also emerged as one of the strongest performers on housing delivery. Based on population-weighted housing targets, the ACT is sitting less than one per cent behind its target. Victoria is the next closest at seven per cent behind, while the national average sits 25 per cent below target. New South Wales is tracking 39 per cent behind.</p>

<p>The latest reform removes one of the final barriers facing first home buyers in Canberra.</p>

<p>[smartcode_project:default project_id=139989 project_image_fid=359152]</p>

<p>The average Australian home buyer currently pays $61,714 in stamp duty. In the ACT, that figure is $38,399 despite the Territory having the third-highest median house price in the country.</p>

<p>Until now, the ACT's first home buyer concession scheme only applied to purchases up to $1.02 million, around $51,000 below Canberra's median house price of $1.071 million. In practical terms, many first home buyers were unable to access the median-priced home without losing the concession.</p>

<p>From July, those restrictions disappear.</p>

<p>Every first home buyer in the ACT will pay no stamp duty, regardless of income or purchase price.</p>

<p>Canberra remains one of Australia's most expensive housing markets, with dwelling values increasing 82 per cent over the past decade. However, that growth ranks only 11th among Australia's 15 major housing markets, suggesting affordability pressures have been less severe than in many other parts of the country.</p>

<p>Simon Ma, CEO of OurTop10.com.au, said the latest reforms recognise that many first home buyers have simply outgrown thresholds set years ago.</p>

<p>"Many first home buyers aren't just looking for a way onto the ladder, they want a home their family can actually live in," Ma said.</p>

<p>"In a market where the median house price is over a million dollars, a concession scheme that cuts out at $1.02 million was never going to get them there.</p>

<p>"Removing the ceiling entirely means ACT first home buyers can now pursue the home they actually want, rather than limiting themselves to a price point designed for a very different market."</p>

<p>Whether other states follow remains to be seen. But at a time when most jurisdictions are struggling to improve affordability while also increasing housing supply, the ACT has quietly become the national test case for both.</p>


15% stamp duty growth. Just 1% off the national housing target. Zero stamp duty for FHBs. Is the ACT the blueprint for the great Australian dream?

ACT abolishes stamp duty for first home buyers

<p>A rooftop pool and spa overlooking the Brisbane CBD, private dining spaces, expansive landscaped gardens and a residents' lounge are set to crown <a href="https://www.apartments.com.au/new-apartments/callista-on-park-west-end-49-mollison-street-west-end-qld-4101">Callista on Park</a>, the final residential building within Brisbane's West Village precinct.</p>

<p>The rooftop amenity collection has been designed as an extension of the lifestyle already established throughout West Village, providing residents with a series of indoor and outdoor spaces that capitalise on the building's elevated position above West End.</p>

<p>A swimming pool and heated spa form the centrepiece of the rooftop offering, surrounded by landscaped gardens developed through a collaboration between developer Sekisui House and ASPECT Studios. The design incorporates expansive lawn areas surrounded by English garden-inspired planting.</p>

<p>[smartcode_project:default project_id=134800 project_image_fid=370648]</p>

<p>Residents will also have access to two barbecue and outdoor dining areas positioned to take advantage of views across Brisbane's skyline, neighbouring Mollison Park, and the surrounding inner-city landscape.</p>

<p>For larger gatherings, the rooftop includes a private dining room centred around a substantial stone island bench, complete with a full kitchen and a 10-seat dining table set beneath four-metre-high ceilings. The space has been designed to overlook both the rooftop gardens and the Brisbane CBD skyline.</p>

<p>A separate residents' lounge provides an additional indoor retreat connected to the broader rooftop amenity offering, creating another space for residents to work, relax or entertain guests.</p>

<p>[smartcode_project:default project_id=134800 project_image_fid=370647]</p>

<p>The attention to detail extends beyond the rooftop.</p>

<p>Upon arrival, residents will enter through a lobby featuring a bespoke ceiling light installation developed in collaboration between Sekisui House and Alcorn Middleton Architecture. The arrival experience is complemented by private resident mailboxes and carefully considered interior finishes designed to reflect the premium positioning of the building.</p>

<p>[smartcode_project:default project_id=134800 project_image_fid=372541]</p>

<p>The amenity offering forms part of Callista on Park, the final residential release within the decade-long transformation of the former Peters Ice Cream Factory site into West Village, one of Brisbane's most established mixed-use communities.</p>

<p>Designed by <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a> and being delivered by <a href="https://www.apartments.com.au/builders/hutchinson-builders">Hutchinson Builders</a>, Callista represents the most premium residential offering within the masterplanned precinct.</p>

<p>Construction is now entering its final stages, with scaffolding beginning to come down and completion expected in the first quarter of 2027.</p>

<p>Prices for the three-bedroom plus MPR apartments start from just over $2.6 million.</p>

<p>[smartcode_project:default project_id=134800 project_image_fid=351535]</p>

<p>Callista will mark the final opportunity to purchase within West Village, where residents have direct access to more than 35 retail, dining, wellness and medical operators including Harris Farm Markets, Woolworths, Function Well and Goodlife Health Clubs, Metro Arts, and a growing collection of restaurants and cafés.</p>

<p>Located just 800 metres from the Brisbane CBD, the precinct also places residents within walking distance of South Bank, West End's dining scene, riverfront parklands and major public transport connections.</p>

<p>For Sekisui House, which has delivered more than two million homes globally, Callista serves as the concluding piece of the West Village masterplan, bringing together the precinct's heritage character, parkland setting and emphasis on walkability in a final collection of larger-format residences.</p>

<p>[smartcode_project_cta:default project_id=134800]</p>


Rooftop pool, private dining and skyline gardens to crown West Village's final apartment release, Callista on Park

<p><a href="https://www.apartments.com.au/developments/wahroonga-nsw-2076">Wahroonga</a>’s enduring appeal has long been tied to its balance of bushland, established amenity, and access to some of Sydney’s most respected education and healthcare institutions.</p>

<p>Along Fox Valley Road, that combination is becoming increasingly sought after by buyers looking to remain connected to the Upper North Shore lifestyle while prioritising walkability, wellbeing, and convenience.</p>

<p>Developer Capital Corporation's initial vision of a 62-hectare site on Fox Valley Road was that they could create their own walkable community, bordered by&nbsp;more than 25 hectares of bushland and adjoining Coups Creek.</p>

<p><img alt="Wahroonga" data-entity-type="file" data-entity-uuid="b84917a1-0d75-49b9-888c-ddf7ebfd6692" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/NEW2026_Wahroonga_Walkway.gif?VersionId=Gk3_xi5ssYfalmwuQQ5umQakddceC31j" /></p>

<p><a href="https://www.apartments.com.au/new-apartments/the-residences-at-wahroonga-estate-169-fox-valley-road-wahroonga-nsw-2076">The Residences at Wahroonga Estate</a> draws directly on the area’s natural landscape, with walking trails and green corridors linking into sections of Lane Cove National Park. The surrounding network of bushwalks, cycling tracks, and reserves reinforces the suburb’s long-standing reputation as one of Sydney’s most nature-oriented residential pockets, while still maintaining close ties to village retail and transport infrastructure.</p>

<p>The address places residents within minutes of Wahroonga and Turramurra villages, where cafés, local grocers, boutiques, and everyday services support a highly localised lifestyle. Popular nearby venues including The Fox Café and Breeze Valley Café provide easy options for morning coffee or casual dining, while longstanding retailers such as IGA Wahroonga Fresh and Novella Fine Books continue to anchor the area’s village character.</p>

<p>&nbsp;</p>

<p><img alt="Wahroonga" data-entity-type="file" data-entity-uuid="c4a950f7-4f05-4370-b360-b106359788e5" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/2026_Wahroonga_Entry_Gates.gif?VersionId=7n5kh9ymu.azYEYDemJkPgiIAfSw44oj" /></p>

<p>Healthcare access remains one of the defining locational advantages of the estate. Sydney Adventist Hospital, known locally as The San, sits directly adjacent and is one of the largest and most respected private hospitals in New South Wales. The hospital precinct incorporates specialist medical services, radiology, physiotherapy, and outpatient care, contributing to growing buyer demand from downsizers and owner-occupiers seeking long-term convenience and peace of mind.</p>

<p>Research commissioned by Capital Corporation found that health and wellbeing considerations are increasingly influencing downsizing decisions, particularly among buyers wanting to remain within familiar neighbourhoods while accessing medical infrastructure more easily.</p>

<p>Education has also historically underpinned demand across Wahroonga and the broader Upper North Shore. The estate sits close to several of Sydney’s leading private and independent schools, including Knox Grammar, Abbotsleigh, Barker College, Pymble Ladies’ College, Ravenswood School for Girls, and Loreto Normanhurst. Co-educational options including Wahroonga Adventist School and Sydney Adventist School further strengthen the area’s appeal to established families looking for long-term schooling pathways within a tightly held catchment.</p>

<p>[smartcode_project:default project_id=135247 project_image_fid=262183]</p>

<p>Transport connectivity supports the suburb’s liveability without compromising its quieter residential character. Wahroonga and Turramurra train stations provide direct rail access into the Sydney CBD, while the nearby Pacific Highway and M1 motorway strengthen links across the North Shore and broader metropolitan area. At the same time, the heavily treed streetscape and low-density character continue to distinguish the precinct from more urbanised parts of Sydney.</p>

<p>The Residences at Wahroonga Estate forms the first stage of <a href="https://www.apartments.com.au/developers/capital-corporation">Capital Corporation</a>’s broader masterplanned vision for the precinct, delivered alongside the Seventh-day Adventist Church.</p>

<p>[smartcode_project:default project_id=135247 project_image_fid=364995]</p>

<p>Designed by <a href="https://www.apartments.com.au/architects/group-gsa">GroupGSA</a> with interiors by <a href="https://www.apartments.com.au/interior-designers/coco-republic-interior-design">Coco Republic</a>, the development integrates landscaped communal spaces including a pet-friendly Green Spine, resident lounge, BBQ pavilion, and direct bushland access, reinforcing the project’s focus on outdoor connection and community-based living.</p>

<p>Now under construction by Gold Star iCIRT-rated builder <a href="https://www.apartments.com.au/builders/dasco-australia">DASCO</a>, The Residences at Wahroonga Estate will deliver a collection of one, two, and three-bedroom apartments priced from $990,000, with completion anticipated in 2027.</p>

<p>[smartcode_project_cta:default project_id=135247]</p>


Capital Corporation to cater to Upper North Shore downsizers by creating walkable community at The Residences at Wahroonga Estate

<p>Sydney’s property market is known for high prices, competitive bidding, and mounting pressure on first home buyers. But change is on the horizon.</p>

<p>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;</p>

<h2>What is the Help to Buy Scheme?</h2>

<p>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.</p>

<p>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).</p>

<p>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.</p>

<p>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.</p>

<p>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.</p>

<p>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.</p>

<h2>How do you qualify for the&nbsp;Help to Buy Scheme?</h2>

<p>To qualify for the Help to Buy Scheme, applicants must meet the following conditions:</p>

<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>

<p>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.</p>

<p>The scheme is expected to commence in NSW in late 2025, as part of a national rollout.</p>


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

<p>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.</p>

<p>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.</p>

<p>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.</p>

<p>Below, we provide a breakdown of the First Home Owner Grants available across Australia, outlining the specific details for each state and territory.</p>

<h2>New South Wales First Home Owner Grant</h2>

<p><strong data-end="252" data-start="225">First Home Owner Grant:</strong> 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.</p>

<p><strong data-end="413" data-start="389">Stamp Duty Benefits:</strong> Provides full stamp duty exemption for homes valued up to $800,000, with concessions available for properties up to $1 million.</p>

<h2>Victoria South Wales First Home Owner Grant</h2>

<p><strong>First Home Owner Grant:</strong> Provides a $10,000 grant for first-home buyers purchasing or building new homes valued up to $750,000.</p>

<p><strong>Stamp Duty Benefits</strong>: Offers full stamp duty exemption for properties up to $600,000, with concessions available up to $750,000.</p>

<h2>Queensland First Home Owner Grant</h2>

<p><strong data-end="920" data-start="893">First Home Owner Grant:</strong> 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.</p>

<p><strong data-end="1162" data-start="1135">Stamp Duty Concessions:</strong> Provides additional concessions for properties valued up to $800,000.</p>

<h2>Western Australia First Home Owner Grant</h2>

<p>&nbsp;</p>

<p><strong>First Home Owner Grant:</strong> 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.</p>

<p><strong>Stamp Duty Concessions:</strong> Available for homes valued up to $600,000 for transactions entered into on or after 9 May 2024.</p>

<h2>Australian Capital Territory First Home Owner Grant</h2>

<p><strong data-end="1617" data-start="1590">First Home Owner Grant:</strong> Replaced by the Home Buyer Concession Scheme, offering full stamp duty concessions for eligible buyers.</p>

<h2>South Australia First Home Owner Grant</h2>

<p><strong>First Home Owner Grant:</strong> 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.</p>

<p><strong>Stamp Duty Relief:</strong> Available for new homes and vacant land purchases.</p>

<h2>Tasmania First Home Owner Grant</h2>

<p><strong>First Home Owner Grant</strong>: Offers a $10,000 grant for new homes and off the plan purchases.</p>

<p><strong>Stamp Duty Exemption</strong>: 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.</p>

<h2>Northern Territory First Home Owner Grant</h2>

<p><strong>First Home Owner Grant:</strong> The Northern Territory provides a $10,000 grant for new homes only. Additional government grants and concessions are available for first home buyers.</p>

<p><strong>Stamp Duty Exemption</strong>: The only stamp duty exemption available to property buyers is the House and Land Package Exemption (HLPE).</p>

<p><em>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.</em></p>


Every First Home Owner Grant for new property by state

<p>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.</p>

<p>Australia has multiple building rating systems that evaluate energy efficiency and sustainability in existing and new building designs.</p>

<p>Some systems assess individual building components, while others provide an overall rating for the entire structure.</p>

<p>A rating system ensures that homes are comfortable and energy-efficient, whether you are buying, renovating, or building.</p>

<p>NatHERS (Nationwide House Energy Rating Scheme) is a common way for new homes to meet energy efficiency requirements.</p>

<p>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.</p>

<h2>What is NatHERS?</h2>

<p>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;</p>

<p>NatHERS ratings are the most common way new homes meet the National Construction Code's (NCC's) minimum energy efficiency requirements.&nbsp;</p>

<p>NatHERS assessments provide thermal and whole-home ratings for new homes, townhouses, and apartments.</p>

<p>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.</p>

<h2>How NatHERS Ratings Work</h2>

<p>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.</p>

<p>The tools can model complex effects of building mass, insulation, window size, and other elements.</p>

<p>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.</p>

<p>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;</p>

<p>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.</p>

<p>Anyone can use NatHERS tools, but accredited assessors can provide certified ratings and professional advice.</p>

<h2>Benefits of Higher NatHERS Ratings</h2>

<p><strong>Energy Efficiency:</strong> 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.</p>

<p><strong>Cost Savings:</strong> 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.</p>

<p><strong>Environmental Impact:</strong> 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.</p>

<p><strong>Improved Comfort: </strong>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.</p>

<p><strong>Market Value and Desirability:</strong> 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.</p>

<p><strong>Compliance with Building Codes:</strong> 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.</p>


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?

<p>Mixed-use developments have gained significant popularity across Australia in recent years due to their unique blend of residential, commercial, and recreational spaces.</p>

<p>Unlike traditional single-purpose developments, mixed-use projects offer a harmonious integration of various functions within a single locale.</p>

<p>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.</p>

<h3>Convenience and accessibility</h3>

<p>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.</p>

<p>[smartcode_project:default project_id=114215 project_image_fid=204874]</p>

<p>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.</p>

<h3>Vibrant lifestyle and community</h3>

<p>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.</p>

<p>[smartcode_project:default project_id=107714 project_image_fid=214122]</p>

<p>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.</p>

<h3>Potential for higher rental yields and property value appreciation</h3>

<p>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.</p>

<p>[smartcode_project:default project_id=139989 project_image_fid=212887]</p>

<p>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.</p>

<h3>Enhanced security and maintenance</h3>

<p>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.</p>

<p>[smartcode_project:default project_id=108019 project_image_fid=212658]</p>

<p>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.</p>

<h3>Live-work-play balance</h3>

<p>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.</p>

<p>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.</p>


alisonwarters@gmail.com

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

<p style="line-height: 1.38;">When buying a property, everyone needs to be aware of the additional costs that come as part of the buying process.</p>

<p style="line-height: 1.38;">Often the largest outlay, after the deposit which goes to the bank, is stamp duty.</p>

<h2 style="line-height: 1.38;">What is Stamp Duty?</h2>

<p>Stamp duty is an extra tax to pay the government when you buy land, a property, and other certain assets.</p>

<p>It happens when the legal ownership is transferred. It can also be known as property transfer duty or transfer duty.</p>

<p style="line-height: 1.38;"><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></p>

<h2>Who pays Stamp Duty?</h2>

<p>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.</p>

<h2>How much does Stamp Duty cost?</h2>

<p>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.</p>

<p>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!</p>

<p>Overall, the stamp duty you need to pay will depend on:</p>

<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>

<p style="line-height:1.38">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.</p>


Ellen Walker

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

<p>Are mortgage holders set to get a reprieve from the RBA in 2026?</p>

<p>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.</p>

<p>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.</p>

<p>“The next move in the cash rate is likely to be down, but the timing is uncertain," Dr Auld said.</p>

<p>"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.</p>

<p>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.</p>

<p>“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.”</p>

<p>Dr Auld said inflation risks and labour market outcomes would be important to watch.</p>

<p>“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.”</p>

<p>She said tighter financial conditions are expected to weigh on housing and activity.</p>

<p>“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.”</p>


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

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<p>Clara Q, which is now Kew Junction’s tallest building, has sold all of its apartments 0ff-the-plan ahead of next month's completion.</p>
<p>The 12-storey development on High Street includes 46 apartments of one- and two-bedroom, as well as a penthouse apartment.</p>
<p>Designed by architects Rothelowman, the simple design of the façade features layered curves, scalloped windows and horizontal balconies.</p>
<p>“Clara Q offered an affordable entry point into the prestigious Kew housing market and lifestyle, with one-bedroom apartments starting at $379,000 compared with the median unit price in Kew of $582,500,” says Peter Hua, director of developer AlphaMAC Property Group.</p>
<p><img alt="2" height="523" width="470" src="/images/stories/2013/08/2.jpg"></p>
<p>One-bedroom and two-bedroom apartments range in size from 51 square metres to 94 square metres with one penthouse totaling 291 square metres.</p>
<p>The three-bedroom penthouse was listed for $2.48 million, approximately $8,500 a square metre.</p>
<p>The ground floor of the complex, which is due for completion next month, also includes shop fronts and a restaurant.</p>
<p><img alt="4" height="289" width="470" src="/images/stories/2013/08/4.jpg"></p>
<p>Kim Lowman, principal of Rothewlowman, says they are pleased with how the development has been received.</p>
<p>“The central location and high quality finishes throughout the apartments appealed to a mix of owner-occupiers and investors,” says Lowman.</p>
<p>Apartments feature European Mile appliances, stone benchtops, mirror kitchen splashbacks and timber flooring.</p>
<p>Located at 118-120 High Street, the site was formely owned by Q-Cars, who sold to developers in 2009.</p>
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Kew Junction's Clara Q development a sellout

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<p>There’s an ongoing discussion between our politicians as to whether low interest rates indicate good or bad economic management, with Joe Hockey warning – correctly – that a further cut indicates a slowing, if not struggling, economy and Kevin Rudd shoring up his corner with the backhanded comment that this merely implies the opposition think high interest rates must be a good thing.</p>
<p>The last time the RBA moved interest rates so close to an election was back in August 2007, just prior to John Howard’s demise from office – except of course, at that point the cash rate was lifted +0.25% to 6.75% with the comment from Governor Glenn Steven’s that:</p>
<p><i>“The world economy is still expected to grow at an above-average pace</i>” and noting the need to contain medium term inflation.</p>
<p>After Kevin Rudd entered office, house prices were at a peak and two further increases in both February and March took cash rate to 7.25%, after which the contagion of the GFC resulted in a swift six consecutive rate cut cycle as we felt the worldly repercussions of a highly interconnected financial system regulated by fear and greed, teetering on the brink of economic collapse.</p>
<p>The swift reversal which sent us right back into a rate hike cycle occurred in line with the Rudd stimulus packages, including the first home owner boost which applied to contracts entered into between 14<sup>th</sup> October 2008 and 31<sup>st</sup> December 2009. Consequently, swathes of easy credit entered the housing market creating a short term price multiplier effect across all ranges and arresting the downward decline in household debt growth.</p>
<p>The party could only last so long and in response to the high Aussie dollar, subdued credit growth, declining asset prices and continued underperformance in the construction sector, the current rate easing cycle which commenced November 2 2011, has now been going on for 18 months.</p>
<p>The resulting eight cuts which leave us with the lowest cash rate in at least 50 years have been successful in taking some of the air out the Aussie dollar, albeit newly revised forecasts from Government indicate a worrying trend in rising unemployment.</p>
<p>Cautionary words are emerging from the RBA as Governor Glenn Steven’s evaluates that:</p>
<p><i>“One's assessment of prospects for consumption will be driven mainly by one's assessment of the outlook for income, but will also be affected by expectations about asset values and in particular one's view on whether housing prices are overvalued.”</i></p>
<p>Job ads fell by 1.1% in July – the fifth consecutive monthly decline and a cumulative 19% over the past 12 months.</p>
<p>Business confidence is waning with conditions at a four-year low, household income dynamics worsening and considering we have a tightly contested Federal election on the door step, there is little prospect of improvement in the near-term.</p>
<p>With the above in mind, it seems a sensible move to pull the one economic lever the RBA have to hand, and provide relief to interest-sensitive spending and asset values.</p>
<p>However, since the global economic crisis the world’s banks have been concentrated on lowering rates in order to boost growth.</p>
<p>The textbook model indicates the atmosphere will motivate an increase in lending for such items as homes, goods and services.</p>
<p> </p>
<hr class="system-pagebreak">
<p>Monetary policy is at best a blunt instrument and whilst Governments can allocate at their discretion where to spend our tax dollars and pressure the banks to pay forward the rate cuts gifted,  they have limited influence on where cheap credit is spent (or for which asset it is lent) into the economy, or to direct it into areas where it’s needed most – which in terms of housing would principally be construction.</p>
<p>Relying on interest rates to stimulate demand in new home building is akin to banging your head against a brick wall and hoping the pain will subside.</p>
<p>I happened to catch the Sunday morning <em>Financial Review</em> show on Channel 9 last week, to witness the interview with <a href="https://www.afr.com/p/business/sunday/full_interview_meriton_group_harry_rccn4dCeNqLmrLrBRJ0eAM" target="_blank">Harry Triguboff</a> – chief of Merriton – who happily concluded that the reason demand from Australian buyers for his high rise apartment blocks was so low, was directly correlated to the RBA’s monetary policy.</p>
<p>To paraphrase, his comments: "They should have dropped rates earlier... I don't know how many more drops they need to do... they just need to keep dropping untill Australian's start buying my high rise apartments again."</p>
<p>Whilst a drop in rates may assist the construction industry to some extent, unless it goes hand in hand with policies to sustainably finance the provision of essential infrastructure such as public transport arterials to ease the cost of commuting to fringe localities, tackling planning constraints, reducing hefty tax overlays, or assisting finance for development of ‘quality’ accommodation, consumer demand will remain subdued. Nothing will change outside of intermittent first-home buyer new build incentives and the issue will remain a topic of discussion.</p>
<p>The other problem with a long-term low interest rate environment is the air of dependency it creates as economies struggle to ‘repair’ whilst desperately trying to encourage consumers back into a spend/borrow mentality.</p>
<p>This is never more evident that the current circumstance in the UK.  Whilst a proportion of home owners will take advantage of lower rates to pay down outstanding debt, there is no shortage of borrowers living week to week who would topple over if rates were to moderately rise.</p>
<p>In the south east of England where, not unlike Australia, rates of home ownership are elevated, house prices haven’t ‘corrected’ perhaps quite as far as they should have done considering the underlying and ‘high unemployment’ economic challenges the UK faces.</p>
<p>This is partly related to foreign ownership of prime London real estate – which makes over 50% of the buyer market – but also a dramatic increase in investor activity which now accounts for more than one in ten mortgages.</p>
<p>Add to this the newly introduced 'help to buy' scheme allowing first-timers to purchase houses with as little as a 5% deposit, whilst the tax payer foots an underwritten Government guarantee for 15% of the capital value should the buyer default, you have an inevitably bubbly environment devised and costed on the assumption interest rates will remain close to zero for the foreseeable future.</p>
<p>The UK is far more interconnected with the US than we are in Australia and therefore the hint a few weeks ago from Ben Bernanke indicating FED may begin to slowly unwind its era of quantitative easing, which would inevitably put upward pressure on rates, provoked a response from the new Governor of the Bank of England, Mark Carney.  </p>
<p>Carney swiftly inaugurated what’s been termed a new policymaking revolution of forward guidance,  guaranteeing to keep interest rates at their low of 0.5% until the unemployment rate falls to at least 7%.</p>
<p>Understandably savers are up in arms – which isn’t so different to the atmosphere we’re now experiencing in Australia – albeit, our economic prospectus differs considerably.</p>
<p> </p>
<hr class="system-pagebreak">
<p>Pushing interest rates lower discourages saving and predictably forces people to seek out any area of speculation that can provide a better return on their dollar as cost of living pressures slowly inflate it away.</p>
<p>And in our all things property obsessed culture, coupled with policies such as negative gearing and the increasing trend to buy real estate as part of a self managed super fund, a large proportion of mum and dad investors are pooling their funds into the second hand housing market,usually with a budget that competes directly against the slow decline of our first-home buying sector.</p>
<p>Break the data down and as pointed out <a href="https://www.macrobusiness.com.au/2013/08/charting-the-first-home-buyer-retreat/" target="_blank">here</a>, it’s clear that the larger share of mortgage demand is investor lead; <em>“Since March 2009, the average FHB mortgage has grown by only 1.8%, whereas the average mortgage for the market as a whole has grown by 9.6%.”</em></p>
<p>The pent up demand and as we suffer the consequence of another interest rate cut and the supply of easy cash bubbles the air, comes with a warning from UBS analyst <a href="https://www.afr.com/p/national/rba_risks_house_price_bubble_msTaCxp5WxDtcy0xPJz2LM" target="_blank">Jonathan Mott</a> indicating:</p>
<p><i> </i>the <i>“ingredients are now in place for another bout of sustained house price inflation in Australia and Sydney in particular,”</i> remarking <i>“given Aussie housing is already expensive by most metrics we see this as undesirable and dangerous.”</i></p>
<p>Housing finance approvals rose solidly in June ahead of expectation, with ABS figures showing a seasonally adjusted 2.7% increase in owner-occupied finance commitments, which are now tracking 7% above the five year moving average and with the series up +14.2% on the same time last year.</p>
<p>Loan sizes also increased – up 0.7% for the month and 0.9% for the year (a marked improvement from the beginning of the year) with the value of investor finance commitments up 18% over the year.</p>
<p>ABS housing data shows nationally prices have exceeded their 2010 peak – primarily lead by Darwin, Perth and Sydney, with the other states still playing a game of catch up in median terms.</p>
<p>And <a href="/news">as I explained last week</a>, for those of us who work on the ground assisting purchasers, to describe the atmosphere as challenging would be an understatement of terms.</p>
<p>In a recent conversation with a contact of mine who runs a buyer advocacy agency in Sydney, he spelt out clearly the difficulties purchasers are now facing with the comment:</p>
<p><i>“Definitely already a seller's market here in Sydney. Auction clearance over 80</i>%<i> in many suburbs. Saw a property where after just two  opens, the agent had 25+ contracts out. Price guide revised immediately after first open from 1.2m-1.3m to now 1.4m-1.5m. Tough market to buy in!” </i></p>
<p>And although Victoria faces stronger headwinds it’s not so anecdotally different in Melbourne.</p>
<p>As property once again ramps up in capital value, becoming more expensive in a domain riddled with speculative behaviour - supply side constraints prevent any sustainable recovery in the construction sector.</p>
As commented in a discussion on housing affordability during last week’s ABC1 <em>Q&amp;A, </em>political parties refuse to touch negative gearing or make the tough decisions that might just prevent an increase of cheap credit being fed directly into boosting second-hand home prices  - instead trying to solve with their right hand the problems created with their left. We’re effectively washing away any efforts to assist our young home buying generation.
<p>In this respect, Australia is remarkably similar to the UK and Canada, and also parts of the USA. House prices rising against the gravity of the broader macro environment, with all who have a hand in manipulating the situation, imagining the story will somehow have a happy ending.</p>
<p><em style="font-size: 14px;"><b>Catherine Cashmore</b> is a market analyst with extensive experience in all aspects relating to property acquisition.</em></p>
<p><em style="font-size: 14px;"><br></em></p>
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Australia's low interest rates could trigger UK and Canada style housing price bubble: Catherine Cashmore

<html><body><p>Australian Property Monitors (APM) has released a list of auction results in Brisbane for the weekend of August 10. <a target="_blank" href="https://www.homepriceguide.com.au/saturday_auction_results/Brisbane.pdf" rel="nofollow" style="font-size: 14px;">Click here</a> for the auction results, and click on each street address to see the property's marketing.</p></body></html>

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APM's Brisbane auction results for August 10 weekend

<html><body><p>Australian Property Monitors (APM) has released a list of auction results in Adelaide for the weekend of August 10. <a rel="nofollow" href="https://www.homepriceguide.com.au/saturday_auction_results/Adelaide.pdf" target="_blank" style="font-size: 14px;">Click here</a> for the auction results, and click on each street address to see the property's marketing.</p></body></html>

APM's Adelaide auction results for August 10 weekend

<html><body><p>Australian Property Monitors (APM) has released a list of results from 252 auctions in Melbourne for the weekend of  August 10. <a target="_blank" href="https://www.homepriceguide.com.au/saturday_auction_results/Melbourne.pdf" rel="nofollow" style="font-size: 14px;">Click here</a> for the auction results, and click on each street address to see the property's marketing.</p></body></html>

APM's Melbourne auction results for August 10 weekend

<html><body><p>Australian Property Monitors (APM) has released a list of results from 277 auctions in Sydney for the weekend of August 10. The clearance rate was 83.8%. <a href="https://www.homepriceguide.com.au/saturday_auction_results/Sydney.pdf" target="_blank" rel="nofollow" style="font-size: 14px;">Click here</a> for the auction results, and click on each street address to see the property's marketing.</p></body></html>

APM's Sydney 277 auction results show a 83.8% clearance rate

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<p>Sydney achieved a near record 83.8% weekend auction success rate.</p>
<p>Property Observer notes listing volumes were up to their highest winter level, though still slim compared to the typical spring selling season.</p>
<p> </p>
<p>The 12 top performing auction suburbs were:</p>
<p>1) Surry Hills      6 sold   6 notified results</p>
<p>2) Leichhardt      4 sold  5 notified</p>
<p>3) Balmain          4 sold  4 notified  3 yet to be advised</p>
<p>4) Epping             4 sold 4 notified</p>
<p>5 Croydon Park  4 sold 4 notified</p>
<p>5 Marrickville   3 sold 4 notified  1ytba</p>
<p>6 Croydon          3 sold 3 notified</p>
<p>7 Manly             3 sold 3 notified</p>
<p>8 Ashfield          3 sold 3 notified</p>
<p>9 Hunters Hill  3 sold 3 notified</p>
<p>10 Burwood      3 sold 3 notified</p>
<p>11 Blacktown   3 sold 3 notified  3ytba</p>
<p>12 Belmore      3 sold 3 notified</p>
<p><a target="_blank" href="https://www.propertyobserver.com.au/residential/sydney-auctions-in-80-plus-overdrive-for-fifth-consecutive-weekend/2013081164077?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=news">According to Australian Property Monitors (APM), it was the fifth consecutive weekend with a preliminary 80% plus outcome.</a></p>
<p><a target="_blank" href="https://www.propertyobserver.com.au/residential/sydney-auctions-in-80-plus-overdrive-for-fifth-consecutive-weekend/2013081164077?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=news"> </a></p>
<p>Source: Australian Property Monitors</p>
<p> </p>
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Surry Hills tops the 12 Sydney weekend auction hotspot suburbs

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	At present the Australian GST is levied at 10% on the majority of goods and services produced in Australia which are then on sold to Australian individuals and businesses.  The money raised by the GST is then put through a process called <a href="http://www.gstdistributionreview.gov.au/content/Content.aspx?doc=reports/interimmarch2012/Chapter1.htm" target="_blank">Horizontal Fiscal Equilisation</a> where the Federal government then allocates each state and territory an amount based on the HFE formula.  </div>
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	Given the primary income for State/Territory Governments is GST and the basic consumer and business processes already exist, adapting the GST could be argued as one of the most prudent ways for Governments to raise more revenue to pay for transport infrastructure expansion or interest bills on debt used to build new infrastructure.  As GST is linked to consumption, the more money spent in the economy, the more money raised.</div>
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	Cities are the engine rooms of any economy - it's where the overwhelming majority of us choose to live and work.  Living near to centres of employment, social and retail hubs offers up choice - and the great enabler of this choice is transport.  Without efficient transport modes providing greater capacity we're unable to get to where we need to go in order to work, go shopping or conduct our lifestyles how we see fit.  </div>
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	Sourcing capital to build new or expand existing infrastructure has become an interesting exercise to watch over the past 1-2 decades with a multitude of Public Private Partnerships having built differing pieces of city transport infrastructure all around the country.  Governments of both persuasions have increasingly looked to the private sector to fund projects like Citylink and Eastlink as ideology from both sides has incrementally shifted Governments away from directly raising revenue in order to fund expansion or use as capital for the respective State/Territory's needs.  </div>
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	This PPP trend has produced a dubious outcome where public secrecy of big ticket infrastructure projects like the East-West link in inner Melbourne becomes commonplace and the taxpayer - the ultimate user - does not have a clear picture of the true benefits due to the Government's fear of compromising Private Sector investment.  </div>
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	Yes - I'm advocating a tax increase and one which isn't offset by other sectors of our entire taxation regime.  </div>
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	 </div>
<div>
	We require a two-pronged approach to provide greater transport capacity and alternatives to the existing private transport regime: secure a reliable funding source (this article) and expand Infrastructure project assessment capabilities downstream of Canberra (future article).</div>
<div>
	 </div>
<div>
	<strong>The reliable fund source</strong>
</div>
<div>
	 </div>
<ul>
<li>
		Raise the GST rate by 2.5% to 12.5%</li>
	<li>
		State and Territory Governments are required to create Infrastructure funds to be managed by their respective Funds Management agencies, for instance <a href="http://www.vfmc.vic.gov.au/" target="_blank">Victoria's Funds Management Corporation</a>
</li>
	<li>
		The extra revenue raised above the existing 10% of GST should bypass the HFE process and be directly returned to the State or Territory the good or service was bought from and paid directly into the Infrastructure funds.</li>
	<li>
		The Infrastructure funds should have an enshrined purpose to purely fund transport infrastructure investment - public transport, roads and ports.</li>
</ul>
<div>
	 </div>
<div>
	Key to all of this is communicating the increase in the GST is for a specific purpose: Infrastructure investment.  Without this critical point, what I outline below is pointless and similarly having infrastructure spending decisions distanced, in part, from the political process as much as possible should be the secondary goal. This could be achieved via State-based Infrastructure agencies like the Federal <a href="http://www.infrastructureaustralia.gov.au/" target="_blank">Infrastructure Australia</a> or by setting up joint State-Federal branches of Infrastructure Australia in each state capital ensuring public sector manpower is better deployed working with the largest service provider - the States and Territories - and the largest purse - the Federal Government.  </div>
<div>
	 </div>
<div>
	I'd like to see a distinction made between the current level of GST and any future increases - such as the current Horizontal Fiscal Equilisation regime remains as is on the 10% portion of the GST - I think most people would understand the need for wealthier states to in part help out other states and territories in providing services there.  However the wealth-generating states also need to fund their own infrastructure pipelines to ensure they can achieve consistent growth and keep on supporting the "have-not" States/Territories.  To cut out the inevitable quarrel amongst State Premiers / Territory Chief Ministers which revolve around "we're not getting our fair share" then let's keep it simple: the 2.5% increase above the existing 10% would go back to the State/Territory where the GST is levied. </div>
<div>
	 </div>
<div>
	<strong>How it could work and impacts on entities paying GST</strong>
</div>
<div>
	 </div>
<div>
	Small, medium and large businesses are the entities, generally, which pay the GST to the ATO.  This is captured through a BAS Statement where the business tallies the amount of GST it has received from its goods and services sales, offsets the GST it has paid itself and produces a total figure which is the $ amount the ATO receives with each quarterly BAS lodgement.</div>
<div>
	 </div>
<div>
	In order to capture the amount of GST a business or organisation levies on customers in each state, every entity collecting GST would need to know their customers, more specifically they would need to know where they are located.  </div>
<div>
	 </div>
<div>
	This is simple for a small retail outlet/corner shop: all their sales are in the one state therefore the added paperwork would be minimal.  It would be relatively simple to ascertain for an online business - billing addresses which accompany credit card or paypal transactions (which already must be captured) can be used to capture the jurisdictional data.  For large multi-state businesses (think Woolworths, Coles, Telstra, Origin Energy) POS terminals and internal accounting systems would need to be altered to produce sales figures per jurisdiction breaking down their state-by-state sales &amp; associated GST component (if they don't already).</div>
<div>
	 </div>
<div>
	Essentially 8 new boxes would appear on the BAS Statement - one for each state and territory plus the existing total figure businesses currently used to inform the ATO of their GST obligations.  Small, medium and large, online or bricks and mortar business would then simply provide their state-by-state breakdown - providing the grand total and then the GST paying entity would provide a figure for GST levied in Victoria, New South Wales, Queensland, South Australia and so on.  </div>
<div>
	 </div>
<div>
	The business/organisation would pay the GST in one single payment to the ATO, as is the case now, but the extra information would then be used by the ATO to strip out the extra 2.5% and redirect the cash straight to State/Territory Government funds on a quarterly basis with the existing 10% component running through the existing HFE process.</div>
<div>
	 </div>
<div>
	Key to aiding the transition to the new GST regime will be the ATO/Federal Government devising and publishing the guidelines for accounting system integration touchpoints in order for software packages provided by MYOB, Xero, Oracle and SAP to automatically generate GST breakdowns based on customer and sales ledger data. </div>
<div>
	 </div>
<div>
	<strong>Show us the money</strong>
</div>
<div>
	 </div>
<div>
	What does the extra 2.5% look like in real numbers?  According to the <a href="http://www.cgc.gov.au/attachments/article/43/2012_Update_report.pdf" target="_blank">Commonwealth Grants Commission's</a> State Relatives 2012 Update report, Victoria was forecast to receive $11,782,000,000 in GST revenue for the 2012-2013 financial year.  HFE/relative changes aside (in case you were wondering Victoria was forecast to receive $0.92 for every $1 paid in GST in 2012-2013) let's assume the $11.7billion figure is a straight 10% and if a model such as the one I've outlined were to be implemented, Victoria's new Infrastructure Fund would have been filled with $2.5-$3billion in 2012-2013.</div>
<div>
	 </div>
<div>
	<img alt="" class="image-article_full_width_702px" height="661" src="/sites/urbanmelbourne.info/files/styles/article_full_width_702px/public/pictures/article-images/gst_breakdown.jpg?itok=j25ic6qV" title="Commonwealth GRants Commission State Relatives report 2013" width="702">
</div>
<div>
	 </div>
<div>
	Let your mind run wild, $2.5 to $3billion a year, could:</div>
<ul>
<li>
		Remove 25 level crossing removals a year, assuming an average cost of $100 million per crossing (we have well over 100 to remove in Melbourne alone).</li>
	<li>
		Commence major bus lane construction right across the metro and regional cities coupled with countless bus route improvements state-wide.</li>
	<li>
		Assuming an 8-10 year construction timeframe, Melbourne Metro Tunnel could be paid for directly with this fund and thereafter all the other subsequent heavy rail links as outlined by the PTV plan.</li>
	<li>
		Build the missing link in the ring road from Metropolitan Ring Road at Greensborough bypass to the Eastern Freeway at Thompson's road - offering an alternative to the Monash-West Gate corridor.</li>
	<li>
		Increase the amount of regional highway duplication projects: Princes HWY West from Winchlesea to Colac and beyond, Western Highway from Ararat to Horsham, accelerate plans to remove the last remaining at-grade intersections on the Hume and Princes "Freeways" between Craigieburn &amp; Wodonga and Pakenham &amp; Traralgon.</li>
</ul>
<div>
	 </div>
<div>
	Let's not kid ourselves - this is not about creating a new tax to only have it funded by a "saving" elsewhere - this is about reversing the trend of the past couple of decades and flushing cash into an area that business, unions and community all agree needs a lot more attention.  Regardless of your socio-economic profile, we must all contribute and doing it through adapting existing system and increasing the rate by an amount inside the Reserve Bank's inflation range will hit everyone's hip pocket, but it has a very specific and important purpose.</div>
<div>
	 </div>
<div>
	Big or small ticket transport infrastructure projects have flow-on productivity, social and environmental benefits for everyone and key to the success is rational discussion around tying the tax increase it to specific outcomes - projects and programmes selected on merit with greater community engagement outside the electoral cycle.</div>
<div>
	 </div>
<div>
	Would you accept a 2.5% increase in the GST if you knew every dollar raised was for the sole purpose of expanding transport infrastructure in our cities and regional areas? </div>
<div>
	 </div>
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Alastair Taylor

Here's why a GST rate increase should be on the table

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<p>The 5000-plus enquiries by prospective buyers of the first luxury apartments at Barangaroo South has delighted the developers, Lend Lease.</p>
<p>There are just the 159 off the plan apartment offerings in the first two buildings which are due for completion by late 2015.</p>
<p>There's a nine-storey 77 apartment building called Alexander that will sit on the waterfront promenade at the southern end of the Barangaroo site. Designed by PTW architect Andrew Andersons, the building is draped in vertical gardens.</p>
<p><br>The second building, Anadara, is designed by  Richard Francis-Jones of FJMT. It has 82 apartments including a two-level penthouse that will top the 11-storey building. The penthouse is in the curvaceous design feature known as The Cloud.</p>
<p>The 60 square metre one bedders will be price at about $1 million; the 100 square metre two bedders about $2 million and three-bedders about $3 million, the CBRE director of residential projects, Murray Wood said. The prices are averaging around $20,000 a square metre.</p>
<p>Overlooking the new public square and harbour cove, CBRE says the Barangaroo apartments development is Sydney’s last significant CBD waterfront residential offering.</p>
<p></p>
<p>The development, set 30 metres from the water's edge, has been billed as part of the urban architectural movement towards mixed-use developments that are set to replace the former focus of the commercial business district.</p>
<p>The strong preliminary registration interest emerged earlier this year while the planning applications were under consideration.</p>
<p>The apartments go on sale later this month with CBRE as the lead selling agent for the residential community which is dubbed the most significant Sydney CBD waterfront residential offerings since the release of apartments at Circular Quay and Woolloomooloo in the 1990s.</p>
<p>The level of enquiry is above anything Lend Lease have seen globally in the last two decades for new apartments at any of their international projects, Ben Christie, the national sales and marketing manager at Lend Lease told Property Observer.</p>
<p>Buyer interest has come from the UK, the USA and Asia, with $10,000 refundable deposits being lodged by enthusiast  buyers.</p>
<p>Lend Lease expect a strong owner occupier take-up, with some local buyers having the apartment as a passive occupancy while maintaining a property elsewhere in Sydney</p>
<p>Rentals as unfurnished are tipped to start from $1600 a week for the two bedders, with strong demand expected from the forecast 23,000 new neighbourhood workforce. </p>
<p>Property Observer first <a target="_blank" href="https://www.propertyobserver.com.au/developments/every-apartments-has-harbour-views-as-lend-lease-unveils-two-barangaroo-apartment-blocks/2012112057997">reported</a> on the two apartment buildings in November last year.</p>
<p>Interested parties can make an appointment to view the sales display suite overlooking the Barangaroo site by <a target="_blank" href="https://apartmentsbaranga-px.rtrk.com.au/?utm_source=MetropolisAgency&amp;utm_medium=cpc&amp;utm_campaign=Search">contacting CBRE</a>. James Hall at CBRE Hong Kong is overseeing the launch of the Barangaroo offering in Hong Kong and Singapore on the August 31, 2013 weekend.</p>
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Harbourfront Barangaroo apartment developments stoke significant anticipatory interest

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<p>Amcrest’s boutique development Iluka in Bondi Beach is almost 50% sold since launching over the weekend.</p>
<p>Located on Curlewis Street and only 300 metres to Bondi beachfront, Iluka features 29 apartments ranging from one-, two- and three-bedroom.</p>
<p>Caroline Fagerlund of CBRE Residential says 13 apartments were sold over the weekend to a mix of investors and owner-occupiers.</p>
<p>Designed by MHNDU architects, prices start at $700,000 for a 33-square-metre studio apartment.</p>
<p>One-bedroom apartments are priced from $890,000 and range in size from 55 square metres to 63 square metres.</p>
<p>One-bedroom plus study are 69 square metres internally and range in price from $945,000 to $1.12 million.</p>
<p>Two-bedroom apartments start from $1.25 million and are 85 square metres internally.</p>
<p>A three-bedroom apartment is available for $2,495,000 and is 185 square metres in total.</p>
<p>Apartments include a courtyard or garden, CaesarStone Miele kitchens, hardwood floors and secure parking.</p>
<p>Amcrest bought the site in 2007 for $8.7 million.</p>
<p>Iluka is marketed through Ben Stewart and Caroline Fagerlund of <a href="https://www.cbreresidentialprojects.com.au/NewProjects/Iluka-Bondi-Beach/560.aspx" target="_blank">CBRE</a>.</p>
<p>The median apartment price in <a href="/news">Bondi Beach</a> is $650,250, an 18.4% change in five years, according to RP Data.</p>
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