IN BRIEF

<ul>
	<li>
	Just three double-storey Sky Homes sit at the top of The Waterline, each with its own private marina berth and rooftop terrace.
	</li>
	<li>
	Construction on The Waterline is complete, with the first residents expected to move in from mid-October.
	</li>
	<li>
	Sky Homes range from 282 sqm to 367 sqm and are priced from $3.65 million.
	</li>
</ul>

<hr />
Lewis Land has opened the first completed sky home for inspection at Harbour Shores, giving buyers their first opportunity to step inside one of just three double-storey residences crowning The Waterline.

Each sky home comes with its own private marina berth, rooftop terrace and Broadwater views, combining the scale of a larger home with direct access to the boating lifestyle that underpins the wider <a href="https://www.apartments.com.au/new-apartments/harbour-shores-biggera-waters-564-oxley-drive-biggera-waters-qld-4216">Harbour Shores</a> masterplan.

[smartcode_project:default project_id=113271 project_image_fid=366708]

Lewis Land Head of Development Michael Long said the inclusion of a berth with every Sky Home had become increasingly valuable as marina access across the Gold Coast tightened.

“Marina berths are becoming increasingly difficult to secure across the Gold Coast, so including one with every Sky Home makes this a genuinely rare offering,” Long said.

“The private 70-berth marina will accommodate boats up to 12 metres in length and is positioned just 2.5 kilometres from the Broadwater, placing the open ocean only 15 minutes away.

“Being able to step out of your home onto your boat is a rare luxury, and it’s something residents here can look forward to when it opens later this year.”

[smartcode_project:default project_id=113271 project_image_fid=366709]

The display opening comes as construction completes on The Waterline, with the first residents expected to move in from mid-October.

The three Sky Homes range from 282 sqm to 367 sqm and each feature three bedrooms, three bathrooms, multiple living zones, expansive kitchens with butler's pantries and large balconies taking in the Broadwater outlook.

Each residence also has three secure basement car spaces and additional storage.

“This is the first opportunity the Gold Coast has had to step into Harbour Shores and see, touch and feel what we’re bringing to life here,” Long said.

“There are only three Sky Homes within The Waterline, ranging in size from 282sqm to 367sqm, with each residence featuring three large bedrooms, three bathrooms, multiple living zones, expansive custom-built kitchens with butler’s pantry, and large balconies capturing Broadwater views.”

<img alt="Harbour Shores" data-entity-type="file" data-entity-uuid="bab65e10-4fab-45e1-92d8-fc56e2ab98ff" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-25%20at%202.00.16%E2%80%AFPM.png?VersionId=XT8q76LsPkw3cYTsvN3JfFDaPLud90PN" />

Residents of The Waterline will have access to a private pool, along with Harbour Shores' wider collection of amenity including a lagoon pool, social clubhouse, tennis court, gym, yoga facilities and sauna.

Lewis Land partnered with Studio Collective to furnish the completed display, with the interiors designed to demonstrate how the residences could function as permanent homes rather than simply as show apartments.

Studio Collective Director Melissa Park said the surrounding waterways informed the interiors, but in a more restrained way than a traditional coastal scheme.

“We drew inspiration from the canals and coastal surrounds, but our approach was to interpret that subtly through layered materials and a grounded palette of earthy tones, rather than literal coastal references,” Park said.

“We introduced hero moments of green and teal to reference the surrounding waterways, while mirrored elements help reflect natural light.

“The result is a residence that feels elevated yet comfortable, somewhere buyers can genuinely imagine themselves living, entertaining and unwinding.”

Sky Homes are priced from $3.65 million.

Lewis Land is also offering private marina berths with The Residences, its limited collection of three and four-bedroom villas positioned directly along the Harbour Shores waterfront boardwalk.

Three-bedroom villas are priced from $2.99 million, while four-bedroom residences start from $3.19 million.

Harbour Shores is being marketed by Colliers International.

[smartcode_project_cta:default project_id=113271]

Joel Robinson

Lewis Land opens sky home display as The Waterline completes at Harbour Shores

St Vincent de Paul Society Housing Australia has filed plans for a major mixed-use housing precinct on the southern edge of the North Sydney CBD, adding another significant proposal to a pocket around North Sydn​ey Station that is quickly becoming one of the LGA's busiest development zones.

The State Significant Development Application covers a 5,990 sqm site at <a href="https://www.apartments.com.au/new-apartments/1-19-mackenzie-street-lavender-bay-nsw-2060">1-19 MacKenzie Street and 211 Blues Point Road in Lavender Bay</a>, immediately south of Nor​th Sydney Station and between the commercial core and the lower-rise Lavender Bay Heritage Conservation Area.

Designed by Wardle, the proposal would deliver a new residential tower comprising 88 build-to-sell apartments and 19 affordable apartments, alongside a separate co-living building with 57 rooms and a building manager's studio.

It would also see the significant restoration and upgrade of St Francis Xavier Catholic Church, the adaptive reuse of the former school building, new parish facilities, retail, a new public square and around 1,000 sqm of publicly accessible open space.

<img alt="Vinnies North Sydney" data-entity-type="file" data-entity-uuid="d5dd7f87-a617-463e-b577-17541e01f0e9" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%209.10.13%E2%80%AFAM.png?VersionId=4R8TsFN3P_LrrXO2HswTOIrx2blil8lh" />

The project is seeking a concurrent rezoning of the site to R4 High Density Residential and an increase in the maximum building height to allow a tower reaching RL120, or up to 20 storeys. The proposal was progressed through the NSW Government's Housing Delivery Authority pathway.

The build-to-sell component will be weighted toward larger apartments, with just six one-bedroom apartments compared with 31 two-beds, 43 three-beds and eight four-bedroom residences.

The 19 affordable apartments will comprise two studios, 15 one-bedroom apartments and two two-bedroom apartments, taking the total apartment component to 107 residences before the 58 co-living rooms are included.

<img alt="Vnnies" data-entity-type="file" data-entity-uuid="7d568ca5-cb90-4e18-96c6-d9795dba0c56" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%209.10.05%E2%80%AFAM.png?VersionId=GY2R5M9VtQh0EKy1vajaea19PSLOPuRD" />

Wardle's design for the Vinnies site has sought to negotiate that emerging high-rise context while retaining the lower-scale character of MacKenzie Street and the adjoining heritage conservation area.

The main building adopts a three-storey podium and tower arrangement, with the podium aligned to the ridgeline and front setback of St Francis Xavier Church.&nbsp;Wardle has designed the podium with colonnades, seating, recessed entries and active ground-floor frontages, with sandstone-toned precast concrete and face brick referencing the materiality of the existing church.

The tower then steps back eight metres to the south and six metres to the north before rising in a sculpted form comprising four interlocking quadrants. Wardle has also introduced rounded forms and chamfered corners to reduce the tower's perceived bulk and improve view sharing with neighbouring development sites.

Resident facilities and outdoor areas are planned at the separation between the podium and tower at Level 3, oriented toward Sydney Harbour and the CBD skyline.

The tower itself will feature a glass reinforced concrete facade, with recessed balconies and deep reveals used both to provide shading and privacy and frame views toward the harbour and city. The lower levels take a different architectural approach, using brick and sandstone-toned finishes intended to establish a stronger relationship with St Francis Xavier Church. The Church itself will be conserved and upgraded for its continued use, while the former school building will be adaptively reused as part of the co-living component.

<img alt="Lavendar Bay" data-entity-type="file" data-entity-uuid="2d4418ad-90aa-4d49-af93-c80b140aea80" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%209.09.47%E2%80%AFAM.png?VersionId=Kv4gzbsACaGvZSRuaqcfGC54jEJRXIDJ" />

&nbsp;

The proposal adds to an increasingly concentrated pipeline of residential development around Blue Street, MacKenzie Street and Lavender Bay.

Just west of the site, Central Element lodged plans earlier this year for one of the most significant residential developments proposed in Lavender Bay in recent years.

Central Element's SJB-designed scheme at 64-66 Lavender Street and 3-7 Middlemiss Street would deliver 163 apartments across two towers rising 23 and 32 storeys, replacing five existing apartment buildings containing 32 homes. The project also forms part of the Housing Delivery Authority pathway.

<a href="https://www.apartments.com.au/news/nsw/first-look-central-element-reveals-lavender-bay-apartment-plans?utm_source=chatgpt.com" rel="noopener" target="_blank">First look: Central Element reveals Lavender Bay apartment plans</a>

Immediately around North Sy​dney Station, another two significant proposals have emerged at 5 and 15 Blue Street.

Zurich Australian Insurance Properties is seeking to adaptively reuse its longstanding commercial building at 5 Blue Street, directly above North Sydney Station, rather than demolishing the structure.

Its SSDA proposes converting the building into a 14-storey mixed-use development with 62 apartments and 86 co-living rooms, together with ground-floor retail and a major refurbishment of Blue Street Plaza. The application is currently at the Response to Submissions stage.

<a href="https://www.apartments.com.au/news/nsw/first-look-zurich-targets-north-sydney-office-conversion-with-148-unit-proposal-above-metro-station">First look: Zurich targets North Sydney office conversion with 148-unit proposal above Metro station</a>

&nbsp;

First look: Vinnies files for 20-storey Lavender Bay apartment tower as North Sydney housing pocket heats up

When the opportunity arose for South Australian developer Palumbo to return to Kent Town, where it had previously delivered East Park Apartments and the East 
Rundle Apartments, it wasn't one the longstanding developer-builder was going to pass up.

The decision was quickly vindicated, with more than 30 apartments sold within the first month of launching <a href="https://www.apartments.com.au/new-apartments/royal-apartments-kent-town-2-8-north-terrace-kent-town-sa-5067">Royal Apartments</a> to the market.

The 206-apartment development, which will bring significant new supply to Adelaide's tightly held eastern city fringe, also gives <a href="https://www.apartments.com.au/developers/palumbo">Palumbo</a> the opportunity to bring new life to one of Kent Town's most recognisable watering holes.

[smartcode_project:default project_id=6109 project_image_fid=376073]

Royal Apartments incorporates the historic Royal Hotel, a venue Palumbo Managing Director Daniel Palumbo said has a longstanding connection with the local community.

"Everyone in the area has history with the Royal Hotel," Palumbo told Apartments.com.au.

"It was quite an active pub and social gathering place for locals. We want to bring it back to its former glory."

[smartcode_project:default project_id=6109 project_image_fid=376072]

The wider development will comprise two residential towers alongside the restored hotel, sitting on North Terrace opposite the Adelaide Park Lands.

For Palumbo, the project also marks a return to familiar territory.

The developer completed East Park Apartments next door more than a decade ago and jumped at the opportunity to develop in Kent Town again when the Royal Hotel site became available.

"The opportunity emerged, and we moved to secure the site," Palumbo said.

"We were approached by the previous landowner, who said they had extensive commitments in Sydney and weren't in a position to deliver the project.

"We took over the site and within six months recut the design scheme to be more in keeping with the type of development we want to bring to Adelaide.

"Now we're on the market and those changes have really resonated with local buyers."

That has translated into a strong start to sales, with 33 apartments transacting in the project's first 35 days.

Palumbo said the early purchaser profile had been consistent with the group's traditional focus on owner-occupiers rather than investor-led apartment stock.

"Local owner-occupiers have always been our market," he said.

"There are always some investors, but we've never developed what would be called traditional development stock. Owner-occupiers are very much our market."

[smartcode_project:default project_id=6109 project_image_fid=376068]

The buyer mix has been diverse so far, with downsizers and younger professionals both accounting for a significant portion of early sales.

South Australia's current stamp duty settings, which allow&nbsp;eligible homeowners in South Australia aged 60 savings of up to $103,830 on stamp duty when they downsize to a new property valued at up to $2 million,&nbsp;have helped encourage downsizer activity, while younger buyers in their late 20s and early 30s have been attracted to the opportunity to live immediately outside the CBD while still being able to walk into the city.



Location has been a major part of the proposition for both buyer cohorts.

[smartcode_project:default project_id=6109 project_image_fid=376075]

Royal Apartments sits on North Terrace directly opposite the Adelaide Park Lands, with residents able to walk through the parklands toward the East End, Rundle Street and Rundle Mall.

Apartments have been positioned to capture views across the parklands, Adelaide skyline, Botanic Gardens and Adelaide Hills.

Palumbo believes the scarcity of developable land along this section of the Park Lands makes the site particularly difficult to replicate.

"There's very few allotments on that side that can be developed," he said.

"If this location was in New York and you were sitting on Central Park, you'd be talking about a $60 million apartments."

Royal Apartments will offer a broad mix of residences, ranging from one-bedroom apartments through to four-bedroom sub-penthouses and penthouses.

Current listings include one-bedroom apartments from $680,000, while larger three and four-bedroom residences are priced around $2.5 million.

Residents will have access to a swimming pool, gym, barbecue and recreation areas, residents' lounge and dining space, and a communal deck.

[smartcode_project:default project_id=6109 project_image_fid=376067]

The apartments will feature generous balconies, while secure parking, bicycle storage and storage cages will also be provided.

A porte-cochère-style arrival and drop-off area has also resonated with buyers, particularly those attracted to being able to walk into the CBD during the day while retaining secure vehicle access at home.

Palumbo is acting as developer, architect and builder on Royal Apartments, continuing the vertically integrated model it has used across its South Australian portfolio.

The group was also behind the $150 million Sofitel Adelaide, the 251-room five-star hotel and residential tower which opened in 2021.

Palumbo said Royal's launch had come at an interesting time for the broader Adelaide apartment market.

Buyer confidence had initially been impacted by uncertainty surrounding the Federal Budget and broader economic conditions, but Palumbo believes sentiment is beginning to improve against a backdrop of significant investment flowing into South Australia.

He pointed to increased activity across defence and resources, including Olympic Dam, as potential long-term drivers of the state's economy and housing market.

"Money is starting to flow into Adeliade, significant amounts as Adelaide bucks the trend of the rest of the country.," Palumbo said.

"There's a lot of activity in the economy over the next decade. I think more investment will come into this market."

Early works on Royal Apartments are expected to commence this year, with major construction activity and cranes anticipated on site from early next year.

[smartcode_project_cta:default project_id=6109]

Palumbo's return to Kent Town strikes early chord with buyers

Go-to builder-developer <a href="https://www.apartments.com.au/developers/graya">GRAYA</a> is continuing to bulk out its already impressive and diverse apartment portfolio across South East Queensland. Their latest milestone is securing development approval for Silk, its boutique riverfront apartment development in St Lucia.

The approval clears&nbsp;the way for the team to begin construction planning for the 22-residence project.

<a href="https://www.apartments.com.au/new-apartments/silk-st-lucia-16-18-sandford-street-st-lucia-qld-4067">Silk</a> will rise 15 levels from an 810 sqm site at 16-18 Sandford Street, occupying a prominent bend of the Brisbane River with a prized northern aspect across Orleigh Park toward the Brisbane CBD.

The approved scheme will comprise 16 split-floor and six full-floor residences, continuing GRAYA's move into larger-format apartment developments targeting Brisbane's prestige owner-occupier market.

The project has been designed around the site's broad river frontage and dual-direction views, with GRAYA prioritising larger residences, privacy and outlook over apartment yield.

<img alt="Silk St Lucia" data-entity-type="file" data-entity-uuid="aa5c2349-f96c-4914-a812-1f2cd6827af8" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%208.25.44%E2%80%AFAM.png?VersionId=WY0vEU_7vYjeRJKQHiCwFdMxu8PvFh52" />

GRAYA Co-founder and Chief Executive Officer Rob Gray said the project had been shaped around local homeowners wanting to remain in St Lucia without maintaining a traditional family home.

"St Lucia is one of those suburbs people do not want to leave," Gray said.

"They know the river, the trees, UQ, the golf course, Toowong and Indooroopilly, and that familiarity is hard to replace.

"True riverfront opportunities here are exceptionally scarce. What we have designed at Silk is a way to stay in the suburb people love, with the scale and privacy of a private home and far less to maintain.

"This is not typical apartment product. It is a proper home on the river, and that is exactly what this market has been missing."

The approval comes as new apartment development continues to increase across the St Lucia and neighbouring Toowong corridor, although direct riverfront sites remain considerably more tightly held.

GRAYA Co-founder and Managing Director Andrew Gray said securing the approval had removed a significant element of development risk from Silk.

"Genuine riverfront sites of this quality in St Lucia are not something that comes up regularly," Gray said.

"The approval removes a substantial layer of execution risk, and the location underwrites demand in a way very few inner-city sites can.

"The fundamentals here are as strong as anything we have assessed in Brisbane."

<img alt="Silk St Lucia" data-entity-type="file" data-entity-uuid="d0f3d734-65e1-48e8-8ed3-2e0715ffcdd9" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%208.25.56%E2%80%AFAM.png?VersionId=sOLSs_jdHkXLWbBKzRyayf5BfTb2vPsD" />

Silk will see GRAYA return to a stretch of the Brisbane River where it already has recent construction experience. The vertically integrated group recently completed ARC in neighbouring Toowong as builder for developer Spyre, delivering the riverfront project on a constrained site.

GRAYA will take a different role at Silk, controlling the project from design and development through construction and aftercare under its vertically integrated model.

The development will include a gym and resident leisure areas at ground level, integrated with the river's edge.

Silk joins a growing pipeline for GRAYA across Brisbane and the Gold Coast, which includes Enclave, The Gallery, Coral and Ripple.

The developer-builder has also recently lodged plans for its largest project to date, <a href="https://www.apartments.com.au/new-apartments/the-silo-19-chester-street-newstead-qld-4006">The Silo</a>, a proposed <a href="https://www.apartments.com.au/news/qld/graya-buys-frasers-newstead-site-plans-the-silo-between-james-street-and-gasworks-precincts">$700 million mixed-use development</a> in Brisbane's James Street precinct.

Silk is expected to predominantly target local owner-occupiers and prestige buyers seeking a permanent riverfront home in Brisbane's inner west.

Registrations of interest are now open, with further details on the project and construction program to be released as it progresses.

<hr />
<h2>SILK PROJECT FACTS</h2>

Developer-builder: GRAYA

Project: Silk

Location: 16-18 Sandford Street, St Lucia

Apartments: 22

Built form: 15 levels

Site: 810 sqm riverfront holding

Mix: 16 split-floor and six full-floor residences

Status: Development approved

Next step: Construction planning underway

[smartcode_project_cta:default project_id=152168]

GRAYA greenlit for riverfront St Lucia apartment development, Silk

Abadeen has released the whole-floor penthouse crowning its recently completed <a href="https://www.apartments.com.au/buildings/park-residences-cremorne-2-sutherland-street-cremorne-nsw-2090">Park Residences</a> development in Cremorne, bringing the near-300 sqm residence to market for the first time.

Occupying the entire top floor of the boutique Lower North Shore development, the penthouse includes 221 sqm of internal living and a 74 sqm wraparound terrace, with a prized north-facing aspect taking in views across Middle Harbour.

The residence has been completed and fully furnished following a collaboration between Abadeen Executive Chairman Justin Brown and internationally recognised interior designer Jack Freeman, Founder and Managing Director of FREEMAN &amp; CO.

<a href="https://www.apartments.com.au/developers/abadeen">Abadeen</a> and Freeman approached the penthouse as a finished home, sourcing furniture, artwork, lighting and objects from Australia and overseas.

[smartcode_project:default project_id=114246 project_image_fid=378718]

Pieces from Parisian design house Pierre Augustin Rose sit alongside contemporary artworks and bespoke lighting, with Freeman drawing on recent visits to PAD Paris and Salone del Mobile Milano for the final collection.

Brown said the aim was to create a penthouse that felt more like a large-scale private home than a traditional apartment.

"The experience begins the moment the lift doors open. You're welcomed into an elegant dining room before the home opens into an extraordinary living space framed by sun-drenched harbour views.

"Every time someone walks through the front door they pause. It's not just the view, it's the incredible sense of space, the warmth created by the northern sunlight that fills the interiors, and the way every room connects so effortlessly.

"It has all the proportions of a luxury home, while delivering the effortless lifestyle and personalised experience of living in a world-class six-star hotel, combined with the simplicity and convenience of apartment living."

[smartcode_project:default project_id=114246 project_image_fid=378713]

A secure lift provides exclusive access to the penthouse level, opening to a dedicated arrival foyer and dining area before the residence expands into its main living and entertaining spaces.

Floor-to-ceiling glazing runs across the northern side of the home, connecting the interiors with the terrace and Middle Harbour outlook.

The penthouse also features a fireplace and substantial chef's kitchen, while the wraparound terrace has been designed to accommodate both everyday outdoor living and larger-scale entertaining.

[smartcode_project:default project_id=114246 project_image_fid=378720]

Freeman said the interiors had been deliberately kept restrained to complement the scale, natural light and outlook already established by the architecture.

"The penthouse is a serene study in quiet luxury," Freeman said.

"The interior pairs soft, sculptural forms with warm timber, pale stone and a restrained neutral palette. Curated artwork and metallic accents add depth, while abundant natural light creates a calm, effortlessly refined atmosphere. In my world, less is always more."

Freeman said the approach was centred around collecting individual pieces rather than simply decorating the apartment.

"Every material, every object and every piece of furniture has been curated with intention. I am a true believer in collecting versus decorating.

"The architecture already provided extraordinary natural light, remarkable volume and an uninterrupted connection to Middle Harbour. Our role was to complement those qualities with unique one-of-a-kind pieces of fine art and collectible design sourced from recent travels around the world."

[smartcode_project:default project_id=114246 project_image_fid=378694]

Among the collection are solid bronze sculptures by Lorenzo Quinn, alongside a curated crystalware collection and pieces sourced from international design fairs.

Park Residences sits opposite Cammeray Golf Club, Cammeray Croquet Club and Grand Slam Tennis Cammeray, around 300 metres from Neutral Bay Village and its established collection of restaurants, cafés and retail.

Brown said the combination of a whole-floor floorplan, northern aspect and proximity to Neutral Bay was becoming increasingly difficult to find on the Lower North Shore.

"Completed whole-floor penthouses with a sun-drenched north-facing aspect and sweeping Middle Harbour views are exceptionally rare," Brown said.

"Add a quiet position opposite golf, croquet and tennis facilities, a level walk to Neutral Bay Village and only minutes to the CBD, and you have a lifestyle that's incredibly difficult to replicate.

"This is a home that offers the privacy and generosity of a luxury residence together with the convenience of one of Sydney's best-connected harbourside locations."

The penthouse will be exclusively marketed by SRM Residential.

[smartcode_project_cta:default project_id=114246]

Abadeen unveils penthouse at Park Residences in Cremorne

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?

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

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

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All immigration signs are pointing to a continued rise in the number of houses and apartments being bought by Chinese immigrants on Australia’s east coast.
According to the ABS, around 17,580 Chinese people settled permanently in Australia in 2012, up from 15,780 in 2011 and 14,720 in 2010.
Short term Chinese visitor arrival numbers - a forward indicator of demand for Australian residential property – are rising at even faster rate.
The ABS reports that Chinese short-stay visits to Australia have more then trebled over the past decade from 190,000 in 2002 to 630,000 in 2012.
Similarly, Indian short stay visits have jumped almost four fold from 45,000 to 160,000 over the same period.
Its not suprising as at the same time Australia's close proximity to Asia, the resilience of its economy driven by the mining boom, a transparent real estate market, and new apartment developments being actively marketed in China and other Asian markets are all enticing factors.
Last year alone there were an extra 85,000 visits from Chinese nationals - an increase of 16% over 2011 – with Chinese tourists now the second biggest visitor group behind New Zealanders, accounting for around one in 10 of the 6.1 million tourists who arrived for holiday or business purposes last year.
The ABS figures cover stays of up to 12 months, more than enough time for Chinese visitors that arrive in Australian on holiday or business to have a look at what’s on offer, in many cases decide they like what the country has to offer them and perhaps buy an apartment close to the Melbourne or Sydney CBD where their children will attend university or a family homes in suburbs in desirable school zones.
Evidence of this trend can be seen in Census 2011 figures, which show the number of Chinese-born people living in Australia has increased by 54% over the five year period since the last census from 207,000 to 319,000 while Indian-born resident numbers increased by 100% from 147,000 to 295,000 and now rank as the third and fourth biggest expat populations in Australia after British and New Zealanders.
Meriton’s Harry Triguboff says that most buyers of his new apartment blocks in Sydney, Brisbane and on the Gold Coast are from Asia while <a target="_blank" href="https://www.propertyobserver.com.au/residential/asian-buyers-vital-to-australian-property-market-morry-schwartz/2011121552862">Morry Schwartz, who heads up Melbourne developer Pan Urban</a>, says they are vital to the success of future residential developments.
Making the permanent move even easier now for high-net worth Chinese and other foreign nationals is the recent launch of the <a target="_blank" href="/news">“Golden ticket” significant investor stream visa </a>that provides non-English speaking immigrants with a four-year visa to live in Australia if they invest $5 million.
Apart from Chinese and Indian tourists, visitor numbers from other Asian countries are also rising with Japan, Singapore, Malaysia, South Korea and Hong Kong all in the top 10 visiting nationality groups.
"New Zealand remains our biggest source of overseas short-term visitor arrivals with 1.2 million trips in 2012 or one in five visitors coming from there, but China is now in second place with one in ten, followed by the UK, the USA and Japan,” says Neil Scott, assistant director of demography at the ABS.
"The top five countries alone provided more than half of last year’s overseas visitors, and there were an extra 85,000 visits from China - an increase of 16%. The next largest increase in visitor numbers came from Malaysia, with a 9% increase.
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Chinese signal property buying intentions in Australia as permanent arrivals numbers rise and visitor numbers jump dramatically

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There is a notable lack of Sydney properties in this week's SQM list of the most discounted properties in Australia.
Sydney may have escaped the recent downturn in the property market and is still showing strong demand, according to SQM director Louis Christopher. 
"If there are certain areas of Australia that never or rarely make it to our most discounted property list, there has obviously got to be a little more than pure luck of the draw when it comes to these things," says Christoper. 
"Yes, we note that of late there has been absolutely no properties from Sydney feature on the list. Beside this possibly being a no-brainer in some respects, as the demand in Sydney often assures that the majority of homes do not need to be discounted by massive amounts to make a sale (excluding the luxury end of the market), this potentially shows that the downturn in Sydney was not as severe or as pronounced in comparison to other Australian localities (once again excluding the luxury end of the market)," he says.
Sydney stock is also being absorbed faster than stock in other areas, according to Christopher, with the number of properties on the market falling 13.1% year-on-year.
There are three Queensland properties on the most discounted list, with the plurality (four) in Tasmania.
 
1
<a target="_blank" href="https://www.realestate.com.au/property-house-qld-tangalooma-104624146">7 Cassidae Crescent, Tangalooma, Queensland, 4025</a> (pictured)
<a target="_blank" href="https://www.realestate.com.au/property-livestock-qld-caboolture-7262420"></a>Days on the market: 1,399 Initial asking price: $1,495,000 Current asking price: $875,000 Reduction: 41%
 
2
<a target="_blank" href="https://www.realestate.com.au/property-other-tas-taranna-106879142">5756 Arthur Highway, Taranna, Tasmania, 7180</a>
Days on the market: 838 Initial asking price: $499,000 Current asking price: $299,000 Reduction: 40%
 
3
<a target="_blank" href="https://www.realestate.com.au/property-livestock-qld-caboolture-7262420">19 Lychee Drive, Caboolture, Queensland, 4510</a>
Days on the market: 979 Initial asking price: $949,000 Current asking price: $586,000 Reduction: 38%
 
4
<a href="https://www.realestate.com.au/property-apartment-wa-south+perth-110012197" target="_blank">6/152 Mill Point Road, South Perth, WA, 6151</a>
Days on the market: 308 Initial asking price: $2.5 million Current asking price: $1.55 million Reduction: 38%
 
5
<a href="https://www.domain.com.au/Property/For-Sale/Rural/QLD/Morayfield/?adid=2009282451" target="_blank">276 Forest Hills Drive, Morayfield, Queensland, 4506</a>
Days on market: 475 Initial asking price: $790,000 Current asking price: $499,000 Reduction: 37%
 
6
<a target="_blank" href="https://www.realestate.com.au/property-house-wa-two+rocks-106211228">15 Gretel, Two Rocks, WA, 6037</a>
Days on the market: 1,127 Initial asking price: $1.1 million Current asking price: $699,000 Reduction: 36%
 
7
<a href="https://www.realestate.com.au/property-house-tas-white+beach-106479093" target="_blank">588 White Beach Road, White Beach, Tasmania, 7184</a>
Days on the market: 979 Initial asking price: $780,000 Current asking price: $499,000 Reduction: 36%
 
8
<a href="https://www.domain.com.au/Property/For-Sale/House/TAS/Spring-Beach/?adid=2008672031" target="_blank">368 Rheban Road, Spring Beach, Tasmania, 7190</a>
Days on the market: 812 Initial asking price: $760,000 Current asking price: $500,000 Reduction: 34%
 
9
<a href="https://www.realestate.com.au/property-apartment-vic-docklands-109665546" target="_blank">1601/8 Marmion Place, Docklands, VIC, 3008</a>
Days on the market: 336 Initial asking price: $830,000 Current asking price: $550,000 Reduction: 34%
 
10
<a href="https://www.domain.com.au/Property/For-Sale/House/TAS/Dunalley/?adid=2008215774" target="_blank">87 Arthur Highway, Dunalley, Tasmania, 7177</a>
Days on market: 1,078 Initial asking price: $285,000 Current asking price: $190,000 Reduction: 33%
 
SQM Research also offers a list of the <a target="_blank" href="https://www.sqmresearch.com.au/top100bargains.php" title="SQM Research">Top 100 Biggest Bargains in Australia </a>for sale.
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No NSW listings on most discounted list as Queensland home takes top spot: SQM Research

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Auction volumes are slowly beginning to increase after a subdued couple of months over the end-of-year holiday season. Last week, there were 403 auctions held across the capital cities, and the clearance rate was recorded at 55.9%. Over the same week last year, there were 371 auctions in the capital cities with a clearance rate of 41.8%.
Melbourne recorded a clearance rate of 62.8% last week, with 122 auctions held across the city. Last year there were 121 auctions, and the clearance rate was 42.5%. A clearance rate of 74.4% was recorded for Sydney, where 82 auctions took place over the week. At the same time last year, Sydney recorded a clearance rate of 62.5% when 69 auctions were held across the capital city.
Over the coming week, there are 665 auctions scheduled. It is expected that within the next month, auction volumes will resume some normality.
Click to enlarge
<a href="/images/stories/2013/02/rpfeb5.gif" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/2013/02/rpfeb5thumb.gif"></a>
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Auction volumes slowly on the rise after holiday break: RP Data

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The Edwardian-era building that houses the Elephant Backpacker, across the road from Flinders Street Station, has been sold to an owner-operator for a price in excess of $6.6 million plus GST.
<img alt="elephant" height="353" width="470" src="/images/stories/2013/02/elephant.jpg">
The freehold building, formerly called Ackmans Building, was built in 1910, around the same time as Flinders Street Station (1909) was constructed.
Heritage website <a target="_blank" href="https://www.walkingmelbourne.com/">walkingmelbourne.com.au</a> describes the building as a “classically inspired Edwardian building featuring Federation free-style motifs”.
It most likely bears the name of former pawnbroker-turned-retailer Henry Ackman, who ran a department store called Ackman's Monster Emporium on Smith Street in Fitzroy.
Located on the corner with Degraves Street, the property incorporates the ground floor entrance foyer and basement area together with three upper levels that are serviced by a single lift and stairwells.
The sale price included the business itself.
In May last year a historic <a href="https://www.propertyobserver.com.au/leisure/art-nouveau-backpackers-hostel-on-spencer-street-sells-for-%241075-million/2012051154659" target="_blank">1913-built Art Nouveau backpackers' hostel on the corner of Flinders Street and Spencer Street</a> sold for $10.75 million with an expected yield of more than 8%. 
The new owner of Elephant Backpackers operates a hostel in the Melbourne CBD and plans to continue operating the 240-bed backpacker hostel.
It currently generates an annual cashflow from accommodation and related services afforded to backpackers and travellers of around $1.4 million.
The building extends 45.6 metres along the eastern side of Degraves Street, the popular laneway and eating strip, which runs all the way to Flinders Lane.
It includes part ground floor and three upper floors measuring 2,141 square metres on a site measuring 584 square metres.
The sale does not include the shopfronts that run the length of the hostel that extends down Degraves Street, which are separately titled.
It was sold via an expressions of interest campaign by Kliger Wood agents Grant McKenzie and Russell Meerkin, who said it had attracted a significant number of offers.
“The vendors of the freehold and business are based interstate so the accommodation business has been operated efficiently prior to the sale under management,” says McKenzie
“The location of the building is the key factor, as it abuts Degraves Street probably the city’s most dynamic laneway and cafe precinct.
“In addition, the building itself is relatively under-developed.
“The basement for instance is used only as a resident communal kitchen for backpackers, as a laundry facility and break-out area.
“It could in future be utilised as a bar or restaurant and could also provide direct pedestrian access under Flinders Street to the Station and on across the River to Southbank.
“Two of the upper levels provide older style accommodation with a mix of single and double rooms, with dormitories offering four to six bed accommodation," he says.
“The third level has been extensively renovated as 18 flash pack rooms, 11 with en suites inclusive of shower, basin and toilet with three eight-bed dormitories and another two six-bedroom dormitories.
Subject to the owner obtaining the necessary permits and planning permission, the building has the potential to have additional floors added.
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Melbourne backpackers' hostel building the Elephant with faded Edwardian charm sells to owner-operator

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Given that it is impossible to move beyond the fact that there will be an ever-increasing focus on the social environment, what are some of the key issues that the leaders in this field suggest we need to engage?
Firstly, there is the clear need to appreciate that marketers in every field, and that includes ours, will need stop trying to manage and lead the social conversation. We need to be a participant adding to the value of the conversation.
As social media begins to grow in its relevance for project marketers, we need to understand that with the unprecedented content being generated by people and business, the need for engaging content, relevance and appealing content is now greater than ever.
Social media empowers the consumer
As business continues to play its part in social media, one trend will continue and that’s the empowerment of all consumers. It’s well accepted that consumer reviews are already very powerful, and our challenge is to win and earn the loyalty of our particular markets.
Social media is very appealing to consumers because of the ability to easily share information. If you like to share a yarn it’s a reality that we need to be comfortable with, direct and understand.
As consumers become more and more active in their use of social media, every project we work with will need to make a value call to create a social media platform along with other digital activity, or not. The size of a project and the funds available to produce content will be important, but clearly there is a downside if the job is poorly done.
Focus more on building your email list
I am sure that one area we all have in common is the desire to have more potential buyers subscribe to our communications feed by email.
Studies have shown time and time again that if you want to engage and audience including buyers, they are most likely going to come from your email lists. And I’ve found that to be very true – and your email list is truly the only list you own. It’s yours.
I also suggest that with so many social media options – Twitter, Google+, <a href="https://www.socialmediaexaminer.com/improve-facebook-engagement/">Facebook</a>, <a href="https://www.socialmediaexaminer.com/using-pinterest-for-business/">Pinterest</a> and <a href="https://www.socialmediaexaminer.com/instagram/">Instagram</a> – that have to be considered, we must still be active in the way email lists are managed and valued.
Which social sites to use
As social media users become increasingly savvy, they will focus their social media time on fewer sites. As project marketers we will need to follow their lead and understand the best options for our projects.
Facebook and Twitter are both well established with consumers, as is LinkedIn with the business community.
Google+, <a href="https://www.socialmediaexaminer.com/26-tips-for-using-pinterest-for-business/">Pinterest</a> and other platforms continue to grow and so the reality is that users and marketers will have to decide where to spend time, money and energy. There’s only so much time in a day, and the level of activity is on the increase, and so we need to keep asking what gains attention?
For a majority of projects a solid presence in one or two channels looks to me to be the best option, chasing to many options could be a waste of energy. With the help of consultants we will have to make some choices as to where our social media and digital expenditure will have the maximum impact.
The central role of content marketing
More of our clients and projects will need to realise that unless they embrace content marketing soon, they may well lose traction in their market sector.
We are already seeing businesses racing to make up for lost time on the web. While this may have been a concern for some local retailers, we need to take a close look at our own backyards.
I suggest that some effort needs to go into quality project blogs, eBooks, videos and social media content and that good solid and workable content plans will be the name of the game if we are to reap the full potential of social media options.
Social media advertising
As we need to reach a larger audience and build up an engaged community then planning future budgets that use social advertising may become more common across project marketing.
As we deal with time more targets, with access to so many media options our ability to grow organically is going to be limited and so wider engagement across all media options looks appealing.
Consider the use of podcasts to increase engagement
With more than 1 billion smartphone users and hundred of millions more just waiting to be sold, the consumer demand for quality podcasts is growing, and it is an area that might be worth considering.
It takes me back to another way of storytelling, and now with the power of social media behind us anyone with a (good) story or yarn to tell can broadcast it to a big audience and with planning target the right audience.
Conclusion – at least for now
The results of this will always have the potential of being good and bad. Consumers will continue to be better informed than they ever have been in making a purchase, and this clearly applies to property.
In our market competition will grow fiercer and in order to meet the expectations and experiences of today’s ‘connected consumer’ we need to make sure we are ahead of the curve.
In the immediate future more industries will get serious about social media as they go about building their digital portfolios. We will all need to provide proof of how social media marketing as a whole is benefiting clients through the use of various analytics programs.
With the spread of digital marketing it is easy to expect to see an increase the use of social media and related content marketing. When we look at Project Marketing budgets, this may be at the expense of other forms of advertising to attract prospects, generate leads and sales.
Well-managed content marketing can be a very cost-effective media, but to do this it will be necessary to tick of all of the key topics we have been discussing and to continue to explore the options.
If you’re keen to do some more personal research have a look at <a href="https://www.socialmediaexaminer.com/" target="_blank">socialmediaexaminer.com</a>. It’s a source I use, but as always keep in mind the particular needs of our industry.
With professional help and market awareness, we must continue to take a more integrated approach with social media becoming an extension of key channel strategies and marketing functions, while we meet the needs and expectations of our clients and customers.
Peter Chittenden is managing director for residential of <a target="_blank" rel="nofollow" href="https://www.colliers.com.au/Colliers%20Corporate/Residential.aspx">Colliers International.</a>
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pchittenden-eLqUUC8TWW

How to use social media to market your residential development

<html><body>Australian Property Monitors (APM) has released a list of results from just 27 auctions in Sydney for the weekend of February 2. The clearance rate was 73.3%. <a href="https://www.homepriceguide.com.au/saturday_auction_results/Sydney.pdf" target="_blank"> Click here</a> for the auction results, and click on each street address to see the property's marketing.</body></html>

APM's Sydney auction results from just 27 auctions

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It's no doubt hard work for real estate writers trying to think of something different to say several times per week. Last Thursday, Terry Ryder vented his spleen – again – about "lies and propaganda" from "vested interests" writing about property (vested interests being an unusual subject for an article signed off: Terry Ryder, founder of <a target="_blank" rel="nofollow" href="https://www.hotspotting.com.au/">hotspotting.com.au</a>). 
The other day he was fuming about talk of a property bubble, and the day before that the lies about housing shortages and then it was something else or other, can't remember what.
Last week it was <a target="_blank" href="https://www.propertyobserver.com.au/hotspots/so-called-inner-city-hotspots-some-of-the-wackiest-2013-opening-claims-in-australian-real-estate-terry-ryder/2013013059045?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=upperright">me in the firing line</a> after quoting an article about Sydney's middle sector of the market being "the only sector" of the property market to be at all-time highs – see last Friday's further article in Sydney Morning Herald and another one in Property Observer <a target="_blank" href="https://www.propertyobserver.com.au/residential/resilient-sydney-house-and-unit-prices-reach-record-highs-in-2012-apm/2013013059047?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=news">here</a>.
Ryder notes that among other regional areas, Karratha, Dubbo, Mudgee and Whyalla have recently shown growth.
Look, fair enough – if you want to get bogged down in semantics, I'll admit I do not consider the town of <a target="_blank" href="/news">Mudgee </a>(population 10,000) to be a "sector" of the property market; I suppose you could feasibly term it a sub-sector, though. Truth be told, I couldn't even tell you exactly what prices have done in Mudgee, though some pretty good growth in 2012 springs to mind (just looked it up, and it recorded 9% growth).
I'm probably one of the very few people to have actually travelled to all of the listed places in the last couple of years, and all I say is, if you're comfortable in these days of elevated household leverage investing in small towns and remote regional markets, then, truly, go for it. I wouldn't be. Having seen some the regional market bloodbaths in some overseas markets, I'm happy enough sticking with the boring capital cities approach.
APM reported last week that apartments in Sydney increased in median price by 5.6% last year, though obviously some sub-sectors of the market performed significantly better than others. Other capital cities such as Melbourne, Adelaide, Brisbane and Canberra were weak in 2012. Prices of some quality properties in key suburbs of the inner-west of Sydney have grown by around a solid 25-35% over the past four  years or so. Again, I'm not talking about prices doubling overnight, just strong, steady growth.  As anyone with even half a brain who invests in capital cities knows, it is preferable to aim to invest in the cities that have not experienced a recent boom, which is precisely why I picked out Sydney at that time ahead of other cities which had already shown strong growth. So yes, since its spurt through to quarter one, 2004 price growth in Sydney has been lower than elsewhere, that's a given – but prices therefore haven't fallen from peaks in the same way as in other capital cities (hence "resilient") and I expect RP Data to report that strong growth has continued in Australia's largest capital through to January. If you want to take the approach of carefully selecting time-frames for capital growth (or for that matter, individual suburbs like <a target="_parent" href="/news">Canterbury</a>), then pick any regional market you like from around Australia and note that prices are as cheap as chips as compared to quality city suburbs – that's due to poor long-term growth.  Almost as pointless an argument.
Personally, I invest in large and capital cities for the long term - the reasons for which I explained <a target="_blank" href="https://propertyupdate.com.au/three-reasons-for-property-investors-to-stick-with-the-city/">here</a> with not much value in me reproducing – if you want to 'hotspot' (if that isn't unacceptable verbing of my adjectives) in <a target="_blank" href="/news">Mount Isa</a>, <a target="_blank" href="/news">Wagga Wagga</a>, the Pilbara or near wind farms off the coast of Tasmania, then, sincerely, best of luck to you.
The old regions versus capital cities debate has been well and truly done to death – you just have to take your viewpoint and go with it. I think the old phrase is: "let's agree to disagree".
Remember that property is best treated as a long-term investment, and long-term price growth ultimately has to be sourced from real and sustained wages growth. And also remember the concept of risk versus return. Let's just see wait and see what happens to regional markets in Australia the next time the economy shrinks.
Pete Wargent holds a range of finance and property qualifications and is the author of <a target="_blank" href="https://petewargent.blogspot.com.au/">Get a Financial Grip – a simple plan for financial fr</a><a target="_blank" href="https://petewargent.blogspot.com.au/">eedom.</a>
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Mining towns, for all their capital gains, are not worth the risk

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The year is barely a month old and already some of the wackiest things have been written about Australian real estate. 
I've previously commented on the Demographia propaganda manifesto and the strange way in which a shallow survey of six nations generated "we have the world's most unaffordable houses" headlines all over the country, the facts notwithstanding. 
Then we had BRW perpetuating the myth that the "prime" suburbs close to the CBD provide the best growth. BRW writer Andrew Heathcote came up with five locations that would lead price growth in 2013 – the five chosen elite all had proximity to the CBD in common and this, apparently, is what is going to drive places like <a href="/news">New Farm </a>in Brisbane and <a target="_blank" href="/news">Potts Point</a> in Sydney to excel. 
New Farm has one of the lowest capital growth rates in the Brisbane metropolitan area, roughly half that of outperformers in Ipswich City in Brisbane's south-west. 
What was not explained was why New Farm, with its "tree-lined streets containing period cottages", would suddenly burst to the front in the capital growth stakes. New Farm has always had those qualities and it's always been two kilometres from the Brisbane CBD. Why suddenly is it going to outperform, when it hasn't in the past? 
I have the same questions about Potts Point in Sydney, which has the dismal capital growth average of 4.3% per year. This is shabby even by the low standards of Sydney, which has been the under-achiever among the capital cities over the past 10 years. 
Potts Point is suddenly going to outstrip the huddled masses, apparently, because it’s three kilometres from the Sydney CBD (hasn’t it always been?) and it has lots of heritage buildings (by definition, they’ve been there a long time). What new event has supercharged one of the nation’s worst capital growth performers to a ranking of fourth best for 2013? The gentrification of nearby Kings Cross (did that just happen?) or the fact that white-collar workers like the area? 
In similar vein, the swanky suburbs of Melbourne’s inner south-east feature (Hawthorn is the anointed superstar) despite their volatility and lack of consistent performance. 
Continuing the theme of strange musings about real estate, writer Pete Wargent burst into print to say “I told you so” about Sydney’s middle market being “the most resilient market in Australia”. He claims this sector is “the only sector of Australia’s property markets to be at all-time high prices”. 
Apparently Australia’s property markets do not include <a target="_blank" href="/news">Gladstone</a>, <a target="_blank" href="/news">Mackay</a>, <a target="_blank" href="/news">Moranbah</a>, <a target="_blank" href="/news">Port Hedland</a>, <a target="_blank" href="/news">Karratha</a>, the towns of the Hunter Valley, <a target="_blank" href="/news">Dubbo</a>, <a target="_blank" href="/news">Mudgee</a>, <a target="_blank" href="/news">Whyalla</a>, <a target="_blank" href="/news">Bendigo</a>, <a target="_blank" href="/news">Ballarat </a>and many other regional cities and towns that have been growing strongly while the capital city markets have been falling or stagnating. 
As for Sydney’s middle market being the most resilient market in Australia, it’s almost the polar opposite. Sydney generally has delivered the lowest growth among the capital cities in the past decade. Typical Sydney suburbs have averaged less than 5% per year, and the best has managed just 7% – half the best in Brisbane.

Middle-market suburbs have been among the worst Sydney performers. Gordon’s median price has dropped 8% in the past 12 months, according to Australian Property Monitors, and is still lower than it was five years ago. Its 10-year growth average is 3% per year, among the worst in Australia. 
Canterbury, another middle-market suburb, also dropped 8% in the past year and has a 10-year average of 4% per year. There are a hundred other suburbs with similar histories.
Terry Ryder is the founder of <a target="_blank" rel="nofollow" href="https://www.hotspotting.com.au/">hotspotting.com.au</a> and can be <a target="_blank" rel="nofollow" href="https://www.twitter.com/hotspotting">followed on Twitter</a>.
To help find the next Gladstone-like property investment hotspot, <a href="/news">sign up for Terry's free webinar on Tuesday, February 12 at 12.30.</a>
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So-called inner-city hotspots some of the wackiest 2013 opening claims in Australian real estate: Terry Ryder

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There are 1,001 auctions planned for this week across Australia, according to RP Data, with 418 of them in Queensland and 180 in Victoria. 
The high number of Queensland auctions is due to a number of mega auction events being held by Ray White and other Queensland agencies.
Ray White Surfers Paradise is undertaking its 20th annual summer auction, dubbed The Event – which is now spread over three days, January 27, 30 and 31.
As one of Australia’s largest auctions, The Event will bring more than 100 residential, prestige, industrial and commercial properties as well as land sites and even boats go to auction.
Other auctions are being conmducted by the Professionals Surfers Paradise and LJ Hooker Labrador.
 
Click to enlarge
<a href="/images/stories/2013/01/rpjan301.gif" title="Click to enlarge" rel="shadowbox"><img src="/images/stories/2013/01/rpjan301thumb.gif"></a>
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Queensland still Australia's auction central this week as Ray White continues its main Event

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You know things are on the up when even builders are bullish.
There are growing signals from the economy and the property industry that 2013 will be a good year. Consumers have begun the new year with a new attitude, and real estate professionals are reporting the change in atmosphere. Some say they’ve never been busier.
But positive press statements from builders and developers? I never thought I’d see the day.
First, Master Builders in Queensland put about the view that the building industry would experience a turnaround in 2013. It reported an improvement in building approvals in 2012 and suggested most areas of the state would see more activity this year.
Second, the Urban Development Institute of Australia declared that the signposts are pointing to better times for the industry. It too reported that dwelling approvals were higher last year than in 2011 and forecast better times for 2013.
Master Builders housing policy director Paul Bidwell said: “We believe it is important to focus on the positives for the industry, including the four interest rate cuts during 2012, reasonably strong economic fundamentals, such as employment and population growth, and the Queensland Government's first-home owner construction grant, which commenced in September 2012.”
Well, yes. Couldn’t agree more about focusing on the positives. But, until a few days ago, the builder/developer lobby groups have been running a “bad news sells” campaign, with Master Builders and the Housing Industry Association acting as pall bearers rather than standard bearers for their industry.
I’m hoping this recent change means that they’ve learnt that negativity doesn’t work. Perhaps they noticed that people had stopped listening to their culture of complaint.
The previous negativity coming out of the home building sector was quite baffling. For years they’ve been talking down their own industry and wondering why no one was buying their products.
Imagine what would happen to car sales if the motor industry pumped out weekly press releases declaring that cars were hideously expensive and no one could afford to buy them. That essentially is what the home building industry has been doing for years.
Pessimism is highly contagious, and it’s no surprise that home buyers have been shunning new homes. The message they’ve received is that established homes are much cheaper.
Home loans have risen 6.1% – both for owner-occupiers and investors – over 12 months. But home building commencements have fallen. Buyers have been opting for old over new.
The home building industry has shot itself it both feet and now, hobbling around on crutches, is mounting a valiant fight-back with a smile on its face.
I wish them lots of luck, but they could have saved themselves a lot of pain by adopting optimism a lot earlier.
To help them with this new style of campaign, one that actually talks up their industry, here are a few helpful suggestions:
<ul>
<li>Try selling the benefits of buying new, rather than old. They include, for investors, lower ongoing maintenance costs and better depreciation benefits. For first-home buyers, they include government grants and stamp duty concessions which are available only for new homes.</li>
<li>Highlight the areas where new home building is thriving. There are plenty of them around regional Australia, headed by Gladstone and Mackay in Queensland.</li>
<li>Emphasise the array of special deals and discounts on offer around the nation from builders and developers.</li>
<li>When the ABS publishes statistics on home loans, building approvals and anything else relevant to real estate, paint it with a positive brush rather than the standard negativity approach.</li>
</ul>
The building industry could turn around in a matter of months.
Terry Ryder is the founder of <a target="_blank" rel="nofollow" href="https://www.hotspotting.com.au/">hotspotting.com.au</a> and can be <a target="_blank" rel="nofollow" href="https://www.twitter.com/hotspotting">followed on Twitter</a>. His next Property Observer webinar is February 12. 
<a target="_blank" href="/news">Free webinar with Terry Ryder: Finding the next Gladstone – where investors should look in 2013 for hotspots</a>
For many years the Queensland mining town of Gladstone has been among the first names mentioned when property investors and commentators discuss property investment hotspots.
However, according to <a target="_blank" href="https://hotspotting.com.au/">hotspotting.com.au</a>’s Terry Ryder, the reality is that investors have missed the best time to buy in Gladstone.
Investors would be better off looking for the up-and-coming locations with hotspot qualities.
In this webinar, Ryder will provide Property Observer readers with:
<ul>
<li>Regional locations that have the potential to match Gladstone’s past performance </li>
<li>Insights into the factors shaping these markets to aid property investment selections</li>
<li>Locations that property investors should avoid or be highly cautious about considering</li>
</ul>
Webinar date: Tuesday, February 12 at 12.30pm.
   
 
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