Article summary

<ul data-end="785" data-start="311">
	<li data-end="459" data-section-id="5hbcyr" data-start="311">Pikos Group has released the five-penthouse collection at Skye Kangaroo Point, headlined by a two-storey sky home spanning more than 1,000 sqm.</li>
	<li data-end="561" data-section-id="1p7lq8n" data-start="460">Early buyer interest suggests the residences could set a new Queensland apartment price record.</li>
	<li data-end="667" data-section-id="1y70z0l" data-start="562">The collection includes four move-in ready penthouses and the highly customised Skye One residence.</li>
	<li data-end="785" data-section-id="yvm0y1" data-start="668">The release caps one of Bri​sbane's most ambitious luxury apartment developments overlooking the Brisbane River.</li>
</ul>

<hr data-end="790" data-start="787" />
Pikos Group has released the five-penthouse collection at its <a href="https://www.apartments.com.au/buildings/skye-residences-by-pikos-kangaroo-point-8-river-terrace-kangaroo-point-qld-4169">Skye by Pikos</a> development in Kangaroo Point, with early buyer interest indicating the flagship residences could eclipse every apartment sale previously recorded in Queensland.

The collection crowns the luxury riverfront development with five residences, including four completed penthouses and Skye One, a two-level sky home spanning more than 1,000 sqm that will be tailored to its eventual owner.

[smartcode_project:default project_id=90059 project_image_fid=374075]

Wanting to offer a fully customisable home, Pikos is offering Skye One as a blank canvas, allowing the buyer to work alongside the developer's design team to customise the home's layout, finishes and internal spaces.

The residence will feature a 247 sqm private rooftop terrace with its own swimming pool, sauna, steam room, outdoor kitchen and multiple entertaining areas overlooking the Brisbane River and CBD skyline.

The remaining four penthouses have been completed and are ready for immediate occupation, each offering four bedrooms, expansive open-plan living areas, soaring ceilings and private lift access.

[smartcode_project:default project_id=90059 project_image_fid=374059]

One of the defining features throughout the project is its use of Roman Classic Travertine, with more than 20,000 sqm of the natural stone imported from Italy after being personally selected by Pikos Group Founder and Executive Director Pedro Pikos, interior designer Julie Williamson and third-generation stone specialist Mario Caucci.

Pikos said the penthouse collection represented the culmination of the company's long-term vision for Skye.

"True legacy isn't measured by what we build today, but by what endures tomorrow," Pikos said.

"Our ambition is to create places that become more valuable with time, enrich the lives of generations, and stand as timeless landmarks long after we've stepped away."

[smartcode_project:default project_id=90059 project_image_fid=374060]

Williamson said the interiors were inspired by the natural character of Kangaroo Point and the Brisbane River rather than international design trends.

"Materiality tells the story of a place," Williamson said.

"We looked to the movement of the Brisbane River, the texture of the cliff face and the warmth of the surrounding landscape to create interiors that feel understated, enduring and unmistakably Brisbane."

Positioned above the Kangaroo Point cliffs, Skye places residents within walking distance of Howard Smith Wharves, South Bank and James Street while offering uninterrupted river and city views.

[smartcode_project_cta:default project_id=90059]

Joel Robinson

Brisbane's next apartment price record? Pikos unveils Skye's exclusive penthouse collection

Article summary

<ul data-end="888" data-start="289">
	<li data-end="442" data-section-id="8tsh6o" data-start="289">DVB Projects is preparing to launch its second Gold Coast apartment development, with demolition now underway at 137 Old Burleigh Road, Broadbeach.</li>
	<li data-end="573" data-section-id="1nyxl3e" data-start="443">The 34-level tower will comprise just 49 ultra-luxury residences, including half-floor, full-floor and penthouse apartments.</li>
	<li data-end="717" data-section-id="oiyimj" data-start="574">The launch follows strong demand at DVB's nearby Sea Glass project, which is more than 50 per cent sold and currently under construction.</li>
	<li data-end="888" data-section-id="epk9o9" data-start="718">The development adds to the transformation of Old Burleigh Road, with premium beachfront apartment projects continuing to reshape the tightly held Broadbeach strip.</li>
</ul>

<a href="https://www.apartments.com.au/developers/dvb-projects">DVB Projects</a> is preparing to launch its second Gold Coast apartment development, with demolition now underway on the Broadbeach site as the Sydney developer moves closer to bringing the ultra-luxury project to market.

The 34-level tower at <a href="https://www.apartments.com.au/new-apartments/137-old-burleigh-road-broadbeach-qld-4218">137 Old Burleigh Road</a> will comprise just 49 residences, ranging from half-floor apartments through to full-floor homes and a penthouse. The launch follows the strong sales performance of DVB's nearby Sea Glass development. More than half of the apartments at Sea Glass, on the other side of Broadbeach, have been snapped up, well ahead of its late 2027 completion

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="2944b4be-c84e-4b54-8dc1-c712e76704c0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/E02_Exterior_Street%20Level%20Entrance.jpg?VersionId=YoNig7pRdrE3HCue7sUj78LzJteeQf3H" />

The start of demolition at 137 Old Burleigh Road signals DVB Projects’ underlying confidence in the Gold Coast’s luxury beachside apartment sector.

“We see the Gold Coast as one of the most compelling lifestyle markets in Australia, particularly at the premium end where demand continues to deepen,” said Dean Brown, Managing Director of DVB.&nbsp;

“This project has been carefully designed to respond to that demand - delivering large-format residences with a level of quality, privacy and amenity that is still relatively rare in the apartment market on the beachside."

Brown says the site itself is "exceptional."

"Old Burleigh Road is one of the most tightly held beachfront strips, and opportunities to deliver a project of this scale and calibre in this location are extremely limited.”

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="398f377a-c037-455e-9250-0c5e0d84c35b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/I12_FF%20Balcony.jpg?VersionId=NwOiRWGMubR1c8wthuEfggklcja7al9." />

The project will comprise 40 half-floor residences of approximately 260 sqm, alongside eight full-floor residences spanning around 524 sqm.

A single penthouse will crown the building, featuring a private pool, barbecue area, indoor gym and dedicated entertaining spaces.

Residents will have access to a resort-style suite of amenities, including a 20-metre pool with daybeds, a gymnasium, hot and cold plunge pools, a sauna, and private residents’ lounge and dining facilities.

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="d1642bb0-9a66-4427-a022-dfc0988c6287" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/A02_Pool%20to%20View.jpg?VersionId=c0IXPyn_Gp_Kn3XCwzMrqIVkAdCEwVXP" />

Sales agent Todd Matheson, of <a href="https://www.apartments.com.au/project-marketer/pezet-matheson">Pezet Matheson</a>, which is marketing both 137 Old Burleigh Road and Sea Glass, said 137 Old Burleigh Road would address a clear gap in the market for genuine luxury products.

“There are very few opportunities on the Gold Coast where buyers can secure a residence of this size and quality in a new building,” Matheson said.

“What we’re seeing is a growing cohort of downsizers and interstate buyers who still want space - they’re not willing to compromise on living area, entertaining or finishes.

“This project has been designed with that buyer in mind. It offers the scale of a home, combined with the convenience and security of apartment living, in one of the coast’s most desirable positions.”

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="59aae0ca-5639-4320-8aca-d0bf60f48e43" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/E01_Exterior%20Hero.jpg?VersionId=DS8Zfy2WtgUEtdfe0TEUuf1W1GfcZq8S" />

Located on a 1,156 sqm site one block from the beachfront, the development will replace an ageing walk-up building and is expected to contribute to the ongoing transformation of the Old Burleigh Road strip into one of the Gold Coast’s most prestigious residential corridors.

With the development moving into the delivery phase, 137 Old Burleigh Road is slated to hit the market later this year.

[smartcode_project_cta:default project_id=145141]

DVB Projects to launch second Broadbeach apartment tower as demolition commences

A proposal to redevelop one of North Sydney's ageing commercial buildings has taken another step forward, with plans for a 38-storey mixed-use tower adding momentum to the long-awaited transformation of the Alfred Street precinct.

Now on public exhibition through the NSW Government's Housing Delivery Authority-led State Significant Development pathway, the proposal for 271-273 Alfred Street would replace an underutilised commercial building with 95 apartments, ground-floor retail, commercial space and affordable housing. The proposal was submitted by&nbsp;Tara Shore Pty Ltd, acting for the John Taylor Family Trust.

While the project will deliver much-needed housing on the southern edge of the North Sydney CBD, it also represents another piece of a broader precinct that has spent years in planning limbo.

<img alt="First look: New public domain vision underpins 95-apartment North Sydney tower on Alfred Street" data-entity-type="file" data-entity-uuid="7e1ce1b4-38df-48ab-992f-386814d86308" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Alfred%20St%20da%20podium.png?VersionId=sC_h6w.A9VEoB98qsqowPlIoz__sBZBt" />

Despite its proximity to both North Sydney Station and the Victoria Cross Metro, redevelopment of Alfred Street has progressed slowly over the past decade as broader planning controls, zoning and building heights remained unresolved. The introduction of the Housing Delivery Authority pathway has provided a new avenue for projects to progress, allowing rezoning and development assessment to occur concurrently and unlocking sites that have long been earmarked for renewal.

Designed by Office of Cortese &amp; Gilder, the proposal seeks to do more than replace an ageing office building. The architects have positioned the project as the first stage of a wider public domain vision that would improve pedestrian connectivity and create a more cohesive mixed-use precinct as neighbouring sites are redeveloped over time.

The proposal includes a widened Alfred Street setback, new street trees, landscaping and outdoor seating, along with a landscaped through-site pedestrian link connecting Alfred Street with Little Alfred Street. The connection is intended to become the first section of a future east-west pedestrian network extending across the precinct.

<img alt="First look: New public domain vision underpins 95-apartment North Sydney tower on Alfred Street" data-entity-type="file" data-entity-uuid="8ea39ac3-46ad-4562-b4a0-b862e91c2dda" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Alfred%20St%20da%20site.png?VersionId=K7umCd21KpetEFuVfsPlnJKhUOsmTTdV" />

The mixed-use tower would comprise retail space at ground level, commercial uses on level two and apartments from level three upwards.

In total, the development would deliver 95 apartments, including nine one-bedroom, 28 two-bedroom, 56 three-bedroom and two four-bedroom residences. Twenty-one apartments, representing 15 per cent of the residential gross floor area, would be secured as affordable housing and managed by a registered community housing provider for at least 15 years.

Nine basement levels would provide 133 resident car spaces, seven motorcycle spaces and 111 bicycle spaces.

According to the Architecture and Urban Design Report, the public domain strategy is designed to transform what is currently an inward-facing commercial edge into a more active and connected pedestrian environment, creating a stronger relationship between the commercial core and surrounding residential neighbourhoods.

Office of Cortese &amp; Gilder has also prepared a broader public domain framework spanning neighbouring properties between 263 and 283 Alfred Street, arguing that a coordinated approach to redevelopment will deliver better public spaces, improved tower separation and a more connected streetscape as the precinct evolves.

The proposal comes at a time where North Sydney is slated for future residential growth. Commercial developer FiveX has residential plans for the neighbouring site at 275 Alfred Street. They've proposed a 39-storey mixed-use tower with 184 apartments, while Freecity was recently approved for nearly 300 apartments across a 51-storey building on Walker Street.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-freecity-gets-green-light-for-mixed-use-apartment-and-hotel-tower-in-north-sydney">First look: Freecity gets green light for mixed-use apartment and hotel tower in North Sydney</a>

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-fivex-plans-39-storey-residential-tower-in-booming-north-sydney">First look: Fivex plans 39-storey residential tower in booming North Sydney</a>

&nbsp;

Alfred Street the latest North Sydney pocket to be transformed by residential development

Buyers considering a residence at boutique Gordon townhouse development <a href="https://www.apartments.com.au/new-townhouses/lume-gordon-43-47-dumaresq-street-gordon-nsw-2072">Lume</a>&nbsp;now have another reason to bring forward their decision.

For a limited time, purchasers of a residence at Lume will receive a BMW iX3 50 electric SUV, valued at more than $120,000, as part of their purchase. The offer is designed to add value for buyers while complementing the lifestyle envisioned for the architecturally designed Upper North Shore development.

Scott Timmins, Development Manager at <a href="https://www.apartments.com.au/developers/winim">WINIM</a>, said the partnership was created to provide buyers with a compelling reason to act.

"In today's market, buyers need a compelling reason to act now, and the BMW partnership was designed to create that catalyst. We wanted to add genuine value for our future purchasers. Choosing the all-electric BMW iX3 50 also reflects the values behind LUME, forward-thinking design, innovation and a more sustainable way of living. It's a premium incentive that complements the lifestyle our buyers aspire to and rewards those who commit early."

[smartcode_project:default project_id=7354 project_image_fid=374893]

Delivered by WINIM in partnership with Burtonwood Investment Partners, Lume comprises 14 architecturally designed two, three and four-bedroom townhomes created for families seeking the space of a freestanding house with the ease of modern, low-maintenance living.

The three-storey residences, designed by award-winning architecture practice <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a>, have been tailored for families and multi-generational living, featuring private internal lifts, flexible lower-level spaces, generous open-plan living and entertaining areas, media rooms, and landscaped outdoor spaces with custom outdoor kitchens.&nbsp;

Inside, engineered oak flooring, bespoke dining joinery with integrated wine fridges and backlit bars, sculptural porcelain bathrooms, Parisi freestanding baths and Astra Walker tapware create interiors that balance functionality with refined finishes.

Each townhome has been designed to combine generous internal spaces with sustainability initiatives such as EV charging infrastructure, while <a href="https://www.apartments.com.au/landscape-architect/arcadia-landscape-architecture">Arcadia</a>'s landscaped communal areas, centred around a restored creek line and native planting, encourage residents to connect with nature and spend more time outdoors.

[smartcode_project:default project_id=7354 project_image_fid=269527]

Rothelowman's Gary Tsui said the architecture was conceived to respond carefully to its Upper North Shore setting.

"Our vision was to create elegant, uplifting homes that draw on and positively contribute to the local character through meticulously considered design and an interaction with the surroundings."

The communal landscape has been designed as more than an open space between homes. Arcadia's Ben Newell and Kate Phillips said the adjoining reserve provided an opportunity to create a distinctive natural retreat for residents.

"Just as waterways carve their way through Ku-ring-gai's landscape, a raised boardwalk weaves through the reserve, connecting the homes to this tranquil oasis."

[smartcode_project:default project_id=7354 project_image_fid=374892]

Located just 300 metres from <a href="https://www.apartments.com.au/developments/gordon-nsw-2072">Gordon</a> Village and Gordon railway station, Lume offers convenient access to Sydney's CBD while placing residents close to some of the North Shore's leading schools, including Ravenswood, Pymble Ladies' College and Knox Grammar. Lane Cove National Park, Gordon Golf Club and a range of cafés and restaurants further reinforce the family-focused lifestyle on offer, with the BMW iX3 50 complementing everything from local trips around Gordon to weekend drives and city commutes.

Construction is underway with completion expected in mid-2027.

[smartcode_project_cta:default project_id=7354]

Boutique Gordon townhomes now come with a BMW iX3 50

Two apartments have sold for more than $10 million at EADE Byron Bay, setting some of the highest apartment prices ever achieved in the coastal town and underlining the growing appetite for luxury beachfront apartments in Australia's most popular coastal locations.

The $210 million project by Vitale Property Group has now secured more than $70 million in sales, led by residences that changed hands for $12.75 million and $11.75 million.

The record-breaking transactions reinforce the shift occurring in Byron Bay's premium property market, where affluent downsizers and lifestyle buyers are increasingly opting for high-end apartments over large beachfront homes.

<a href="https://www.apartments.com.au/new-apartments/eade-byron-bay-29-shirley-street-byron-bay-nsw-2481">EADE Byron Bay</a> occupies a rare 6,000 sqm absolute beachfront site on the corner of Shirley and Milton Streets overlooking Main Beach and The Wreck surf break, just 350 metres from Byron Bay's town centre.

The 25-residence development is the first beachfront apartment project approved in Byron Bay in more than a decade and is currently under construction, with completion expected in May 2027.

[smartcode_project:default project_id=145590 project_image_fid=359521]

The project has attracted a mix of local Byron Shire residents downsizing from larger homes, alongside interstate buyers from Sydney, Melbourne and Brisbane seeking a permanent coastal lifestyle without compromising on space.

Designed by <a href="https://www.apartments.com.au/architects/hayball">Hayball</a> and with interiors by <a href="https://www.apartments.com.au/interior-designers/alexander-co">Alexander &amp; Co</a>, EADE comprises&nbsp;10 garden apartments ranging from 284 sqm to 622 sqm, nine with private pools, five full-floor apartments and 10 rooftop residences with private plunge pools, expansive outdoor entertaining areas and uninterrupted ocean views.

[smartcode_project:default project_id=145590 project_image_fid=359527]

<a href="https://www.apartments.com.au/developers/vitale-property-group">Vitale Property Group</a> Managing Partner Chris Vitale said the project's combination of scale, location and limited future supply was driving buyer demand.

"There isn't another beachfront holding in Byron Bay of this size and position that could be developed again," Vitale said.

"Buyers are responding to the scarcity and the irreplaceability of a site of this calibre and to floorplans they can't find elsewhere in the market.

"We are seeing buyers place significant value on quality, space, design, resort-style amenities and the rarity of the location. The sales achieved to date demonstrate that discerning purchasers recognise the long-term significance of what is being created at EADE Byron Bay.

"Many are coming from larger homes in the Byron region, or from Sydney, Melbourne and Brisbane, and are after the space, security and convenience, without the upkeep of a house."

&nbsp;

[smartcode_project:default project_id=145590 project_image_fid=359523]

The Byron Bay project follows Vitale Property Group's delivery of the Mondrian Hotel and Private Residences at Burleigh Heads, with EADE continuing the developer's focus on luxury coastal developments.

Residents will have access to a resort-style swimming pool, gymnasium, sauna, cold plunge pool, concierge services and dedicated workspaces, while the project is targeting an 8-Star Green Star rating.

EADE Byron Bay is being exclusively marketed by Projx Australia in conjunction with WHITEFOX Projects.

WHITEFOX National Projects Director Phillip Rand said demand had been driven predominantly by owner-occupiers.

"We are seeing buyers at EADE place significant value on quality, space, design, resort-style amenities and the rarity of this location," Rand says.

"The sales achieved to date demonstrate that purchasers at this level recognise the long-term significance of what is being created at EADE Byron Bay."

Residences at EADE Byron Bay are currently priced between $4.75 million and $15.95 million.

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[smartcode_project_cta:default project_id=145590]

Vitale breaks Byron Bay records with EADE sales flurry 

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?

Prominent New Zealand apartment and hotel operator, <a href="/developers/safari-group">Safari Group</a>, is offering up a prime investment opportunity for Australians to purchase off the plan in one of the world’s most popular ski destinations.

They recently took to market Mountain Oak Queenstown Apartments, in the growing precinct of Remarkables Park in Frankton, near the airport and at the foot of The Remarkables - the mountain range the locals like to call “The Remarks”.&nbsp;

Sydney investors have shown interest in the one, two and three-bedroom apartments that secure high-season occupancy six months over the year, primarily over summer and winter months.

They average 90 per cent occupancy across their portfolio over January, February, March, August, November and December, while shoulder season months of April, July, September and October are still occupied 70 per cent of the time, with the growing appeal of Queenstown becoming not just a hotspot for the snow, but a lifestyle destination.

Even in the low seasons of May and June, occupancy levels reach around 40 per cent.

<img alt="Safari Group’s Mountain Oak Apartments brings new investment potential to Queenstown" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_auto/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/field/image/Ext_Cam15_Sunny.jpg?VersionId=SJAROUM_1s.Tr5ciMk4EEj5oAt_Vewmv" />

Safari’s Safari Hotels arm can also manage the holiday letting for an investor, from the listing on holiday accommodation websites such as Airbnb and Booking.com to the cleaning and maintenance of the investment. They’ve been in the short stay management business for 15 years and offer 24/7 support for investors, an important convenience benefit for any overseas investor

Another major drawcard for Australians is that New Zealand doesn’t have a stamp duty policy - so the entry price of NZ$639,000 (AU$586,000), is all that is payable on completion.

<img alt="Safari Group’s Mountain Oak Apartments brings new investment potential to Queenstown" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,dpr_2.0,q_auto:good/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/313_Livingv2_WEB.jpg?VersionId=nV229fM0ZeYpoxOrX372HyGjfwY_LR8c" />

Safari is starting construction of the 141 apartments in Q2 this year, with a two-year build estimated to complete in mid-to-late 2027.<img alt="" data-entity-type="" data-entity-uuid="" height="15" src="https://lh7-rt.googleusercontent.com/docsz/AD_4nXczFpFAb7WuA6f4f9TtKWcqXyNwR8qqtakWv352ERkpqNlP3KwIo8YKxw67jZNHfpjEGIZGv5MQTbnvLZwNt8iu9IVdOrswOjCvBZ4zhSoOOLrpt6etVEZTN1gkBho0r_R72zdHNA?key=yq3daOanqHSb88QFd8jGYKdb" title="Click and drag to move" width="15" />​

The apartments will feature modern amenities and contemporary designs with expansive windows capturing sweeping views of The Remarkables mountain range.&nbsp;

Interiors are equipped with modern finishes, premium appliances, and secure electronic key-locked doors, ensuring a comfortable living experience for residents and guests alike.

With its strategic location near Coronet Peak and Cardrona Alpine Resort, as well as key retail and dining precincts such as Market Street, Five Mile Shopping Centre, and Remarkables Market, Mountain Oak offers a strong proposition for investors seeking high rental yields and capital appreciation in one of New Zealand’s most sought-after locations.&nbsp;

Queenstown’s sustained demand for visitor accommodation and rental properties is underpinned by a shortage of housing options, attracting both local and international buyers.

Safari Group offers low-touch investment proposition in Queenstown’s popular ski fields district

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Australia dropped from third to fourth most popular commercial property investment destination in the second quarter of 2012, according to the latest Asia Pacific Capital Markets report from CBRE.
Investors snapped up close to $2.5 billion in Australian commercial assets, slightly higher than the first quarter of the year, but offshore investor sentiment dampened due to concerns over the doubling of the withholding tax from 7.5% to 15%.
The tax rate – charged on returns paid to overseas investors of managed investment trusts, many of which hold commercial property assets – increased from 7.5% to 15% on July 1.
Trusts that exclusively hold property built after July 1, 2012 and that meet high energy rating standards (five-star green star or 5.5 star NABERS) are taxed at 10%.
According to CBRE, China was the top investment destination in the Asia-Pacific region in the second quarter of 2012, attracting $4.5 billion of the $17.9 billion in commercial property assets snapped up by investors (both local and offshore) over the quarter – a 54% increase on the first quarter for the Asia-Pacific region.
Click to enlarge
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/2012/08/cbreaug131.gif"><img src="/images/stories/2012/08/cbreaug131thumb.gif"></a>
According to the report, authored by CBRE’s head of Asia-Pacific research director Nick Axford, investor sentiment towards Australian commercial property deteriorated in the June quarter as offshore investors were forced to take into account the higher tax rate in their pricing to achieve the same returns.
But he expects the market to be more active in the second half of the year “given the volume of foreign money on the sidelines”.
Axford says most foreign groups are still attracted to the Australian markets given the high yields that are still available.
The report shows that Australia’s prime office markets have higher office yields relative to other parts of Asia-Pacific.
Sydney’s prime office yield is 6.43%, with Melbourne offering a return of 6.85%, Brisbane 7.56% and Perth 7.88%. This compares with smaller returns in Beijing (4.75%), Shanghai (4.25%), Tokyo (3.5%), Singapore (3.92%) and Hong Kong (2.5%).
Sydney, Melbourne, Perth and Brisbane are all offering retail yields in excess of 8%, compared to 4.6% in Hong Kong, 7.2% in Shanghai, 5.5% in Tokyo and 4.8% in Singapore.
For the year to June, Australia has been the third most popular commercial property investment destination, behind Japan and China, but ahead of Hong Kong and Singapore.
Australia has also been the most popular destination for investor outside of the Asia-Pacific region with the chart below showing that local investors were the biggest buyers of commercial property in all major investment markets.
CBRE’s figures taken into account office, retail, industrial and mixed-use property priced at US$10 billion and above.
Click to enlarge
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/2012/08/cbreaug132.gif"><img src="/images/stories/2012/08/cbreaug132thumb.gif"></a>
CBRE says the 54% regional increase was underpinned by a rebound in cross-border investment activity as well as due to a rise in transactions worth US$250 million and above, most of which had been under prolonged negotiation.
“Sentiment in Asia-Pacific was mixed in the second quarter, with many investors mindful of the eurozone debt crisis, however private investors remained in buying mode and there was a significant increase in cross border investment activity,” says Axford.
“Western property funds were particularly active and Asia Pacific investors continued to be net buyers in the cross-border arena.”
The CBRE data shows that investment activity picked up in most markets, with the largest increases recorded in China, Taiwan, Singapore and New Zealand.
“Barring any dramatic negative developments in the United States and eurozone, we expect real estate investment activity to remain steady in the second half of 2012,” Axford says.
“Domestic investors will continue to dominate in their home markets although overseas core investors are likely to step up their activity, with Australia and Japan being the major focus.
“That being said, the availability of prime assets will remain tight across the region and investors are expected to take longer to reach decisions given the sizable gap in price expectations between buyers and sellers.”
The CBRE report highlights that office property remained the subject of strong interest in the second quarter, particularly in Australia and Japan, and comprised 47% of total investment turnover.
“The past 12 months has seen a rise in investment demand for retail assets in China and Hong Kong, whilst the high yields currently available in the industrial sector continue to attract investors.”
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Higher commercial yields to encourage offshore investment in Australia in second half of year despite withholding tax fears: CBRE

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A dilapidated wooden shack in Albert Park in Melbourne listed for sale with price hopes of around $600,000 was passed in on one $500,000 vendor bid at its weekend auction.
<a href="https://www.realestateview.com.au/Real-Estate/26-withers-street-albert-park/Property-Details-buy-residential-4225085" target="_blank">The weatherworn home </a>comes with planning approval for a three-storey, four-bedroom overhaul incorporating the existing facade.
<img src="/images/stories/2012/08/shackalbert.jpg">
The property has heritage requirements, which have been incorporated into development plans.
The corner block last traded for $578,000 in 2010, when listed with $470,000 to $520,000 price expectations.
The current listing agent Peter Zervas from Greg Hocking Holdsworth told Property Observer prior to the weekend auction that he envisaged the planning approval and plans would have added value to the project.
Zervas says builders have quoted $300,000 to $400,000 to realise the plans for the corner block.
He says they had had interest from builders and developers as well as individuals looking to occupy.
The plans for the new building were designed by architect firm Oof and were approved in 2011.
Zervas says the vendor has other projects on the go and has decided to let this one go.
Meanwhile another shack in Glen Iris is up for sale at <a target="_blank" href="https://www.realestateview.com.au/Real-Estate/49-osborne-avenue-glen-iris/Property-Details-buy-residential-4169095">49 Osborne Avenue</a>. It’s been in the same family for more than 100 years.
The Victorian timber cottage sits on 1,008 square metres.
Agent Rae Tomlinson from Marshall White Armadale is selling the property and is looking for offers around $1.5 million.
“There’s no heritage considerations with it,” says Tomlinson.
“If it were restored it would be absolutely stunning, but it would be challenging.”
Tomlinson says she’s had interest from developers and people looking to build a home.
<a href="https://www.realestate.com.au/property-house-vic-richmond-110894687" target="_blank">And a shack on Burnley Street, Richmond</a> (pictured below) on 776 square metres recently sold for $1,621,000.
<img src="/images/stories/2012/08/shack2.jpg">
The house is a uninhabitable three-bedroom shack that is being sold in a deceased estate.
The executor of the will is the former owner’s son in his 60s, who grew up in the house.
Agent Allan Cove from Biggin &amp; Scott Richmond says the property is probably at least 120 years old.
He says despite its condition it has a heritage overlay, which made thing difficult.
“There’s a huge question mark on that. Developers were doing their own enquiries as to whether it could be demolished and the council said anything was possible, but permission had to be sought.”
“The owners prepared a condition report which says it’s uninhabitable. I’ve had developers and builders look at the house and they said it would cost more to renovate than to demolish and rebuild.”
The property was bought by a property developer, who is deciding what to do with the property.
“He’s not too sure at this point. The vast majority of the site was vacant land. He’s weighing up his options, even considering going down the track of retaining the house and possibly creating something on Canterbury Street.”
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Wooden shacks are for brave buyers as Albert Park offering attracts no bids

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Since the global financial crisis hit in 2008, our top-end property markets have been the major casualty, with corrections in values of up to 30%. Each and every time a pricing guide was drawn in the sand, a new wave of destruction came crashing in and brought about the ongoing value retreat. It should be noted, however, that the top-end value correction was nowhere as severe as that experienced in the recession of the early 1990s.
For the prestige property markets to show signs of recovery, it will be necessary for the elite property markets to start posting anecdotal sales evidence – only then can the rest of the adjoining suburbs can follow suit. Mosman is the elite suburb north of the Harbour Bridge, which explains why it attracts so much attention and scrutiny. So it was a “good news week” for Mosman’s top end when it was reported <a href="https://www.propertyobserver.com.au/new-south-wales/western-australian-buyer-pays-%24101-million-for-mosman-harbourfront/2012080755890">Western Australian buyer pays $10.1 million for Mosman harbourfront</a> – congratulations to our very own Richard Simeon and Mark Manners who negotiated the sale. Before the market gets too carried away, what is required now is further sales evidence. What makes this sale all the more interesting is that mysterious line in the sand – where does the market believe that the top end has bottomed?
Adding to the intrigue is that prior to the GFC, Mosman buyers found it nearly impossible to compete with merchant bankers. Today, the local buyers are now competing with Chinese buyers, who are expressing an insatiable desire for the 2088 postcode! The next four months will be riveting for top-end properties, and we are predicting that this market is in recovery mode (albeit a modest one). More importantly, the dots are now aligning and vendors can and will have a greater part to play in the negotiations.
Watch – wait and see.
Robert Simeon is a director of <a target="_blank" href="https://www.rwm.com.au/" title="RWM">Richardson  Wrench Mosman and Neutral Bay </a>and has been selling residential real estate in Sydney since 1985. He has also been writing real estate blog <a target="_blank" href="https://www.rwm.com.au/news/" title="Virtual Realty News">Virtual Realty News</a> since 2000. The RWM real estate model has sold in excess of $1 billion in database sales globally.
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robertsimeon-hRNTwJyXkQ

Mosman market could be beginning to recover

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Melbourne CBD studio apartments start at just $145,000. Property Observer inspects postcode 3000 to find the 10 cheapest studios available in Melbourne.

The list comes<a href="https://www.propertyobserver.com.au/new-south-wales/sydney-cbd-s-10-cheapest-studio-apartments-starting-from-%24255000/2012073155743" target="_blank"> in stark contrast to the cheapest studios in Sydney</a> – it seems if you want to invest a CBD studio apartment, Melbourne is the cheaper option by a long way.

Prices in the top 10 range from $159,000 to $200,000. They're often aimed at overseas students looking to rent in Melbourne and can be as small as 19 square metres. That's smaller than an average billboard.

Buyers and investors should take note, though, it may be hard to secure a fully funded loan when buying at the cheapest end of the market.

Apartments under 50 square metres typically require deposits of 20%, compared with the standard 10%. Some buying situations may need upwards of 30%.

[smartcode_project:default project_id=95292]

And the same applies to studios off the plan. So if buyers and investors can secure a loan then this is the list to see.

So many of the cheapest apartments come from the same Flinders Street building that we have restricted the number of apartments from number 256-268 Flinders Street, or the list would be almost entirely populated by the same apartment block.

1

<a href="https://www.realestate.com.au/property-studio-vic-melbourne-108372381" target="_blank">16/546 Flinders Street</a> 

$145,000

Around the corner from Spencer Street, this apartment rents for $250-$280 a week. Barry Plant agent Niels Geraerts says he’s sold about six apartments in the building over the past few years. He says the lack of common spaces and having just one elevator keeps the body corporate costs down. Total outgoings for the property would come to about $1,500 a year for the approximately 17-square-metre unit. It sold to an investor in the last couple of weeks.

2

<a href="https://www.realestate.com.au/property-studio-vic-melbourne-105215032" target="_blank">210/600 Little Bourke Street</a>

$148,000

Unit 210 at 600 Little Bourke Street is a serviced apartment currently run by Hotel Ibis, which has the contract until 2018. The 25-square-metre apartment has a modest guaranteed income of $650 a month, and agent Lilian Yoon from OzAsia Real Estate is unsure of the outgoings for the property, although she says they would be minimal. The unit, which has no cooking facilities, has been on the market for years.

3

<a href="https://www.realestate.com.au/property-studio-vic-melbourne-110904915" target="_blank">52/546 Flinders Street</a>

$159,000

This apartment currently leases for $ 975 per month. The room is currently dominated by a double bed, which takes up most of the standing room. Agent Louis Christou from Christou and Co was unable to offer much information on the property, but said it was probably overpriced given the flooded market. He is also selling an apartment in Franklin Street priced at $199,000. He says the owners would be lucky to get $150,000 to $160,000.

4

<a href="https://www.realestate.com.au/property-apartment-vic-melbourne-110535041" target="_blank">1116B/256-268 Flinders Street</a>

$159,000

An 11th-floor studio apartment opposite Flinders Street station, this place rents for about $300 a week. It’s managed by property management company Baycrown and has approximate outgoings of $2,500 a year. The 19.5-square-metre apartment comes with a kitchenette.

5

<a href="https://www.realestate.com.au/property-studio-vic-melbourne-107466418" target="_blank">110B/256-269 Flinders Street</a> 

$162,000

In the same building is apartment 110b is currently leasing for $300 a week. The 19-square-metre apartment has the same outgoings at $2500 a year, and the apartment is fully furnished. Agent Nathan Collyer from Rendina Real Estate Kensington says tenant demand is very high in the building, particularly from students.

6

<a href="https://www.realestate.com.au/property-studio-vic-melbourne-110840411" target="_blank">417B/268 Flinders Street</a>

$165,000

This apartment in the same building again is renting for $310 a week. It’s 15 square metres and has outgoings of more than $4000 a year. It includes a kitchenette and a bathroom, and there’s room to walk.

7

<a href="https://www.realestate.com.au/property-studio-vic-melbourne-111049731" target="_blank">125/256-268 Flinders Street</a>

$165,000

In 256-268 Flinders Street again, this 30-square-metre unit earns $230 a week. Tenants are restricted to students, so that limits investors somewhat. Barry Plant agent Niels Geraerts says outgoings come to about $2000 a year.

8

<a href="https://www.realestate.com.au/property-studio-vic-melbourne-110179229" target="_blank">706/500 Flinders Street</a>

$169,950

This 25-square-metre apartment is listed for $169,950 and has been on the market for six months. Agent Craig McIntosh says the apartment could rent for $285 per week and has outgoings of around $2,000 a year. He says he’s sick of the studio apartment and is trying to get out of it. He says most studio stock on the market is overpriced and unsaleable at that price.

There are more plenty more apartments available in 256-268 Flinders, but in an effort to mix this list up we will skip any more listings from that building.

9

<a href="https://www.realestate.com.au/property-apartment-vic-melbourne-110505697" target="_blank">817/238 Flinders Street</a>

$182,000

This apartment is managed by Unilodge, but there are no restrictions on tenants. Agent Stephen Shen from Royaland Real Estate says total outgoings for the apartment would be $2,600 a year. It’s currently tenanted and renting for $323 a year.

10

<a href="https://www.realestate.com.au/property-unit-vic-melbourne-107161420" target="_blank">506/118 Franklin Street</a>

$190-$200,000

This property, currently run by the Stargate hotel rents for $13,032 per year. It’s about 15 square metres and can be owner-occupied. Total outgoings for the property are about $2,500 a year, says Ace Real Estate agent, Haresh Mutreja. It’s on the fifth floor, comes with a bathroom and a kitchenette but with no stove.

For information on <a href="http://propertyobserver.com.au/ebooks/free-ebook-investing-outside-the-square" target="_blank">out-of-the-box property investments, download our free eBook.</a>
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Top 10 cheapest studio apartments in the Melbourne CBD, starting from $145,000

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It’s a little-known fact that medals have been awarded for town planning in four Olympics: in 1928, 1932, 1936 and 1948.
And some would say that town planning deserves a medal in 2012. After all, planning is all too often seen as a barrier to development, but the innovative and can-do approach taken by the Olympic Delivery Agency (ODA) has enabled the planning process to be navigated unusually quickly and relatively painlessly.
If proof were needed, planning permission was granted for the overarching masterplan for the Olympic Park just seven months after a planning application was submitted. That may sound a long time to make a decision, but bear in mind that this was one of the largest planning applications ever submitted in the UK – a 10,000-page document split into 15 volumes. The permission meant that the London Olympic bid was submitted with outline permission in place, which Steve Shaw, the chief planner of the ODA's town planning promoter team, says was “highly instrumental” in securing the Games.
And that wasn’t it. Many other planning applications had to be prepared, submitted and determined; some 2,400 by the end of June this year. Many of these have been significant enough to require that they are decided by the ODA’s planning committee, which is made up of elected members from the four boroughs over which the Olympic park extends, two non-borough ODA board members, and five independent members. That the committee is approaching its 100th meeting is testament to the number of applications with which it’s had to deal.
The emphasis on securing a legacy has meant that work on a planning application for a post-Games masterplan has been underway for some time, and it was granted outline permission shortly before the Games opened. The Legacy Communities Scheme, which covers 64 hectares of the 226-hectare park, includes 6,800 homes in five new neighbourhoods, alongside schools, nurseries and health centres, promising to avoid the ‘ghost towns’ which now exist at the site of some previous Games.
All this has taken place in a little over ten years, since CBRE (then as Insignia Richard Ellis) identified Stratford as one of four potential sites for an Olympic Park. CBRE continues to have a strong involvement in the park as advisors to the London Legacy Development Corporations – currently assisting in the disposal of the media centre – and as advisors to Westfield and other major landowners in and around Stratford.
Planning has played its part in an exciting festival of sport that will leave a positive, lasting memory and put this part of London firmly on the map.
Richard Lemon is associate director of planning at <a target="_blank" href="https://www.cbre.com/EN/Pages/Home.aspx">CBRE</a>. This article originally appeared on <a target="_blank" href="https://olympicsrecord.blogspot.co.uk/">https://olympicsrecord.blogspot.co.uk/</a>
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Why London's Olympics town planners deserve a gold medal

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The London 2012 Olympic Games will provide a very welcome boost for the embattled retail sector at a time when it needs it most, given the administrations of Peacocks, Clinton Cards and Game this year, and hundreds of store closures and jobs lost in retail throughout the country.
The “legacy effect” of the Olympics through increased tourism and foreign direct investment is a proven phenomenon and given the staging of the Olympics in the east end of London – which has been the site of huge investment in the past few years – the legacy effect could be the most profound since the Games were staged in Barcelona in 1992. The Olympic Games could deliver between £750 million to £1 billion worth of additional consumer expenditure to the UK this summer, with a longer-term legacy effect on spend of up to £5 billion over the next five years.
The government appears to have recognised the opportunity that the Olympic Games will afford to retailers through a suspension of Sunday trading laws over the eight-week period. This will allow retailers to benefit as much as possible from the substantial additional footfall and spend that tourists and visitors will bring.
While the whole of the UK will benefit from both a short-term and longer-term increase in economic output during the Olympic Games, it is clear that London will be the principal beneficiary of this. Given retail in London has proved to be remarkably resilient  to the current economic downturn – and has recently benefited from substantial new development in the form of Westfield Stratford – it will be interesting to see how far the “legacy effect” will extend to retailers trading in towns like Burnley, Bootle or Berwick.
Jonathan De Mello is head of retail consultancy at <a target="_blank" href="https://www.cbre.com/EN/Pages/Home.aspx">CBRE</a>. This article originally appeared on <a target="_blank" href="https://olympicsrecord.blogspot.co.uk/">https://olympicsrecord.blogspot.co.uk/</a>
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The London Olympics will boost the city's retail sector

Low yields for Bondi Beach house investors in RP Data top 50 most active rental suburbs list

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Some 9.5% of all Australians who bought and sold a property during the last 12 years suffered a loss, according to an analysis by Rismark International of 3.25 million sales.
The analysis includes the gross purchase-and-sale return – ignoring the crucial aspect of rental incomes.
It also excludes the issue of the cost of borrowing money to fund an investment property purchase.
Factoring in transaction costs, including stamp duties, agents’ fees, council payments and other charges, the net loss tally jumps to about 15% of the sellers since 2000.
Around 5% of all owners who sold homes for less than their purchase price had an annual capital loss of higher than 3%, the reserch found.
The study was undertaken by Rismark International for the Australian Financial Review and looked at all the purchases and then resales of Australian homes between 2000 and 2012.
Suggesting a slight deterioration in the past year, a <a target="_blank" href="https://www.propertyobserver.com.au/residential/the-home-buyers-losers-club-joye/2011072650914">similiar survey</a> undertaken in July 2011 for Property Observer by Rismark indicated 9.3% of all home owners traded their properties for a loss in the 21-year period from 1990.
AFR colmunist Christopher Joye concluded the research found the typical investor did quite well during the period.
The median compound annual capital return is about 7% before rents and transaction costs.
It was 7.8% per year in the Property Observer study for the 21-year period.
The latest analysis suggests that 62% of all buyers since 2000 have generated annual returns of more than 6%.
"So many have experienced excellent results," Joye says.
"Importantly, the numbers also presume you owned the home outright.
"If you were geared, your underlying equity returns would have been far higher," Joye adds.
Brian White from Ray White told the AFR it was dangerous to talk down the value of property investment.
“I think that it’s misleading to say that if you buy a property, you’ve got a 15% chance of it being a bad investment,” White said.
Joyes notes Australia’s $3.6 trillion private housing market accounts for nearly two-thirds of total household wealth.
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One in 10 sellers are likely losers: Rismark 

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If our economists are armed with all the research available in today’s information age, why can’t they agree on where our economy and property markets are heading? 
In fact, a better question would be: Why do so many get it wrong? 
The simple answer is that market movements are far from an exact science. 
It’s more than just fundamentals that move markets 
The fundamentals are easy to monitor. Things like population growth, supply and demand, employment levels, interest rates, affordability and inflationary pressures. 
However, one overriding factor that the experts have difficulty quantifying is investor sentiment. 
Market “madness” plays a big factor 
In a recent report, Dr Shane Oliver, AMP’s chief economist, explains that people often suffer lapses of logic when investing and many of their investment decisions are driven by emotion. 
For example, we tend to extrapolate the present in the future. When things are booming we think the good times will never end and when the market mood is glum, we have difficulty seeing the light at the end of the tunnel. 
Think about it. When the media reports falling property prices or an impending housing crash, many investors become scared and sit on the sidelines, believing the end of property is nigh and things will never improve, when in reality much of the risk has been removed from the market. 
Conversely, when property markets are booming and stories of investors seemingly making large gains overnight abound, people want to jump on the bandwagon and cash in, often at a time when the market is near its peak.
 
Other emotional traps include becoming overconfident, wishful thinking and ignoring information that conflicts with your current views. In other words, many investors create their own “reality.” 
Can you see how this type of activity, influenced by investor psychology, drives booms and busts? How the dominant investor mentality of the time helps drive the property cycle? 
Simply, when investors put on the brakes, housing values tend to stagnate or fall due to lack of demand. And when they jump back into the market, demand rises and up go prices. 
Obviously, one or two misguided investors won’t be able to influence property prices, but investor sentiment is contagious. 
People tend to want to do what others are doing. They ‘follow the crowd’ because going against popular opinion is seen as risky. What if you make a mistake? What if the others are right and you are wrong? 
Oliver says this “collective behaviour” is magnified by several things, including: 
&gt;Mass communication enabling the behaviour to become infectious. Now more than ever we are bombarded with messages from the media influencing how we think and feel about things. When we hear that real estate is doomed, all but a handful of sophisticated investors get scared out of the game. And when the media tells us housing markets are booming everyone wants a piece of the action.
 
&gt;Pressure to conform. If your friends or family are doing it, it must be right. Right? Human nature makes us reluctant to do the opposite of what our peers are doing.
 
&gt;A major precipitating event can give rise to a general belief that motivates investor behaviour. The global financial crisis saw waves of investors scared out of the markets. On the other hand, the resource boom enticed thousands of investors into west coast housing markets to cash in on the resulting property boom.
 
&gt;A general belief that grows and spreads. When the belief that property values can only go up spreads through an uneducated new generation of investors they enter the market, pushing prices up even further, perpetuating the belief and helping make it a reality! Similarly, when the crowd believes the market is going to crash, they steer clear. This gets reported in the media and the negative sentiment feeds on itself. 
Oliver observes that these “lapses in logic” by individual investors and the magnification of such lapses by crowd psychology feeds property cycles and goes a long way in explaining why we see boom and slumps at different points in time. 
When investor sentiment is positive, the crowd jumps in feet first, pushes up demand and places upward pressure on prices – causing boom conditions. Conversely, when sentiment is negative, the crowd backs off and frequently sells out of the game due to concerns that they’re about to lose everything – causing market slumps. 
What can an investor learn from this? 
1. Our property markets are not only driven by fundamentals, but also by the often irrational and erratic behaviour of an unstable crowd of other investors. 
2. Booms never last forever, neither do busts. Don’t be surprised when they come around and don’t overreact. According to Oliver, this will help you avoid being sucked into booms and spat out during busts. 
3. Treat your property investments like a business and stick to a proven strategy to take the emotions out of your investment decisions. 
4. Recognise that property is a long-term play and set up financial buffers to help you ride the property cycles. 
Invest countercyclically
Warren Buffet once said: “We attempt to be fearful when others are greedy and to be greedy only when others are fearful.” 
This is also the investment strategy of many successful property investors. 
I’ve always been an advocate of countercyclical investing. I’m often sceptical of conventional wisdom – not because the crowd is always wrong but because the crowd is always late. 
Sure, it takes some courage to do the opposite of what everyone else is doing, but the results of your contrary behaviour will ultimately speak for themselves.
 
Michael Yardney is the director of <a href="https://www.metropole.com.au/" rel="nofollow">Metropole Property Investment Strategists</a> , a best-selling author and one of Australia's leading experts in wealth creation through property. He also writes the <a href="https://www.propertyupdate.com.au/" rel="nofollow">Property Investment Update</a> blog.
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How property investors can profit from ‘market madness’ by investing counter-cyclically

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The Sydney 2000 Olympics coincided with “a golden era” for real estate in the city. It also raised the profile of Australia to the global audience for the Games and the capacity of Sydney to organise and run what was lauded at the time as “the best Olympic Games to date”.
The event gave Sydneysiders great pride in hosting international visitors and global viewers. It set new standards for the value of the broadcasting revenue and contributed to the increased “value” of the Games to host countries. Furthermore, it created an army of volunteers who contributed enormously to the success of the event. For the period of the Games the trains even ran on time!
In terms of real estate, Sydney’s financial sector was expanding rapidly with the growth of the banking, listed property trust, insurance and professional services sectors. Following the city being awarded the Games in the early 1990s, while unrelated to the win, there was substantial commercial development in the CBD leading up to the Olympics.
Furthermore, there was strong population growth, largely through migration from other states or overseas immigration in response to, and anticipation of, the economic activity in the city and the associated increased awareness of Sydney through global publicity. This led to buoyant residential development, both urban infill and greenfield.
Homebush Bay was selected as the principal sporting precinct, including the athletes’ village, which enabled the remediation and development of an otherwise isolated and contaminated major landholding within the city. The development of the sporting facilities, broadcasting centre, athletes’ village and associated facilities maintained a construction “boom” in the city.
Unfortunately, the site’s master planning, including the public transport infrastructure, was not commercially based, particularly in terms of the post-Olympic legacy. There was more focus on building architectural monuments than considering the post-Olympic integration of the precinct with the broader metropolitan area. While there has been some valuable infill development within the precinct that assists in the activation of an otherwise brick-paved “oasis”, the limited consideration of a commercial strategy, combined with the management of the precinct by government, has constrained the mixed–use development opportunities.
Nevertheless, there has been substantial real estate development outside of the precinct by the private sector, which has been assisted by the Olympics raising the profile of this area in Sydney. The private sector is far more agile and commercial than the state government can be in this development process.
Like many Olympic Games host cities, Sydney continues to pay for the facilities provided in terms of an operating deficit for the Homebush Bay precinct. However, Sydney is fortunate to have the economic capacity to absorb this post-Olympic legacy. The greater issue for Sydney is the limited use of the facilities developed for the Games, which is both a function of the somewhat isolated nature of the facilities, limited accessibility and minimal activation within the precinct in terms of permanent restaurants and entertainment. This is gradually being addressed through the location of sporting teams within the facilities and commercial, associated retail and residential development within the precinct.
There is no doubt that the scale of the Olympic Games can be city changing, particularly in terms of improved infrastructure and public domain in host city CBDs and around the associated sporting facilities. However, there needs to be more consideration of the post-Olympic legacy in terms of contribution to the city. The Olympic Games are typically a “blip” in the lifespan of a city that must work for generations to come. The impact on real estate is minimal.
Wayne Redman is regional director of structured transactions and advisory services at <a target="_blank" href="https://www.cbre.com/EN/Pages/Home.aspx">CBRE</a>. This article originally appeared on <a target="_blank" href="https://olympicsrecord.blogspot.co.uk/">https://olympicsrecord.blogspot.co.uk/</a>
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