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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Sydney was the strongest-performing major capital city housing market over the month of May, registering a nearly 2% rise in house prices to a median of $675,500, according to Residex. The Sydney market is in positive territory for the year ending May 2012, with growth of 1.2%.
The Sydney unit market registered a quarter percentage point fall in May, with prices up 1% for the year ending May 2012 to a median of $488,500. Sydney unit prices were up more than 5% for the year to May 2011.
Melbourne house prices were flat during May (to a median $558,500), while unit prices rose 1.5%.
Outside of the major capital cities, Darwin was the strongest housing market over May with a 3% gain to a median dwelling price of $504,500. The NT capital also registered the biggest jump in activity, with sales up 32% over the year to May period compared with the previous corresponding period.
Noticeably, Perth unit prices have made strong gains over the three months to May, up nearly 8% to a median of $412,000.
Overall Residex calculated a 1% rise in national house prices over May to a median of $429,500, with units unchanged at a median of $394,000.
Residex CEO John Edwards described the Australia-wide May results as pleasing, saying the trend shows that “markets have clearly moved to the positive and adjustments are now occurring at a lower rate”.
Click to enlarge
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/2012/06/residexjune27.jpg"><img src="/images/stories/2012/06/residexjune27thumb.jpg"></a>
“The unit market does not appear as robust and supply issues are impacting on its recovery. Looking a little deeper, the result we are seeing is largely a consequence of the largest markets (Sydney and Melbourne) producing reasonable outcomes,” Edwards says.
Here’s a guide to how capital city houses and unit prices have fared:
Sydney
House prices rose 1.92% over May to a median of $675,500. They are up 2.74% for the quarter.
Unit prices fell 0.25% over May to a median of $488,500. They are up 1.1% for the quarter.
Melbourne
House prices fell 0.08% over May to a median of $558,500. They are down 0.05% for the quarter.
Unit prices rose 1.48% over May to a median of $435,000. They are up 2.58% for the quarter.
Brisbane
House prices fell 0.3% over May to a median of $422,500. They are up 0.07% for the quarter.
Unit prices were unchanged over May with a median value of $348,500. They are up 0.54% for the quarter.
Perth
House prices fell 1.81% over May to a median of $475,500. They are down 0.66% for the quarter.
Unit prices rose 2.47% over May to a median of $412,000. They are up 7.75% for the quarter.
Adelaide
House prices fell 0.16% over May to a median of $389,500. They are up 0.49% for the quarter.
Unit prices rose 1.47% over May to a median of $308,500. They are up 3.05% for the quarter.
Hobart
House prices fell 0.96% over May to a median of $364,000. They are down 4.02% for the quarter.
Unit prices fell 1.02% over May to a median of $257,500. They are down 0.9% for the quarter.
ACT
House prices fell 1.35% over May to a median of $525,500. They are down 1.3% for the quarter.
Unit prices rose 2.05% over May to a median of $427,500. They are up 3.39% for the quarter.
Darwin
House prices rose 3.14% over May to a median of $504,500. They are up 5.08% for the quarter.
Unit prices fell 0.66% over May to a median of $410,500. They are up 4.37% for the quarter.
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Sydney house prices up 2% in May as unit supply issues impact on national recovery: Residex

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Retail rents could fall by as much as 15% amid weak sales and store closures, according to Morgan Stanley, but an industry expert says retail sales are still growing at a modest pace. 
According to an article in The Australian Financial Review, Morgan Stanley analysts noted rents are dropping in a number of malls and for a number of retailers. 
But according to the Australian Retail Research and Forecast Report, produced by Colliers International, the first half of 2012 “has been a continuation of what we saw in 2011”. 
“The most recent retail trade figures released by the ABS reflect anecdotal evidence from retailers that conditions remain tough,” Colliers research director Nora Farren said in the report. 
“A number of high-profile retailer collapses and potential store closures were reported during the first half of 2012, but the number is actually lower than for the same period in 2011.” 
“The failure of Sleep City, WOW Audio Visual Superstores, Game and Retravision Southern are amongst those to occur during the past six months.” 
“While these will have a short-term effect on shopping centre occupancy levels, the fundamentals in high quality centres remain sound.” 
According to Farren, retailers will continue to open stores in order to grow profits, with tenant demand for good quality centres expected to exceed availability. 
“While sales growth has slowed across the portfolios of the major retail landlords, the bulk still report being able to increase rents on review,” she said. 
Strong regional shopping centres and supermarket-based assets have continued to perform better than small- to medium-sized malls with a focus on discretionary retail, the research found. 
Well-located neighbourhood centres that are not dependent on discretionary spending are expected to be well placed for growth in 2012. 
On a state by state basis, the mining states continue to outperform the rest of Australia with regard to retail spending, with WA now accounting for 11.9% of total retail turnover. 
“Within the non-mining states, New South Wales and South Australia bucked the trend… Annual growth for both states is running at 2.1%,” Farren says. 
“In Tasmania, retail sales fell 0.6% [in April], matching the Australian Capital Territory’s 0.6% fall during the month.”
This article originally appeared on <a href="https://www.startupsmart.com.au/" target="_blank">StartupSmart</a>.
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Retail rents could fall by 15% across Australia due to store closures and poor sales: Morgan Stanley

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If you don’t have a lot to look at this weekend, go and choose a really good coffee house (such as Porgie and Mr Jones in Auburn Road, Hawthorn East or Coin Laundry Armadale Street, Armadale or The Little Ox in New Street, Brighton). Do this without the kids, sit down and have a chat and a think.
If you are feeling frustrated, annoyed, scared – well, perhaps “chill” for a moment, as they say.
Buying a home should be a 20-year decision. Even if you have been looking for a year, you are probably less than 5% into that time frame. Unless you’re aged 90 and hoping to get the first-home buyers’ bonus, you have got time.
Right now the market is on the side of those who are considered and patient.
If your frustration is escalating, consider a change of habits. Very few properties are selling on the first day they hit the internet. (Although it’s true that a few are being bought off market or before auction, and for that you need a plan.) But looking at the internet four times a day like a teenager constantly checking her Facebook page will not help your mental state. And your mental state is so important in home hunting.
Try not to be afraid that you’ll never find something. Unless you are a Martian with unique requirements, you will find a home. Right now stock is short for lots of people, but things will improve. Don’t buy crap out of a sense of frustration.
If you are in the wrong head space you can end up making poor decisions – and those poor decisions can affect your whole life.
Review your results
So you’ve been looking all this year. How did you go? Have you bid on anything, were you close or have you not found anything of interest?
Back in 2010, if you hadn’t found anything after looking for six to 12 months, our advice would have been to look at your requirements and see how realistic you were – because in 2010 there was a lot on offer. However this is 2012 and the levels of correctly priced, exciting stock have been considerably lower. So your goals may be reasonable, it’s just there’s little stock choice. Our best advice is try not to make a kneejerk reaction to shift to a different set of goals without considerable thought.
Consider changes
In 2012 we suggest you take a more general overview. That’s code for “don’t be too hard on yourself”. Even if you haven’t found your dream home, think about whether you have seen homes within your price range, type and area that are similar to what you want? If your answer is yes, our advice is don’t change course – be patient. If your answer is no, then it may be time to consider a different suburb, a different type of home or more money. Dare I say it– it may be time to seek professional advice to ascertain your best options.
Reinvigorate your plan
Take the next couple of months to review. When the school holidays have become just a painful memory and we are heading into the footy finals and starting to see the first flush of early spring home releases, that will be the right time to smarten up you act. Spend some time now on getting clear on what you can do, getting motivated on what you want and resting so you are set to go when the stock options improve.
Mal James is principal of<a target="_blank" href="https://www.jamesbuyeradvocates.com.au/" title="James Buyer Advocates"> James Buyer Advocates</a>, which advocates on behalf of buyers of property over $1 million. Mal writes weekly auction reports, advice and in-depth market analysis on James' website.</body></html>

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How to avoid the winter home hunting blues: Step one – stay patient: Mal James

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One of Canberra’s greenest office building projects is now 80% leased as demand grows for premium-grade office stock with high environmental ratings, according to Colliers. 
Just two floors out of the 10 in Nishi Commercial – part of developer the Molonglo Group’s mixed-use NewActon project – remain available for lease, with office tenants set to move across in November. 
<img src="/images/stories/2012/06/nishi5.jpg">
Office component
The building, billed as an end to “glass box” offices, has been designed by architecture practice Fender Katsalidis in conjunction with sustainable engineering firm Arup, the firm behind the iconic Beijing Olympic Water Cube and Gherkin building in London. 
The 21,700-square-metre Nishi building has been designed to meet five-star NABERS and six green star ratings and will fittingly become the headquarters for Department of Climate Change and Energy Efficiency, which is its anchor tenant. 
Other tenants include law firm Clayton Utz and the Australian Competition and Consumer Commission. 
It will feature the largest single-building solar panel installation (400 kW) on any commercial building in Australia and is classified as a Solar Farm under ACT Government legislation. 
<img src="/images/stories/2012/06/nishi4.jpg">
Residential component
“Leasing one floor at Nishi is the equivalent to planting 1,387 trees or equal to preserving 7,500 square metres of rain forest annually,” says Rupert Cullen, state director of real estate management at Colliers, which has been appointed as building manager. 
Other key sustainable features included mixed-mode air-conditioning, an under-floor displacement air handling system and a high-performance façade that optimises daylight penetration. 
In its latest Canberra CBD office research and forecast report, Colliers says that since  2007 there has been “tenant-driven interest in modern, environmentally savvy buildings, and this trend has grown to present day”. 
A-grade office space has grown to 39% of available stock, “changing the profile of the Canberra office market from one of low-quality building to one of high-quality buildings, attracting long-term tenants, creating security and good cashflow for investors”. 
Colliers says that due to a limited amounts of new stock coming to the market in the first half of 2012, “the once tenant-controlled market is shifting to favour landlords with premium space”. 
Net effective rents for A-grade stock have risen 3.4% in the last six months, with the A-grade CBD market vacancy rate falling from 11% to 7.6% over the past two years. 
Investors who hold A-grade stock in the CBD can expect yields of between 7.25% to 7.75%, with one square metre of office space renting for between $425 and $500. 
Colliers says that over the next six months just three buildings – providing an estimated 3,750 square metres of space – are expected to be delivered in the Canberra region.
Click to enlarge
<a href="/images/stories/2012/06/colliersjune251.gif" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/2012/06/colliersjune251thumb.gif"></a>
The Colliers report anticipates a pick-up in white collar employment growth from January next year, which will boost demand for office space.
Canberra, with a stable civil servant employer base, has one of the lowest unemployment rates in Australia, standing at just 3.8% for the fourth quarter of 2011, according to the ABS. 
This is 1.4 percentage points below the national unemployment rate of 5.3%.
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Canberra’s very green Nishi office block 80% leased as demand for premium office space rises: Colliers

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A Bellevue Hill unit that sold for $2.92 million leads the top 10 notified sales of the week, according to RP Data.
The 373-square-metre apartment with harbour views last sold in 2005 for $2,005,000. It was briefly listed in 2008 but no sale was reported. The median unit price in <a target="_blank" href="/news">Bellevue Hill</a> is $652,250, according to RP Data.
<img src="/images/stories/2012/06/astongarden1.jpg">
This is the second week in a row with no sales reported over $3 million.
Six of the top 10 sales this week were in NSW, with the remaining four in Victoria.
<a target="_blank" href="/news">A double oceanfront block on Collaroy Beach sold this week for $8.7 million</a>, but the sale price was unreported.
1. <a target="_blank" href="https://www.myrp.com.au/n/1-7-aston-garden-bellevue-hill-nsw-2023/myrp-490?propertyId=1366521">1/7 Aston Garden, Bellevue Hill, NSW, 2023</a>, four-bedroom unit, sold at auction on June 21 by Raine &amp; Horne Double Bay for $2.92 million
2. <a target="_blank" href="https://www.myrp.com.au/n/2-10-yarranabbe-road-darling-point-nsw-2027/myrp-490?propertyId=2064819">2/10 Yarranabbe Road, Darling Point, NSW</a>, three-bedroom unit, sold at auction on June 19 by Bradfield Cleary for $2.9 million
3. <a target="_blank" href="https://www.myrp.com.au/n/331-gallaghers-road-glen-waverley-vic-3150/myrp-490?propertyId=15711131">331 Gallaghers Road, Glen Waverley, VIC, 3150</a>, six-bedroom house, sold at auction on June 23 by Ray White Real Estate Glen Waverley for $2.88 million
4. <a target="_blank" href="https://www.myrp.com.au/n/20-mistral-avenue-mosman-nsw-2088/myrp-490?propertyId=4493146">20 Mistral Avenue, Mosman, NSW, 2088</a>, four-bedroom house, sold before auction on June 23 by McGrath Estate Agents for $2,425,000
5. <a target="_blank" href="https://www.myrp.com.au/n/134-addison-road-manly-nsw-2095/myrp-490?propertyId=3970516">134 Addison Road, Manly, NSW, 2095</a>, four-bedroom house, sold on June 19 by Century 21 Williams Manly for $2.16 million
6. <a target="_blank" href="https://www.myrp.com.au/n/280-aldington-road-kemps-creek-nsw-2178/myrp-490?propertyId=3270620">280 Aldington Road, Kemps Creek, NSW, 2178</a>, four-bedroom house, sold at auction on June 23 by Inglis Property Macarthur for $2.07 million
7. <a target="_blank" href="https://www.myrp.com.au/n/2-northcote-avenue-balwyn-vic-3103/myrp-490?propertyId=9565093">2 Northcote Avenue, Balwyn, VIC, 3103</a>, six-bedroom house, sold at auction on June 23 by Marshall White Real Estate for $2.05 million
8. <a target="_blank" href="https://www.myrp.com.au/n/34-norbert-street-balwyn-vic-3103/myrp-490?propertyId=9565080">34 Norbert Street, Balwyn, VIC, 3103</a>, four-bedroom house, sold at auction on June 23 by Jellis Craig Real Estate Hawthorn for $1,935,000
9. <a target="_blank" href="https://www.myrp.com.au/n/7-selwyn-street-artarmon-nsw-2064/myrp-490?propertyId=8131994">7 Selwyn Street, Artarmon, NSW, 2064</a>, four-bedroom house, sold at auction on June 23 by McGrath Estate Agents for $1.85 million
10. <a target="_blank" href="https://www.myrp.com.au/n/783-punt-road-south-yarra-vic-3141/myrp-490?propertyId=13144899">783 Punt Road, South Yarra, VIC, 3141</a>, five-bedroom house, sold at auction on June 23 by Bennison Mackinnon Real Estate for $1.83 million
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Bellevue Hill unit tops week’s reported sales at $2.92 million: RP Data

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There has been plenty of talk of late about the bottom of the Queensland property market and whether it is here or indeed has already passed. It is almost like a mythical beastie that everyone tries to identify but in reality few actually do. This is because – just like coming face to face with an ogre masquerading as a human – it can be quite a scary proposition. Well, it was the time I thought I caught a glimpse of one.
I have always said everyone has different bottoms (chortles inserted here please). That is what makes the world such an interesting place. When it comes to the property market, some people might wait for a time when they believe prices have bottomed out and when activity is usually also low. Others might wait for prices to start to increase marginally or wait for activity to increase ever-so-slightly.
Whichever timing is the best for you, buying property is usually the biggest financial decision you will make in your lifetime, and there is likely to be a certain amount of stress involved, regardless of when or how often you buy.
In January this year, I took the plunge and bought an off-the-plan investment property. It was in an enviable location close to the city, had strong capital growth and rent potential and, well, the design was funky – I am a woman, after all. At that point in time, I thought the bottom of the market had arrived. From talking to agents it seemed there was a little more confidence in the market, more people were venturing out to open homes, and the remnants of last year’s natural disasters were nearly a calendar year behind us.
I signed on the dotted line within a few days of first seeing the plans and after doing so much extra research I thought that my eyeballs or my brain might fall out on my desk. Thankfully neither of those things happened otherwise it would be very difficult for me to write this column. I acted quickly because – just like my first property purchase – I had a good feeling about the development and it ticked all the boxes when I considered the various investment property criteria.  Was I nervous? Yes. Did I know with 100% certainty that I was buying at the bottom of the market? No, but I was prepared to give it a shot. So were plenty of other buyers I found out, with the development almost selling out within the March quarter.
Five months on from that decision, the diggers have moved in and soon the development will start to take shape. I am a little jealous that I will never live in it, because it does have primo views across the river, but apart from that I am happy with the decision I made. When it comes down to it, it is only you who knows when it is the right time to buy and in the end which bottom you would prefer.
Nicola McDougall is media and communications manager for the <a href="https://www.reiq.com/" target="_blank">Real Estate Institute of Queensland</a>. This article originally appeared on the<a href="https://reiqblog.com/" target="_self"> REIQ blog</a>.
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The bottom of the property market – and the best time to buy – differs for everyone

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I have to admit that I am excited. Excited about the release of the results of the 2011 census. I have always seen reliable demographics as the foundation of successful project marketing. We are very lucky to have the ABS as a resource; the organisation is a world leader.
I am also sure that no one would disagree that demographics are important and that access to current statistics even more so.
Most new developments are often being built in areas where rapid change is taking place. Populations are never really static, and change can include areas that are being gentrified as old industrial sites give way to residential projects.
Green-field developments will pose a slightly different hurdle, as the current population mix clearly has very little in common with the potential new community.
These are straightforward examples, however change is not always this easily defined. With each new census we usually see the big-ticket raw figures grab the headlines. But I see the changes that are not always visible as being the real keys to advancing many project marketing issues. Keeping track of demographic shifts and trends will help us all make sure the most suitable product is delivered to the market.
So the 2011 census figures are very welcome, but not only for the immediate headlines about this or that boom or surprising social trend. The longer-term value comes from a blending of the key social and economic trends that impact the demand for housing. 
How, for example, will the big changes in family formation impact demand and where people might choose to live? There are more older people and more singles, but where are the pressure points for population growth, and is growth being fuelled by new births or immigration?
The facts behind the growth and population trends always demand much closer scrutiny and it is vital to have up to date information on every local market you deal with.
These are key facts we can now look at in almost real time because of the delivery of the census. One area to briefly highlight is the changes taking place in some key age brackets. A quick review of the 30-44 age bracket shows they now represent just over 21% of the population. This is important because this group is more likely than any other to be the next immediate generation of home buyers. The 70-plus age bracket is also creeping up from 9.4% in 2006 to be 9.7% in 2011.
Australia’s housing stock has increased from 8,446,726 to 9,140,231 a jump of 693,505 new homes, with Sydney, Darwin and Canberra now sharing the highest median household mortgage repayments at $2,167.
I hope your share my enthusiasm for census 2011, and I am sure we will be sharing some of the many key results and their impact over coming months.
Peter Chittenden is managing director for residential of ;<a target="_blank" href="https://www.colliers.com.au/Colliers%20Corporate/Residential.aspx">Colliers International</a>
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Results of 2011 census will help developers find the most suitable project for the market

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Prices may be rather attractive at the moment, but the days of quick and easy financing are over.
Furthermore, the tight credit market is making it tough for some investors to secure loans.
Nonetheless, with a little creativity and preparation, you can often bring otherwise-doubtful funding options within your reach.
And if you want to take advantage of some great opportunities at the moment, here are a few tips to improve your chances of success.
Increase your initial equity
Let's start with something simple. By contributing 30% to 35% upfront for your new purchase, you will secure your loan and probably obtain a better deal on your interest rate.
But if you don't have the immediate cash to do that, you consider a line of credit on your home or no investment property to bridge the gap.
Steer clear of the big four banks
If your initial equity isn't quite as big as it should be, you might consider a neighbourhood bank for financing rather than one of the big banks.
You'll find them to be a little more flexible; plus, they may also know your local market better and prefer investing locally.
Engaging a good mortgage broker is another good option — because they have access to a wide range of loan products. But make sure you deal with someone who knows how to find investor money.
Seek help from the vendor with financing
Right now, some vendors may be prepared to leave some money in the deal for a few years.
But you need a game plan — to "sell" the vendors on financing,
And you need to sell the vendor on you as well.
You need to paint a confident picture so they don't fill in the blanks with their worst fears.
Think outside the box
You may be looking to buy a vacant property, where you know a tenant can be easily found. But a few things need to be done to it first.
Most investors would seek to "screw the best price" out of the vendors, to help offset some of the upgrade costs involved.
That is your first big mistake!
The better outcome would be to have the vendors agree to a six-month settlement but grant you access to renovate after 30 days.
That way, you can complete the upgrade work and have the property fully let before settlement.
But more importantly, you will be borrowing on a higher-valued property — which should cover your upgrade costs. If you settle early, those costs will come out of your own pocket.
Bottom line: In the current market creativity rules.
Never go into a negotiation fixated on price. With just one item to resolve, there is always a winner and a loser.
Instead, it's often far more productive to let the vendors name the price, but you name the terms.
Chris Lang is an advisor to commercial property investors and gives keynote speeches and regular seminars on the best way to invest in commercial property. He maintains a blog, <a href="https://bitly.com/IFf40C" target="_blank">his-best.biz</a>, which he updates regularly about the best way to get the most out of your commercial property investment.
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With a little creativity, you can secure funding for commercial property investment

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Since the middle of the last decade, the average hold period of homes has continually increased as affordability barriers and high exit costs result in owners holding on to their properties rather than buying new ones.
The average hold period is calculated simply as the difference between the most recent date of sale compared to the previous date of sale. When we quote this figure, we determine an average based on all of the homes sold over the past year.
Across Australia, the average hold period for a house is recorded at 9.0 years and at 7.7 years for a unit. The average hold period has continued to increase over the past year. At the same time last year the hold period was recorded at 8.5 years for houses and 7.4 years for units. The average hold period for houses and units was fairly static until late 2005 and actually declined during the 2001-04 property boom, but it has since consistently increased.
At an individual capital city level, Melbourne houses and units have had the longest average hold period over the past year at 10.4 years and 8.3 years respectively. Sydney has the second highest average hold period. Given that Sydney and Melbourne are the most populous capital cities and also two of the most expensive, it is no surprise to see that they also have the longest length of tenure. It appears that home owners are increasingly likely to keep their current properties rather than upgrade due to the significant cost.
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The trend towards longer tenure is evident across each capital city market, all of which are showing an increase in the average hold period of both houses and units over the past year. As the table shows, the average hold period across each capital is much higher than it was five years ago and substantially higher than they were in 2000.
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When the average hold period data is paired with the annual volume of sales data, you can see that as the volume of sales has fallen, the length of ownership has increased. Of course, this is a logical explanation, if fewer transactions are taking place people still need to live somewhere, so they are going to be more inclined to stay in their current home. Click to enlarge
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The increase in the average hold period has also occurred over more recent years, a time in which growth in home values has been significantly lower. Of course, in March 2000 median home prices were much lower than they are today, which would suggest that housing affordability is a barrier to people moving and upgrading their home. The March 2012 national median home price was $400,000 compared to $168,000 in March 2000. Another point to note is that as homes get more expensive the amount of stamp duty payable on the sale increases as does the commission payable to the real estate agent. These may also be factors that are contributing to the increasing length of ownership.  
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The fact that the average hold period has been increasing as homes got more expensive and the rate of capital gain slowed along with the ongoing decline in sales activity has ramifications for the market and its participants such as:
<ul>
<li>There is less stamp duty collected by local and state governments because of fewer sales transactions.</li>
<li>There is less commission available for real estate agents and mortgage brokers.</li>
<li>There is less new business for financial institutions; as a result they have to compete more heavily in the refinance space.</li>
<li>Many families are likely to be living in homes which don’t appropriately meet their needs.</li>
<li>The data suggests that, instead of moving, people are looking to renovate their current homes.</li>
</ul>
Overall, we believe that the increase in the average hold period is a response to a number of factors. The main contributors are housing affordability and the costs associated with moving. However, it also probably has to do with the fact that the type of property available and the types of new housing stock being delivered are not meeting buyers’ needs. Whether that be cost, design or location, it is clear the stock available is not what buyers are looking for.
We anticipate that the average hold period will continue to increase over the coming years as private sector demand for credit growth remains below historic levels, sales volumes remain below their peaks and affordability barriers mean that people choose to upgrade their current home rather than upgrade to a new one.
Cameron Kusher is senior data analyst at <a target="_blank" href="https://www.rpdata.net.au/">RP Data</a>.
This article originally appeared on <a target="_blank" href="https://www.smartcompany.com.au/index.php">SmartCompany</a>.
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Affordability barriers mean home sellers staying put for longer: Cameron Kusher

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The Real Estate Institute of Victoria (REIV) expects no appreciation in the Melbourne housing market in the next few years, with a lack of demand for real property one of the reasons.
In his June 2012 State of the Victorian Property Market report, REIV spokesman Robert Larocca includes a graph that shows particularly low levels of first-home buyer demand for property, as well as a fall in the number in other buyers. The first-home buyer market is often seen as the springboard for growth elsewhere in the market.
First-home buyer numbers have fallen from a high of 4,595 a month in May 2009 to just 1,980 as of April 2012 – having hovered around the 2,000 mark since October 2010.
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“Low rates of economic growth in Victoria coupled with lower population growth and with almost no unmet demand underpin at best moderate growth in the medium term,” says Larocca.
The graph shows that from March 2009 to April 2009 there were more than 4,000 first-home buyers every month.
This was a time when the Victorian government’s first-home owners’ boost was available (in addition to the $7,000 federal first-home owners’ grant).
It offered an extra $14,000 for those who built a new home or bought a newly constructed dwelling and an extra $7,000 for those buying an existing home and ran from October 14, 2008 to September 30, 2009.
The boost halved from October 1, 2009 to December 31, 2009.
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