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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Cheaper Paddington property keeps turning over, but it’s too early to suggest any sizzle is returning to the market.
Two kitchen queens and an artist have recently sold their Paddington properties for at or above expectations.
Food writer Loukie Werle settled the $2,235,000 sale of the Bent Street house that cost her $202,500 in 1985. The hopes were around $2.2 million through GoodyerDonnelley.
Artist Michael Johnson’s Duxford Street terrace settled for $1.95 million, which was $50,000 more than the earmarked reserve but a tad less than the $2.01 million he paid for it in 2009.
{yoogallery src=[images/stories/feb23donnahay]}
<a href="https://www.propertyobserver.com.au/new-south-wales/donna-hays-paddington-terrace-off-the-burner-as-buyer-takes-a-%2423-million-bite-title-tattle/2012050854619">Kitchenista Donna Hay and husband Bill Wilson pulled $2.3 million for their Windsor Street terrace</a> (pictured above), which had cost them $1.42 million in 2003.
{yoogallery src=[images/stories/feb29liverpool]}
A little earlier this year thespian <a href="https://www.propertyobserver.com.au/new-south-wales/australian-theatre-doyenne-robin-nevin-sells-paddington-terrace-title-tattle/2012022853602">Robyn Nevin sold her Windsor Street house (pictured above) for $1,315,000</a>, having paid $145,000 for it in 1983.
McGrath Partners agent Ben Collier says the $1 million to $2 million market is the most steady in Paddington and a buzz is returning.
“Paddington is a real barometer for all of Sydney, so these recent sales are encouraging,” says Collier.
After a virtual drought of big-ticket buyers, several impressive sales have emerged, with a Flinton Street terrace fetching $3.81 million and a freestanding house on Goodhope Street trading for $5.6 million.
Figures released by Australian Property Monitors (APM) show that just 39 Paddington terraces changed hands in March this year with a median price of $1.35 million, which is down 3.2% on the previous March. However, sales are down on 2010, when 63 terraces traded with a median price of $1.38 million.
“There has been a market correction, but it is less significant in Paddington than in others areas. However, some vendors are not acting on the activity,” says Collier.
The owners of a five-bedroom, six-bathroom Paddington Street terrace rejected $9 million offer late last year, and nothing close to that has reappeared on the table since then.
{yoogallery src=[images/stories/november8collette]}
Another listing that involved actress <a href="https://www.propertyobserver.com.au/new-south-wales/fickle-toni-collette-being-sued-over-property-change-of-heart-in-paddington/2012031353824">Toni Collette and husband David Gallafassi</a>, who allegedly agreed to pay about $6.35 million on Stewart Street terrace, highlighted the top-end difficulties given it resold last week at about $5.5 million.
<img src="/images/stories/elizst.jpg" width="470">
Last month Toni Collette’s theatrical agent and friend Ann Churchill-Brown listed her Elizabeth Street property (pictured above) for June 2 auction. Its still available through Ben Collier with $3 million plus expectations.
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Paddington property market warming, but too soon to tell if the sizzle is back

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As an investor it’s important that you safeguard your properties and prepare them for whatever weather conditions may be thrown at them. In summer, that means jobs like mulching the garden to protect plants from drying out. But with winter here, there’s lots to do to make sure you’re prepared for the havoc Mother Nature is about to mount on poorly maintained investment properties. Strong winds and heavy rain can cause the kind of damage that, although often covered by insurance, will inconvenience your tenants and could hike up your premiums.
The importance of proactive maintenance cannot be understated, especially when it comes to winter-proofing your rental properties. I always recommend that my clients assess any potential or existing issues around their properties before the problems have a chance to escalate. To check if your property is ready for winter you should think about the following tasks, which can be completed by you if you’re that way inclined, or by employing a handyman.
Minimise drafts
Gaps under doors and windows can add significantly to a heating bill for your tenants, which they won’t appreciate. Add or replace worn weather stripping around the doors and windows and any other gaps. If doorstops are worn, replace them.
Fences
Fences should be well maintained and secure. Check the footings are stable and that the palings are in good condition. If the fences are particularly bad you might consider replacing them all together. This might mean speaking with your neighbours about sharing the cost or, if the fences border public land, asking the council to go halves.
Roofing and eaves
Cracked or loose roof panels can cause leaking and water damage. Be on the lookout for rotting or water-damaged eaves, which can lead to rising damp and mould on both interior and exterior walls. Not only does that look ugly, it also makes your property smell terrible and can cause bigger problems than just being vacant.
Gutters
One of the most common winter household maintenance issues is clogged gutters, which can cause leaking and water damage. Make sure the gutters are free from leaves, twigs and other debris. This is a simple prevention and can be done on your own. However, climbing up ladders can be dangerous. If you’re not confident up a ladder employ a handyman.
Trees and shrubs
Prune loose or dead branches and check if there are any branches that have a dangerous overhang. With strong winds that are more common in winter, you don’t want a tree branch smashing through a window in the middle of the night (or any time, for that matter!).
Tiles and pavers
Check the condition of pavers and tiling for large cracks. If they seem dangerous, repair or replace them immediately because they may pose a legal risk if a tenant or one of their visitors trips and becomes injured.
Ventilation
Warm, humid rooms such as the bathroom and laundry are particularly susceptible to an outbreak of mould, especially in winter. The best way to defeat mould is to ensure there’s plenty of ventilation available. Make sure windows and doors can be opened easily and, if necessary, install an exhaust fan.
Good property management
A good property manager will always comment on any obvious signs of deterioration after routine inspections; however, it’s important to note that during these inspections, they will not be able to access all areas of the property such as the roof. So, particularly as we approach the colder months, I recommend you employ a building inspector to give you professional building advice regarding any emerging issues around your properties. Prevention is better than cure!
Melissa Opie, aka “The Property Lady”, is  a multi-award-winning buyers’ advocate, bestselling author and managing director at <a href="https://www.kpi.net.au/">Keyhole Property Investments</a>.  The team at KPI act for investors and owner-occupiers Melbourne wide from $400,000 to $5,000,000. You can follow <a target="_blank" href="https://twitter.com/thepropertylady">“The Property Lady” on Twitter.</a>
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How to weather-proof your investment property in winter

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Since the 1800s, there has been a procession of younger family members joining long-established family businesses.
Traditionally, it has been sons following in their fathers’ footsteps.
But things started to change during the late 1970s and early 1980s, when you saw more daughters taking up the challenge, and also joining the family firm.
Enter Generation X
Gen Xers grew up in an era of two-income families — where mums worked and crèches became the norm. Divorce rates also began to rise; and the economy floundered after the 1987 crash.
As a result, Gen X emerged as independent, resourceful and largely self-sufficient, displaying a casual disdain for authority and structured work hours.
But more importantly, Gen X heralded the shift from manufacturing to a service-based economy. And it was the first generation to grow up with computers interwoven into their lifestyle.
Having lived through tough times during the early 1990s and seen their parents made redundant from long-held jobs, Gen X had little desire to be locked into just one firm and are willing to change jobs regularly, in order to further their careers.
Therefore, for all intents and purposes, the traditional family businesses (as we knew them) were slowly dying off.
But was that to be the end?
By the turn of the century, Gen Xers held fairly senior positions and were earning some seriously good money. Plus, a growing number of them were wanting to take charge of their own destiny.
Quite often that meant groups of them leaving major companies, to set up their own businesses. And this transition is what spawned the surge in suburban strata offices over the past 15 years, all around Australia.
Clearly, Gen Xers had the drive, the computer skills and the marketing know-how. But what they quickly found lacking was their depth of business experience, ready access to finance and a well-established corporate network.
Re-enter the parents
This is where their early-retired parents (through redundancies and retrenchments during the 1990s) suddenly became invaluable – but not so much for a cash input as you might initially think.
Rather they are able to open doors to business opportunities and provide an entry to banking connections. Plus they add much-needed credibility when making sales presentations to major companies.
Bottom line: What you've been seeing is dad (or .um) given a desk from which to run his or her own consultancy business in return for providing intellectual property and projecting an "air of experience" when required.
Quite an interesting new twist on the traditional family business structure.
It is one which will continue to underpinned the demand for smaller, strata-titled offices within most commercial property markets around Australia.
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 target="_blank" href="https://bitly.com/IFf40C">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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The reorganisation of the family business will boost demand for small strata-titled offices

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Boy band and teenage heartthrobs One Direction have taken Chapel Street by storm with their 1D pop-up shop as part of an increasing trend in Melbourne’s retail sector.
The band’s merchandise store was at 576 Chapel Street nearly four weeks since extending its lease by another week. It was due to close on Sunday.
<img src="/images/stories/2012/06/onedirection.jpg">
The shop was swarmed by a legion of teenage girls when it opened in a made-for-media event. Fans emptied the shelves of stock, which was then replenished. The shop was rarely empty, with teenagers congregating at the site to discuss the band.
Pop-up shops have come into increasing prominence recently as they pick up slack in a market hit by high vacancy rates.
Adrian Boutsakis, the Teska Carson agent who leased the property, says pop-up shops can be risky for owners but they do offer a way to fill gaps between long-term tenants.
<img src="/images/stories/2012/06/onedirection2.jpg">
“Some people try to lease pop-up shops for four to five days. For an owner it’s often not worth the risk for the money. If someone’s offering you $1,500 to $5,000 for a few days and they damage your property the cost will be $5,000 to $10,000”.
One Direction paid about $15,000 to $20,000 for the property, which Boutsakis is currently marketing at $330,000 a year.
Boutsakis is in the process of leasing the shop on a long-term basis.
“The tenants needed to push out the date to design the fit-out, etc. Normally in that time the owner would look at that as dead time which he factors into his costings. A short-term tenants alleviates that issue.”
In March CBRE released data showing pop-up shops had plugged rental gaps in Melbourne, which achieved historically low retail vacancy rates in 2011.
<img src="/images/stories/2012/06/onedirection3.jpg">
Four out of the 10 shop leased on Bridge Road, Richmond, in the second half of 2011 were taken up by pop-up shops, and Chapel Street was identified as a pop-up shop hotspot.
Boutsakis says the size of the One Direction shop makes it an oddity.
“Most pop-up shops don’t want 200-odd square metres. Generally pop-up shops want to pay about $1,500 a week for smaller shops.”
Boutsakis says short-term leases may not earn the agent fees and are sometimes done as a gesture of goodwill to the owner.
“One of the reasons we do short-term leasings is to keep clients happy. If it sits there vacant for a while owners can sometimes lose faith in their agent. Obviously we don’t want to lose clients to other agents.
“Often fees don’t play a part and it’s just to keep the owners happy. We leave it up to them, we don’t push them to do it.”
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awalsh-7Ub9EypybQ

One Direction had that one thing with Chapel Street pop-up shop

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Commercial property investors can earn rental yields as high as 11%, about double the yields from bank deposit products, if they are willing to bear the risk, according to research by Colliers International.
Primary yields in the bulky goods store sector range from 8.5% to 9.5%, and yields can be as high as 11% in secondary markets like the Gold Coast.
But Colliers head of national research Nerida Conisbee warns that this market is currently oversupplied due to a lot of development in the mid-2000s.
There are 112 bulky good centres in Australia covering more than 2 million square metres of retail space with an average size of 18,000 square metres, according to Colliers
In 2011 an additional 318,000 square metres of bulky good space was added to the market.
According to realcommercial.com.au, there are close to 100 bulky good stores up for sale on the Gold Coast, with 335 stores available for lease
Conisbee says the Gold Coast is seen as an even risker bulky goods investment because there are fewer tenants than other markets and higher vacancy rates.
“A longer-term hold might be OK,” she says.
Investors looking for less risky investments with strong yield potential should consider the neighbourhood regional shopping centre market, Conisbee says.
Prime yields in sub-regional and neighbourhood shopping centres start from around 7% and rise up to as 10% in the secondary market.
Conisbee suggest investors consider regional shopping centres under $5 million as well as suburban strata offices.
Those investors with shallower pockets might consider investing in a listed or unlisted retail trust to gain exposure to the sector.
Conisbee says smaller industrial assets are also doing particurlarly well in Melbourne and Brisbane, where there is an undersupply, with yields ranging from 7.75% to 8.5%
There are, she says, opportunities in strip retailing, but she says investors should tread carefully because of huge variation in quality and returns.
She says the most sought-after assets are Sydney and Melbourne offices and regional shopping centres – out of reach of smaller investors, though exposure is possible through buying shares in REITs and investing in unlisted trusts.
However, yields are lowest in these “sharpest investment categories” because of the strongest investor demand.
“This is because foreign investors are really looking and competing for these assets,” she says.
Other prime assets being sought by foreign investors and superfunds are Perth and Brisbane CBD offices.
The average yield in Sydney and Melbourne CBD offices ranges from 6.5% to 7%; from 7% to 7.75% in Brisbane and between 7.5% and 8% in Perth.
Outside of the sought-after CBD markets, prime yields range from 7.5% to 8.5% in CBD fringe locations like North Sydney, rising up to more than 10% in secondary locations in places like Chatswood and St Leonards.
Adelaide prime CBD fringe yields range from 6.5% to 7.25%, according to Colliers.
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Commercial property offers yields as high as 11% but comes with risk: Colliers

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WA police are investigating another attempt by an international scam to sell Perth residential properties without their owners' consent.
The attempt was intercepted by vigilant real estate agents who were approached to sell the home in Applecross.
The most recent matter arose last month when an Applecross real estate agency was contacted by someone claiming to be the owner of a rental property and requesting an urgent statement.
The property manager contacted the owner on file and realised it was a scam.
Other attempts have been made at Belmont and Subiaco.
The government reported that in the Belmont scam, people hacked into a home owner’s laptop computer through a Trojan virus and retrieved information on the owner’s investment property. The real estate agent who was managing the property was then contacted in an attempt to have the rental income diverted to an overseas bank account.
Police are still investigating the fraudulent sale of a Karrinyup home in September 2010 and a <a target="_blank" href="https://www.propertyobserver.com.au/western-australia/absentee-investor-alert-nigerian-scammers-sell-%24410000-house-they-didnt-own/2011081751195">Balcatta house early last year</a> where the overseas owners were renting the properties.
Police have tracked the Karrinyup scam to Nigeria and say the hundreds of thousands of dollars paid to them <a target="_blank" href="https://www.propertyobserver.com.au/news/perth-nigerian-scam-estate-agent-faces-disciplinary-action-for-lack-of-diligence-in-%24410000-sale/2012052854867">was transferred to a Chinese bank account.</a>
The WA Minister has congratulated the agents involved for their vigilance.
“Fraudsters have clearly been encouraged by the two previous successful scams in WA,” Commerce Minister Simon O'Brien said.
“These new attempts reiterate just how important it is that property and settlement agents apply rigorous scrutiny to all property transactions, particularly when they involve absentee owners and overseas vendors.”
The attempts follow the State Government’s move to strengthen industry codes of conduct late last year.

The new codes require agents to exercise greater care, skill and diligence when conducting identity checks on clients.

Consumer Protection has made identity verification training mandatory for all agents and WA Police conducts education seminars for the industry on this issue.

“Identity fraud and cyber crime is a continuing concern for authorities but awareness and vigilance are our best weapons to ensure fraud attempts are not rewarded,” Mr O’Brien said
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Vigilant Applecross Perth estate agency prevents another fraudulent house sale Nigerian scam

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There are now proportionally fewer properties to rent in the middle suburbs of Sydney than in suburbs closest to the Sydney CBD, according to April figures compiled by the Real Estate Institute of NSW (REINSW). 
Despite the overall state vacancy rate lifting by 0.1 percentage points to 1.7% during April, the vacancy rate in the middle suburbs (10 to 25 kilometres from CBD) tightened 0.3 percentage points to 1.6%. 
The residential vacancy rate in the middle suburbs has been falling since the start of the year – in January it stood at 2.1% 
In comparison the vacancy rate rose 0.2 percentage points to 1.7% in the inner-city suburbs and in the outer suburbs (more than 25 kilometres from the CBD) over April.
Click to enlarge
<a href="/images/stories/2012/06/reinsw1.gif" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/2012/06/reinsw1thumb.gif"></a>
Despite a fall of 0.1 percentage points to 2.9%, Wollongong remains the NSW city with highest percentage of available rental properties. 
Vacancy rates in Newcastle remained unchanged at 1.6% while on the central coast, the percentage of available rental properties rose 0.1 percentage points to 2.3%. 
Regionally, vacancies fell sharply in the Riverina shire in the south-west from 4.4% in March to 3.1% April. 
The Coffs Harbour market also tightened noticeably from 4.9% to 4%, but the region still has the highest vacancy rate in the state. 
 
The shire of Murrumbidgee, 630 kilometres west of Sydney, which has a population of around 2,400, recorded the lowest vacancy rate of 1%.
Click to enlarge
<a href="/images/stories/2012/06/reinsw2.gif" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/2012/06/reinsw2thumb.gif"></a>
REINSW president Christian Payne describes the April data as a “mixed bag” proving the point that the “rental market varies significantly from one area to another”. 
However, he says the message underlying the mixed results is that “much more needs to be done to address the chronic shortage in rental accommodation. 
“Sydney, the nation’s global city, has a rental vacancy rate that hasn’t managed to claw its way above 2% at any time in the past 12 months. 
“This situation has very human consequences, with prospective tenants struggling to find accommodation in a timely and affordable manner. 
“What we need urgently is a commitment from government to work cooperatively at all levels on resolving this problem and getting investors back into the NSW property market,” he says.
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Fewer rental vacancies in Sydney middle suburbs than in the inner city: REINSW

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With a 4.5% annual drop in house prices, Australia now ranks 44th in the world for house prices.
Overall global house prices were static in the first three months of 2012, the first time since late 2009 that annual price growth has slipped below 1%, according to the latest Knight Frank Global House Price Index.
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The index traces price movements across 53 countries. Australia was<a href="https://www.propertyobserver.com.au/residential/australia-slips-to-32nd-place-while-asia-remains-strong-in-house-price-index-knight-frank/2011090151383" target="_blank"> 32nd in September last year</a> and <a href="https://www.propertyobserver.com.au/news/australia-ranks-28th-on-house-price-index-list/2011062050537" target="_parent">28th in June 2011</a>.
Australia peaked as the fourth-fastest-growing property market in the world after a 20% price jump in the year to March 2010.
Ireland (down 16.3%), Greece (down 9.8%) and Portugal (down 8.6%) were the worst international performers, with house prices down in 58% of the countries on the index.
There was 0.9% overall growth in the year to March 2012 as doubts over the Eurozone's future, along with the Asian governments' staunch efforts to cool their markets have taken their toll.
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The major price growth came in Southern American countries, with Brazil recording the strongest annual growth of 23.5%.
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Knight Frank suggested the Asian tiger now resembled something of a domestic cat as far as house prices are concerned, mainly due to government efforts to cool price inflation.
The region recorded average annual price growth exceed 16% in the first quarter of 2010, but two years later the figure was closer to 2%.
The region's growth still exceeds the global average, but the margins have shrunk considerably.
Nicholas Holt, Knight Frank's director of research in Asia, says: "The Chinese housing market has had a tough 12 months as developers and purchasers alike have had bank finance squeezed as a consequence of the ongoing cooling measures. Lending restrictions, new taxes, the curbing of multiple property purchases, and new regulations to restrict the inward flow of hot foreign money have had the desired effect."
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Australia slips to 44th from fourth in past two years in world house price growth rankings: Knight Frank

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The Sydney inner-city apartment market will remain undersupplied until 2019, pushing up rents and delivering rising returns for investors, while Melbourne landlords will struggle due to an oversupply of new apartments, according to BIS Shrapnel.
This is despite more apartments due to be completed in Sydney than in Melbourne between now and 2016.
The most recent apartment construction phase commenced in both cities from 2009-10 following an improved economic outlook and rising rents and yields, but construction was more pronounced in Melbourne, creating the current oversupply.
“The pipeline of construction in inner Melbourne points to record levels of supply, while activity in inner Sydney is also coming to recent highs,” says BIS Shrapnel senior manager Angie Zigomanis.
BIS Shrapnel is forecasting an undersupply of 2,500 apartments in Sydney in 2012.
This will fall over the next four years to an undersupply of 500 apartments as new apartments are completed but will then start rising again from 2017, reaching a shortfall of close to 2,000 apartments in 2018 and 2019.
The forecast is for about 2,000 rental apartments to be completed in inner Sydney in 2013-14 —similar to its 2003-04 peak but below the 1999-2000 peak of 2,500 apartments.
However, this will be insufficient to erode the pent-up rental demand in the inner-Sydney apartment market, and despite further high construction over the following two years, BIS Shrapnel anticipates a modest deficiency of apartments in inner Sydney will still be in place by 2016.
“This environment should continue to support rental growth in inner-Sydney apartments,” says Zigomanis.
“The continued tight rental market and rising rents are expected to support further investor demand and consequently price growth over the next two to three years, particularly if economic growth starts to recover and confidence returns.”
Sydney inner-city apartment rents are forecast to rise by around 5% to 6% per annum over 2012-13 and 2013-14 (compared with 6.7% between 2006 and 2012) before slowing in subsequent years as the deficiency eases with new supply coming on stream
Price growth is expected to be similar, says BIS Shrapnel.
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Source: BIS Shrapnel
Melbourne is forecast to have an undersupply of 1,800 apartments over the next two years but once projects in the pipeline are completed over the next two years the undersupply will more than halve by 2014 before tipping into oversupply by 2015.
In 2016, the surplus of inner-city Melbourne apartments is set to peak at over 2,500 before declining over the next two years and returning to a small undersupply by 2019.
The oversupply of Melbourne apartments is forecast to be driven by an annual rate of 2,800 rental apartment completions from 2013-14 to 2015-16 compared with just 1,800 completions in 2011-12.
Over the past decade Melbourne rental apartment completions have averaged 1,600 per year while tenant demand has remained at 1,500 apartments per year.
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“The record levels of new apartment supply in inner Melbourne over 2013-14 to 2015-16 will push the market into oversupply and vacancy rates will rise,” says Zigomanis.
“The high level of competing stock means that landlords will be unable to command the premiums that are traditionally available for new apartments, while owners of older established apartments will have to discount the asking rent on their apartments in order to compete,” he says.
The lower rents will translate into lower returns for potential investors.
Prices for inner-Melbourne apartments are forecast to remain flat while sales volumes fall until the excess supply is absorbed.
According to BIS Shrapnel, in many instances, owners will experience a decline in prices if they resell.
In its forecasts, BIS Shrapnel breaks down the inner-city population profile in Sydney and Melbourne into three categories:
<ul>
<li>Students, with the growth mainly coming from overseas students;</li>
<li>Young professionals, who are typically employed in white-collar occupations in the CBD or CBD fringe locations; and </li>
<li>Empty-nesters, such as older singles or couples without children living in the family home. </li>
</ul>
The first two groups, it says, largely create demand for apartments as tenants, while empty-nesters are typically owner-occupiers and will therefore occupy the apartment they have purchased. 
“Apartment rent demand from young professionals experienced a setback during the GFC as employment in the financial sector declined. While this rebounded briefly as the recovery came through, growth has again slowed in line with the economy,” says Zigomanis.
“Student demand has also weakened, although most of the reduction in overseas student numbers has taken place in the vocational education sector compared to the university sector, and with major university institutions located close to the Sydney and Melbourne CBDs, the softening in student demand has been less pronounced. As a result, tenant demand has softened.”
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Sydney inner-city apartments to deliver better returns than Melbourne until 2019: BIS Shrapnel

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The debate is over; the big Donald has had the final say – if you cannot sell your property, don’t fire your real estate agent, fire him or her up!
This comes from Donald Trump (he used to sack agents who couldn’t sell his “beautiful” buildings) in his address to the Australasian Real Estate Agents conference on the Gold Coast earlier this week.
Now he pays 7% to 8% commissions and he believes this works a treat.
I don’t disagree, and on several occasions, when it came to selling my own home, paid a financial incentive to get a higher price.  Not every agent took the money, instead donating the balance to charity.
According to IBISWorld, 5,000 people lost their jobs in the real estate industry in Australia over the last five years.  Revenue in the industry has dropped by close to 10% since 2007.
As we wrote a few weeks back it is defying gravity to expect real estate agents to work on a 2.5% commission structure.
Virtually no other business on the planet works off such low sales margins.
Good advice DT, but really, “beautiful”?
According to ABARES, there are 94 major mineral and energy advanced developments taking place across Australia.  These total $173.5 billion and importantly, they are advanced – meaning approved, with most underway.
<ul>
<li>A breakdown of these projects is as follows:</li>
<li>35 energy projects – $116 billion total</li>
<li>35 mineral projects – $33.6 billion total</li>
<li>20 infrastructure projects – $19 billion total</li>
<li>4 mineral/energy processing projects – $5 billion total</li>
</ul>
Most are in Western Australia, with 39 projects totalling $109 billion, followed by Queensland with 28 projects for a combined $49 billion and New South Wales with $8.2 billion.
<a href="https://www.propertyobserver.com.au/developments/we-must-get-residential-development-back-on-the-front-page-michael-matusik/2012052954891">Again, as discussed last week,</a> this isn’t a flash in the pan or fly-by-night operation, but major long-term developments.  These projects amount to some serious economic grunt and provide strong pillars of support.
I read something recently in the Economist to the effect that men are selfish layabouts.  Really?  I can only imagine the resounding guffaws from the fairer sex: “Tell us something we don’t already know,” they are yelling.
But you see – and I just love this bit – there’s apparently a reason for it.
An American study has found that …. wait for it … the amount of housework a man does depends on how much he dislikes it.  The more a male likes a task, the more of it he will do and vice-versa.
Not exactly revolutionary stuff; but it does give me incentive to confess a dirty little secret.  I do the clothes washing at my house – each weekend, dutifully sorting the whites from the darks.  It’s therapeutic, and well, everyone in the family agrees I’m just better at it.
But back to the study, the flip side of this finding is that the amount of housework that women do has nothing to do with how much they might like or dislike a task.  Women just get on with the job and do what has to be done.
Good-on-ya, girls!  We really didn’t need a study to tell us.  Where would we be without you?
And for all those males suffering from SLS (selfish layabout syndrome), you may now take solace from the fact that your condition is officially verified.  You are not alone.
Michael Matusik is the director of independent property advisory Matusik Property Insights. Michael is a 25-year veteran in the industry and his firm has helped over 550 new residential developments come to fruition. Michael has launched a new initiative, called<a target="_blank" href="https://www.matusik.com.au/"> Think Matusik</a>. Think Matusik brings together expert opinion and select property opportunities.
Michael will present a free webinar on tips on buying your first property as an investment on Tuesday, June 5 at 12.30pm.
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