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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There are 24 Perth suburbs with median house prices of $1 million or more according to Real Estate Institute of Western Australia statistics. Peppermint Grove eclipsed the other suburbs, nearly doubling the median price of number two suburb, Dalkeith. The data comes from sales in 2011.
<table width="388" cellpadding="0" cellspacing="0" border="0"><tbody>
<tr>
<td valign="bottom" nowrap width="144">
Suburb
</td>
<td valign="bottom" nowrap width="244">
Median House Price (December 2011)
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="144">
<a target="_blank" href="/news">Peppermint Grove</a>
</td>
<td valign="bottom" nowrap width="244">
$4,680,000
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="144">
Dalkeith
</td>
<td valign="bottom" nowrap width="244">
$2,410,000
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="144">
<a target="_blank" href="/news">Cottesloe</a>
</td>
<td valign="bottom" nowrap width="244">
$1,775,000
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="144">
<a target="_blank" href="/news">City Beach</a>
</td>
<td valign="bottom" nowrap width="244">
$1,750,000
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="144">
<a target="_blank" href="/news">Nedlands</a>
</td>
<td valign="bottom" nowrap width="244">
$1,535,000
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="144">
<a target="_blank" href="/news">Swanbourne</a>
</td>
<td valign="bottom" nowrap width="244">
$1,495,000
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="144">
<a target="_blank" href="/news">Henderson</a>
</td>
<td valign="bottom" nowrap width="244">
$1,380,000
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="144">
<a target="_blank" href="/news">Applecross</a>
</td>
<td valign="bottom" nowrap width="244">
$1,340,000
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="144">
<a target="_blank" href="/news">Subiaco</a>
</td>
<td valign="bottom" nowrap width="244">
$1,300,000
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="144">
<a target="_blank" href="/news">Claremont</a>
</td>
<td valign="bottom" nowrap width="244">
$1,250,000
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="144">
<a target="_blank" href="/news">Mosman Park</a>
</td>
<td valign="bottom" nowrap width="244">
$1,250,000
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="144">
<a target="_blank" href="/news">North Coogee</a>
</td>
<td valign="bottom" nowrap width="244">
$1,230,000
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="144">
<a target="_blank" href="/news">Mount Claremont</a>
</td>
<td valign="bottom" nowrap width="244">
$1,177,500
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="144">
<a target="_blank" href="/news">Churchlands</a>
</td>
<td valign="bottom" nowrap width="244">
$1,150,000
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="144">
<a target="_blank" href="/news">South Perth</a>
</td>
<td valign="bottom" nowrap width="244">
$1,150,000
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="144">
<a target="_blank" href="/news">Floreat</a>
</td>
<td valign="bottom" nowrap width="244">
$1,100,000
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="144">
<a target="_blank" href="/news">Shenton Park</a>
</td>
<td valign="bottom" nowrap width="244">
$1,085,000
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="144">
<a target="_blank" href="/news">Watermans Bay</a>
</td>
<td valign="bottom" nowrap width="244">
$1,080,000
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="144">
<a target="_blank" href="/news">East Fremantle</a>
</td>
<td valign="bottom" nowrap width="244">
$1,050,000
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="144">
<a target="_blank" href="/news">Piesse Brook</a>
</td>
<td valign="bottom" nowrap width="244">
$1,030,000
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="144">
<a target="_blank" href="/news">Salter Point</a>
</td>
<td valign="bottom" nowrap width="244">
$1,026,000
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="144">
<a target="_blank" href="/news">North Beach</a>
</td>
<td valign="bottom" nowrap width="244">
$1,023,000
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="144">
<a target="_blank" href="/news">Attadale</a>
</td>
<td valign="bottom" nowrap width="244">
$1,000,000
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="144">
<a target="_blank" href="/news">Northbridge</a>
</td>
<td valign="bottom" nowrap width="244">
$1,000,000
</td>
</tr>
</tbody></table>
Source: REIWA
 
 
 
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awalsh-7Ub9EypybQ

The 24 million-dollar Perth suburbs

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The cash rate will fall tomorrow and most likely by 0.25%.  The yield curve strongly suggests such.  As at the middle of last week – I do write these in advance – the 10-year government bond rate was 3.76%, while the official cash rate was 4.25%, and the somewhat wide difference suggests that the cash rate should fall.  This indicator is right about half of the time, while the average economist gets interest rate calls right just once every seven times.  So, it’s the yield curve for me, Sunny Jim.
Now, what does this mean for Australian housing?  Well, in the past it meant quite a lot, especially after a succession of interest rate falls.  Historically, house sales improved, new housing starts picked up, and end prices stabilised – and more often than not, rose.  And I still have the charts to prove it.
But over the last decade or so the connection between cheaper money and house market improvement has been broken.  And unless action is taken, then this circuit might be broken for good.
In short, residential property, and especially new stock, is taxed way too much and there have been far too many government-induced grants and incentives, such as building boosts and first-home buyer grants.  These have distorted the more normal property cycle, inflated demand and prices and have made the housing market far more cyclical than it used to be.
Despite mortgage rates falling by close to 1.5% over the past two or so years, new housing starts have continued to decline.
Sure there is at present a flurry of activity in several quarters<a target="_blank" href="https://www.propertyobserver.com.au/resources/government-property-grants-and-stamp-duty-concessions-the-expiry-dates-you-need-to-know/2012041054208"> as a variety of building incentives are about to close around the country</a>.  But all this has done is brought demand forward.  There will a “hole” in these markets for the next three to six months, maybe longer.  Sadly, many in the development industry will call for another quick fix, including further drops in interest rates, an increase in the first-home buyers’ grant or an extension of a building boost – you get the drift.
Only two things will lift new housing starts Down Under:
<ul>
<li>Increasing population growth.  While another drop in interest rates might temporarily boost new housing starts, the only real reason why housing starts would need to rise – under current conditions – would be to cater for higher levels of population growth. We need more migrants.</li>
<li>Changing the current conditions.  Increase the supply of raw land across urban Australia.  Reduce the time taken to get an approval.  Reduce the amount of unnecessary compliance needed to get a new residential development off the ground.  Allow the market to dictate demand, not urban boosters (or whatever they are being branded as at present). Have new property valuations based on rental return, and not on mostly second-hand and dubious comparisons.</li>
</ul>
And importantly, reduce taxation on new property – the residential building industry is being weighed down by excessive and ineffective taxes.
Work by the HIA shows that the total tax-take from new housing can be as much as 40% of the final price of a new home.  New housing is the second most heavily taxed business sector in Australia, and yet it still contributes almost $40 billion in tax revenue each year.  And regrettably, it’s the new home buyer who pays.
And here is the real sticking point – this $40 billion every year makes up one-eighth of the government’s revenue.  They are all hooked on the cash injection.
If you really want more new starts across the country, lift migration remove GST on new construction remove stamp duties on off-the-plan sales and reduce – dramatically please – the size of all levels of Australian government.
Now, let me turn my attention to the established resale market.
The biggest problem facing this market is choice.  There is just way too much.  There are close to 400,000 resales on the market across the country.  A more healthy supply would be about half this volume.  A 0.25% or even 0.5% drop isn’t going to magically make these properties enticing enough to buy.  Heck, I could argue that dropping the cash rate by 1% wouldn’t do too much.
Far too many of them are overpriced, have been for sale way too long, and too many of the vendors trying to sell them just haven’t got a clue.  Given how tight the vacancy rate is at present (1.7%), what many of these vendors should do is renegotiate their finance, take their property off the market, lock into a low fixed-interest rate for a couple of years and rent the property out.
Now if people really want or need to sell, then they should do the following things:
Understand what their dwelling is worth and accept its value.  In other words, meet the market.  Rip the bandage off once and move on.
Assign one good agent.  One, not two or three, just one.  Multi-listing is sales death in a buyer’s market.
Assign your agent a short time frame to sell the property.  I am talking about 30 days.  And get them to bring you signed contracts – not verbal offers.  You want to see paperwork.
You must present the property well.  If you were selling your car, you would have it detailed.  The same applies to your home or investment property.  Minimum budget is 1% of the sales price.  If you cannot afford this, don’t bother trying to sell it.
Ditto goes for promoting it.  Again, a 1% minimum spend and make sure you get your money’s worth.  Do not accept crappy photos via an agent’s iPhone (not that Apple does anything crappy!) or being stuck on page 12 on a realestate.com.au’s property search for your area or price range.  And you must put an asking price on the property!
For the month your place is for sale, your job is to make it look the best that it can and to promote it wisely to the appropriate audience. 
Just because the average home loan might be about $50 cheaper per month from tomorrow – and remember, interest rates cycle like nearly everything else in life – it does not mean that the Aussie housing market will be automatically better off.  That used to be the case, but not really anymore.  We have interfered way too much for such simple things to have much influence any longer.
Of course, nearly every talking head will disagree with what I have just written.  Real action is needed – not shifting deck chairs on the Titanic.
If you are in the property industry or trying to sell a property, don’t expect too much from a small drop in interest rates.  You are likely to be disappointed.
Fight for bigger and more permanent change.
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 href="https://www.matusik.com.au/" target="_blank"> Think Matusik</a>.  Think Matusik brings together expert opinion and select property opportunities.
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michaelmatusik-49YzLvdmNv

Government taxes and grants have distorted the property cycle, and an interest rate cut might not help: Michael Matusik

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Recently, Larry Schlesinger provided <a target="_blank" href="https://www.propertyobserver.com.au/residential/house-prices-to-bottom-out-in-2012-and-start-rising-from-2013-nab/2012041354255">commentary on the property market trending towards a “bottoming out” in 2012 and a “modest rise” in 2013 onwards</a>, based on a 300 respondent-strong survey commissioned by the NAB Bank.
Following this, I conducted my own survey of market sentiment in regards to 2012 through to 2013. I was able to collect 50 responses, and the outcomes were quite revealing.
The respondents include a variety of industry experts (estate agents, mortgage brokers, advisors, professional investors), along with non-investors (those interested but yet to take the plunge, and those who may not be interested in property investment but are renters or landlords themselves). There were just seven questions asked, with multiple answer choices for selection, as well as the option to answer with their own comments.
1) How would you describe the outlook for the remainder of 2012?
- 50% felt the market was 'Trending badly, with 41% agreeing it was 'A bit wobbly, but will improve'
- Less than 5% felt it was 'Doom and gloom'. Others responded with their own comments, stating it was a 'buyers’ market' and that it was 'stagnant, but on the way towards upswing'.
2) And what about 2013? 
- 67% agreed the market would 'improve a little bit', with 30% stating it would 'stay about the same as it is now'
3) Some believe the AU market is 'flat'. If so, are some types/sizes of cities more flat than others? 
- 18% felt major metro cities were most flat (i.e., Sydney, Melbourne, Brisbane), with 32% feeling mid-size metro cities were most flat (i.e., Perth, Adelaide, Gold Coast)
- Only 9% felt that 50,000 to 500,000 size cities were most flat (i.e., Canberra, Darwin, Hobart), with 27% feeling regional towns of less than 50,000 were most flat (e.g., Tamworth, Dubbo, Kalgoorlie).
- 22% believed that all markets, regardless how big or how small, were completely flat.
I then asked the audience how they came to these opinions – so, what kind of media or information had they consumed to draw these conclusions? The results were quite interesting and really supported the notion that mass media, trusted colleagues, and specific due diligence were better regarded than specialist media!
1) What outside influences helped to inform your opinion? 
-A whopping 54% said mainstream media (generic news/current affairs, radio, metro newspapers like SMH/Age/West Australian, etc) influenced their opinions about the state of the property market, a frighteningly high statistic!
-29% preferred specialist media sources specific to property investment (specific radio/TV programs to this, specialist magazines and books, specialist published websites)
- A massive 54% relied on the trusted word of informed acquaintances (family members with experience, mortgage brokers/accountants/advisers, academics)
- Just 8% trusted blog-based commentary, and 4% listened to 'untrusted' associates (any comments heard in passing, from any source/stranger)
2) If any of these information sources mentioned the market was 'picking up again' or 'showing signs of improvement', which would you trust most? 
- The response to this was very even; with the biggest group (33%) mentioning news feeds on sites like RealEstate.com.au and Domain.com.au as the most trusted, followed by trusted informed acquaintances (29%), specialist media outlets (29%), and mainstream media outlets (29%)
- 13% also trusted macroeconomic reports in mainstream media (so, the 'economy' improving and positive talk about our 'currency getting stronger'). This is interesting because in my view, the property market runs independently to variables such as these.
- Interestingly, many comments were also added, mentioning wage growth rates, interest rate changes and other economic factors as being the biggest indicators of the real estate market changing.
Lastly I asked some questions regarding the community's interest in purchasing either an investment property or a home to live in, either this year or 2013. Here are the responses to both:
Whether or not you currently own property of any kind; would you consider buying an investment property or a home to live in, this year or next? 
- 'Yes, certainly' - 25% (investment property), 42% (home)
- 'Most likely' - 21% (investment property), 13% (home)
- 'Maybe, maybe not' - 29% (investment property), 13% (home)
- 'Probably not' - 8% (investment property), 25% (home)
- 'Certainly not' - 17% (investment property), 8% (home)
So, what does the community make of all this sentiment?
If I could add my two bits' worth; I'd suggest the market feels that despite flat growth and some areas trending badly, there is still a strong desire to enter the property market, not only as a home owner but also keenly as an investor, this year and moving into 2013. From a media perspective, I'm also concerned at the high volume of respondents placing their reliance in mainstream/generic media sources and not specialist media and the blog community around them.
I'd be keen to hear the thoughts of others regarding these subjects.
Lastly, I was recently a participant in a Swinburne University study recently on <a target="_blank" href="https://www.propertyobserver.com.au/landlords/the-pros-and-cons-of-buying-your-first-property-as-an-investment-and-continuing-to-rent/2012031153777">"renter investors".</a> If you would be interested in participating in a 30-minute interview, please email <a target="_self" href="mailto:4121139@student.swin.edu.au">Ailsa McPherson</a>.
Cameron McEvoy is a property investor and maintains a blog, <a target="_blank" href="https://propertyspectator.blogspot.com.au/">Property Spectator.</a>
 
 
 
 
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cmcevoy-Go82SmsJA9

Real estate industry experts say the market is flat but want to get into it anyway

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Five out of six Queensland 7-Eleven service stations have sold at auction, continuing the strong appeal of the combination petrol station and retail store assets.
Prices ranged from $1.5 million for a 2,365-square-metre 7-Eleven service station in the north Brisbane coastal suburb of Sandgate to $2.35 million paid for a 3,700-square-metre service station in Springwood, south of Brisbane.
Yields ranged from 5.67% to 7.73%, similar to the 5.75% to 7.7% yields achieved following the recent successful auction of <a target="_blank" href="https://www.propertyobserver.com.au/retail/self-funded-retirees-continue-to-snap-up-nsw-7-elevens-service-stations-drawn-by-high-yields/2012032754031">10 NSW 7-Elevens</a>, where prices ranged from $2.2 million to $3.9 million.
All Queensland properties sold with new 15-year leases with three options of five-year renewals and guaranteed 4% annual rent increases.
The Queensland properties were marketed by Sam Hatcher and Ben McGrath from Jones Lang LaSalle.
Two of the properties – Woodridge and Springwood – sold at below the estimated taxable land value.
McGrath says this means land tax might be a bit high on these two sites due to their large land area. The Woodridge site measures over 5,000 square metres and the Springwood site over 3,700 square metres – the two largest properties among the batch of six.
Figures released by the Queensland Valuer-General show that Logan City (where the Woodridge service station is located) has experienced an 8.9% decline in industrial land values to a median of $380,000 while industrial land values in the Scenic Rim Shire, where the Springwood service station is located, have increased by 11.1% to a median of $250,000.
 
<table style="width: 470px;" cellpadding="0" cellspacing="0" border="1"><tbody>
<tr>
<td width="90" valign="top">
Location
</td>
<td width="94" valign="top">
Address
</td>
<td width="85" valign="top">
Size
</td>
<td width="84" valign="top">
Annual Rent
</td>
<td width="83" valign="top">
Estimated rateable land value
</td>
<td width="101" valign="top">
Sale price
</td>
<td width="69" valign="top">
Yield
</td>
</tr>
<tr>
<td width="90" valign="top">
Woodridge
</td>
<td width="94" valign="top">
1 Kingston Road
</td>
<td width="85" valign="top">
5,072 sqm
</td>
<td width="84" valign="top">
$136,000
</td>
<td width="83" valign="top">
$2 million
</td>
<td width="101" valign="top">
$1.87m
</td>
<td width="69" valign="top">
5.67%
</td>
</tr>
<tr>
<td width="90" valign="top">
Springwood
</td>
<td width="94" valign="top">
53 Springwood Road
</td>
<td width="85" valign="top">
3,702 sqm
</td>
<td width="84" valign="top">
$170,000
</td>
<td width="83" valign="top">
$2.4 million
</td>
<td width="101" valign="top">
$2.35m
</td>
<td width="69" valign="top">
5.70%
</td>
</tr>
<tr>
<td width="90" valign="top">
Marsden
</td>
<td width="94" valign="top">
79 Chambers Flat Road
</td>
<td width="85" valign="top">
3,500sqm
</td>
<td width="84" valign="top">
$170,000
</td>
<td width="83" valign="top">
$1 million
</td>
<td width="101" valign="top">
$2.05
</td>
<td width="69" valign="top">
7.68%
</td>
</tr>
<tr>
<td width="90" valign="top">
Sandgate
</td>
<td width="94" valign="top">
86 Rainbow Street
</td>
<td width="85" valign="top">
1,248sqm
</td>
<td width="84" valign="top">
$120,000
</td>
<td width="83" valign="top">
$640,000
</td>
<td width="101" valign="top">
$1.5m
</td>
<td width="69" valign="top">
7.25%
</td>
</tr>
<tr>
<td width="90" valign="top">
Strathpine
</td>
<td width="94" valign="top">
273 Gympie Road
</td>
<td width="85" valign="top">
2,365sqm
</td>
<td width="84" valign="top">
$175,000
</td>
<td width="83" valign="top">
$920,000
</td>
<td width="101" valign="top">
$2.23m
</td>
<td width="69" valign="top">
7.73%
</td>
</tr>
<tr>
<td width="90" valign="top">
Nambour
</td>
<td width="94" valign="top">
922 Nambour Connection Road
</td>
<td width="85" valign="top">
1,821sqm
</td>
<td width="84" valign="top">
$190,000
</td>
<td width="83" valign="top">
$270,000
</td>
<td width="101" valign="top">
Still available
</td>
<td width="69" valign="top">
--
</td>
</tr>
</tbody></table>
 
Last year about $90 million worth of 7-Elevens were sold in and around Sydney and Melbourne.
Investors paid <a target="_blank" href="https://www.propertyobserver.com.au/retail/sales-of-7-elevens-during-2011-secure-investors-yields-of-between-4.6-and-8.5/2011112752554">between$1.6 million for a 1,900-square-metre service station in Bayswater East in Melbourne up to $4.6 million for a 2,824-square-metre site in Turramurra</a> in 2011.
 
 
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lschlesinger-FZcF9M3vE6

Five out of six Queensland-based 7-Eleven service station sell as one further Melbourne store listed with $2.5 million hopes

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Buyers and sellers placing belief in free online web valuations when estimating envisaged house price values are more often than not being misdirected – with serious over- and under-estimating being given.
A survey of weekend auction results across Sydney and Melbourne showed value estimates by real estate portal <a href="https://onthehouse.com.au/" target="_blank">OnTheHouse.com.au</a> were askew 67% of the time.
Of the 80 auction results analysed, 54 valuations were incorrect, with some actual sale prices up to 55% off the pre-auction valuation range given by OnTheHouse.com.au.
Just 26 sales actually fell within the wide valuation band.
Valuations are rated by accuracy as “good”, “moderate” or “rough”. There is a 20% difference between highest and lowest limits of “rough” estimates.
Managing director and chief executive officer of OnTheHouse.com.au Michael Fredericks says the valuations should only be used as a starting point.
“We call it a guesstimate, it’s not a valuation service. It’s designed to be a useful tool to be played with and utilised by members of the public and industry to try and get a better informed view on property prices and values. But it is a work in progress,” he told Property Observer.
“What we seek to do is to provide some transparency to the public around real estate prices and values where it’s a largely uninformed audience, unlike other industries like equities.”
The valuation tab on the website encourages users to “use onthehouse's Property Profile Reports to determine the property value for an individual property, or properties in a particular suburb”.
However the fine print underneath reads: “Displayed guesstimates, agent opinions and user-generated guesstimates are not a valuation of a property”.
According to Google Ad Planner, the website is the sixth most visited Australian property portal for unique users. In March figures showed more than 1 million unique visits to the site, a 850% jump between February 2011 and February 2012.
Free property valuations is one of the main services offered by the ASX-listed company, in an increasingly competitive industry offering real estate data to property consumers.
The founder of property commentary website <a target="_blank" href="https://propertyportalwatch.com">propertyportalwatch.com</a>, Simon Baker, looked up his house on the website and was shocked to find it 55% undervalued based on his estimates.
“Either I have massively overpaid for the property and the bank has no idea, or the onthehouse.com.au database is not as accurate as it could be when it comes to my property,” Baker writes.
“If you are going to build a business around property valuations, much as Zillow and Zoopla has done, you have to get it right. Not 100% right, but at least in the right ballpark. You only have one chance to impress a user, and if the information provided is questionable, the chances of them returning are low.
“If you say you have property valuations – make sure they are accurate (or as accurate as possible).”
Fredericks concedes that tool isn’t perfect, but he says it provides a starting point for people to start their valuations.
“It’s a broad challenging task, which is a process that can’t be achieved overnight,” Frederick says.
“It’s a tool using available information to be used by members of the public and property professionals to empower them and provide informed views around values.
“The appropriate behaviour for a buyer looking to form a view on what they should pay for a house is go and talk to real estate professionals.”
“The key point to understand here is, particularly in the Australian market, there are holes in the market. There isn’t sufficient aggregated market data to expect accurate estimates across the whole market.”
In Sydney a survey of 44 auction results shows just 14 sat between the valuations given, while 19 sold for more than the highest valuation and 11 sold for less than the lowest valuation.
The most over-valued Sydney property was 5 Dwyer Avenue in Blakehurst, which sold for $700,000. It was valued between $964,400 and $1,228,400. This is a difference of $264,400 from the lower valuation, or 27% below the sold price. The difference from the higher estimate is 43%.
The most under-valued Sydney property was 44 Womerah Avenue in Darlinghurst, which sold for $1.7 million. It was valued between $1.15 million and $1.22 million. This is a difference of $480,000 from the upper valuation, or 39% higher. The sold price is 42% higher than the lower valuation.
Agent Chris Chung who sold the house says people need to use other sources.
“Buyers need to look at what else has sold in the area and take other things account. But everyone has their own opinion of what a house is worth.”
In Melbourne a survey of 36 auction results showed 12 sat in the valuation range, 12 sold for more than the highest valuation and 12 sold for less than the lowest valuation.
The most under-valued Melbourne property was 26 Grace Street in Malvern, which sold for $1,815,000. It was valued between $1,040,200 and $1,172,200, which is $642,800 or 55% more than the highest valuation. It is 62% higher than the lower end of the valuation range.
The most over-valued Melbourne property was 39 Reed Street in Albert Park, which sold for $940,000. It had been valued between $1,127,400 and $1,197,400, a difference of $187,400  or 17% from the lower valuation. 
OnTheHouse Ltd was listed on the Australian stock exchange in June last year, consolidating the onthehouse.com.au website and software companies PortPlus and Console. After the listing the company purchased a 50% stake in data company Residex.
According to a June 2011 RBS Morgans report available on the website, the site’s “core expertise is the collation, cleansing and linking of data from multiple sources to provide customers with a reliable, convenient and freely accessible means of obtaining extensive property and valuation information”.
“In our view, OTH’s competitive advantage is derived from the size, depth, scope, accuracy and timeliness of its database, which is offered free to consumers.”
Fredericks says the next stage for the website is to encourage more user interaction in the valuation process.
“The next phase is far more engaged tools where property owners and agents can interact and submit content and improve and enhance the guesstimate tool.”
“We’re building windows underneath for owners, estate agents and valuers to provide content from their own view.
“And in the future releases we’re putting education requirements into it with some more explanation around what the product is and how it’s generated.”
 
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DIY website property valuations mostly askew

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Melbourne’s property market has staged a surprise turnaround in the March quarter, with the median house price up 1.6% to $529,00, while Sydney has met most analysts’ expectations of incremental growth of 1.4% to $641,000, according to the latest house price report from Australian Property Monitors (APM).
The improvement in the Melbourne house price was helped by a revision to the December quarter data from a median of $538,000 to $521,000. Sydney's December median house price was revised down from $637,000 to $632,000
Australia’s two biggest cities were the strongest mainland performers during the quarter as house prices increased nationally by 0.9% on the back of increased buyer and seller confidence at the start of 2012.
There was a small increase in Perth house prices of 0.1% over the quarter to a median of $531,000 following a similar increase in the December quarter.  The Perth December quarter house price was revised up from $522,000 to $530,000.
There were small house price decreases of 0.3% in Brisbane ($433,000) and Adelaide ($437,000), with the Queensland capital remaining the most affordable of the mainland capital cities – registering a median house price below Adelaide for the second successive quarter.
The Brisbane December quarter median house price was revised up from $426,000 to $434,000.
Click to enlarge
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/apmapril27.gif"><img src="/images/stories/apmapril27thumb.gif"></a>
“The Perth, Brisbane and Sydney markets remain the best prospects for growth over 2012, and although Melbourne’s performance has been encouraging so far this year, this may prove to be short-lived if the Victorian economy continues to deteriorate,” says Dr Andrew Wilson, senior economist at APM.
He attributed the improvement in median house prices in most capital cities over the March quarter to “increased buyer activity together with rising auction clearance”.
Wilson says the first three months of data are positive signs for most Australian housing markets, “with the likelihood that buyer and seller confidence will continue to rise in 2012 after a subdued 2011”.
Over the past 12 months, Sydney has been the strongest mainland housing market with prices down 0.9% while Brisbane (4.1%) just shades Adelaide (3.9%) for the weakest performing markets over this period.
Sydney is also benefiting from a return of investor activity.
Wilson says ABS housing finance figures show that NSW is the only state to be tracking higher on investor loan activity than in 2010, “an impressive early result for confidence in that market”.
Among the smaller capital cities Darwin experienced a strong bounce in house prices which rose 6% to $629,000 – only $12,000 less than the median Sydney house price. The Darwin December quarter house price was revised up from $579,000 to $593,000.
House prices rose in Canberra (0.9%) and Hobart (1%) over the quarter.
Unit prices remained virtually flat with just 0.1% growth, with Sydney also the standout performer with prices up 2.5% to $462,000. The Sydney December quarter unit price was revised up from $449,000 to $451,000.
The Brisbane and Adelaide unit markets were particularly weak, with quarterly declines of 5.4% and 5% respectively, dragging down Brisbane’s median unit price to $339,000 and Adelaide’s to $286,000. The Brisbane December quarter unit price was revised up from $354,000 to $358,000. 
Melbourne unit prices continued to fall, with prices down 2.1% to $389,000. Melbourne unit prices are down 5.1% year-on-year. The Melbourne December quarter unit price was revised down from $400,000 to $389,000.
The more volatile Hobart unit market increased by an impressive 11% to $275,000 over the quarter, following no change in prices in the December quarter and a decline in the September quarter.The Hobart December quarter unit price was revised up from $226,000 to $247,000.
Click to enlarge
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/apmapril271.gif"><img src="/images/stories/apmapril271thumb.gif"></a>
The weakest unit market over the past 12 months has been Brisbane, with unit prices down 8.8% followed by Adelaide with a decline of 6.6%.
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Sun breaking through property gloom as Melbourne and Sydney markets show signs of revival: APM 

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Being within walking distance of trains, buses, shops, schools and restaurants is being promoted as a key feature of new inner-city residential development Bravo in Melbourne at the same time as real estate group Harcourts has begun including walkability maps with all its residential listings. 
<a target="_blank" href="https://www.propertyobserver.com.au/developments/carlton-parkside-project-bravo-sells-24-apartments-in-first-three-weeks/2012042054370">Bravo, a 118-apartment project to be built over 11 levels by Vaughan Construction</a>, achieved a “walk score” of 97 out of 100 based on its location at 103 Pelham Street in Carlton on the northern edge of the Melbourne CBD. 
Bravo achieved its “walker’s paradise” rating on Walk Score, a US-based website that ranks properties and suburbs from zero (car-dependent) to 100 (walker's paradise) based on their walking distances from a diverse set of nearby amenities. 
“Certain categories are weighted more heavily than others to reflect destinations associated with more walking trips. In addition, road connectivity metrics such as intersection density and average block length are factored into the score,” explains Walk Score. 
It doesn’t include the suburb's distance from the city centre in its overall score, only the local neighbourhood. 
Rankings are compiled from a variety of data sources such as <a href="https://www.openstreetmap.org/" target="_blank">Open Street Map</a>, local business listings, and public data sources such as parks and schools. 
The default Australian categories are restaurants, coffee shops, grocery stores, shopping centres, schools, parks, bookstores, pubs, entertainment venues, banks, post offices, hospitals, fitness centres, bike shops and childcare facilities. 
Home buyers can also add their own categories, for example pharmacies, optometrists and golf courses. 
Michael McNamara from valuation firm Herron Todd White say a walkable address could potentially attract a 20% premium to price, and he expects walk scores to be used more in the future.
He says walkability has become a much greater factor because NSW, Queensland and Victorian state governments are not investing in public infrastructure such as new high-speed train lines.
This means that people placing a premium around being close to public transport and to villages where they can go out for a meal or coffee.
“All of our cities are being clogged with excessive traffic… A trip from the northern beaches to the Sydney CBD can take over an hour, and that’s considered a normal commute,” he tells Property Observer.
McNamara says walk scores will have particurlar value to “villages” such the inner west of Sydney, Melbourne’s inner-urban areas and places like Paddington in Brisbane. 
He expects walk scores will be particularly appealing to those marketing projects off the plan to mainland Chinese buyers who won’t know much about the surrounding suburbs. 
But, he says, they do have their limitations. 
“They don’t provide an understanding of the brand of the suburb. 
“Carlton may have a walk score of 97, but it does not tell you that Lygon Street is just up the road or that is has charming period homes. 
“The walk score does not give you the flavour, nor does it tell you that Carlton was once a working-class suburb that has become gentrified.” 
To use the site home buyers simply type in the address of the property they are interest in and the website compiles the ranking and walking distance from amenities and services.
The sought-after inner-city Melbourne suburbs of Prahran and South Yarra have a perfect score of 100, with schools, shops, grocery stories and cafes all within 200 metres.
<img src="/images/stories/walkprahran.jpg">
Typing in 103 Pelham Street, Carlton into Walk Score shows that the proposed Bravo development is a short walk from numerous restaurants and coffee shops; 230 metres from the Forza Italia shopping centre; 330 metres from Melbourne Business School; 420 metres from Deakin University; within half a kilometre of numerous banks and close to parks, bookstores, pubs and hotels.
Australian addresses do not show distances to public transport connections (this is due to a data issue with local public transport providers) though the location of nearby tram and train stations can be clearly seen on the map.
Bravo’s marketing material explains that it is “only a two-minute walk to 10 different tram routes and only a 12-minute walk to Parliament Station”.
<img src="/images/stories/bravowalk.jpg">
“Bravo’s vicinity to the restaurants, cafes and boutiques of Lygon Street creates an opportunity for residents to live effortlessly and luxuriously,” says Ann Lau, associate director at Hayball, the architecture and design firm behind the project.
“Carlton has a strong identity and community spirit therefore it was important to reflect this by democratising the views with communal rooftop gardens. Vegetable patches and barbecues provide an extension of private outdoor space, as well as encouraging sustainable choices and a community-focused lifestyle,” she says.
The Walk Score system is also being used by real estate group Harcourts Australia, which is incorporating Walk Score Neighbourhood Maps with all its listings.
 
The maps don’t provide a Walk Score ranking but show distances to the nearest restaurants, coffee shops, grocery stores, shopping centres and schools.
 
The mapping program also has a feature called “Where do you commute?”, which allows you to type in any address find out the recommended route, distance, approximate driving and walking time from that property.
 
The mapping function has been incorporated into all public, office and sales consultant websites in Australia, New Zealand and the USA.
Gregg Toyama, head of eBusiness for Harcourts International, says buyers are always craving more localized information surrounding a property listing.
“How many times have you heard someone say, ‘How far away is the local school’ when discussing a property?
“Now buyers can see that information along with a range of other points of interest, such as transport hubs, doctors, restaurants and much more all within a property listing,” he says.
According to Ben Rossiter from Victoria Walks, a walking-for-transport health promotion charity, Walk Scores are being used more often in medium-density real estate suburbs.
"It gives people a really good idea of what is close by. The most highly walkable communities have a variety of services and facilities relevant to everyday life, all within walking distance — things like schools, shops, parks, cafes and movie theatres," Rossiter told Fairfax Media last year.
"Walking is becoming increasingly important to people when they're deciding where they want to live. The choice might be more about having high walkability than it is about having a bigger backyard."
Walk Score generates more than 6 million scores each day.
It is a division of Seattle software company Front Seat and launched in July 2007.
Front Seat was founded by Mike Mathieu, former general manager of msn.com, the Microsoft search engine.
 
 
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Walkability appeal growing as Carlton apartment project Bravo promotes high ‘walk score’ 

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The Town and Country Hotel at St Peter's Sydney, immortalised in the Duncan song by Slim Dusty <a href="https://www.mq.com.au/pol/property/search.asp?f_propertyID=1658313&amp;xsl=4468&amp;f_st=1&amp;f_ct=12&amp;f_ps=2">has been listed for May 24 Manenti Quinlan auction</a>. The hotel is on Unwin's Bridge Road.
Agent Gerry Quinlan expects $2.5 million plus for the property.
It comes with 15 poker machines and potential redevelopment possibilities. The song was actually written by Pat Alexander seven years before it topped the charts in 1981 for two weeks.
Alexander wrote the song had come out of an experience while selling life insurance.
"I love to have a beer with Duncan, I love to have a beer with Dunc. We drink in moderation, and we never, never ever get rolling drunk. We drink at the Town and Country, where the atmosphere is great. I love to have a beer with Duncan 'cause Duncan's me mate."
Alexander sent one of his discs to Slim Dusty's post office box address and it was his wife, Joy McKean, who happened to play Duncan, and liked it.
Soon it was pressed by EMI as a single, and in November 1980, Radio 2UE listeners heard John Laws play it eleven times on the first morning.
 
 
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jchancellor-FAypfDUnLy

Town and Country Hotel of Slim Dusty song Duncan fame listed

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The reason that many property investors get themselves into financial distress or do not maximise their returns on property investments is that they do not treat their property investment as a business. Three basic rules must be followed: 
Use an expert 
The number-one rule is to use experts in your team. 
Using a property expert to help you buy a superior property can effectivelly get you a “free” property. This is because a superior property growing at an average 10% annually over a cycle will double in value seven years earlier than a property growing at an average of, say, 5 %.

Working with an expert property accountant will advise you on all possible expenses to claim and help you determine whose name the property should be bought in. As an example, using superannuation can allow investors to buy property and claim negative gearing against their income that will later have zero tax on income or capital gains. 
It is surprising how many investors ignore or worse miss out on these opportunities. 
Manufacture equity 
The number two rule is: do not only rely on the market to give your market growth. Manufacture your own equity by buying a property that you can renovate. This will add both capital gains and rental benefits. 
Create a safety net 
The third rule is to create a safety net for the unexpected (interest rate increases, loss of tenant, major repairs, loss of job, etc.) so you do not have to rely on your wages to fund your property expenses. The safety net can come from access to equity to fund the unexpected. 
We call this a buffer, and it must be part of what your finance professional sets up for you.
Ken Raiss is a certified accountant and director of <a title="Chan &amp; Naylor " href="https://www.chan-naylor.com.au/" target="_self">Chan &amp; Naylor</a> national accounting firm. Ken’s experience lies in working with large publically listed multi-national companies, which gives Ken excellent insight into international market trends. Ken specialises in educating “mum and dad” property investors and small business owners with advice on wealth creation, asset protection, taxation, superannuation and compliance.
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kenraiss-JsVyb3YKka

Three basic rules to maximise returns on property investment

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During times of slower property price growth, let’s be honest, property investors count on rising rents to boost their investment returns. 
The fact is, since the beginning of 2006 rental growth across the combined capital cities has outpaced the growth in home values. 
Rents outpaced capital growth 
The following table from<a href="https://www.rpdata.com.au" target="_blank"> RP Data</a> shows that over the last six years, capital city home values have increased by 34.5% compared with rental rates, which have increased by a total of 46.8%.
Click to enlarge
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/yardneyapril26.gif"><img src="/images/stories/yardneyapril26thumb.gif"></a>
Nationally, rents have grown about 5% over the last year, with vacancy rates generally sitting below 2% due to strong demand from tenants and a limited supply of properties. 
The rental markets are fragmented
 
Currently the Sydney, Perth, Canberra rental markets are particularly strong due to a low level on construction of new accommodation and this is expected to place an upward pressure on rentals. 
On the other hand, while rents are still rising in Melbourne, Adelaide, Hobart and Darwin, the markets are not as tight. 
According to Gerard Haines, department head of Metropole Property Management Sydney, his team in Sydney is experiencing strong demand from tenants, particularly in the inner west, where vacancy rates are less than 1%. 
“This region is gentrifying and there is a strong demand from a wide demographic of tenants who want to live close to the CBD in these up-and-coming lifestyle suburbs.” 
“There is also strong demand and restricted supply in Sydney’s eastern suburbs, and rents are likely to keep rising in these areas,” says Haines. 
Peter O’Brien, head of Metropole Property Management in Melbourne, tells a different story. 
“While the overall vacancy rate in Melbourne as reported by the REIV is around 2.4%, and there is strong demand from tenants for well located properties in Melbourne’s inner and middle ring suburbs, there are some pockets of Melbourne where the vacancy rate is double that and tenants have the upper hand. This is because there is abundant supply following a period of over exuberant construction by developers,” says O’Brien. 
<a href="https://www.sqmresearch.com.au/" target="_blank">SQM Research</a> reports a vacancy rate of around 8% in some western Melbourne suburbs such as Point Cook, Tarneit and Melton. 
The Melbourne CBD is also suffering with an oversupply and the situation is likely to become worse with an estimated 5,000-7,000 apartments coming onto the market in 2103, with many of these in high-rise complexes. 
To make matters worse, according to Charter Keck Kramer, there are currently 17,860 apartments under construction in Melbourne, with another 16,850 apartments still being marketed across Melbourne. 
Competition for tenants from these projects, which have mainly been bought by investors, is likely to put a lid on CBD rental growth. 
Rental growth is slowing
 
The latest figures from <a href="https://www.apm.com.au" target="_blank">Australian Property Monitors</a> show national weekly rents for houses remained steady for the first three months of the year and rents for units fell 1.1%. 
While asking rents dropped in Melbourne and Adelaide, some rental markets are still performing strongly according to APM. 
Year-on-year rent growth was highest in Darwin (+11.8%), Perth (+3.9%), Brisbane (+2.7%) and Sydney (+2%). 
The bottom line
 
We are at that stage of the property cycle when capital growth is slower and rental growth is strong. But the divergent performance of our rental markets just goes to remind us that buying the right property in the right location is, as it always has been, the key to successful investing. 
For your property investment to perform well in the long-term you need to own the type of property that will be in continuously strong demand by a wide range of owner-occupiers (who will push up the price of similar properties in the area) and tenants (who will pay you rent).
Michael Yardney is the director of <a href="https://www.metropole.com.au/">Metropole Property Investment Strategists</a> , a best-selling author and one of Australia's leading experts in wealth creation through property. He also writes the <a href="https://www.propertyupdate.com.au/">Property Investment Update</a> blog.
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