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.

&nbsp;

&nbsp;

&nbsp;

&nbsp;

&nbsp;

[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

<html><body>
The Melbourne and Sydney prime CBD retail markets continue to perform strongly, driven by luxury international retailing brands seeking spaces for new stores, according to the April Herron Todd White (HTW) Report.
The two CBD markets are outperforming retail property in their respective suburban markets, with a two-speed retail market in evidence in both cities.
HTW valuers quote “industry sources” as saying vacancies in the Melbourne CBD are at record lows, “driven by population growth and a substantial amount of residential development, particularly in the northern CBD in the university precinct”. 
“Super-prime rental levels (i.e. Bourke Street mall) now sit in the order of $5,000 per square metre to $8,000 per square metre, and the location is not showing any signs of slowing, with Zara, Steve Madden and Swarovski entering into new lease agreements. 
“Rental levels within prime retail strips (i.e. Swanston Street) have risen a reported 5.1%, while secondary CBD retail rentals have risen a reported 8.11%.” 
A separate March 2012 report by CBRE says the Melbourne CBD has a current vacancy rate of 2.53%, just ahead of Sydney at 3% and Brisbane at 7.2%.
CBRE says vacancies are particularly tight in Melbourne laneways (just 1.6%) but have eased in some streets including Lonsdale, Elizabeth, Collins and Little Collins streets.
According to CBRE commercial agents Max Cookes, who along with Zelman Ainsworth recently negotiated the lease of a fourth location for Melbourne-based fashion label Life with Bird on Flinders Lane, the Melbourne CBD retail core remains a highly sought-after market, particularly by international retailers.
“We are in the process of concluding more than five retail leasing deals with international retail tenants in the Melbourne CBD. The tenants include international jewellers, fashion and accessories, home-wares, luxury brands and even international hospitality groups. 
“The level of enquiry we have received is stronger than this time last year. While a number of discretionary fashion retailers are experiencing weakened trade conditions, in the CBD it seems there are always retailers lining up to fill empty space,” says Cookes.
HTW says the Melbourne CBD market is characterised by a lack of supply, which has driven demand for retail space in the CBD. 
“There is minimal new / expanded retail development expected in 2012, with the only substantial retail development being ‘the corner’ at Melbourne Central, which is now complete. 
“‘The corner’ is located on the second level of Melbourne Central and is home to a mix of international and local fashion retailers. 
“Despite this development, new supply of retail space remains constrained and is expected to remain this way in the short term,” says HTW. 
The next big influx of new CBD retail space is not scheduled until 2014, when redevelopment of the Myer Lonsdale Department Store will be complete, providing a further 200 new retail outlets and 42,250 square metres of retail space. 
Most recently the attractiveness of prime retail CBD space was seen in the sale of the <a href="https://www.propertyobserver.com.au/retail/telstra-store-premises-in-melbourne-cbd-has-%248-million-price-tag/2012031253797">Telstra premises on the corner Collins and Swanston streets</a>, one of the busiest pedestrian corners in Melbourne, ahead of auction. 
The 65-square-metre shop was snapped up for $9.25 million by a private investor, with CBRE commercial agents Josh Rutman, Mark Wizel and Max Cookes receiving a number of good offers prior to the schedule March 22 auction culminating in an “auction before the auction”. 
In the Sydney CBD, HTW says continued white-collar employment growth and the rejuvenation of the premium Pitt Street mall (ranked <a href="https://www.propertyobserver.com.au/retail/pitt-street-mall-closing-in-on-fifth-avenue-retail-rents/2011090151391">fourth most expensive retail strip in the world</a> by Cushman &amp; Wakefield) has caused demand from international and premium retailers to increase. 
“Since the start of 2011 we have seen the opening of the Louis Vuitton store on George Street, the expansion of the Hugo Boss store on King Street and the opening of Burberry on George Street. 
“These high-end retailers who are hoping to increase their presence throughout Australia, have been seeking locations which offer more than a simple shopfront,” says the valuation firm. 
“In the case of Louis Vuitton, the fashion label committed to a complete refurbishment of the former Blacket Hotel, to create a premium two-storey retail destination. 
“Likewise the Burberry flagship store occupies the heritage-listed 343 George Street. With internet retailing now firmly at the forefront of every retailers mind, we expect that luxury retailers will continue to build on ‘the retail experience’ in a hope to attract consumers into their stores.” 
However, outside of the Sydney CBD HTW says there is weaker demand, which has resulted in an increase in vacancy and a subsequent fall in rental rates. 
“Rental rates for properties in traditional prime locations have fallen the most, as retailers with falling turnovers struggle with higher occupational costs,” says HTW.
Photograph of Burberry's Sydney store courtesy of <a target="_blank" href="https://www.flickr.com/">Flickr</a>.
</body></html>

lschlesinger-FZcF9M3vE6

International luxury brands drive up demand for retail space in Melbourne and Sydney CBDs: HTW

<html><body>
Husband and wife luxury lodge operators James and Hayley Baillie will open their first inner-city boutique hotel in Sydney’s The Rocks next year and expect up to 90% of guests will be wealthy international travellers.
The Baillies have acquired 35-year leases on two adjacent historic buildings on George Street.
The two buildings are five-level Merchants House at 43-45 George Street, dating back to 1848, and 47 George Street, a sandstone warehouse dating back to 1843 and previously a Westpac Bank branch.
They are currently being developed by Tim Greer of Tonkin Zulaikha Greer architects.
James Baillie tells Property Observer the Great Ocean Road is next on the couple’s agenda, while they also have ambitions of opening a second larger luxury hotel in Sydney.
“The Great Ocean Road is very much on the cards. We are looking at various locations and have received great support from the Victoria government on this,” he says.
“The end game would be to open a second bigger hotel in Sydney. One day we’d like to open a larger luxury hotel in the 50- to 80-room range," he says.
The Rocks lodge will be called Baillies Sydney and will feature 10 suites aimed at wealthy overseas travel market with rates starting from $1,200 per night up to $3,000 per night.
James Baillie says he chose The Rocks because it is a “quintessentially Sydney location” and “perfectly located close to all of Sydney key iconic attractions”
He says it will be “like nothing Sydney has seen before” with guests receiving “first-name service”.
“Luxury lodges have a highly inclusive element to them with all meals and beverages and in the case of wilderness lodges they would eat most of their meals at the lodge.
“However in the case of Baillies Sydney, we want to give them the opportunity to experience fine Sydney dining if they wish.
“We will include an open bar for guests and weary travellers can choose to have their meals in the hotel, but we don’t want to compete with Sydney restaurants,” he says.
Guests staying at Baillies Sydney will have the option of being driven to nearby restaurants and taken on behind-the-scenes tours of the Sydney Opera House.
The Baillies will next turn their attention to the Great Ocean Road with James Baillie telling The Australian he sees “amazing potential for a luxury lodge” on the famous Victorian coastal road.
<img src="/images/stories/southernoceanlodge.jpg">
Baillie Lodges was founded in 2003 and currently operates three luxury lodges in wilderness locations, these being <a href="https://www.lordhowe.com/" target="_blank">Capella Lodge</a> on Lord Howe Island, the Baillies’ first venture, <a target="_blank" href="https://www.southernoceanlodge.com.au/">Southern Ocean Lodge </a>on Kangaroo Island (pictured above) and <a target="_blank" href="https://www.baillielodges.com.au/remarkable-lodge.asp">Remarkable Lodge in Tasmania</a>.
</body></html>

Baillies to open luxury boutique hotel in The Rocks, with Great Ocean Road next on the agenda

<html><body>
Melbourne pub mogul John van Haandel has listed Quicksilver’s new flagship retail store in Byron Bay this week, with hopes of $6 million.
Quicksilver signed a 10-year lease for the property with 618 square metres of floorspace in March this year after it was custom built for the company.
Van Haandel also runs the neighbouring Beach Hotel.
<img src="/images/stories/quicksilver.jpg">
The purpose-built property includes two apartments above the shop, which Quicksilver says will ?offer tourists and surfing fans the chance to live, breathe and sleep the Quiksilver brand.
Jones Lang LaSalle is selling the property, which earns a net income of $393,300 per annum with 3.5% annual reviews.
The property lies on the northern end of Jonson Street near Bay Street and has significant frontage to the Jonson Street retail precinct and council car park which services Byron’s main beach.
There is parking for eight cars at the rear of the property.
Sam Hatcher and Stuart Taylor have the listing with expressions of interest closing on May 16.
 
</body></html>

awalsh-7Ub9EypybQ

Melbourne publican John van Haandel lists Quicksilver's flagship Byron Bay store 

<html><body>
The strength of the St Kilda Road fringe CBD office market has been reaffirmed following a series of snappy sales at high yields ranging from 6.2% to 10.6%.
This week Centuria Capital’s property funds management subsidiary, Centuria Property Funds, announced that it had sold its 12-storey office 607 St Kilda Road for $28.5 million to a private investor on a strong yield of 8.23%. 
The fund had originally acquired the building in 2002 for $21 million and has spent about $5 million as part of an extensive refurbishment and service upgrades throughout the building. 
It was sold fully leased with a weighted average lease expiry in excess of six years following a joint campaign by Paul Henley and Langton McHarg from Knight Frank and Nick Rathgeber and Leigh Melbourne from Colliers International. 
Centuria Property Funds CEO Jason Huljich says he is delighted with the response to the campaign, which receiving multiple offers.
“St Kilda Road’s commercial property market is gaining momentum with high net absorption and low vacancy rates. 
“The competitive and sustained rental growth is attracting local and global investors to the area and the sale of 607 St Kilda Road is reflective of the popularity of the boulevard,” he says. 
Huljich says investors in the fund have benefited from “solid capital gain achieved plus strong income distributions throughout the term of the fund”. 
The sale of 607 St Kilda Road follows Centuria spending $58 million on acquiring another office property on the strip, 441 St Kilda Road, an A-grade office, on behalf of the Over Fifty Guardian Friendly Society. 
The building was acquired from the Dexus managed AXA Wholesale Australian Property Fund. 
The property has a net lettable area (NLA) of 16,175 square metres with a WALE of 4.08 years with tenants including Hutchinson 3G, SAP Australia, Kellogg Brown &amp; Root, Macquarie Telecom, Bank of Queensland and MAB Corporation. 
This property is also undergoing a significant upgrade expected to result in a 4.5 star NABERS rating from a current 3.5 star rating. 
There have been five other major office sales dating back to August 2010 according to the Savills March 2012 Melbourne Fringe Office report, including two which took place in the final quarter of 2011. 
In December Abacus Property Group picked up 484 St Kilda Rd, a 15 storey building for $68 million at a yield of 7.92%. It was marketed by Jones Lang LaSalle agents Robert Anderson and James Kaufman, with tenants including Symbion, Glencore Grain, and Australand. 
The other recent sale occurred in September with 601 St Kilda Road selling for $30 million September to the Quek family’s Shakespeare Management business.  The property, part of the Record Realty Trust portfolio, was sold by Jones Lang LaSalle agents Robert Anderson and James Kaufman and Knight Frank agents Paul Henley and Paul Burns on behalf of receivers KordaMentha at a yield of 10.6%.
Click to enlarge
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/savillsapril12.gif"><img src="/images/stories/savillsapril12thumb.gif"></a>
According to Savills, the St Kilda Road strip has 743,000 square metres of lettable area while Southbank and Docklands combined have 944,000 square metres of lettable office space. 
As of December 2011 there was 80,000 square metres of vacant office space on St Kilda Road compared to 32,000 square metres of vacant space in Docklands/Southbank. 
More than half of fringe Melbourne office space is prime quality (924,000 square metres) with the rest of secondary quality. 
The 2012 Property Council of Australia office market report shows that total vacancy on St Kilda Road decreased due to the highest demand in 17 years with vacancy rates falling from 13.4% to 10.8% over the six months to January 2012.
</body></html>

Investor appeal of St Kilda Road office market continues with Centuria $28 million sale

<html><body>
Profits margins on new residential developments are substantially higher in Sydney then they are Melbourne and Brisbane, according to a new report by the Centre for International Economics.
The Taxation of the Housing Sector report shows that average profit on a Sydney greenfield lot (new housing estates) is $44,000 compared with profits of around $30,000 in Melbourne and $31,000 in Brisbane. The report was commissioned by the Housing Industry Association (HIA) to highlight the high taxation burden faced by the housing sector and back <a href="https://www.propertyobserver.com.au/tax/hia-demands-tax-relief-for-new-housing-ahead-of-tax-summit/2011092951734">last September’s call for urgent taxation reform</a>.
Click to enlarge
<a href="/images/stories/cieapril12.gif" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/cieapril12thumb.gif"></a>
The story is similar for infill lots (redeveloped land in a build-up area) with Sydney generating developers profits of $32,000 compared to $21,000 in Melbourne and $27,000 in Brisbane.
Not only are Melbourne lot sales less profitable than those in Sydney and Brisbane, but Melbourne land developers are also facing higher council contribution levies.
The Property Council of Victoria estimates that development charges levied on Melbourne developers as part of local council development contribution plans (DCPs) increased about 26% over the past year.
The one-off charge paid by Victorian developers is used to fund essential infrastructure such as roads, sewers, drains and utilities.
Jennifer Cunich, executive director at the Property Council of Victoria, told the Australian Financial Review that costs levied on developments had suffered from rising construction costs, higher land values, larger open space requirements from local councils and higher conservation costs.
In May last year Victorian planning minister Matthew Guy promised to overhaul the way the contribution charge is levied on developers, but to date no changes have been implemented.
The CIE report notes that raw land sale price in some jurisdictions contains a hidden tax component resulting from the “monopoly of supply that local councils and state governments have over land release.
“This hidden tax is apparent where the raw land sale price is greater than the value of similar land that is not designated as available for residential use, such as agricultural land.
“Development costs, other than taxes, include land preparation costs, consultant fees, finance charges, council water rates, and development profit.
“Some of these charges may amount to taxes and inefficiencies if they are excessive relative to what they need to be.
“Planning delays add to financing costs and represent hidden taxes upon which the goods and services tax cascade as the developer tries to recuperate all development costs.
“Land preparation costs incorporate the cost of installing the National Broadband Network (NBN). This may represent a tax on housing for some residents whose net gain from the installation of the NBN is lower than the net cost.
“Consultant fees incorporate a hidden tax component where the cost of activities related to compliance is disproportionate to the benefits flowing from compliance (such as to third parties),” says the CIE report.
The CIE report also notes that government taxes and charges are significantly lower on infill dwellings, reflecting lower ambiguous taxes (charges imposed by state governments and local councils ostensibly for the provision of infrastructure) and charges such as infrastructure charges and a smaller anticipated impact of zoning restrictions on a given dwelling.
 
 
 
 
 
 
</body></html>

Sydney most profitable residential market for developers as Melbourne costs rise: Report

<html><body>
 In some ways, real estate agents are like lovers.
It can be hard as you start the relationship to know exactly where it’s going to end. Will the relationship fall apart on a bad note? Will this person end up acting crazy? Or will they become a lifelong friend with whom you never lose touch?
To make matters worse, it’s much more important to choose a good agent than to choose a good date. Without too much trouble, you can change the person you’re dating at any moment — and with very little lost.
With a real estate agent, you enter into a contractual agreement. You are putting your most valuable asset in his or her hands. If it goes wrong, you could lose both money and time — and gain a great deal of stress and aggravation.
Choosing an agent, then, is one of the most important steps in the sale or the rental of the property. I believe that your choice of real estate agent probably has a bigger impact on the ultimate success of your real estate transaction than any other decision you make. That means the agent you choose affects how much you will get for your property, how quickly you will be able to rent or sell it and the degree of emotional strain the whole process causes you.
My most important tip for selecting an agent is to choose one based on their professional qualities. I would be wary of selecting a friend or family member to sell or rent your property for you.
The main problem is the natural fear we all have of upsetting someone near and dear to us. Your real estate agent must be willing to challenge you when you make mistakes. If you want to price your property much too high, or insist on an unrealistic marketing plan, for example, your agent must be willing to tell you so. A close friend or a family member may be afraid of this confrontation.
On the other hand, you also have to be willing to say things to your real estate agent that might offend a close friend or loved one. In a transaction involving so much of your personal wealth and wellbeing, you don’t want to feel restrained by fear of hurting a long-standing relationship.
It’s not that you have to be nasty to your agent. You do, however, have to be able to speak plainly and insist on what’s important to you. It is sometimes difficult to make explicit demands in a close personal relationship.
In my experience, there are three key ways in which vendors and owners choose an agent to sell or rent their home. More than anything else, they choose based on: 
<ul>
<li>The agent’s market share, visibility and brand name</li>
<li>The agent’s record of experience and success in the area</li>
<li>The speed with which the agent responds to their request </li>
</ul>
All of these are in fact very good indicators of how well an agent will work for you.
The agent’s visibility in your suburb is a good indicator that he or she is successfully working on behalf of many other customers. For an agent to be highly visible, he or she must be receiving a large percentage of their business via referrals, which means customers are happy with his or her work.
It’s true that past performance is no guarantee of future success. Still, it is the best indicator available. An agent with a record of success in your area is likely to do well for you.
It also makes sense to choose from the agents who respond most quickly to your request. An agent who responds promptly is clearly interested in your business. He or she is more likely to work hard for you than a slower-moving competitor.
The pattern of a relationship is often established in the very first interaction. An agent who is responsive in the beginning is likely to continue to be so, just as an agent who is unresponsive is not likely to improve over time.
What you don’t see on this list of reasons to choose an agent is the commission rate that the agent charges. I have overseen literally thousands of transactions in which consumers choose from among several agents to sell or rent a property. Only very seldom do they make their choice because of the lowest commission.
This shouldn’t surprise you. Psychological research shows that we all instinctively assign more value to things that cost more, and less value to those that cost less. Entire marketing campaigns for perfumes, jewelry and fashion have been built on the premise that the more expensive a product is, the better it is. In an event as important as a real estate transaction, few of us want to risk using a cheap — and therefore probably less competent — agent.
Psychology also shows that we tend to think of money in relative terms. An agent’s fee is a small percentage of the value of our property. The extra fee charged by a good agent seems minuscule compared to the total value of the transaction, and thus well worth the expense.
The last reason it makes sense to choose the best agent instead of the cheapest is this: if an agent isn’t smart enough to negotiate a higher fee for himself, how well will he negotiate the sale of your house at the highest possible price?
So, choose an agent based on his or her visibility, record of success and responsiveness. Certainly, take the fee into consideration, but don’t let it become the primary factor in your decision.
Andrew Menzies is CEO of <a href="https://sellmycastle.com.au/">sellmycastle.com.au</a>, where agents compete to sell your property. <a href="https://sellmycastle.com.au/">Sellmycastle.com.au</a> handles thousands of transactions each quarter, and each property receives an average of five bids from competing agents. 
</body></html>

amenzies-YD6Yig7JE8

How to choose the right real estate agent

<html><body>
The days your home is open for inspection are your chance to show it off at its best to prospective buyers. Don’t let anything get in the way of buyers seeing its positive aspects. Your agent may suggest talking to a stylist or home presentation expert who can give you advice on ways you can improve the look and presentation of your home.
1. Clean, clean, clean
Cleaning your property, really cleaning it, is absolutely essential. Many a prospective buyer has been put off a home that looks dingy and unloved. Be methodical — go from room to room and clean every single surface so it gleams. Clean the windows so they are sparkling and let in the maximum amount of light. Get rid of cobwebs high up on the ceilings, and dust every surface as high as you can reach. Should you clean inside cupboards? Yes. People do look behind doors, so at least have items stacked neatly and wipe the surfaces.
Clean until the place sparkles from floor to ceiling. Rid every corner of grime, cobwebs, mildew, stains, animal hair and dust. Polish windows and mirrors until they gleam. You’ll be amazed at how much more light clean glass lets in. Wipe out the inside of cupboards and drawers. Weed the garden, and sweep the front path.
A professional cleaner might be worthwhile getting in for the first big clean. After that, unless you’re very comfortably off, you may need to have a system to give your home a quick clean in the hour or so before buyers come to visit. Don’t forget toilets, the kitchen sink, mirrors and the front porch. And empty the rubbish bins!
2. Repair obvious problems
Even if you have decided not to carry out a major makeover or renovation of your home, you can still ensure that it’s free of any obvious, unsightly problems. Some prospective buyers may not be able to look past imperfections such as stained surfaces or cracked windows, and may wonder if signs of neglect indicate a home that is not in good repair generally. It’s not that you’re trying to pretend there are no problems — and a building inspection will reveal any obvious cover-ups — you just don’t want to confront visitors with them on their very first excursion through your home.
Spend at least a couple of weekends carrying out some basic repair jobs before you open your home for inspection, and perhaps engage a professional if the work is beyond your abilities. Here are some suggestions:
Fill minor wall cracks with plaster and repaint the wall.
<ul>
<li>Replace any broken tiles, and re-grout if necessary.</li>
<li>Check that the plumbing works properly — some visitors to your home will take the trouble to turn on taps and flush the toilets, so make sure there are no easily fixable problems like water hammer or dripping taps.</li>
<li>Resurface or paint over chipped or stained surfaces.</li>
<li>Replace cracked glass or mirrors.</li>
</ul>
3. Spruce up the garden
You don’t necessarily have to carry out a large landscaping job on your garden before you put the property up for sale, but do make sure it’s free of weeds, that the lawn is kept trim and that you prune shrubs and trees into shape. Some pots of colourful flowers or greenery near the entrance and in the backyard — especially around an outdoor entertaining area — will not go astray. You don’t need to go overboard; it should look natural. Keep newly planted shrubs or plants well watered.
Put garden tools away out of sight, make sure any kids play equipment is tidy and clean, and if you have a pet make sure you clean up any unpleasant evidence left on the lawn.
4. Arrange furniture and furnishings artfully
You’ll have already removed all the unnecessary items cluttering up the rooms in your home. But as you come up to inspection day you need to arrange each room so that it looks stylish and is easy to move around for prospective buyers. If you haven’t already had a home stylist advise you on this, now is the time to walk through your home with a critical eye. Each room should contain just enough furniture and ornaments to look lived in and liveable, and no more.
Ensure that the lounge suite is arranged nicely (including artfully strewn cushions), that floor rugs are lying correctly, and that beds are neatly made. Anything left on display, such as ornaments and photos, bathroom items, anything on your bedside table, or on your kitchen bench, should be lined up neatly and arranged in small balanced groups. Straighten up any pictures, as well as drapes and blinds.
Even if you’ve been able to fit a desk and a bookshelf into your bedroom to double as a study area, to prospective buyers this can make the room look crowded. Also make sure buyers on inspection day can move easily around your home without having to push their way around awkwardly placed furniture.
5. Lock up valuables
These days people tend to have to give their contact details before they visit a property that is open for inspection. But there’s no point tempting sticky-fingered guests by leaving out jewellery, electronic equipment or valuable ornaments. The person showing prospective buyers through the property can’t keep an eye on every single person in every single room. And if something does go missing, chasing up every single visitor after a suspected theft is not what you — or your agent — want to be spending time doing.
Hiding your valuables out of sight in drawers or the back of a cupboard is probably enough to deter most opportunistic thieves. Store anything really valuable at the home of a trusted friend, or even in a safety deposit box. Be discreet with information that can too closely identify you or your family members. Don’t leave phone numbers or identity cards (and definitely not credit cards) lying around.
6. Freshen up smells
Bad odours are another big put-off for prospective buyers. You don’t want people walking around your home with a wrinkled nose puzzling over a strange smell. Ideally your home should have little or no smell at all — but if you have issues with damp, or you have pets, you may need to resort to masking a bad odour.
Well before inspection time, open your doors and windows to get as much fresh air into the property as you can. (This may of course not be a great idea if you live close to a busy road, or a smelly factory.) If there are still lingering bad or musty smells, around an hour before inspection time you can either spray some air freshener in the rooms, or use some essential oils to freshen it up. Stick to more neutral smells; vanilla is always good. Don’t overdo it — the idea is to neutralise stale or musty smells rather than overpower visitors with a heady fragrance.
7. Bring in light
Maximise natural light in your home by ensuring the windows are absolutely sparkling clean. You’ll be surprised how much light can be reduced by dust and spots on glass. Remove heavy drapes or blinds if they’re cutting out the available light (you can put them back once you’ve sold the property). You may decide to put in a skylight or an extra window to give extra light to a very gloomy room or corner.
On inspection day, turn on lights in the property — even if it’s sunny outside. Use table or standard lamps to create attractive pools of light. Overhead lights can also be used if a room is otherwise quite dark, or to illuminate special features.
8. Make it warm (or cool)
A warm home gives the impression that it’s lived in and loved. Even if it’s not too cold outside, put the heating on for an hour or so before inspection time just to take the edge off (especially if you’ve been airing the home beforehand). If you have one, a lit fire or gas heater can create a sense of cosiness in a lounge-room or family area.
On hot days, run the air-conditioning if you have it. But only to a level that is refreshing rather than chilly. You may also need to open windows if your home is very stuffy.
9. Place flowers and personal touches
A vase of lovely flowers or two can really lift a room and give it a touch of class. Use whatever is in season in a single colour, or at most two, to complement the colour scheme of the room. Avoid very highly scented flowers. Place one vase in the entrance if you can, and at least another in the living area.
Should you have teacups artfully arranged on the dining table, slippers poking out from under the bed, the smell of freshly brewed coffee wafting through the kitchen? These touches can come across as being a bit stagey and contrived. But an arty book or magazine lying on the coffee table may be a nice detail, and do have fresh towels hanging in the bathroom and fresh tea towels in the kitchen — colour-coordinated, of course.
10. Make yourself scarce
On inspection days you and your family, including the family dog, need to do a disappearing act — usually for half an hour at a time. Have a timetable for each inspection time so everyone is aware of the need to get ready and in the car and out the door well before the prospective buyers turn up. Clear away kids’ toys, pet toys and feeding bowls.
Where should you go? You can visit a friend, drop in to a nearby cafe, or do the shopping. If you really can’t be bothered going too far, you could just park the car out of sight up the street. This can give you the chance to stickybeak at who is coming to visit your property. But be discreet; no one wants to feel like they’re under observation during an inspection.
<img width="100" src="/images/stories/sellingdummies.jpg" style="border-style: initial; border-color: initial; float: left; margin: 5px;">
Karin Derkley is a the former deputy editor of Personal Investor magazine, and continues to write for The Age and AFR Smart Investor. She has also lived through the pleasures and pitfalls of purchasing and renovating her own home. She is the author of Selling Your Home for Dummies, published by <a href="https://au.wiley.com/WileyCDA/" target="_blank">Wiley</a>. The <a href="https://www.dummies.com/Section/index" target="_blank">Dummies brand</a> is celebrating its 21st anniversary in Australia in March. This is an excerpt from Selling Your Home for Dummies.
 
 
 
 
</body></html>

kerkley-uF6NdMiThS

Ten tips to prepare your home for an open for inspection

pmcstafford-pr9eMARWoN

Campbelltown, Mandurah, Toowoomba and south-eastern Victoria – The worst 10 postcodes in each state for insolvencies

<html><body>
All good things – including some government property grants and stamp duty concession schemes – must come to an end. 
Currently the first of these to expire will be the Queensland building boost grant, <a href="https://www.propertyobserver.com.au/residential/queensland-government-to-extend-building-boost-until-april/2012011253029">which has already been extended once</a> and is due to end in less than three weeks with no word from the Queensland government about a possible second extension. 
Here’s a list of what’s due to expire over the coming months and years. Click on the links for more information on the grants and schemes.
<img src="/images/stories/april302012.gif">
$10,000 - Queensland
The <a target="_blank" href="https://boost.treasury.qld.gov.au/l">Queensland building boost grant</a> is set to expire on April 30, and there is no word yet from the recently sworn in Newman government about possibly extending it for a second time. The grant is available for those buying or building a new house and is also available to upgraders and investors.  The April 30 deadline applies to when a contract must be signed. Completed applications must be submitted by September 1.
 
<hr>
 
<img src="/images/stories/june302012.gif">
$13,000 - Victoria
First-home buyers who qualify for the $7,000 first-home owners’ grant may also be eligible for an <a target="_blank" href="https://www.sro.vic.gov.au/sro/SROnav.nsf/childdocs/-6BF180369BCB3975CA2575A1004420CF-65A02CC2EEDDD527CA2575A1004420E8-BBB89806303008C1CA2575CB00011AD5?open">additional $13,000 payment known as the first home bonus</a>. For contracts entered into between July 1, 2009 and June 30, 2012, the value of the property must not exceed $600,000. A greater stamp duty concession for first-home buyers<a target="_blank" href="https://www.propertyobserver.com.au/victoria/victoria-s-new-home-bonus-grant-ends-june-30-but-lower-stamp-duty-cuts-in-for-first-time-buyers/2012050254518"> comes into force on January 1, 2013</a>.
$6,500 - Victoria
On top of the first-home-owners grant, there is $6,500 is available for those buying in a designated regional Victorian location. <a target="_blank" href="https://www.sro.vic.gov.au/sro/SROnav.nsf/childdocs/-6BF180369BCB3975CA2575A1004420CF-65A02CC2EEDDD527CA2575A1004420E8?open">Click here for more on the scheme</a> and <a href="https://www.sro.vic.gov.au/sro/SROnav.nsf/LinkView/DBFEE9B4136A31E1CA2575CB00012C3265A02CC2EEDDD527CA2575A1004420E8" target="_blank" title="Eligible regional municipalities">click here for a list of eligible regional Victorian municipalities.</a>
Australian Capital Territory 
Stamp duty concessional rate available for the purchasing a residential home or residential vacant land. <a href="https://www.revenue.act.gov.au/home_buyer_assistance/home_buyer_duty_concession/1_January_2012_-_30_June_2012" target="_blank">More information on the scheme can be found here</a>.
$10,000 - Northern Territory
Eligible home buyers and investors can receive an additional $10,000 as part of the <a href="https://www.nt.gov.au/ntt/revenue/home_assist/buildbonus.shtml" target="_blank">Northern Territory government’s “BuildBonus” incentive</a>. The grant is available to home buyers and investors, including companies and trustees, that sign a contract to purchase or build a new home (including signing a contract for a house-and-land package), or unit (including off the plan) or commence construction of a new home as an owner-builder by June 30, 2012 up to a value of $600,000. The BuildBonus is available to first-home buyers in addition to the first-home owners' grant.
 
<hr>
 
<img src="/images/stories/july12012.gif">
$8,000 – South Australia
First-home buyers who qualify for the $7,000 first-home owner grant in South Australia may also be eligible for a <a href="https://www.revenuesa.sa.gov.au/fhog/bonus8000">first-home bonus grant of up to $8,000</a> if they enter into a contract to purchase or build a new home, or commence construction as owner builders before July 1, 2012. The $8,000 first-home bonus grant will be reduced to $4,000 from July 1, 2012 and then to be fully abolished from July 1, 2013. The first-home owner grant is not being phased out.
NSW Home Builders Bonus
The <a href="https://www.homebuyer.nsw.gov.au/newhomes.php">NSW Government's Home Builders Bonus</a> provides full exemption on stamp duty for new homes where the value does not exceed $600,000 and building has not commenced. It also applies to vacant land up to $400,000. The NSW Home Builders Bonus is available to everyone, including investors, who purchase a new house or apartment. For homes already under construction, stamp duty has been reduced by 25%.

 
 
<hr>
<img src="/images/stories/july120131.gif">
$4,000 – South Australia
Between July 1, 2012 and July 1, 2013 first-home buyers who qualify for the $7,000 first-home owners' grant in South Australia may also be eligible for a <a href="https://www.revenuesa.sa.gov.au/fhog/bonus8000">first-home bonus grant of up to $4,000</a> if they enter into a contract to purchase or build a new home, or commence construction as owner builders before July 1, 2013.
 
<hr>
 
<img src="/images/stories/june3020151.gif">
$7,000 - NSW 
The <a href="https://www.osr.nsw.gov.au/benefits/rrg/council/" target="_blank">scheme provides a one-off payment</a> to assist with the cost of relocating from a metropolitan home to a regional home. A list of metropolitan areas <a href="https://www.osr.nsw.gov.au/benefits/rrg/council/" target="_blank">can be found here.</a> All other regional municipalities qualify for the grant. All applicants must have owned and occupied the metropolitan home as their principal place of residence within 12 months before the contract exchange date of the regional home purchase. It is available for purchases up to $600,000 and $450,000 for vacant land. All applicants must sell the metropolitan home either before or within 12 months after the completion date of the regional home purchase. A further $7,000 is also available via the first-home owners' grant.
 
<hr>
<img src="/images/stories/noexpiration.gif">
 
$7,000 – nationwide
Remains in place across all states and territories though each state and territory has set their own upper property value limit, which was revised at the start of 2012. To find out what the rules and restrictions are in your state go to <a href="https://www.firsthome.gov.au/" target="_blank">firsthome.gov.au</a> and pick your state from the drop down menu.
$3,500 – Northern Territory
A stamp duty concession of <a href="https://www.nt.gov.au/ntt/revenue/home_incentives_priorMay08.shtml" target="_blank">up to $3,500 off the stamp duty payable</a> is available.
$2,000 – Western Australia
Provides a <a href="https://www.finance.wa.gov.au/cms/content.aspx?id=344" target="_blank">grant of up to $2,000 for the incidental expenses of first-home buyers</a> when they purchase an established or partially built home through a licensed real estate agent for $400,000 or less. This is in addition to the first-home owners' grant.
Northern Territory 
The <a href="https://www.nt.gov.au/ntt/revenue/home_assist/fhoc.shtml">first-home owner concession (FHOC)</a> provides stamp duty concessions for persons purchasing their first home in Australia, or land on which to build their first home.
Queensland 
<a href="https://www.osr.qld.gov.au/client-group/first-home-buyer/fhog-duties-concession-comparison.shtml">First home transfer concession and first home vacant land concessions</a>.
NSW  
The newly introduced first home – new home scheme provides eligible purchasers with <a href="https://www.osr.nsw.gov.au/benefits/first_home/first_home_new_home/" target="_blank">exemptions on transfer duty on new homes</a> valued up to $500,000 and concessions on transfer duty for new homes valued between $500,000 and $600,000. Eligible purchasers buying a vacant block of residential land to build their home on will pay no duty on vacant land valued up to $300,000 and will receive a concession on duty for vacant land valued between $300,000 and $450,000</body></html>

Government property grants and stamp duty concessions: The expiry dates you need to know

<html><body>
It’s possibly the world’s priciest one-bedroom penthouse – in Tokyo Japan – with a JPY 1,800,000,000 ($21 million) price tag.
The luxury penthouse, located in the Minami-Azabu district neighbourhood, is listed through Sotheby’s International Realty. It is known as Tokyo's most expensive upscale residential district.
The 440-square-metre apartment comes with Parisian-style terrace and courtyard garden. One of its special features is its entrance corridor, which comes with storage for 200 pairs of shoes.
The vendor purchased the penthouse unit new and then spent 18 months renovating until its 2004 completion.
In the living room is an original art piece by Hiroshi Senju painted on-site. Most of the furniture in the home is custom-designed by Ceccotti Collezioni, along with Italian imported stone and wood used for many of the walls, flooring, and doors.
The Japanese Ryotei-style dining room was designed for dinner parties where the chef can serve the guests directly from the gourmet kitchen.
There’s a full bathroom plus two further baths.
<img src="/images/stories/tokyo2.jpg">
<img src="/images/stories/tokyo3.jpg">
 
</body></html>

Latest Investing Insights

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

Editor's Picks

Developments

New apartments

New townhouses

News

Latest Investing Insights

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

Editor's Picks

Receive the latest news stories to your inbox

Developments

New apartments

New townhouses

News