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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The perception that the Australian housing market is in a “serious bubble” means US investors are wary of funding residential mortgage-backed securities (RMBS) issued by the major banks, according to Peter Dorrian, head of global wealth management at the Australian arm of investment firm Pimco.
According to Dorrian there is “quite a wide difference” of opinion between Australian investors’ perceptions of Australian banks and overseas investors’ opinion of them.
“I have a US colleague with me at the moment and he says Australia has the most overvalued housing market in the world and that is has a serious bubble,” Dorrian told Business Spectator, while stressing that this was not necessarily Pimco’s view.
“There is a view that the big four banks are so tightly levered into the domestic property market that if there was to be a more severe correction of the Australian property market it would have an impact on their balance sheets,” he says.
This is despite the average loan-to-valuation ratio on RMBS portfolios being around the 50% mark, meaning it would require a significant fall in house prices to have a severe impact on the banks’ balance sheets.
“But its perception that counts at the moment,” Dorrian says.
His comments come as Australia’s sixth biggest mortgage lender, ING Direct, raised $800 million in the first deal of the year for the Australian RMBS market but limited interest from overseas investors.
“Investors were primarily local,” David Breen, head of corporate affairs at ING Direct told Property Observer with insurance companies, fund managers and superannuation funds among those that invested in this issuance.
The ING Direct issue was priced at 145 points over the one month bank bill swap rate (BBSW) – the benchmark rate at which banks will lend to each other.
RMBS, where mortgages are bundled together and sold to institutional investors, was a very cheap form of wholesale funding in the decade prior to the GFC, accounting for 23% of all bank mortgage funding at its peak.
However the market collapsed in the two years following the sub-prime crisis in the US, falling 41% from $204 billion to $120 billion as overseas investors’ appetite for the product shrank. 
It has since recovered some ground, but is now a much more expensive form of funding, with little appeal for foreign investors.
<img src="/images/stories/rmbs.gif">
Aside from investor wariness because of housing concerns, Dorrian says Australian banks are also facing a lot of competition from other international banks for wholesale funding.
 
 
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lschlesinger-FZcF9M3vE6

Perception of Australian housing price bubble keeping US RMBS investors away: Pimco

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One of my favourite proverbs is never judge by appearances, and it is often trailed by the quote “for things are seldom what they seem”.
William Shakespeare spawned the proverb in The Merchant of Venice from his famous soliloquy “All that glitters is not gold.”
Four hundred years later our lives are a constant race against time to acquire possessions, and we often disregard the old Bard’s advice.
Appearances can be deceptive and are sometimes designed to be just that. Or is it that we don’t see the woods for the trees, or forget that beauty is skin deep?
There is a certain element of arrogance in making quick decisions by judging by appearances. It is an error that can cost us dearly; whether it is a decision to impulsively buy a home simply because it offered a new kitchen or a car because it had a leatherette steering wheel.
Perhaps the real truth is that over the generations mankind did learn from the Bard. But did we only learn to present ourselves and our possessions with a false external covering and to hide the truth? And did we learn too that first impressions are what really count?
Making decisions about anything is based on evaluation of evidence. You need to look at all the angles and not just the superficial ones. And the same is true too for snap decisions about people you meet simply because of the clothes they wear. Remember Mahatma Gandhi?
There is an interesting methodology for reaching decisions called “triangulation”.
It is all about using multiple sources of information including the facts, your own perception, and getting advice from others who can add to the weight of argument before you make a final decision.
In real estate transactions whether you are buying or selling you need to keep your wits about you and remember William Shakespeare. Trust your instinct by all means, but don’t rush into a decision that could cost you a lot of money.
And lastly, engage a buyers’ agent or vendor advocate to advise you independently in your best interest. They will give you unbiased advice that will help you make a rational and well founded decision.
Tim Mansfield is founder and principal of Sydney-based buyers' agency <a href="https://www.primepropertybuyer.com/" target="_blank">Prime Property Buyer</a>.
 
 
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tmansfield-Rk8rBecHRA

Appearances can be deceiving, so don't make a costly error when buying a house

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<img src="/images/stories/1point4percent.gif">
The percentage of Canberrasuburbs with a median unit price of under $300,000, according to RP Data. This is the second-lowest percentage in Australia; Darwin doesn't have a single suburb with a median unit price under $300,000.
 
<hr>
<img src="/images/stories/10percent.gif">
The percentage of Melbourne suburbs with a median unit price of under $300,000, according to RP Data.
 
<hr>
 
<img src="/images/stories/14point9percent.gif">
The percentage of Perth suburbs with a median unit price of under $300,000, according to RP Data.
 
<hr>
<img src="/images/stories/15point4percent.gif">
The percentage of Brisbane suburbs with a median unit price of under $300,000, according to RP Data.
 
<hr>
 
<img src="/images/stories/16point2percent.gif">
The percentage of Sydney suburbs with a median unit price of under $300,000, according to RP Data.
 
<hr>
<img src="/images/stories/38point2percent.gif">
The percentage of Adelaide suburbs with a median unit price of under $300,000, according to RP Data.
 
<hr>
 
<img src="/images/stories/74point1percent.gif">
 
The percentage of Hobart suburbs with a median unit price of under $300,000, according to RP Data.
 
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cknowlton-QnEa6ntUYP

The number of capital city suburbs with unit prices under $300,000: RP Data

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Ask anyone in real estate about 2011 and they’ll tell you it was a tough year. For the first time in nearly a decade, buyers were no longer prepared to pay the “vendor price” for their dream home. In Melton, the sentiment was no different. Last year, some properties were on the market anywhere from three months up to a year.
Having said that, we definitely didn’t feel the same impact as some of our western counterparts such as Braybrook, whose median price in December recorded a fall of 27% from its peak ($380,000, down from $518,000) or St Albans, which experienced a 18% decline from its peak median price ($360,000 down from $440,000). In fact, recently released <a target="_blank" href="https://www.reiv.com.au/en/Property-Research/Median-Prices/2011-Median-Prices.aspx">REIV figures on 2011 median prices</a> revealed Melton was in the top five growth suburbs for 2011, recording an 8% growth in its median price.
Unlike the majority of Melbourne – the auction capital of Australia – Melton’s modus operandi is a little different. Here, it’s all about the private sale. So while the rest of Melbourne has just kicked into 2012 with its first “super Saturday” last weekend, out in the ’burbs we’ve been back in full swing since the new year.
In the last three months we’ve definitely seen improved confidence, evident in our lower stock levels and quicker turnaround times – just the other day we sold a property within two days! We’ve also just listed <a target="_blank" href="https://www.realestate.com.au/property-house-vic-melton-110027169">a three-bedroom brick home</a> in the heart of Melton that has already gained a lot of interest because its asking price of $239,000 to $245,000 makes it unbeatable value.
So where’s the interest coming from? Right now, it’s the investors who are dominating our market. The small outlay – our median price is $293,500 – needed to buy in one of Melbourne’s top growth suburbs makes Melton the perfect investment for the start-up investor. Not only is impressive capital gains an advantage, but properties are also returning high rental yields substantially higher than Melbourne’s gross house rental yields of 4%<a target="_blank" href="https://m.smh.com.au/business/property/rental-returns-nothing-to-write-home-about-20120215-1t5nu">.</a> Savvy investors recognise now is the time to buy when the market is stable, as opposed to later when the pressure on prices will eventually be greater.
The fact that our median price is nearly half of Melbourne’s ($540,383) also makes our area extremely affordable – and attractive – for first-home buyers. For $250,000, buyers can typically pick up a centrally located three-bedroom brick home on a 600-square-metre block – a bargain for young families looking to upgrade, given the same price wouldn’t even get you a one-bedroom apartment in the inner city.
There’s currently a wealth of buyers waiting on the sideline due to uncertainty around unemployment and interest rates. At the moment they’re holding back but at the end of the day, when people move, it’s for life changes such as growing families, empty nesters downsizing or job relocations that won’t stop because of what’s happening in the market. We’ll see an influx of buyers as confidence continues to grow, which will start driving prices up again.
In Melton, we expect to be in the driving seat as our affordability, infrastructure, space and proximity to the city makes us the perfect choice for young families. We already have one of the highest population growth rates in Victoria at 7.1% – nearly five times the statewide average of 1.5% – and anticipate this will continue growing as buyers start to come out of the woodwork.
Julian Conte has more than a decade experience in real estate and is director of <a target="_blank" href="https://www.hockingstuart.com.au/">hockingstuart</a> Melton and Werribee.
 
 
 
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Melton: The hockingstuart mid-autumn 2012 property review

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There is little for the housing market to cheer about following the release of weak February lending figures from the RBA and only a small improvement in new home sales as recorded by the HIA - JELD-WEN New Home Sales report.
Housing credit increased by 0.4% during February, following an increase of 0.5% during January to be up 5.3% for the year, the weakest annual growth in RBA records going back 34 years.
During February, new home sales increased by 3% but still remained at their lowest levels in 11 years, according to research by CommSec.
Detached house sales rose by 2.2% while more volatile multi-unit sales jumped by 10.5% to a combined estimated 4,000 sales for the month. However, this is well below the more than 7,000 sales recording in February 2011 and the 8,000 sales in February 2010.
Western Australia was the strongest-performing detached new home sales market in February recording a seasonally adjusted 12.8% increase followed by New South Wales (5.3%), Queensland (3.5%). Detached house sales dropped by 7.4% in Victoria.
For the three months to February 2012 new home sales have fallen by 5.6% to be 16.8% lower than the three month period to February last year with detached sales down 17%. Multi-unit sales are up 5.4% over the February quarter but down 15% for the quarter year-on-year.
Victoria’s new housing market has felt the brunt of the slump with an 18.3% drop over the February 2012 quarter with Queensland also faring poorly with new home sales down 11.3%.
Figures compiled by CommSec based on the latest APRA monthly banking statistics show that bank housing, personal and business loans rose by 5.7% over the year to February, the slowest annual pace in four months and below the long-term trend rate of 13% while bank deposits with Australian residents grew by 9.3% over the year to February, the fastest growth in five months but below longer-term trends.
“The Reserve Bank must remain alert to the trends and keep a rate cut on the table at next week’s board meeting,” James says.
HIA chief economist Dr Harley Dale says any bounce in new home sales in February was encouraging after an awful start to 2012.
“Furthermore, it was the continued decline in Victoria from previous record highs which pulled new home sales down in February, while there was improvement everywhere else.”
“Looking beyond just one month, however, there is much work to be done to see new home sales volumes back at healthy levels across the country,” he says.
Dale says there is evidence of the beginning of a recovery in Western Australia while the prospect of policy reform in New South Wales and Queensland increases the likelihood of a lift in new home sales volumes in these states through 2012-13.
“Obviously further interest rate cuts wouldn’t go astray in helping perpetuate this recovery,” he adds.
Click to enlarge
<a href="/images/stories/hiamarch30.gif" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/hiamarch30thumb.gif"></a>
CommSec economist Savanth Sebastian says the latest new housing and mortgage figures indicate that Australian consumers and home-buyers remain “super-cautious and that mood is continuing to constrain activity for retailers and housing-dependent businesses”.
“While the Reserve Bank doesn’t seem in a rush to cut rates, the ongoing downturn in the residential building market certainly keeps another rate cut on the table – especially given that even housing credit is growing at the weakest levels in 34 years,” he says.
“A sustained lack of new building can have serious ramifications for affordable housing. Already vacancy rates across the country are low and given the ongoing lift in migration further building will be required to alleviate the pickup in demand. No doubt the lack of new housing construction will be closely assessed by policymakers.”
Total credit provided to the private sector by financial intermediaries rose by 0.4% over February 2012, to be up 3.5% for the year with business credit increasing by 0.4% (up 1.2% for the year) and personal credit up 0.3% (down 1.1% for the year).
Savanth says private sector credit data tends to be a good forward-looking indicator on activity, with an increase in borrowings usually following by an increase in spending in the next few months.
“In that context the lack of significant growth in business credit is disappointing. At present businesses are cashed up and content to use existing cash facilities and that trend is unlikely to change anytime soon.
“Overall the Reserve Bank seems comfortable with the current position of the domestic economy. Effectively policymakers have been depressing parts of the economy (like housing and the household sector) to ensure that there is enough spare capacity for the growth in business investment and the mining sector,” he says.
“The key for the Reserve Bank is to ensure that inflation remains in check as the recovery gains traction. As such CommSec does not expect the Reserve Bank to cut interest rates until at least May,” he says.
 
 
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New home sales up 3% as mortgage growth flat lines: HIA and RBA

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The new foreign owners of Australia's biggest beer company, Foster's, have pledged to keep the 108-year-old Abbotsford brewery open, dismissing suggestions the inner-Melbourne plant would be sold to property developers.
Foster's chief executive Ari Mervis says the brewery, which employs more than 200 workers, will be maintained as it represented a historic link for the company.
''We have no intention of moving it or closing it, certainly at Abbotsford there is an opportunity to improve the efficiencies, but there is no intention to close it down or need to close it down,'' he told an analyst conference in London earlier this week.
Ever since Foster's was bought by global brewing giant SABMiller late last year for $12 billion plus, there’s been speculation the Abbotsford brewery would be closed and the land sold off to help pay for the acquisition.
Carlton &amp; United Breweries began making beer on the banks of the Yarra in 1904 having commenced operations at the top end of Swanston Street 23 years after Melbourne was founded in 1835.
The 10-hectare site, set four kilometres east of the city centre, comes with an estimated value of $100 million plus. The suburb <a href="https://www.propertyobserver.com.au/developments/inner-melbourne-suburb-of-abbotsford-becoming-a-development-hotspot/2012031853839" target="_blank">has become a hive of residential development activity</a>.
The brewery and its buildings – old and small by modern standards, but not heritage listed – are constrained by heavy traffic as well as inefficient work practices, analysts maintain.
Foster's could save close to $4 in reduced electricity, water, labour, packaging and freight costs on each case of beer produced at the ''antiquated'' Abbotsford site if it moved to another location, according to Merrill Lynch.
In a briefing note to clients in June, analyst David Errington said, ''on 55 million cases produced at Abbotsford, this would lead to cost savings of between $150 million and $200 million''.
Five years ago Fosters sold 12 properties adjacent to the Abbotsford brewery for $49 million.
 
 
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jchancellor-FAypfDUnLy

Foster’s new foreign owners pledge to keep Abbotsford brewery open

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Our property markets started the year in a tug of war, caught between falling interest rates on the one hand and market uncertainty on the other. 
Now that we’re almost a quarter of the way through the year, it’s worth reviewing what’s really going on in the property markets and what’s ahead for the rest of the year. 
CommSec economist Craig James is calling Australia the boom and gloom economy. Our economy is still growing – unlike many others, especially in Europe – and underpinned by a mining boom, but consumers and businesses are gloomy. 
And it is much the same with property – some areas are faring well, but many aren’t. 
So what gives? 
The world economy is slowly working through its problems. 
The concern of a meltdown in Europe that could bring the financial system to its knees now seems to have been averted.  And the US economy is improving, albeit slowly, however its property market is still in a slump. 
Back home we started the year with political uncertainty, which hasn’t really disappeared. Worries about the mining and carbon taxes, as well as the effectiveness of a minority government still remain. 
Add to that the fact that the banks are now raising interest rates out of line with the Reserve Bank plus threats of increasing unemployment and many of us are putting off making major purchasing decisions like buying a new house or investment property. 
What’s happening in our property market? 
Fact is, the number of properties on the market is high, properties are remaining on the market for sale longer and many buyers are still nervous about making a decision. 
Of course there is not just one “property market”. What I call “investment-grade properties” – in the middle price range (say $450,000 to $850,000) in prime locations and with an element of scarcity – are still selling well, even though there is clearly less interest from both owner occupiers and investors than there was before. 
However, “B” and “C” class properties are not selling well. 
Some have dropped in value by up to 10% and some can’t be given away (well, it’s not really as bad as that, but you’d have to give a very steep discount for someone to buy them). 
When you look at the whole of Australia, property sales are at a 16-year low, with <a target="_blank" href="https://www.rpdata.com/">RP Data</a> reporting that only 375,000 properties sold last year. In more normal times, sales were over 600,000 properties a year. 
The problem is that even though turnover is down the number of properties listed for sale is climbing, with about 310,000 properties for sale across Australia. 
This is up 23% on a year ago and more than 50% above pre-global financial crisis levels. 
So what does this all mean for the future? 
This means the market has about 10 months' supply of housing for sale, up from a more normal level of four months of stock. 
In other words, unless we see a substantial improvement in sentiment or in the economy we are not likely to see much change in house prices over the next six months. 
What these figures don’t show is how fragmented the markets really are. 
 
We know there is not one Australian property market. There are many different markets in different geographic locations and at various price brackets. 
There is no doubt that home values are still falling in some areas and they are rising in others. And overall our property markets are flat. 
It’s a bit like me putting my left hand in a bucket of ice-cold water and my right hand in a bucket of hot water and saying “on average the temperature is fine.” 
Currently there are some property markets that are strong, with more buyers wanting the short supply of available good properties, and there are other markets where the property markets are ice-cold, with few buyers available for the large number of properties available for sale. 
It’s worst at the top end. 
The top end of the market has been worst hit. 
The most expensive 20% of suburbs across Australia have registered price falls of about 6.5% over this period. And if you broke this group down further – into say the dearest 10% of suburbs – you would find steeper losses again.
<img src="/images/stories/yardneymarch30.png">
Source: RPData.com
 
 
Some green shoots 
Before all this makes you feel to gloomy, there is some good news out there:
 
<ol start="1">
<li>The vacancy rates in our capital cities are low and rents are increasing.</li>
<li>More properties are selling – sure it’s still a buyer’s market out there, but vendors are becoming more realistic and meeting the market.</li>
<li>Consumer confidence is slowly increasing. </li>
<li>Finance preapprovals are slowly rising. This always happens when new buyers are getting themselves ready to enter the market.</li>
<li>The cycle is moving on as it always does. We are now in the stabilisation stage of the property market. </li>
</ol>
So what is a property investor to do? 
While some will sit waiting for the proverbial bell to ring proclaiming that we’ve reached the bottom, others are taking advantage of the opportunities that this uncertainty is dishing up and getting set for the next stage of the property cycle by buying the right type of property. 
One with an element of scarcity, in an area that has always exhibited above average capital growth and one to which they can add value through renovations or development, thereby ‘manufacturing’ capital growth. 
We are moving into the next stage of the property cycle 
And the next stage is the stabilisation phase of the cycle. 
You see, the markets don’t move directly from the downturn phase to a property upturn. There is a period of time where buyers return and take up the slack before prices start rising. 
And I expect more buyers to return to the market later this year when they realise prices won’t fall any further. 
By the way, the stabilisation phase is a great time for savvy investors to get set for the upturn stage of the cycle. 
This year may be a good time to buy property – I have always found it a good time to buy when everybody tells you that property is a bad investment. Now is the time to get set for the future. 
I’m looking forward to the balance of 2012. Are you?
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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Australian property markets differ, and investors must find opportunities: Michael Yardney

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<a target="_blank" href="https://www.propertyobserver.com.au/landlords/fire-in-an-investment-property-leaves-unanswered-questions/2012012253108">A little while ago</a>, I shared a story with you about a fire that substantially damaged one of our rental properties.
The story overall is a little sad.  The owners were away on holidays, enjoying a summer break with their children, so it wasn’t until a few weeks later when they returned that we were able to let them know what had happened.  I suppose this is a great example of why it’s so important to let your property manager know when you go on holidays.
The tenant, after he moved into the other property we arranged for him, was severely injured in a motorbike accident. He is still recovering in hospital and will never live the life he once had.
It’s now more than two months down the track, and the rebuilding of the property is coming to an end.  The new kitchen has been fitted, the ducted heating has been replaced, the walls and ceiling replaced and repainted where required, all the electrical wiring checked and the windows replaced.
We are in the final stages of choosing the carpet colour and new blinds for the property and getting things ready for the releasing of the property again.
The property manager, Courtney, has continued to co-ordinate access for the tradespeople on behalf of the owners’ corporation.  She has also continued to ensure our owner was updated on a regular basis.
There are several aspects of this story that investors really need to think about.
Firstly, the owners have not received any rental payment throughout the past few months, and while yes, they will receive loss of rent income from the owners’ corporation insurance policy after the claim is finalised, processed and then a payout made, the challenge is managing their own cashflow during this time.  It’s been tough for them!
Secondly, if the owners had not had a current landlord insurance policy in place, they would have had to pay for replacing the carpets and blinds, at a cost of about $2,100. The owners’ corporation’s insurance policy has co-ordinated the rest of the rebuilding process.
So the next time your property manager asks you “Do you have a landlord insurance policy in place?”, I hope you remember this event and the circumstances that occurred and were through no fault of the owner.
 Leah Calnan is the director of <a target="_blank" title="Metro Property Management homepage" href="https://www.metropm.com.au/">Metro Property Management</a> in Victoria and is the chairwoman of the REIV Property Management Chapter.
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A fire in an investment property proves the importance of landlord insurance

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<div>The total number of advertised listings in Queensland, of which 14,420 are new listings, according to RP Data. This is up from a total of 76,170 at the same time last year.</div>
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<div>The total number of advertised listings in New South Wales, of which 15,185 are new listings, according to RP Data. This is up from a total of 66,773 at the same time last year.</div>
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<div>The total number of advertised listings in Victoria, of which 12,738 are new listings, according to RP Data. This is up from a total of 48,459 at the same time last year.</div>
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<div>The total number of advertised listings in Western Australia, of which 6,477 are new listings, according to RP Data. This is up from a total of 33,116 at the same time last year.</div>
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<div>The total number of advertised listings in South Australia, of which 3,590 are new listings, according to RP Data. This is up from a total of 16,438 at the same time last year.</div>
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<div>The total number of advertised listings in Tasmania, of which 1,497 are new listings, according to RP Data. This is up from a total of 9,256 at the same time last year.</div>
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<div>The total number of advertised listings in ACT, of which 648 are new listings, according to RP Data. This is up from a total of 1,800 at the same time last year.</div>
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<div>The total number of advertised listings in Northern Territory, of which 389 are new listings, according to RP Data. This is up from a total of 1,644 at the same time last year.</div>
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How much stock is on the market in your state? A state-by-state analysis: RP Data

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A proposal by the federal government to vastly expand the areas around major airports that could face residential housing construction restrictions due to aircraft noise will put $33.5 billion of new housing projects at risk, according to property development lobby group Urban Taskforce Australia (UTA).
The $33.5 billion figure (which comprises 134,000 new dwellings) applies across Brisbane, Melbourne, Perth, Sydney and Canberra and was calculated by property research and advisory firm MacroPlanDimasi.
MacroPlanDimasi also estimates that values of houses in newly designated high-noise zones could fall by 5%.
The new proposals are outlined in a draft document, <a target="_blank" href="https://www.infrastructure.gov.au/aviation/environmental/nasf/files/Draft_National_Airports_Safeguarding_Framework_Combined.pdf">Principles for a National Airports Safeguarding Framework</a>, released by the National Airports Safeguarding Advisory Group on March 21. The proposal is not accompanied by any shift in established flight paths.
The proposals are aimed at minimising residential development near airports and “improving safety outcomes by ensuring aviation requirements are recognised in land use planning decisions”.
It calls for improvements made to the current Australian noise exposure forecast (ANEF) system, which has guided development around airports for the past 30 years.
The report notes that while the populations with the highest aircraft noise exposure often live within the 20 ANEF contour (an area defined as having high noise pollution and where there are currently planning restrictions), “the majority of noise complaints that are received are now coming from residents living outside the 20 ANEF contour”.
“ANEF zones do not capture all noise-affected areas, and experience has shown that the ANEF contours are not necessarily an indicator of the full spread of noise complaints.
“Just as aircraft noise does not suddenly stop at the 20 ANEF level, there is no hard and fast line where aircraft noise suddenly changes from being acceptable to being unacceptable… Aircraft noise impacts follow a continuum and clearly, noise impacts close to, but outside an identified threshold will be almost indistinguishable to the impacts on the ‘the other side of the line’,” the draft document says.
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It calls for a “complementary suite of noise measures in conjunction with the ANEF system”, including four new noise controls and provides maps showing a vastly expanded areas around 10 major airports affected by aircraft noise that could potentially face planning restrictions.
The UTA says research carried out on its behalf by acoustic engineers Wilkinson Murray shows that 1,000 square kilometres of planned development around for housing in the proposal.
“This will impact on many proposed developments as well as the value of existing properties,” says the UTA. The UTA also expressed concern at the three week exhibition period explaining the proposals, which has now passed, calling it a “far too short a period to genuinely engage in public consultation”.
It also notes reports prepared by MacroPlanDimasi (on the property and financial implications of the draft framework), CBRE (on the planning and property implications of the draft framework), Wilkinson Murray (on acoustic issues around the draft framework) and Gadens lawyers (on legal implications of the draft framework all expressed considerable concern about the draft framework.
The proposals have also been criticised by Sam Haddad, director-general of the NSW Department of Planning, who in a letter to the UTA said he doubted there was “sufficient evidence that the existing ANEF system needed to be changed”.
Haddad says the NSW government will not support the draft measures and will not be agreeing to any changes in planning policy.
Consultations on the draft framework have now closed but it has yet to be endorsed by federal, state and territory governments.
It is next expected to be considered by the Standing Council on Transport and Infrastructure (SCOTI) and subject to SCOTI endorsement, each jurisdiction would then consider implementation through its own mechanisms and may undertake further consultation processes.
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