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 lengthening absence of data indicating any housing construction recovery – and accompanying credit growth – must be weighing on Federal Treasurer Wayne Swan during his May budget preparations.
I suspect the deliberations will possibly come down to whether the federal government throws some money at the problem so that it takes effect this year or saves any announcement until the 2013 election year.
But the treasurer ought to be asking: does it necessitate anything being done, and what outcomes are desired?
Should it go directly into the pockets of the buyer, or indirectly to the seller? Or maybe into infrastructure.
Or does the housing construction industry simply need to realise that cycles are cycles, and no reason for a handout from government?
When presenting floral bouquets for effective lobbying the housing construction industry stands up there on the podium, albeit overshadowed by the car industry.
Indeed Philip Soos says in his latest column on The Conversation, <a target="_blank" href="https://www.propertyobserver.com.au/residential/real-estate-agents-conflict-of-interest-creating-australias-housing-price-bubble-philip-soos/2012032053925">and on Property Observer today</a>, that the real estate lobby is immensely powerful, representing the $4 trillion landowning class.
Take the long-running first-home buyer’s grant, which has been around since its 2000 introduction by John Howard as part of GST compensation.
Soldier settlement assistance ran for about eight years following the return of soldiers from World War 1.
Bob Hawke's housing assistance lasted seven years in the 1980s.
New South Wales first-home buyer grants:
Click to enlarge
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/fhbg.gif"><img src="/images/stories/fhbgthumb.gif" style="border-style: initial; border-color: initial;"></a>
Source: NSW OSR
The current 12-year-long assistance package has periodically undergone a boost that triggers an even greater market distortion of the herd mentality among young buyers. It was Aussie Home Loans founder John Symond who first signalled the possibility that events might unfold this year. 
<a target="_blank" href="https://www.propertyobserver.com.au/residential/first-home-owner-s-boost-could-return-this-year-john-symond/2012010552968">Property Observer reported in January</a> that Symond noted it was generally true that “in any run-up to an election the government throws money around”.
“Probably my cynical self says six to 12 months ahead of the next election, it would not surprise me that the government might stimulate housing by helping first-home buyers and they may possibly introduce a bonus or a boost to the first-home owner’s grant,” Symond said.
The earliest date for the next federal election is August 2013 (unless the government calls an early election) and an election must be held by November 30, 2013, meaning if Symond’s prediction proves accurate the boost to the first-home owner’s scheme could return in the latter half of the year.
The original boost scheme ran from October 2008 to December 2009 with the aim of cushioning the Australian economy from the worst impacts of the GFC.
Up until September 30, 2009, it provided first-time buyers with an extra $7,000 to purchase an existing home and $14,000 if they purchased a newly constructed home or built a new home.
The scheme operated in tandem with the $7,000 already on offer as part of the first-home owner’s grant, which is still in effect.
Between October 2009 and December 2009, the first-home owner’s boost was halved, with $3,500 available for the purchase of established homes and $7,000 for the purchase of new homes.
Symond says while no one can be certain of the boost returning, he tipped that “come federal election time there might be some handout for first-home buyers”.
But there was interesting debate this week about the effect of the grant for first-home buyers.
Bendigo and Adelaide Bank chairman Robert Johanson who said that first-home buyer grants were only serving to unnaturally drive up the cost of housing.
"The government were just giving people money to get into new houses, which transferred the value to the sellers. It just puts costs up," Johanson said.
"I think it's a waste and a distraction," he said.
Johanson said the grants were "bad policy", and that the housing market had succeeded because of economic prosperity rather than government intervention.
While we all wait for prosperity, the home builders are offering varied incentives to attract buyers.
Free air-conditioners, they pay your rent while you build, even $5,000 barbecues.
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jchancellor-FAypfDUnLy

Federal government must decide if housing industry warrants a handout in May budget

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The real estate sector is set to pick up in the second half of the year driven by opportunities created by the mining boom, but the property industry as a whole has not fully recovered since the GFC, says BIS Shrapnel economist Frank Gelber.
“When I say property has not recovered, I’m talking about property the industry, the people that work and provide services to the sector,” Gelber said at the March 2012 BIS Shrapnel forecasting conference yesterday.
According to Gelber the property industry is still “bumping along at the bottom of the cycle”.
“We’re not providing all the services we did pre-GFC because we don’t have the funds available.
“The great deleveraging of property has not yet finished. The REITs have managed to get their hands on some equity but a lot of the unlisted property trusts are still in the hands of the banks.
“A lot of these single property unlisted trusts have long ago breached their loan covenants,” he says.
The latest economic outlook prepared by BIS Shrapnel point to an improvement in overall conditions for the sector.
New capital expenditure is set to rise in the second half of the year following a small but sharp dip in the last 12 months:
Click to enlarge
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/bismarch21.gif"><img src="/images/stories/bismarch21thumb.gif"></a>
According to BIS Shrapnel, the real estate, rentals and hiring sector was one of just a few sectors to record an increase in wage inflation compared with average inflation, which drifted lower over 2011 due to zero employment growth.
“[The real estate, rentals and the hiring sector and the professional, scientific and technical services sector] are two sectors that are benefiting from the work generated by the minerals-related investment,” says BIS Shrapnel. 
The report also notes that excluding a dip pre-GFC, the real estate, rentals and hiring has “consistently generated profit margins near or above 40% for over a decade”. 
“Recently, these margins have edged higher, and with income remaining steady since 2009, profits are on the increase, particularly in the unincorporated sector,” says BIS Shrapnel.
 
 
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lschlesinger-FZcF9M3vE6

Mining boom to create opportunities in property, but sector has not yet recovered from GFC: BIS Shrapnel’s Frank Gelber

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Sydney’s 1 Bligh Street has secured tenant Oil Search, which is leasing two levels at Dexus’ flagship sustainable office tower. But the deal required higher leasing incentives than previous deals.
At its half-year results, Dexus said its incentives across its portfolio had fallen from 20% two years ago to 16 % but were unlikely to fall further.
Dexus’ <a href="https://www.propertyobserver.com.au/industry-news/no-changing-course-for-dexus-as-darren-steinberg-readies-to-step-in/2011112852577" target="_blank">new managing director, Darren Steinberg</a>, said the Sydney market, which has been adversely affected by white-collar job losses and economic uncertainty, was expected to improve next year.
Oil Search, which is Papua New Guinea’s biggest oil and gas producer, will occupy levels 22 and 23.
The 3,274-square-metre lease runs for 12 years.
One Bligh, completed last year, is owned by Dexus Property Group, Dexus Wholesale Property Fund and Cbus Property.
<a href="https://www.propertyobserver.com.au/office/dexus-yet-to-meet-leasing-target-at-1-bligh-street/2012021553391" target="_blank">Law firm Clayton Utz is the tower’s anchor tenant</a> and the Commonwealth government's Ministerial and Parliamentary Services recently leased three floors.
Dexus says a further two floors are under offer, leaving three vacant high-rise floors and a number of smaller part-floor tenancies.
Financial media group <a href="https://www.propertyobserver.com.au/office/bloomberg-considering-move-to-sydney-s-1-bligh-street/2011112452537" target="_blank">Bloomberg has been linked to the pending two-floor lease</a>.
The Australian Financial Review says the new deals are understood to have been struck at higher incentives than previous deals.
The two new leases would take the tower’s occupancy level to 82%.
Cadigal Office Leasing and Jones Lang LaSalle represented the One Bligh Street owners, and LPC was the tenant adviser to Oil Search.
 
 
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Another tenant for Sydney’s 1 Bligh Street, but Dexus needed to grease the wheels

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Investors should consider putting their money into retail property trusts, according to post-reporting season analysis by Goldman Sachs REIT analysts Simon Wheatley, Peter Zuk and Andrew MacFarlane. 
In their March monthly REIT outlook, Wheatley, Zuk and McFarlane have picked the Westfield Retail Trust (WRT) as the “best buy idea” and maintained an overall “neutral” outlook on the REIT sector. 
The following chart shows the net operating income growth of WRT and Stockland (SGP) compared to Mirvac (MGR), GPT and the CFS Retail Property Trust (CFX).
Goldman Sachs’ other recommended REIT buys are the diversified trusts Charter Hall (CHC) and Stockland (SGP) and the Goodman Group (GMG) industrial trust.
Although the outlook for retail remains challenging, they note that bankruptcies in the sector for the 2012 calendar year to date have been “next to zero” compared with four major retailer collapses over the same time period last year. 
“By this time in the 2011 calendar year, there had been four major retailers (RedGroup, Ed Harry, Bijoux Accessories and Covers Designs) go into bankruptcy impacting 340 stores in Australia,” the report says. 
“We estimate two-thirds of these stores ultimately closed. By the end of the first quarter of 2011, these store bankruptcies had risen to a substantial 804 stores with the failure of Colorado and Perfume Empire. 
“Contrast this with 2012 calendar year. To date there have been no chain retailers enter bankruptcy with a benign 2011 Christmas trading period and our expectation that we could see some retailer failures. 
“The only two retailers who have stumbled are Sleep City (64 stores) and WOW Audio (15 stores), however neither has any real exposure to shopping centres,” say the Goldman Sachs analysts. 
According to Goldman Sachs shopping centre landlords currently have “negligible exposure to national retailers on any [bankruptcy] watch lists” .
“Other factors which suggest that there remains an apparent equilibrium regarding rent stress include; stable reported arrears; continued positive re-leasing spreads on expiring leases; no meaningful reduction in the tenant retention rate and negligible vacancy,” the report says. 
“Downside risk is very contained in our view. As such the best buying opportunities continue to be in retail REITs and this was reinforced by the reporting season results.” 
Beyond retail, Goldman Sachs says office occupancy levels have remained stable, but says they may have peaked and will soften into the end of 2012 financial year (end of June). 
The investment bank has weaker convictions about the residential outlook as a result of lower lot sales. However it notes that margins have held and there are better contracts on hand than at the end of the previous comparable period. 
“The outlook continues to see management avoiding the higher-end price point and satiating and stimulating demand at the more affordable end of the range,” says Goldman Sachs. 
“The outlook commentary was notably cautious, with fundamentals in NSW reported to be solid, Victoria continuing to moderate, and Queensland still extremely soft although showing some tentative signals.” 
Goldman Sachs is forecasting a 2012 calendar year capital return for the REIT sector of 15.5%, a yield of 6.87% for a total return of 22.4%.
 
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Retail REITs offer best investment potential: Goldman Sachs

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I have seen people make many moving mistakes over the years in my role as founder of one of Australia’s largest and fastest-growing removal and relocation services, Two Men and a Truck. Here are my top tips to make your next move a breeze.
1. Charge your mobile phone the night before and put the charger in the glove box of your car. 2. Make sure you have all relevant papers and numbers handy (and not packed in one of the boxes). For example, your removalist firm and truck driver’s numbers, real estate agent contact, inspection reports, utility customer numbers, etc. 3. Confirm arrangements with the real estate agent to gain timely access to your new house – or even better, try and pick up the keys the day before. 4. Label all boxes clearly with content and room. This makes it easy for the removalist to place them in the right room and saves you having to move them around later. Number each box and keep a list.
5. Keep a box or bag with scissors, tape, zip bags, labels, marker, screwdriver, pliers, etc handy. 6. Stick fragile stickers on all boxes containing breakables such as glass, china, art works, etc. 7. Keep screws, bolts, clips and other furniture bits together in zip bags and label these clearly – this is definitely worth it, as one missing screw can create stress when the bed simply won’t go back together. 8. As you clear out each room, clean up as much as reasonably possible – this can save you time and money in the end as the clean-up will be much less. 9. Turn off the hot water, gas and electricity, read all meters and note the readings down. 10. After the house is cleared do a detailed inspection all round, take notes and photos of any wear and tear, scratches and damages. 11. Remove all rubbish and take to the tip or collection point (you can be charged if you don’t). 12. Leave keys (labelled) where they can be found but are safe, or drop them to the real estate office. 13. Leave the old house secure – meaning lock all windows/doors/garage when you leave – usually you are still liable at this stage. 14. Inspect the new house, without furniture or boxes in it, take notes and photos of any wear and tear, scratches, marks or damages you may not have noticed before. 15. Drink plenty of water throughout the day to keep hydrated and calm the moving nerves.
Richard Kuipers is a moving expert and founder of one of Australia’s largest and fastest-growing removal and relocation services, <a target="_blank" href="https://www.twomen.com.au">Two Men and a Truck</a>. Two Men and a Truck has over 20 years of experience moving people across five states.
 
 
 
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rkuipers-xQKwWhidXG

Top 15 tips to make moving a breeze

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Welcome to the boom and the gloom.  Australia has everything going for it, being an ultra-safe country and transparent democracy with a mining boom, uninterrupted economic growth, limited levels of private and public debt, a high and rising household savings rate, strong links with Asia and a currency that generally behaves itself.
But the average punter still cannot believe his bad luck.
Poor sentiment can be blamed on political wrangling (to put it mildly), uncertainty about new taxes, and then there is of course Europe, a shaky share market; that scary notion called “structural change” and the bloody RBA, which won’t drop the cash rate.
Whatever the cause, we need to wake up soon. Paradox of Thrift is what economists call it – we will talk and save ourselves into a recession.
More than half of us believe that the wisest place for savings is in the bank or paying off debt.
Encouragingly, real estate is starting to come back into the mix. There are plenty of good reasons to be looking at property – real prices are stagnant; the jobless rate is low; rental markets extremely tight; rents are rising above CPI; interest rates are historically low; and the amount of resale stock on the market is now starting to decline.
This will lead – I hope sooner than later – to a wave of new home buyers entering the market. Investors are likely to lead the charge.
More housing starts
We anticipate that just 135,000 new dwellings will be built across Australia this financial year. This is against the 10-year average of 155,000 new homes built each year. The slowdown is warranted given the drop in overseas migration during 2009 and 2010 and the oversupply of new housing in Victoria, South Australia and to some degree in Western Australia too.
But the <a href="https://matusikmissive.wordpress.com/2012/03/10/weekend-3-3/" target="_blank">recent lift in migration</a> is expected to cause new housing starts to increase in coming years. Our forecast is for 155,000 new starts across Australia during fiscal 2013 and up to 175,000 starts during 2013-14.
Forget what you read in the press this week, our forecast is contrary to many other property commentators out there, as we like to drive looking through the windshield instead of the rear vision mirror.
And Queensland looks set to benefit the most.  Also despite recent reports to the contrary, new housing is undersupplied across much of the state.  At present Queensland has a 16% market share of total residential building across Australia. Our historic average is closer to 25%. We forecast that new housing starts in Queensland could double (up 46%) over the next two to three years, rising to 38,000 new starts during 2014.
With close to $135 billion worth of new resource projects underway across the state, coupled with $29 billion worth of new infrastructure projects being delivered across the south-east corner of the state, the need for new housing is on the increase.
And much of this new supply – close to 70% – will be needed in the triangle between Noosa, Coolangatta and out to Toowoomba.
Health beats mining
When it comes to jobs, the health sector has been the boom sector since the GFC, not mining! Health added close to 235,000 new jobs over the last four years, or 36% of the total jobs created across Australia. By comparison mining employment lifted by just 110,000, accounting for just 17% of the 650,000 jobs created since 2008 Down Under.
Yes, 650,000 jobs have been created in Australia over the last four years. Best maybe to reread item one above.
The ageing population means more workers will be required in health care. Mining might be booming, but the demand for health-related services will be bigger, broader and most likely longer lasting. A miner and nurse/doctor partner household is the way to go!
Mining only accounts for a quarter of million jobs or just over 2% of the workforce.  The health sector is five times the size of the mining in terms of employment.
Oh <a href="https://www.propertyobserver.com.au/queensland/wait-a-minute-kochie-there-are-bright-spots-for-property-investment-on-the-gold-and-sunshine-coasts/2012030653715" target="_blank">Kochie</a>, how could you have got it so wrong?
Michael Matusik is the director of independent property advisory Matusik Property Insights. Matusik has helped over 500 new residential developments come to fruition and writes the weekly  <a title="Matusik's Missive" target="_blank" href="https://matusikmissive.wordpress.com/">Matusik's Missive</a>. The Matusik Missive is free, however, reprinting, republication or distribution of any portion of this material, or inclusion on any website, is strictly prohibited without the written permission of Matusik Property Insights and may incur a charge.
 
 
 
 
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michaelmatusik-49YzLvdmNv

Australia is booming, so why are we all so gloomy?

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Conflicts of interest undermine the quality of advice and policy. It is critical to the functioning of markets and government that parties involved are free of conflicts, especially monetary ones.
We would like to believe others are ethical, engage in honest practices, and do not withhold or manipulate information for selfish reasons.
Sadly, the real estate industry is saturated with such conflicts. Individuals and organisations with direct and indirect connections to the industry are so plagued by conflicts of interest that the industry is a textbook example, along with the defence and pharmaceuticals sectors, of what not to do.
Real estate agents make their living from the commissions on real estate transactions. Thus, it is in the agents’ self-interest to maximise the volume of transactions. It ought to make little difference whether prices are rising or falling, but in practice it matters a great deal. In a property market of high volumes and rising prices, agents can make small fortunes. Real estate is a big business where vast amounts of profit can be made, and where corruption and dishonesty inevitably corrode ethical practice.
Australia’s market from 2001 to 2004 was an era of golden rewards. Gripped by speculative fervour, owners engaged in “flipping”, or short-term reselling of property for capital gains. It is the profits realised from flipping, backed by lax lending standards and preferential tax treatment, that drives the market into a Ponzi or pyramid scheme.
Agents are faced with a set of incentives to optimistically promote (“spruik”) the prospects for the property market. If prices are increasing, they say, “buy now or be left behind”; if stagnant (tracking inflation), “buy now because the market is soon to rise”; or if prices are falling, “buy now because housing affordability has never been better and the market has bottomed out”.
Sound familiar?
Likewise, real estate intelligence firms face a set of incentives to argue property is always a good investment regardless of market conditions. Their public faces are articulate and well educated, which comes in handy when offering technical arguments that rationalise sky-high housing values, and claim with confidence prices are based upon fundamentals and could never fall. The fact that they always assert this even when, in reality, a bubble exists (as in the case of the US, UK, Latvia, Ireland, Spain, Lithuania and so on) should come as no surprise.
These optimistic appraisals should be immediately dismissed on the grounds that they are completely predictable and thus tell us no new information about how the market is really performing, on much the same basis that politicians reflexively inform us they always have our best interests at heart.
In the US, the leading spruiker was David Lereah, the former chief economist of the National Association of Realtors. He championed rising housing prices, denied a bubble existed and cited sound fundamentals in the form of a housing shortage, demographic change and low interest rates. He published the book Why the Real Estate Boom Will Not Bust: And How You Can Profit From It at the peak of the bubble in early 2006.
Lereah has claimed that NAR executives pressured him into fabricating optimistic forecasts – something any skilled professional ought to have the capacity to resist.
Potential home buyers rely upon agents as the primary source of market information and place a high degree of confidence in them. Never mind agents operate for their paymasters – sellers – and are constantly working to remove buyer resistance to close the price gap to seller expectations. Sellers, however, are also affected by the perverse set of incentives that agents operate under.
Given their institutional bias toward spruiking, it is problematic that agents and real estate organisations can make outrageous assertions about the investment potential of both the real estate market and individual properties without bearing responsibility if things turn sour. Their “conversations” with buyers are deniable in a court of law.
Financial advisors are regulated by the Australian Securities and Investment Commission (ASIC) and must meet strict guidelines. Anyone providing investment advice without a licence is subject to serious penalties if apprehended. A different standard applies to real estate agents who can endlessly spruik million-dollar assets (homes) without a license.
The information asymmetry between buyers and industry is enormous. Atomised buyers rely on the advice dispensed by multi-million dollar organisations and multi-billion dollar sectors with a direct interest in maintaining the status quo of overvalued multi-trillion dollar property markets. These include the central bank, Treasury, commercial lenders, investment banks, real estate intelligence firms and agencies, mass media outlets, governments, and the vast array of professionals employed in these sectors.
When real estate bubbles burst, the industry PR machine goes into overdrive, placing blame on everyone except themselves. Apparently, the poor have cheated the banks and real estate agencies by refusing to keep up with mortgage payments, running rings around the oppressed sectors of power and privilege. (As Ayn Rand put it, America’s persecuted minority is big business.)
The mass media is heavily reliant upon advertising revenue from the real estate industry, thus gagging outlets from speaking out against the interests of industry. Industries can and do use the threat of withdrawing advertising revenue to change editorial lines. Agents’ organisations depend heavily on journalists and editors casting the industry in a good light to maintain their supposed ability to self-regulate. This is similar to believing the nice, furry fox will guard the chicken coop – after all, real estate institutes represent agents, not consumers.
The incentives faced by the mass media ensure overly positive outcomes for the real estate industry and other sectors as well (finance, insurance, mining, government, etc).
The industry desperately needs to have these conflicts of interest and incentives to deceive removed to ensure an efficient property market for both buyers and sellers.
Agents should be required to have the equivalent of a financial services license, and pass a rigorous course in ethical practices. Neil Jenman, an experienced Australian real estate consumer advocate, has sought to tackle these conflicts with his system of approved agents who adhere to high standards of ethical and consumer practice (that is one of the reasons why Jenman is not well liked within mainstream industry).
Eliminating the causes of high housing prices that promotes a bloated real estate industry is a must. To this end, ending lax lending standards by the banks and taxing land is a necessity (though in Australia it is a case of too little, too late).
Regulators and politicians have not tackled these conflicts of interest for two reasons. The first is the belief that privatisation and deregulation is the way to go; that markets can often do a better job via self-regulation. Even if market advocates point out that problems still exist, the second reason rears its head: the real estate lobby is immensely powerful, representing the $4 trillion landowning class. The lobby will ensure that little will be done about the current state of affairs.
Given the inherent difficulties of such a task due to entrenched vested interests, a cynic may conclude it would be easier to clean up Chernobyl.
 
Philip Soos is a researcher at the School of International and Political Studies at Deakin University. This story first appeared on <a target="_blank" href="https://theconversation.edu.au/">The Conversation</a>.
 
 
 
 
 
 
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Real estate agents’ conflict of interest creating Australia’s housing price bubble: Philip Soos

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The plurality of home owners in all six state capitals cities have between $200,000 and $399,999 equity in their homes, but in ACT and NT the plurality of home owners have between $400,000 and $599,999, ABS figures show.
Click to enlarge
<a href="/images/stories/equity2.jpg" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/equity2thumb.jpg"></a>
Source: ABS
The data also shows that more Tasmanian home owners (about 32%) have between $200,000 and $399,999 equity in their homes than home owners in any other state.
Click to enlarge
<a href="/images/stories/equity3.jpg" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/equity3thumb.jpg"></a>
Source: ABS
More home owners in Western Australia (13%) have $800,000 or more in their homes than owners in any other state.
The ABS data also shows the size of mortgages in each state.
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Dwelling equity: The official ABS state-by-state data

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The first step you need to take is to create a shortlist of locations that you are considering. The mistake that most investors make is that they fail to properly plan their property search. As a result they enter a fox-like process, whereby they try to absorb information about potential investments from each and every source available.
They read newspaper headlines and magazine articles. They browse real estate shop windows, and view property sales online. They end up knowing a little bit about a lot of different real estate locations instead of knowing a lot about two or three locations. Because they don’t do enough detailed research on a few locations, they can end up buying the wrong property in the wrong location, or they pay too much for it.
Instead of this, I suggest that you adopt a hedgehog approach to your research. The hedgehog limits his final shortlist to no more than three locations, so you can really knuckle down and become an expert in those particular areas.
The first step in being a hedgehog researcher is to choose which state you want to invest in. A lot of people default to their own home state, but that’s not always going to be the best and most effective property investing choice.
Properties in different states can experience a significant variance in capital growth rates due to a range of factors, not least of which is supply and demand.
Some states simply don’t have enough housing to cope with the level of new residents arriving each month. This means that the housing that is available is highly sought-after. If an area is experiencing high population growth, and at the same time there aren’t enough new houses being built to accommodate the growing population, then that’s going to translate into rapidly increasing property prices and higher yields.
Supply and demand is not the only factor that you need to take into consideration when doing your property research. Generally, the most important factors that you will need to consider include the health of the local economy, population growth, private investment in industry and housing, and government spending on infrastructure, housing and employment.
You can learn most of what you need to know about what’s happening in various states through the magic of the internet (what did we do before it?).
By browsing internet sites you can learn all about government plans for growth and development in different regions. You will find updates and fact sheets about new infrastructure projects and information about upcoming large-scale projects that will inject money, resources and employment opportunities into local communities.
You can also access data about population growth across the state, so you can see which areas are experiencing the highest influx of new residents, and thus, which has the largest potential rental pool for you to tap into.
Plug each of these websites into your ‘bookmarks’ folder and spend some time really studying each state. I’d recommend at least one to two hours per site, so you can learn about all of the different projects and plans for the short and long term.
<a target="_blank" href="https://www.australia.gov.au/">www.australia.gov.au</a>
<a target="_blank" href="https://www.qld.gov.au/">www.qld.gov.au</a>
<a target="_blank" href="https://www.vic.gov.au/">www.vic.gov.au</a>
<a target="_blank" href="https://www.nsw.gov.au/">www.nsw.gov.au</a>
<a target="_blank" href="https://wa.gov.au/">www.wa.gov.au</a>
<a target="_blank" href="https://www.sa.gov.au/">www.sa.gov.au</a>
<a target="_blank" href="https://www.act.gov.au/">www.act.gov.au</a>
<a target="_blank" href="https://www.nt.gov.au/">www.nt.gov.au</a>
<a target="_blank" href="https://www.tas.gov.au/">www.tas.gov.au</a>
Don’t forget land tax, an annual charge levied by most state governments. The amount charged varies from state to state, but it is usually charged as a percentage of the current unimproved land value. The more land you own the more land tax you will pay, so you will need to cost payment of this tax into your budget.
One benefit of townhouses and units is that they occupy less land, which makes them more attractive from a land tax perspective.
Fine-tuning your search
At this point, you should now have selected the state that you are interested in investing in. The next step is to locate the city or town that you want to invest your money into.
This is where you need to put your buying rules into action, so you can match your investing strategy goals to the ideal location.
For instance, do you want to invest in a regional town or a capital city? This will depend on your budget and also your investment strategy. If a high quality property yielding strong capital growth is the aim of your game, and you have a decent amount of money to play with, narrow your focus to the capital cities. If high yields and positive cash flows are your priority, go regional.
If you opt for a capital city investment, do you want a city residence, a suburban house, or a coastal property?
If you’re going regional, do you want a major regional centre with several employment nodes that drive the town’s economy, or do you want to invest in a mining town?
Consider your tenants. Do you plan to rent to students, young families, professional couples or retirees?
Depending on your answer, should you then look for property that is located near schools, hospitals and/or universities?
As you begin to work through all of these questions, you may begin suffering from information overload. This is when investors will be tempted to skip these steps and invest in that suburb that their brother/ cousin/ workmate/ hairdresser/ accountant told them about. Don’t be discouraged! If you put the hard yards in now, you’ll put yourself in a position to enjoy enormous financial rewards in the long term.
 Helen Collier-Kogtevs is an educator and property investor. This is an excerpt from <a target="_blank" href="https://majorstreet.com.au/how-to-start-creating-real-wealth-through-real-estate/">How to Start Creating Real Wealth Through Real Estate</a>, published by Major Street.
For more tips on buying your first investment property, sign up for our free webinar with property expert Chris Gray tomorrow, Thursday, March 22 at 12.30pm <a target="_blank" href="/news">Six Smart Steps Towards Buying Your First Investment Property</a>
 
 
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How to locate the perfect investment property: Helen Collier-Kogtevs

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The total land value of the Richmond Valley municipality was $1.856 billion in July 2011, up 6% from 2008, according to NSW Valuer-General Philip Western.
In 2008 the 10,106 properties in the area were worth $1.749 billion.
Western’s report showed residential land values generally had a moderate increase in value over the three years, while residential land in the towns of Broadwater, Evans Head, Coraki and Woodburn had just a slight increase in value.
Year-on-year the median residential land value increased 2% from $99,000 in 2010 to $101,000 in 2011.
Prime commercial land in the town of Casino generally experienced a slight increase in value, while fringe commercial land generally had a moderate increase in value. Commercial land in Coraki, Woodburn and Broadwater had slight increases in land value.
From 2010 to 2011 the median commercial land value increased 4% from $111,000 to $115,000.
Industrial land values in Casino had a moderate increase in value, while coastal industrial land in Evans Head experienced moderate to strong increases in value.
<img src="/images/stories/richmondvalleymap.png">
Industrial land values in the area increased 3%, from $168,000 in 2010 to $173,000 in 2011.
Rural residential land and hobby farms increased slightly in value over three years, with the exception of rural-residential land closer to the coast but west of the highway, which decreased slightly in value.
Rural land values remained steady over the three years despite falling 3.5% from $171,000 in 2010 to $165,000 in 2011.
Landowners and rate-paying lessees received a notice of valuation last month.
The valuations are used to determine rates and land taxes on investment properties.
Typical residential land values were:
<ul>
<li>858 square metres at Fergusson Street, Casino valued at $84,000 </li>
<li>1,161 square metres at Lakeside Drive, Casino valued at $130,000 </li>
<li>832 square metres at McAuliffe Street, Casino valued at $96,100 </li>
<li>790 square metres at Booyong Street, Evans Head valued at $260,000 </li>
<li>717 square metres at Ocean Drive, South Evans Head valued at $400,000 </li>
<li>1,011 square metres at Richmond Street, Woodburn valued at $120,000 </li>
<li>685 square metres at Thomas Crescent, Coraki valued at $87,500</li>
</ul>
Typical commercial land values were:
<ul>
<li>500 square metres at Barker Street, Casino valued at $93,600 </li>
<li>651 square metres at Centre Street, Casino valued at $115,000</li>
</ul>
Typical industrial land values were:
<ul>
<li>1,125 square metres at Sir Valston Hancock Drive, Evans Head valued at $200,000 </li>
<li>2,116 square metres at Cassino Drive, Casino valued at $117,000</li>
</ul>
Typical rural land values were:
<ul>
<li>70.2 hectares at Bruxner Highway, Woodview valued at $300,000 </li>
<li>73.4 hectares at Mongogarie Road, Leeville valued at $400,000</li>
</ul>
Typical rural residential land values were:
<ul>
<li>2 hectares at Sextonville Road, Casino valued at $134,000 </li>
<li>5,000 square metres at Hereford Drive, North Casino valued at $128,000 </li>
<li>1.4 hectares at Casuarina Drive, Swan Bay valued at $165,000</li>
</ul>
Typical hobby farm land value was:
<ul>
<li>17.8 hectares at Avenue Road, Myrtle Creek valued at $130,000</li>
</ul>
 
 
 
<ul></ul>
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