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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Research I saw recently showed that Sydney's growth in dwelling values over the past 10 years has averaged 3.8% a year. The figure takes into account the growth of the past 12-18 months.
The figures also show that Adelaide has the same long-term growth rate, while Canberra and Brisbane have slightly lower growth rates. Hobart's is significantly lower (just 1.9% per year).
The figures, from RP Data, are similar to those I've seen previously from Australian Property Monitors and other research entities.
They show prices in five of the eight capital cities have done little better than match inflation. Wages, according to the Wages Price Index from the Australian Bureau of Statistics, have grown more over the past decade (in most years wages growth has ranged between 3.5% and 4.3%).
As a matter of interest, the base salaries of federal MPs have grown almost 7% per year over the past 10 years. Great leadership from the people who want to end the age of entitlement.
The combined capital cities average for growth in dwelling values is 4.7% per year. Only three cities have exceeded that meagre price growth level. Melbourne, according to these numbers, has averaged about 6% per year, Perth around 7% and Darwin 8%.
But the Sydney figure is the one with the most interest, because it's the growth in Sydney dwelling prices that is causing so much hysteria, including in places where you would expect cool heads and rational minds, such as the Reserve Bank.
It's because prices have grown so little, while wages have risen steadily and interest rates have dropped so low, that both of the major affordability indexes report that current levels of housing affordability are the best they've been in 10 years.
Another means of measuring where prices are really at is to compare the change in each of the major cities since their previous market peaks.
According to these numbers, three of the eight capital cities – Brisbane, Darwin and Hobart - still have price levels well below their previous peaks.
Three other cities – Canberra, Perth and Adelaide – are above their previous peaks, but by less than 3%. Melbourne is 6% up on its previous peak.
Sydney is 22% higher than its previous peak, but that earlier high was a decade ago. Net growth of 22% in 10 years is a fairly dismal performance.
This latest set of data also indicates the combined capital cities growth in the past 12 months is a little over 9% per year. That is not a particularly high figure. I wouldn't term anything below double digits as a boom, particularly as only one city (Sydney again) has growth as high as 9%.
Two core messages emerge from this mass of numbers. One is that most media commentary about surging dwelling prices is irrational, unreasonable and inaccurate.
The other is the importance of being selective about where you buy.
Based on these numbers, which talk about city averages, you probably wouldn't invest in real estate at all. It's only when you dig deeper beneath the averages that you find the out-performers, the places where price growth is well above the norm.
Now, more than ever, you need to take great care in selecting location.
 
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terryryder-YECXbqmri2

Location and long term growth are what matter

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Master planned communities will be South East Queensland's retirement hot spots in 2031, taking over from sea change destinations that are home to the largest numbers of older Australians now, Urban Economics predicts.
Bribie Island had South East Queensland's largest population of people aged over 65 in 2011, according to Urban Economics analysis of census data. The Gold Coast and Sunshine Coast were also popular retirement destinations.
"We are going to continue to see those areas as important but going into 2021, tree change areas pick up in importance, then to 2031, growth areas such as Greenbank and Ripley – the master planned communities – become important," Urban Economics managing director Kerrianne Bonwick-Meulman said.
The researcher forecast that in 2021 Bribie Island would continue to be home to South East Queensland's largest population of retirees with an estimated 4246 people aged 65 to 74; 3695 people aged 75 to 84 years; and 1454 people aged over 85.
But by 2031, Ripley near Ipswich would take over with a projected population of 7947 people aged 65 to 74; 5807 people aged 75 to 84; and 2765 people aged 85 plus.
Bonwick-Meulman said the shift was related to land availability.
Families moving to master planned areas now would be approaching their early, active retirement years in 2031 and would want to remain in their neighbourhoods, she said.
The trend meant there was a need to ensure master planned communities could cater to the needs of older people by incorporating health care facilities and smaller houses aimed at retirees downsizing their homes for example.
"It's about providing choice and diversity of housing stock that can best meet their needs," Bonwick-Meulman said.
Developments completed in the 1970s where most residents are now approaching retirement often lack the facilities that older people need to remain in the community.
Bonwick-Meulman said there was an opportunity for South East Queensland's master planned communities currently in the development stages, such as Ripley, Springfield and Greenbank, to ensure people who are buying into those areas now know that there will be options for them when they are older.
South East Queensland suburbs with the highest population of 65-74 year olds
<table border="0"><tbody>
<tr>
<td style="text-align: center;" colspan="2">2011</td>
<td style="text-align: center;" colspan="2">2021</td>
<td style="text-align: center;" colspan="2">2031</td>
</tr>
<tr>
<td>Area</td>
<td>#</td>
<td>Area</td>
<td>#</td>
<td>Area</td>
<td>#</td>
</tr>
<tr>
<td>Bribie Island</td>
<td>3,290</td>
<td>Bribie Island</td>
<td>4,246</td>
<td>Ripley</td>
<td>7,947</td>
</tr>
<tr>
<td>Southport</td>
<td>2,530</td>
<td>Noosa Hinterland</td>
<td>3,477</td>
<td>Greenbank</td>
<td>5,298</td>
</tr>
<tr>
<td>Noosa Hinterland</td>
<td>2,323</td>
<td>Southport</td>
<td>3,311</td>
<td>Southport</td>
<td>4,250</td>
</tr>
<tr>
<td>Beachmere - Sandstone Pt</td>
<td>2,131</td>
<td>Robina</td>
<td>3,068</td>
<td>Bribie Island</td>
<td>4,232</td>
</tr>
<tr>
<td>Maroochydore - Kuluin</td>
<td>2,066</td>
<td>Maroochydoore - Kuluin</td>
<td>2,797</td>
<td>Noosa Hinterland</td>
<td>4,045</td>
</tr>
</tbody></table>
South East Queensland suburbs with the highest population of 75-84 year olds 
<table border="0"><tbody>
<tr>
<td style="text-align: center;" colspan="2">2011 </td>
<td style="text-align: center;" colspan="2">2021 </td>
<td style="text-align: center;" colspan="2">2031 </td>
</tr>
<tr>
<td>Area</td>
<td>#</td>
<td>Area</td>
<td>#</td>
<td>Area</td>
<td>#</td>
</tr>
<tr>
<td>Bribie Island</td>
<td>2,446</td>
<td>Bribie Island</td>
<td>3,695</td>
<td>Ripley</td>
<td>5,807</td>
</tr>
<tr>
<td>Southport</td>
<td>1,564</td>
<td>Southport</td>
<td>2,118</td>
<td>Greenbank</td>
<td>4,456</td>
</tr>
<tr>
<td>Maroochydore - Kuluin</td>
<td>1,381</td>
<td>Beachmere - Sandstone Pt</td>
<td>2,052</td>
<td>Southport</td>
<td>3,610</td>
</tr>
<tr>
<td>Beachmere - Sandstone Pt</td>
<td>1,344</td>
<td>Noosa Hinterland</td>
<td>1,923</td>
<td>Caloundra - West</td>
<td>3,139</td>
</tr>
<tr>
<td>Caloundra - West</td>
<td>1,294</td>
<td>Maroochydore - Kuluin</td>
<td>1,839</td>
<td>Southport</td>
<td>2,975</td>
</tr>
</tbody></table>
South East Queensland suburbs with the highest population of 80+ year olds 
<table border="0"><tbody>
<tr>
<td style="text-align: center;" colspan="2">2011 </td>
<td style="text-align: center;" colspan="2">2021 </td>
<td style="text-align: center;" colspan="2">2031 </td>
</tr>
<tr>
<td>Area</td>
<td>#</td>
<td>Area</td>
<td>#</td>
<td>Area</td>
<td>#</td>
</tr>
<tr>
<td>Southport</td>
<td>964</td>
<td>Bribie Island</td>
<td>1,454</td>
<td>Ripley</td>
<td>2,765</td>
</tr>
<tr>
<td>Nambour</td>
<td>644</td>
<td>Southport</td>
<td>1,151</td>
<td>Bribie Island</td>
<td>2,237</td>
</tr>
<tr>
<td>Bribie Island</td>
<td>626</td>
<td>Maroochydore - Kuluin</td>
<td>969</td>
<td>Caloundra - West</td>
<td>1,999</td>
</tr>
<tr>
<td>Caloundra - West</td>
<td>583</td>
<td>Caloundra - West</td>
<td>891</td>
<td>Southport</td>
<td>1,606</td>
</tr>
<tr>
<td>Maroochydore - Kuluin</td>
<td>581</td>
<td>Cleveland</td>
<td>872</td>
<td>Robina</td>
<td>1,403</td>
</tr>
</tbody></table>
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
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zfielding-GvX3Uq9KTa

Retirees to favour master planned communities by 2031: Urban Economics

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Guest observation
Spring is the peak season for real estate and many of you will be in the market to purchase a property, whether for yourself to live in or as an investment.
Before you head out to an inspection next weekend, or sign a contract of sale, please keep the following list of tips in mind.
<ol>
<li>
List all fixtures/extras in the contract. Anything not physically bolted down is considered a chattel, not a fixture, and could be removed by the vendor. To avoid any doubt, list removable items in the contract. These include dishwashers, free-standing ovens, pool equipment, mirrors, mantel pieces, garden sheds, pot plants and farm equipment. Vendors have been known to remove free-standing dishwashers and ovens before settlement. And be on the lookout for anything you might be buying with the property which is not particularly desirable. I recently reviewed a contract where a daggy sofa bed located in an attic-style room was included in the sale, probably because it was almost physically impossible to remove it! 
</li>
<li>
Read the Owners Corporation rules. Owners Corporations, or Body Corporates, own and manage the common property in subdivisions. Each owner pays a contribution to the maintenance of the common property and shared services provided to the owners, such as gardening and caretaking. Some large apartment developments have more than one Owners Corporation, especially where there are carparks, gyms and swimming pools. Every Owners Corporation has rules; if they don't make their own rules the default legislative rules apply. Always carefully read through the OC rules in the contract, to see if they are something you or your tenant could live with. Last week I read a set of rules that prohibited any pets, no exceptions. Other rules state a limit on the number of pets and even the weight of dogs! 
</li>
<li>
Be careful with off-the-plan purchases. Even though the real estate agent may say the building will be finished next year, the contract could actually allow for five years until completion. If you sign it, you're stuck with it. Remember that you have limited control over fixtures and fittings: aim to specify as much as possible in the contract. The vendor usually has the right to substitute fittings for similar brands and quality, so it's important to list benchmark brand names. The vendor can also generally make minor variations to your apartment, such as reducing the size by a few square metres. This is risky for one-bedroom apartments: if they are too small, you may struggle to obtain finance. Check with your lender before signing any contract. 
</li>
<li>
Be wary of finance on solar panels, newly-renovated kitchens and new swimming pools and spas. These could have been obtained by the vendor on finance or a hire-purchase arrangement. The vendor may not necessarily own them and this will need to be covered off in the contract of sale, particularly in relation to the Personal Property Securities Register, which is a national database of items secured by finance, including vehicles (but not real estate). The last thing you want is for a financier to be overlooked and then your solar panels are repossessed. 
</li>
<li>
Consider obtaining building and pest inspections. Older period homes may have hidden issues with foundations and roofing, as well as termite infestation. Spending a few hundred dollars on a building and/or pest report could save you a fortune if you avoid buying an issue-plagued home. Blocks of flats built in the 60s and 70s will now (if they haven't already) require their windows to be replaced due to rotting. Read the Owners Corporations Annual General Meeting minutes carefully to see if this has already occurred or is on the cards. Look at how much money the OC has in the bank. Will you be required to contribute to major capital works in the future? Look out for the condition of driveway concrete and stairwell carpets too.</li>
</ol>
Forewarned is forearmed!
Kate Ashmor is the principal of her own law firm, Ashmor Legal, focusing on conveyancing. When she's not toddler-wrangling or tweeting, she serves as deputy chair of Caulfield Park Bendigo Bank and as a board member of Alola Australia. She's the immediate past president of Australian Women Lawyers and <a href="https://www.womensagenda.com.au/" target="_blank">Women's Agenda</a>'s chief legal columnist.
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jrichardson-uRX5hFdKfN

The legal tips you need to know about buying property

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The well-known Sunshine Coast Humzy family hopes to sell its major resort and land property near Maroochydore for about $10 million.
The Maroochy Waterfront Resort at Diddillibah has a popular 64-room motel set beside a natural forest reserve and lagoon. 
There are 20 holiday cottages, 23 relocatable homes, a freehold lagoon and 33 hectares of land with has development approval for residential development and integrated tourism.
Allen Humzy built the resort in the early 1980s for budget holidays and his son Phil currently runs the resort.
The resort attracts families, sporting groups and school camps and offers an income producing business to operate while developing the residential land.
Agent Andrew Jackson from CBRE is calling for offers in collaboration with Rob from Elite Lifestyle Properties and Peter Ward of Ward Commercial.
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andreadixon-oif3j7eKne

Diddillibah, Sunshine Coast motel offering

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Over the past twelve months house prices have been on the rise, led by Sydney, but also in Melbourne and Brisbane.
Alongside this trend we have seen many high profile and extensively publicised auctions and pre-auction home sales with prices reported as well over the reserve having been paid.
We have also seen a number of apartment projects released for sale and sold out in only a few hours. Meanwhile, in parts of Sydney there's an ongoing land rush, with buyers camping out to buy a block of land in Sydney's booming north-west and south-west.
This sort of activity has not been an aberration, it's the type of market we are seeing more often than not. So called 'Super Saturdays' when big numbers of auctions come onto the market in one day are no longer the exception.
In Sydney in particular, we have almost an entire market showing strong demand even as prices continue to rise. On a slow news weekend this is the stuff of everyday drama, and so it's reasonable to examine why the market is acting this way.
Real Estate is a very different commodity
Against this sort of market environment setting the 'right price' might be starting to look like a somewhat scary prospect for real estate agents, for buyers and for sellers, for either a single private treaty sale, an auction or an entire apartment building or land estate. Real estate is a unique commodity, it is fixed in time and place.
Supply is very inflexible - you can't simply call up the assembly line manager and ask for a new delivery of homes, apartments or land. And we can't over look the overarching role of finance as a key driver of supply and demand.
Can we define value? When we set-out to define value, there is no lack of academic study or case law in this area but much of which comes from 'gentler times'. But none the less it's well worth considering. When looking at value there is the general supposition that firstly any buyer is perfectly acquainted with the property they are looking to buy, that the buyer does the necessary homework to size up the market, which today, thanks to so much published data is a far easier task than it used to be.
That buyers are alert of all the circumstances, which might affect value and the open market price, aspects both good and bad and ticking off a property's location, quality, access to facilities and the surrounding features. That buyers also understand the present levels of demand and the likelihood of what competition they might face, for example at an auction, from other buyers.
And then having either the ready cash or access to secure finance in a competitive market among those capable of buying a particular property. It all sounds very reasonable, very sensible, but then the factor of emotion enters the mix and any neat formula all of a sudden looks less useful.
So we might ask: what are the factors driving the 'emotion' in the market?
This article continues on the next page. Please click below.
<hr class="system-pagebreak">
 Every Property is Unique
While economics defines the rules of supply and demand, the pressures of market over and under supply and the mechanism of price every property remains unique. As such, they rarely only attract one willing buyer.
As cities grow, there will always be competition and that's on the increase.
We should not overlook the impact of population growth. Currently, according to the OECD, Australia has one of the highest population growth rates in the OECD at near 1.8%, while in NZ its 0.9%, in the USA 0.7%, Canada 0.85% and in the UK its -0.8%.
We are fast heading towards a population of 24 million. This one factor alone helps to explain why homes are in such demand.
In New South Wales and Victoria, growth is being strongly fuelled by overseas migration and a big drop in the outflow of population to states like Queensland and Western Australia.
There is a finite supply and, yes, while you might be able to create more apartments or houses, every location is itself unique and so is the local community. They're not possible to replicate.
You can't put extra supply on a freight train and move it. It's fixed in place and time and is always influenced by local conditions. We also have a problem in the amount of time it takes to get new developments off the ground. The DA process at times appears to be stuck in the slow lane.
And because markets are so local, it's possible to have both under-supply and over-supply, which can't easily be fixed, if at all and so prices will always respond. If there are not enough properties for sale, then prices will always rise. Even in new estates or in development areas where more homes can be constructed it takes time to deliver new stock and so prices will rise.
People want to buy and secure their position now, even when this is via an off-the-plan purchase.
Property is local by nature and auctions clearly show how after reflecting upon all of the market factors (like those outlined above) the price paid will always reflect the scarcity and demand at any point in time.
Supply and demand in real estate isn't easy to balance, it takes time and supply needs to be in locations that buyers are after, that buyers want. Buyers are influenced by a range of external factors like the availability of jobs and local services and their needs can be very specific – schooling for a young family, university access for a more mature trade-up family or, for an aging population, medical, recreation and security might be the big issues.
Buying a home, an apartment or an investment in exactly the right community and neighbourhood is not that easy. So it's possible to see why supply and demand is always a local and very personal issue. When there is ready access to finance the competition will remain intense for limited opportunities and prices will always respond. This should not come as a surprise.
Demand and the prices paid for real estate are influenced by many factors including lifestyle options, investment goals, development constraints, population growth, demographics, off-shore buyers and finance. All of these then combine to influence supply and demand, and in today's market many of these factors are instantly recognisable.
 
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How much did they pay? And why?

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The Housing Industry Association’s New Home Sales Report recorded a lift in sales over August after weakness in July, which they say makes the decline of new home sales modest.
Housing Industry Association (HIA) economist Diwa Hopkins said that despite a downward trend in total seasonally adjusted new home sales, the 3.3% August increase has ensured that the decline is modest.
“Despite the August bounce, we still hold the view that new home sales reached their peak for the cycle back in April this year,” said Hopkins.
“The result for August was driven primarily by a strong lift in the volatile 'multi-units' sector where sales increased by 19.8%, taking this component of sales to its second highest level this cycle.”
Detached housing, however, increased by 0.5% after a decline over the previous months.
“As leading indicators of new home construction activity, both HIA New Home Sales and ABS Building Approvals are displaying a moderate downward trend,” she said.
“Current levels remain elevated by a historical standard, which is consistent with still healthy levels of new home building throughout 2014/15.”
Detached house sales increased by 11.1% in New South Wales over August, while jumping by 2% in Western Australia. Meanwhile, drops were seen in South Australia, Victoria and Queensland with 6.8%, 6.0% and 0.7% falls respectively.
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Decline of new home sales is modest: HIA

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An investor has spent $21.3 million buying the NSW north coast Bunnings hardware store at Ballina which comes with the national iconic tourism landmark, the Big Prawn.
The restored late 1980s, 33-tonne giant crustacean is on the 2.5 hectare site with its newly constructed <a href="https://cbre.realcommercial.com.au/property-retail-nsw-ballina-501214567" target="_blank">10,928-square metre</a> Bunnings Hardware complex.
The hardware group spent $400,000 restoring the icon, adding a 16-metre tail weighing two tonnes.
Under the terms of the sale, Bunnings will apparently retain the rights to and responsibility for the prawn at West Ballina, the Australian Financial Review reported.
In 2009, the Horizon Drive icon faced demolition with its former owner Santo Pennisi securing permission from Ballina Shire Council to tear down the structure.
The CBRE sale reflecting a 6.7% yield was to an undisclosed South Australian investor through agents Justin Dowers and Mark Wizel.
“From the beginning it was clear that the Big Prawn was iconic in the region and we have been delighted to provide it with a facelift,” Bunnings general manager property Andrew Marks said.
The 2.5-hectare site had sold as a petrol station truck stop for $9 million to the hardware retailer in 2011. It had previously traded in 1999 at $3.6 million, some 10 years after the prawn was built. It has 173 metres of highway frontage at West Ballina.
The roadhouse creators, the builders Glenn Industries and the Goulburn developers Louis and Attila Moknay of LA Developments, famed for two other big daggy icons, the Big Merino at Goulburn and the Big Oyster at Taree, spent $500,000 and six months to erect it in 1989-90.
The Ballina Woolworths sold last year at $12.5 million.
The Ballina transaction closely follows the sale of a Bunnings Warehouse in Hastings for $15,160,000, representing a yield of 6.5%, to a Victorian-based syndicator
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Ballina's iconic Big Prawn Bunnings sells for $21.3 million

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A new report from Aussie and RP Data, the Property Discounting Report, was shared out on Twitter allowing buyers to see where the areas are that they can expect to pay less than the advertised price.
<img src="/images/2014/10/6/Picture%201.png" alt="">
<a href="https://www.propertyobserver.com.au/https://twitter.com/Aussie/status/517524379840696321" target="_blank">According to the report</a>, just 3.8% of houses sold at the advertised price by private treaty, with 4.7% of units attaining their asking price. However, the majority of houses and units nationally are actually selling less, at 63.4% and 58.1% respectively.
In the capitals this is less of the case, with 43.6% of houses and 46% of units selling above their list price.
So, where have they found selling below list price? You can<a href="https://blog.aussie.com.au/where-in-australia-you-can-expect-to-pay-more-or-less-than-the-advertised-property-price/" target="_blank"> see the full report here</a>, however the top 10 house suburbs include:
<ol>
<li>Emu Park, Qld 
</li>
<li>Port Pirie West, SA 
</li>
<li>Whyalla Playford, SA 
</li>
<li>Granville, Qld 
</li>
<li>Scotts Head, NSW 
</li>
<li>Maruya Heads, NSW 
</li>
<li>Harden, NSW 
</li>
<li>Wooli, NSW 
</li>
<li>Diamond Beach, NSW 
</li>
<li>Derby, WA</li>
</ol>
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The city suburbs that sell below their advertised prices: Tweet of the day

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The Top Sellers’ Markets from realestate.com.au has seen Parkside, South Australia take out top billing.
<a href="/news">Parkside</a> also received the top honour in August 2013, while it came in second in May this year.
However, New South Wales was also highly represented on the total list, with two Victorian suburbs scraping a mention, and another South Australian area in third place.
The data compares the number of people looking per listing, to come up with the top sellers’ markets.
The August 2014 top 10 list:
<ol>
<li>
<a href="/news">Parkside</a>, SA 
</li>
<li>
<a href="/news">Cherrybrook</a>, NSW 
</li>
<li>
<a href="/news">Norwood</a>, SA 
</li>
<li>
<a href="/news">Winston Hills</a>, NSW 
</li>
<li>
<a href="/news">East Melbourne</a>, VIC 
</li>
<li>
<a href="/news">Engadine</a>, NSW 
</li>
<li>
<a href="/news">South Penrith</a>, NSW 
</li>
<li>
<a href="/news">Bella Vista</a>, NSW 
</li>
<li>
<a href="/news">Drummoyne</a>, NSW 
</li>
<li>
<a href="/news">Surrey Hills</a>, VIC</li>
</ol>
May 2014 (previous quarter) saw the following take out the top spots:
<ol>
<li>
<a href="/news">Albert Park</a>, VIC 
</li>
<li>
<a href="/news">Parkside</a>, SA 
</li>
<li>
<a href="/news">Freshwater</a>, NSW 
</li>
<li>
<a href="/news">Belair</a>, SA 
</li>
<li>
<a href="/news">Blackburn North</a>, VIC 
</li>
<li>
<a href="/news">Kirrawee</a>, NSW 
</li>
<li>
<a href="/news">Cherrybrook</a>, NSW 
</li>
<li>
<a href="/news">Norwood</a>, SA 
</li>
<li>
<a href="/news">Balgowlah</a>, NSW 
</li>
<li>
<a href="/news">Holland Park</a>, QLD</li>
</ol>
August 2013 (one year prior)
<ol>
<li>
<a href="/news">Parkside</a>, SA 
</li>
<li>
<a href="/news">Freshwater</a>, NSW 
</li>
<li>
<a href="/news">Belair</a>, SA 
</li>
<li>
<a href="/news">Newmarket</a>, QLD 
</li>
<li>
<a href="/news">Surrey Hills</a>, VIC 
</li>
<li>
<a href="/news">Ashwood</a>, VIC 
</li>
<li>
<a href="/news">Blackburn South</a>, VIC 
</li>
<li>
<a href="/news">Fitzroy North</a>, VIC 
</li>
<li>
<a href="/news">Stanmore</a>, NSW 
</li>
<li>
<a href="/news">Fullarton</a>, SA</li>
</ol>
Comparing the quarters, South Australia have moved up as Victoria has fallen a little out of favour. Queensland has completely dropped off the top 10.
Parkside has been in the top spot for six times over the past 10 quarters, while South Australia’s Malvern has also been first in two consecutive quarters.
General manager of sales and operations at realestate.com.au Arthur Charlaftis said increased buyer interest is the metric behind the result.
“Top Sellers’ Markets data is derived from the supply and demand in each suburb and ranks the suburbs based on the ratio of buyer demand. A suburb that features in this list suggests that it could be a good time for property owners in these areas to consider selling as there are a high number of buyers searching for property in that area,” said Charlaftis.
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South Australia’s Parkside takes out top spot, but who else made the cut? Top 10 sellers’ markets

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Analysis paralysis is something that most people are affected by when they overdo their due diligence.
Essentially, extensive research into the property, location and strategy for your investment portfolio is important, but it can become a problem if you spend time constantly analysing without actually doing anything. This failure to buy, or to act, after substantial research is then called ‘analysis paralysis’.
How to tell if you’re stuck in analysis paralysis
Those who overthink regularly and like to consider every detail are more at risk of getting stuck in the rut of overanalysing. It’s very common for new investors, particularly as fear comes into play, and with so much data available it’s not surprising that conflicting details do come up and confuse the process.
Observer Cameron McEvoy calls it “an industry illness when it comes to property investment.” He notes that it’s <a href="/expert-insights/investing/what-early-signs-of-market-recovery-mean-for-property-investors">hard enough due to property being a slow burn investment, and data often lagging</a>.
“One of the best ways to combat a case of analysis paralysis is to invest in your own property sleuth skills. Become like a detective; don't be afraid to follow a hot lead based on instinct, and remember to use all of your instincts and logic to lead to you the answers you seek,” he explains.
He suggests using logic to question current data and numbers, compare it to historical data and listen to the opinions of many experts and agents.
“As for instinct – go with your gut feeling. Sometimes a great deal that just doesn't feel right, probably isn't right for you. This does not mean it isn't a great deal – it just isn't the deal that's the right solution for your brief.”
If you’re not sure whether you’re stuck in analysis paralysis, ask yourself these questions:
Am I financially prepared to purchase?
Am I confident that I know the area well?
Have I researched thoroughly?
If you have said yes to the above, then you may be delaying unnecessarily. You then may want to ask yourself: Do I have a reason to delay purchasing?
Rich Harvey notes that <a href="/expert-insights/investing/the-three-types-of-property-buyers-and-the-cycle-of-emotion-in-buying-a-property">buyers who can categorise themselves as ‘reactive’ </a>– that is, you buy when prompted and then perhaps it’s too late, are often those that are stuck in this paralysis. It’s all about having the right balance between research and action.
Sometimes, analysis paralysis is due to fear of purchasing the wrong thing. This may suggest that it’s time to get an expert on board for some guidance. It may also be because you’re not ready to take the risk. In some situations, listening to your internal paralysis and holding off out of the market can be a good thing.
It is worth noting that those considering the opportunity cost of their actions in particular also consider the opportunity cost of not acting at all.
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