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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A retail property in Sydney’s Chinatown has sold to a Hong Kong based family for $6.7 million through Knight Frank.
It was the first time the four level property had been offered to the market in more than 160 years.
The 489 square metre retail building at 713 George Street sits on a 272 square metre holding.
The property zoned allows for commercial/residential/hotel use to a potential 2,040sqm (subject to council approval).
Sales agents Andy Hu and Dominic Ong of Knight Frank said properties along George Street were rarely offered to the market, especially in the Chinatown precinct.
It was the fifth freehold property - sub $15 million - on George Street to have been publicly offered since 2010.
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jchancellor-FAypfDUnLy

Sydney Chinatown $6.7 million retail sale

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Guest observation
Everyone is talking about a housing price bubble, particularly in Sydney, but is this really the case?
In my honest opinion, I think probably not at this stage. Although I do predict that we will see an influx of struggle-stories in the press.
It's safe to say that both Melbourne and Sydney markets are continuing with a strong growth pattern. Melbourne, in particular, documented a very strong capital growth rate throughout August at 2.31%. Sydney closely followed this at 1.52%.
The Sydney median house price now sits at a very high $852,500, which is getting closer and closer to that $1 million benchmark. So the question is, when do we expect to see our capitals hitting those million-dollar medians?
Million-dollar cities
Based on the historical data, our predicted growth rate for Sydney has been calculated at 5% for the next five years. This suggests that Sydney houses will hit the million-dollar value mark in three years. However, the predictions indicate that growth rates are going to slow in the short term, before increasing to 6% on average per annum towards the end of the next five years.
If the above scenario is the outcome, this would mean that Sydney would breach a million-dollar median value within five years, most likely during the first half of 2019. In Melbourne, a similar growth trend indicates that it will take ten years to reach a $1 million median, expected to occur during 2024.
Two million-dollar suburbs
Based on these predictions, in turn we expect that the number of suburbs with a median value of $2 million will increase. Today's figures show that there are currently 277 suburbs in Sydney with a median house value of over $1 million, with 41 of these currently breaching a $2 million median.
With this level of growth, we anticipate that by 2019 there will be 91 suburbs in Sydney with a median value in excess of $2 million. This suggests that around 9.5 per cent of the city will fall into this category, while the city portion that will fall under a $1 million house price median will be 43.25%t.
Australia's highest-value suburb, in terms of a median house price, is currently the eastern Sydney neighbourhood of Point Piper, where the current median sits at $8.099 million.
This article continues on the next page. Please click below to continue.
<hr class="system-pagebreak">
Unaffordability
Data shows that the Sydney market is slowing, although not as quickly as we would like it to. The current stance is that the level of unaffordability in the capital is now at historic highs, with loan repayments on a median house equating to approximately 54 per cent of an after-tax median salary.
These figures are extraordinarily high, which would usually send the market into retreat; although the fact that the market continues to display strong growth levels indicates that there is another issue.
I expect that this current level of unaffordability is causing the 'housing bubble' concerns. However, there is another potential explanation, and that is that the Sydney market purchasers have changed, so the affordability ratios are no longer valid simply because median income families are not buying the median income home.
Those who fall into the median income family bracket in Sydney are currently most likely to be renters, with the actual buyers being seasoned property investors with higher than average salaries. Median income families in Sydney are now buying on the city fringes where prices are currently more affordable.
Back to the bubble
Returning to the issue at hand, in my view, a housing bubble exists when there is significant growth in asset values, and the asset value growth is driven by borrowings. In more general terms, a bubble comes about through greed and carelessness from both lenders and borrowers in a situation where there is an oversupply of stock.
Are we in this situation currently? Well, there's nothing to suggest that we are. I believe our banks and financial intermediaries have stable risk management policies in place, despite their aggression in trying to maintain their market share.
In my opinion, the driving growth factor seems to be driven by existing homeowners who have much more reasonable levels of income and assets to support their property purchases. Due to this, the lenders can also be more aggressive due to having to compete in these market conditions.
There will always be a group of people who will ultimately cause lenders problems in an environment where there are high house prices and low interest rates. This is a consequence of some buyers overstretching themselves and getting caught up in a change in personal circumstances. As a word of warning, I would suggest that this is not the time to stretch your capacity and excessively borrow, but to look towards a lower cost investment and avoid the stress and potential pitfalls.
In the days ahead, I expect dwelling price growth rates to slow, with the market stabilising and exhibiting little growth throughout 2015. Those who are looking to make a first investment shouldn't rush into anything, and instead wait until the market moves into this more consolidating phase.
If you are looking for a more in depth analysis of my property research, you can find this in the Investor Centre at <a href="https://www.onthehouse.com.au/" target="_blank">Onthehouse.com.au.</a>
John Edwards is the consulting analyst for onthehouse.com.au.
 
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jedwards-8kHM8GNY6d

Housing prices: Boom or bubble?

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There are now 191 suburbs across New South Wales with a median house price of $1,000,000 or more.
Here's the list of suburbs, and their respective median prices (from RP Data), so you can see whether your suburb slipped onto the list.
ABBOTSFORD
$1,290,000
ALEXANDRIA
$1,007,000
ALLAMBIE HEIGHTS
$1,050,000
ANNANDALE
$1,152,000
ARTARMON
$1,562,000
ASHBURY
$1,008,000
AVALON
$1,231,000
BALGOWLAH
$1,377,000
BALGOWLAH HEIGHTS
$1,815,000
BALMAIN
$1,337,000
BALMAIN EAST
$2,075,000
BAR BEACH
$1,231,000
BAYVIEW
$1,240,000
BEACON HILL
$1,011,000
BEECROFT
$1,242,000
BELLA VISTA
$1,150,000
BELLEVUE HILL
$3,395,000
BELROSE
$1,060,000
BILGOLA
$1,075,000
BIRCHGROVE
$1,700,000
BLAKEHURST
$1,155,000
BONDI
$1,713,000
BONDI BEACH
$1,950,000
BONDI JUNCTION
$1,369,000
BOX HILL
$1,975,000
BREAKFAST POINT
$1,550,000
BRIGHTON-LE-SAND
$1,053,000
BRINGELLY
$1,050,000
BRONTE
$2,263,000
BURRANEER
$1,525,000
BURWOOD
$1,380,000
BURWOOD HEIGHTS
$1,106,000
See over page for suburbs beginning with C and D.
<hr class="system-pagebreak">
CABARITA
$1,685,000
CAMMERAY
$1,500,000
CANADA BAY
$1,220,000
CARINGBAH SOUTH
$1,088,000
CARSS PARK
$1,240,000
CASTLECRAG
$1,730,000
CHATSWOOD
$1,550,000
CHATSWOOD WEST
$1,266,000
CHELTENHAM
$1,331,000
CHIFLEY
$1,110,000
CHISWICK
$1,680,000
CHURCH POINT
$1,345,000
CLONTARF
$2,250,000
CLOVELLY
$2,000,000
COLLAROY
$1,470,000
COLLAROY PLATEAU
$1,195,000
CONCORD
$1,300,000
CONCORD WEST
$1,230,000
CONNELLS POINT
$1,095,000
COOGEE
$1,725,000
CREMORNE
$1,550,000
CRONULLA
$1,245,000
CROWS NEST
$1,175,000
CROYDON
$1,208,000
CURL CURL
$1,710,000
DARLING POINT
$5,775,000
DARLINGHURST
$1,230,000
DAVIDSON
$1,089,000
DENISTONE
$1,100,000
DENISTONE WEST
$1,055,000
DOLANS BAY
$1,250,000
DOUBLE BAY
$2,500,000
DOVER HEIGHTS
$2,625,000
DRUMMOYNE
$1,339,000
DULWICH HILL
$1,028,000
Turn over page for suburbs beginning with E, F and G.
<hr class="system-pagebreak">
EAST KILLARA
$1,740,000
EAST LINDFIELD
$1,738,000
EAST RYDE
$1,110,000
EASTGARDENS
$1,140,000
EASTLAKES
$1,075,000
EASTWOOD
$1,280,000
EDGECLIFF
$1,583,000
ELANORA HEIGHTS
$1,052,000
EPPING
$1,220,000
FAIRLIGHT
$1,320,000
FIVE DOCK
$1,067,000
FOREST LODGE
$1,128,000
FORESTVILLE
$1,060,000
FRENCHS FOREST
$1,020,000
FRESHWATER
$1,450,000
GLADESVILLE
$1,315,000
GLEBE
$1,135,000
GLENHAVEN
$1,023,000
GORDON
$1,575,000
GREENWICH
$1,800,000
Turn over page for suburbs beginning with H to L.
<hr class="system-pagebreak">
HABERFIELD
$1,488,000
HOMEBUSH
$1,070,000
HUNTERS HILL
$1,800,000
HURLSTONE PARK
$1,005,000
HURSTVILLE
$1,100,000
HURSTVILLE GROVE
$1,055,000
KANGAROO POINT
$2,455,000
KENSINGTON
$1,700,000
KENTHURST
$1,333,000
KILLARA
$1,851,000
KILLARNEY HEIGHTS
$1,245,000
KINGSFORD
$1,360,000
KIRRIBILLI
$2,100,000
KOGARAH BAY
$1,213,000
KURRABA POINT
$3,113,000
KYEEMAGH
$1,045,000
LANE COVE
$1,323,000
LANE COVE NORTH
$1,250,000
LANE COVE WEST
$1,420,000
LEWISHAM
$1,023,000
LILLI PILLI SHIRE
$1,388,000
LILYFIELD
$1,131,000
LINDFIELD
$1,725,000
LITTLE BAY
$1,200,000
LONGUEVILLE
$2,638,000
Turn over page for suburbs beginning with M to O.
<hr class="system-pagebreak">
MALABAR
$1,335,000
MANLY
$1,908,000
MANLY VALE
$1,115,000
MAROUBRA
$1,348,000
MCMAHONS POINT
$1,733,000
MELROSE PARK
$1,078,000
MIDDLE COVE
$1,200,000
MONA VALE
$1,160,000
MORTLAKE
$1,117,000
MOSMAN
$2,400,000
NAREMBURN
$1,400,000
NARRABEEN
$1,298,000
NEUTRAL BAY
$1,400,000
NEWPORT
$1,132,000
NORTH BALGOWLAH
$1,390,000
NORTH BONDI
$1,850,000
NORTH CURL CURL
$1,505,000
NORTH EPPING
$1,159,000
NORTH MANLY
$1,220,000
NORTH RYDE
$1,000,000
NORTH SYDNEY
$1,530,000
NORTH TURRAMURRA
$1,100,000
NORTH WAHROONGA
$1,200,000
NORTH WILLOUGHBY
$1,628,000
NORTHBRIDGE
$2,185,000
NORTHWOOD
$2,720,000
OATLEY
$1,050,000
Turn over page for suburbs beginning with P to S.
<hr class="system-pagebreak">
PADDINGTON
$1,580,000
PAGEWOOD
$1,231,000
PALM BEACH
$2,518,000
PETERSHAM
$1,000,000
PORT HACKING
$1,450,000
PUTNEY
$1,320,000
PYMBLE
$1,580,000
PYRMONT
$1,180,000
QUEENS PARK
$1,790,000
RANDWICK
$1,590,000
REDFERN
$1,020,000
RHODES
$1,155,000
RIVERVIEW
$1,649,000
RODD POINT
$1,563,000
ROSE BAY
$2,152,000
ROSEVILLE CHASE
$1,723,000
ROZELLE
$1,090,000
RUSSELL LEA
$1,320,000
RYDE
$1,047,000
SANDRINGHAM
$1,411,000
SEAFORTH
$1,525,000
SOUTH COOGEE
$1,700,000
SOUTH TURRAMURRA
$1,033,000
ST IVES
$1,256,000
ST IVES CHASE
$1,261,000
STANMORE
$1,160,000
STRATHFIELD
$1,667,000
SUMMER HILL
$1,072,000
SURRY HILLS
$1,300,000
SYLVANIA WATERS
$1,200,000
Turn over page for suburbs beginning with T to Z.
<hr class="system-pagebreak">
TAMARAMA
$2,300,000
TAPEN POINT
$1,180,000
TENNYSON POINT
$2,128,000
TERREY HILLS
$1,011,000
ULTIMO
$1,250,000
VAUCLUSE
$3,380,000
WAHROONGA
$1,200,000
WAITARA
$1,143,000
WAREEMBA
$1,081,000
WARRIEWOOD
$1,005,000
WATSONS BAY
$2,083,000
WAVERLEY
$1,629,000
WAVERTON
$1,562,000
WEST PENNANT HILLS
$1,070,000
WEST PYMBLE
$1,100,000
WILLOUGHBY
$1,425,000
WILLOUGHBY EAST
$1,730,000
WOLLSTONECRAFT
$1,256,000
WOOLLAHRA
$1,955,000
WOOLLOOMOOLOO
$1,040,000
YOWIE BAY
$1,955,000
ZETLAND
$1,095,000
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jduke-EHk3XBmHkn

Did your suburb make the New South Wales $1 million plus list?

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Over September, the number of residential property sales listings went against the seasonal trend and actually decreased, according to SQM Research.
Sydney was ahead of the pack, with the biggest decrease on a monthly and yearly basis.
Nationally, unsold properties totalled 339,344 in September, which represented a 2.4% month on month decrease, and a 1.1% year on year drop.
Monthly decreases in stock were recorded in every capital other than Darwin. The number of unsold properties on the market in Darwin was up 26.4% year on year.
Managing director of SQM Research Louis Christopher said spring usually sees an increase in stock.
“It implies the market remains strong, particularly on the East Coast of Australia with buyers swooping on stock, often before the properties are formally listed for sale,” he said.
He believes that Sydney has led the recovery, and that Darwin is undergoing a correction.
<img 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" alt="">
Source: SQM Research
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Abnormal drop in listings for early spring: SQM Research

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Perhaps our easing cycle is not yet over?
Posssibly so. Markets have all but priced out any further interest rate cuts in this cycle - partly due to worries about cuts bringing more speculators into the housing market, and partly due to one seemingly very strong set of employment data - but it still seems to be very much in the balance to me.
One of several reasons I think that another cut or two might be needed is the decline in mining construction, which has yet to gather any real pace but remains a threat.
Construction phase of the mining boom fading
The Australian Bureau of Statistics (ABS) released its Engineering Construction activity data yesterday, which is something of a proxy for mining construction activity.
We are now clearly beyond the peak of this construction phase of the mining boom as production begins to ramp up in its stead.
The total value of engineering construction work done across all sectors has now declined by 2.3% over the past year on a seasonally adjusted basis.
In chain volume measures terms the charts show that although activity remains at a highly elevated level, the peak of the mining construction boom appears to have been way back in the September 2012 quarter.
And while the decline has not been devastatingly steep, in chain volume measures terms we are now tracking at around 9% lower than we were, with 3.8% of that decline taking place over the past year.
<img src="/images/2014/10/2/ENG1.jpg" alt="">
In terms of the construction activity by state, it was the mining states which benefited most from the boom, so it will be the same states which feel most of the pain as the construction boom unwinds.
<img src="/images/2014/10/2/ENG2.jpg" alt="">
As recently as March 2014 there were still major resources projects getting underway in Western Australia, but the big ticket items are now largely visible in the rear view mirror.
<img src="/images/2014/10/2/ENG3.jpg" alt="">
In terms of the value of activity yet to be completed, work in the pipeline for Queensland has tanked. The full data set for Western Australia is not available from the Bureau of Statistics, but the sub-indices imply that the work in the pipeline is almost certainly declining there too.
<img src="/images/2014/10/2/ENG4.jpg" alt="">
This article continues on the next page. Please click below.
<hr class="system-pagebreak">
 
With the weighted index of commodity prices continuing to "ease" by another 2.4% in September (and another 16% over the past year in Aussie dollar terms) according to the Reserve Bank of Australia, marginal projects will certainly not be commenced in the current environment.
<img src="/images/2014/10/2/commodity-prices-small.gif" alt="">
In short, mining construction activity has not collapsed, but it is set to keep declining for several years to come.
This leads me to think that another interest rate cut or two could still be at least an each-way bet, but only if the large number of investors pouring into the housing market slows. We will know more in the next week or two on that front.
WA property bust?
There has been some talk of whether or not the collapse in mining construction will result in a property bust in Western Australia.
The answer to that riddle is: that depends.
The Pilbara has transitioned into the export phase of the mining boom. which is the less labour intensive phase of the boom, and unsurprisingly several property markets have crashed, both in terms of rentals and prices.
This is hardly a shock, except to perhaps investors who were lured in by promises of fast returns and sky-high monthly rents.
The Perth property market is a different matter entirely. Western Australia, and especially Perth, has benefited from by far and away the strongest percentage rate of population growth in Australia over recent years.
The key to successful property investment in Perth has always been to own well located land. Unit and apartment prices may well feel some pain ahead, but with rapid population growth having underpinned the market the price of well located houses will fare much better.
Indeed, the median price of land in Perth reportedly "skyrocketed" by $40,000 in the past year.
This represents a 7.5% increase in the median value of Perth land, which outpaced Adelaide (+7.3%) and Sydney (+5.2%).
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pwargent-M4siyDbqQY

Has the market mispriced the odds of a rate cut?

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Q: Is there a housing bubble?
A: Nationally no, but if we are talking about Sydney, Melbourne and new inner Brisbane apartments, then yes.  That's a YES, in case you somehow missed it.
Sydney and Melbourne have been distorted by an influx of 'grey' money coming from China. Many don't like to hear this, but it is happening. No hard statistics, but our groundtruthing is looking worthy of a hefty bet.  And of late, some of this grey has shifted north, along with local superannuation funds looking for cheap property &amp; a longish timeframe to settle, in the hope of double digit price growth.
Brisbane always follows Sydney, right?  Property is so cheap in Brisbane, hey! You can buy two in Brisbane for the price of just one in Sydney. Bris Vegas here we come.
Sidebar
I have an internal debate several times each month – it's fun, like talking to an imaginary friend – about whether or not to write on a certain topic. 
Do I let blast about China? Publish my thoughts about smaller apartments?  Call out all those BS artists promising double digit price growth &amp; rental increases?  And this week, it's a yes.  Write something about the Reserve Bank (RBA), Foreign Investment Review Board (FIRB) and how we will all be rooned.
We'll all be rooned
Now, there is nothing wrong with a global property market, nor being in the recovery phase of the property cycle and having closer ties to China – or any of our major trading partners for that matter.
But a housing bubble is a different story.
Property values have almost trebled over the past two decades, while wages have not kept pace. House prices in both Sydney, Melbourne, some parts of Perth and now across inner Brisbane, are often over 10 times household earnings. In many cases, weekly rents also far exceed 30% of a renter's income.
And things can start getting out of hand when the proportion of investors buying accounts for around half of all residential sales – double the 25% of the housing market made up by private renters. This happens every cycle, but its current trajectory is unsustainable.
Got some doubts?
Well this year alone, housing credit and house prices have climbed at, respectively, more than two and three times the rate of household income growth. It isn't the actual rate of credit and price growth that is the problem, but their relationship with our ability to afford this inflation.
It's true that this is mostly a Sydney and Melbourne phenomenon, but we only have a few blunt tools in the back of our ute to temper the times. And besides, we have never been that good at small, fiddly renovations. Slash and burn is more our style.
The good and the bad
Yes, there are reasons for property demand to be improving – we have record low interest rates, relatively low vacancy rates, high population growth and a strong penchant for owning property.
But on the flip side, we have falling commodity prices, an employment baton change which, for the life of me, I cannot see happening smoothly nor correspondingly, little wage growth, ageing demographics, high debt, an increasingly economically wobbly China and a close to epileptic Europe. Not to mention what may or may not happen with the rest of the world.
For those who only hear good news, you might have missed that Australia's federal budget deficit last year (2013/14) was close to $50 billion &amp; yet the Palmer United Party wants to keep the red ink flowing until the early 2020s. 
If that happens, then our prized AAA sovereign credit rating could be at risk, especially if something goes wrong with our economy – or that of a major trading partner.
In short, we might see the vulnerable economic conditions of southern Europe down under.
This article continues on the next page. Please click below to continue.
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True blue
But in true ocker fashion – it's all "she'll be right mate", "nothing to see here". Those questioning our "property at all costs" mentality need to take a double dose &amp; retire to bed early. Keep on moving on. Bid higher at that auction. Buy something tiny and off-plan. Doesn't property double in value every seven years? You cannot lose.
Too far-fetched?
Well, our real wages are falling. Yes, falling, as average earnings rose just 2.3% over the last 12 months – that's 0.3% lower than inflation. Unemployment is over 6%, without counting the 700,000-plus on disability pensions.
True, the RBA does predict higher economic growth next year, real wage growth in some distant future and lower employment one day, maybe, but this is predicated on the assumption that nothing economic will go bang or that China's economy won't slow down further.
Excuse me for being a skeptic, but trying to predict an economic future, these days, is almost impossible.  I would just love to read or hear one of those talking eco heads say something like, "well, frankly we don't have a bloody clue".
If you ask me what's going to happen, your guess is as good as mine.
But I do like to guess, so here goes.
<ul>
<li>Government will not reign in spending; we (the senate) won't allow it.</li>
<li>No workplace reforms, for fear of a union campaign.</li>
<li>The RBA will continue jawboning and keep interest rates where they are (when looking at the whole of the Australian economy – not just housing in Sydney and Melbourne – they really need to fall).</li>
<li>Plenty of talks about macro-prudential action – like higher investment loan to value ratios; changes to property taxation or minimum product sizes – but nothing done. Maybe that is a good thing?</li>
<li>No enforcement by FIRB regarding illegal overseas buying – and it has almost all been illegal in recent years.</li>
</ul>
And it's the last point that is the most pertinent right now.  If you want to slow down the Sydney, Melbourne and inner Brisbane property markets without stopping the rest of the country, then you must enforce offshore buying laws.
Inert FIRB
An inert FIRB has done nothing to inhibit the grey economy that exists to get money out of China (ironically, helping them deflate their own housing bubble) &amp; into safer overseas havens like Australia.
It's true that the Chinese government imposes a $US50,000 a year limit that can be sent out of the country, but cashed-up Chinese bypass this system via personal relationships rather than transparent bank transfers. Heaps of property – just how much is unknown (but it shouldn't be) – is being bought this way in Sydney &amp; Melbourne, Perth, and now in Brisbane and starting to again on the Gold Coast.
Also, the Significant Investor Visa (SIV) is dominated by mainland Chinese who meet the $5 million requirement. They are paying stupid prices for potential development sites (with site values doubling in the past five years), but property economics do not apply here, as the SIV is really a fast-tracked qualification for a permanent visa. Dual nationality is the want, but sadly, too many Chinese just want an Aussie passport as an insurance policy, not a new way of life.
Lower down the chain – much lower, if you ask me – is another sheltered workshop – property spruikers flogging Chinese investors little high-rise boxes in Sydney, Melbourne and now Brisbane. Entire high-rise buildings are financed, built and sold for the Chinese market, with local buyers and developers rendered irrelevant. Small, one-bedroom dogboxes are the norm. The more the merrier. How divine, indeed!
And all of this should be illegal. If only FIRB would enforce the law!
All of this illicit activity is creating a demand that would not otherwise exist. Well at nowhere near the levels that it is increasing spruiked. Quarterly newspaper lift-outs about Australia's sudden urge to live on top of each other – I mean, come on.
And this, coupled with local superannuation investors – many of whom appear to have been sold a pup – has created valuations that are dangerously detached from average weekly earnings &amp; sustainable owner-resident demand.
But then again, it is Australia mate; stop all this fussing; she'll be right; tyranny of distance and all that stuff.
But seriously folks
But seriously, something has to be done.  We are now entering some serious hot water.
Here's another guess.  Nothing will happen until this gets political; economic sense doesn't seem to cut the mustard around here anymore.  The political wedge, for mine, come next federal election, is overseas buying.
But between now then, I will take Terry's advice – take a couple of aspirin &amp; have a good lie down. 
Michael Matusik is the founder of Matusik Property Insights, which has helped over 550 new residential projects come to fruition.  Read Michael's <a href="https://matusik.com.au/missive/" target="_blank">Blog</a> or follow him on <a href="https://www.facebook.com/ThinkMatusik?fref=ts" target="_blank">Facebook</a> and <a href="https://twitter.com/michaelmatusik" target="_blank">Twitter</a> or connect via <a href="https://www.linkedin.com/in/michaelmatusik" target="_blank">LinkedIn</a>.
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Is there a housing bubble? Or should we all take a wee lie down?

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Good grief, do they ever learn? Or do they just not care?
They're declaring the "property boom" over, yet again.
And, yet again, it's based on a single figure for a single month from a single source, published in haste.
This is the fourth time (or is it the fifth?) the so-called boom has been pronounced dead within the past 12 months. This week I've observed radio news bulletins, online news services and newspapers making the claim, or otherwise placing great significance of an isolated statistic.
The alleged growth in Australian house prices in September was small, therefore it's all over, red rover.
To illustrate how silly this is, let me take you back four months.
Early in June, data was published indicating a decline in capital city prices in May. People rushed to be first to declare the end of the property boom.
They generated lots of headlines for themselves – which evidently was the only objective – but they got it horribly wrong.
They simply added to the great seething mass of misinformation which confuses and misleads real estate consumers – for no better reason than to develop their profiles or advance their businesses.
The organisation which made the biggest play for profile in June was an obscure valuation practice. We won't publish its name to protect the guilty. Early in June the firm issued a press release which sought to ensure everyone knew that it had been the first to declare that the market had peaked and the boom was over.
"This has been well and truly demonstrated now that the May figures are out," it shouted in its 3 June press release. "At the beginning of May, other forecasters were still looking for a rebound in activity in May following a weaker Easter period, but now it is clear that we were correct in calling a change in the market."
Well, actually, NO. They were wrong. Prices have continued to rise in Sydney and, to a lesser extent, Melbourne – and now other cities have begun to move (moderately), including Brisbane, Adelaide and Hobart.
Its mistake, apart from a shameless push for I-told-you-so publicity, was its reliance on a single data figure, describing a single month's price movement, from a single company. You would have to think they've been around real estate long enough to know that price graphs are never smooth and that a single month's data can be an aberration. That's particularly so for May, which often is a month in which the market dips slightly, but temporarily.
Even worse was basing an assessment on one figure, which describes the average change across a very large nation. That was naïve in the extreme. But they weren't alone.
Economists and financial analysts just can't resist preaching about real estate, notwithstanding their lack of expertise. So in June, a multi-national financial services corporation jumped on board and declared that "the housing boom is finally over". We'll overlook the reality that there was no housing boom, just a Sydney boom.
"If you're an investor, you've missed the boat," said one of their analysts, who put out a note to investors tell them that, without further interest rate cuts, the currently housing cycle was a dead duck.
So, four months later, here we are again. The commentators and analysts have forgotten June, or just don't care, and so have the media workers who publish their nonsense.
While the attention-seekers were clamouring this week to grab a bit of profile from the September price data, valuation firm Herron Todd White published the October edition of The Month in Review and made this pertinent observation: "There continues to be talk of the Sydney property boom, but not all markets can lay claim to this sort of activity. Our real estate is as varied as our landscape in Australia, and market performance is just as diverse."
It also said this: "It's funny. These almost daily calls of 'property bubble vs no property bubble' feel a bit like a couple of grade one school boys attempting classic sledges such as At least I'm not ugly and I know you are, but what am I?. It looks like Sydney and, to a lesser part, Melbourne are driving the property market agenda again. Let's just say that there are other markets outside of these that would really, really like to see some capital gains, but may be doomed to legislative tightening designed to cool New South Wales and Victoria. It's further evidence that, in our big nation, there is no such thing as an average property or a typical market."
So true. But try telling that to your (very) average economist, who knows little about real estate but a lot about generating cheap publicity.
Terry Ryder is the founder of <a href="https://hotspotting.com.au/" target="_blank">hotspotting.com.au</a>. You can reach Terry via <a href="https://mailto:ryder@hotspotting.com.au" target="_blank">email</a> or <a href="https://twitter.com/hotspotting" target="_blank">twitter</a>.
 
 
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Apparently, the property boom is over – again

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 Guest Observation
Paul Craig, Managing Director of International Investments at Savills, looks at what’s driving the weight of foreign capital in the Australian market, particularly in relation to prime commercial stock, and what lies ahead for major players.
I have just completed a trip to China, visiting our clients and presenting to institutions and investors. 
On the flight back to Australia, I made some notes on what we learnt. What struck me most is that the Chinese investment we’ve seen in Australia to date is really just the first wave.
Across the mainland, and on the island of Taiwan, there is real impetus for major institutions like insurance companies and private investors to look abroad for high-quality assets with good returns. That search has led them to Australia at the same time as major institutions here have been pursuing a deleveraging strategy with their portfolios.
With local institutions like super funds returning to the market, a likely increase in Chinese investment means competition for highly rated commercial property is set to intensify.
Why are these investors interested in Australia? 
Prime office and retail property in Australia has seen offshore investment for years, but until recently, most interest came from German funds, REITs and private investors from Singapore and Malaysia, and Korean pension funds.
In 2013, we started to see the emergence of what I call the second generation of capital, led by Chinese and Taiwanese insurance groups. These groups spearheaded a worldwide trend of institutions de-risking their portfolios and spreading their assets across the globe. What they are looking for is prime assets with good levels of return, and that is what exactly they’ve been finding in Australia.
Our market ticks all their other boxes too – a highly transparent market, good-quality information, an easy to understand tax system, accessible consultants and no sovereign risk
During the course of 2013, many of these groups flew staff in to get to know the market, and once they felt comfortable, they were quick to take advantage of opportunities in office and retail assets in Sydney and Melbourne in particular.
But now, the easier pickings have gone and local super funds and REITs are returning to the market, thanks to the lowest cost of debt in forty years and a reallocation of funds to property. 
The return of local institutional buyers has increased competition for prime assets, which is seeing many Asia-based investors priced out of major sales, so now they are turning their attention to other areas.
A shift to residential 
Residential development is part of the landscape in Asian markets and these investors understand it well, particularly the recycling of buildings to residential or mixed use.  
With local institutions deleveraging and transitioning their portfolios, China-based groups have been finding opportunities to convert older office buildings to residential – particularly in Sydney’s CBD and in precincts like Hyde Park.
For the most part, I think they will employ long-term strategies rather than immediate conversion, as they have an interest in retaining the building’s income and transitioning these assets over time. They are also buying land parcels for development in inner suburbs near transport in Sydney and Melbourne. 
The other key target for foreign capital is old industrial infill sites for future residential development. I think this is a significant growth area and is becoming keenly sort after by foreign developers. 
The resource states
The focus on better returns will see more Asian-based investors venturing into the resource states.
In Perth, they will find opportunities in a market with a little more volatility. Good-quality CBD stock is recording higher vacancies than in Sydney or Melbourne, but also better rates of return given slightly higher risk and less aggressive competition. 
Perth is currently absorbing supply, but this market often experiences a quick uplift after a lagging period. It is a natural resource hub, and its exposure and proximity to, and same time zone as Asia, combined with the lower profile of the financial sector and greater resource exposure, offers a balance to investments on the east coast.
Investors in Western Australia should buy without a specific exit date, but as a long-term holder who sells when the time is right for their strategy.
I think we will also see interest spread to Brisbane, with an emphasis on residential. There is an increase in tenants moving from older properties to more prime CBD offices as the rental market eases, which means we should see an increased opportunity for the repositioning of older stock.
Interest in residential development should also find its way to other major centres as the stock in the sought-after cities depletes. We are already seeing a strong move by foreign capital to sites in the east and inner metropolitan areas of Melbourne, and the Sydney metropolitan market has been in full swing for a while now.
This article continues on the next page. Please click below. 
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Partnerships 
Another change we are likely to see is more investment through partnerships. 
Many of the core office assets with good covenants and long lease profiles are owned through equity arrangements, and this should prove an attractive avenue for these institutions. 
Many Chinese groups will be inclined towards indirect pathways such as joint ventures with Australian developers and partners. It makes sense for their strategy, gaining better returns in Australia with management issues left to a local partner.
‘Second city’ investors 
To date, most investment interest has come from Beijing and Shanghai, but on our trip we fielded significant enquiries out of second-tier centres like Dalian, Shenzhen, Guangzhou and Chengdu. 
Like their ‘first city’ cousins, these investors are attracted by the returns and transparency of arrangements here and they will be keen to understand the dynamics that drive the market. These players are likely to be interested in smaller scale, private equity type arrangements. 
What picture does that paint?
A growing Chinese investment wave makes for some upbeat prospects for the Australian market. 
With low interest rates and a significant weight of capital wanting to find a home here, I think we will continue to see Asian-based investment in residential development and prime properties held through shares and joint ventures with local partners. 
Many Chinese groups have done their homework on Australia, and with the weakening of the Australian dollar having commenced its run, we expect to see these groups make quick decisions to secure assets ahead of a potential new wave, particularly of private equity, that will find its way <a name="_GoBack" href=""></a>here off the back of a weak Australian dollar.
That paints a bright picture for asset holders and market players alike.
 
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Influence of Chinese investors set to grow

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Demand for residential property is leading to an increasing number of secondary office buildings being converted into apartments despite the challenges posed by repurposing commercial buildings.
Converting some commercial properties to residential uses was like “trying to squeeze a square peg into a round hole”, Colliers International director of project marketing residential Curtis Field told Property Observer.
“What works for commercial office buildings, like having lift wells in the centre of the building, may not work for residential,” said Field, who spoke on the topic at the Retrofit and Refurb conference in Sydney last week.
Compromises may have to be made in turning a commercial floor plan into residential apartments, as contestants in reality TV show The Block Glasshouse have discovered.
Ceiling heights can be a problem because commercial buildings are designed as offices, not residences. It might also be difficult to obtain adequate light and ventilation for each apartment.
“It’s sometimes really hard to meet those planning requirements,” Field said, adding that it was becoming less of an issue to overcome the problems and the benefits usually outweighed the challenges.
Benefits worth the challenges
Converting an existing office building to residential uses meant developers could often achieve larger apartment buildings than if they were seeking approval for a new structure, Field said.
“That happens in the CBD where an office was allowed to be 10 to 12 storeys tall but if you knocked that building down you might not be able to get planning approval to construct a new building to that height,” he said. “You’re getting something that could not be constructed now.”
Another plus for developers was that there was less impact on the local community and neighbours could not complain about issues such as loss of views if the building was already in place.
“If you talk to builders about converting a building that’s already there they say it doesn’t save on construction costs but from a time table point of view you don’t have six months of demolition and then 12 to 18 months of heavy construction. It’s really a fit out job,” Field said.
“From a sales point of view you can see the building and what views you are going to get where off-the-plan is hard to visualise,” Field said.
Factors facilitating conversions
Changes to zoning and heritage restrictions have been allowing developers to convert commercial buildings to residential uses, which previously would not have been permitted.
“We are seeing that in industrial zoning like in South Sydney which used to be industrial,” Field said.
Secondary commercial properties in the CBD and elsewhere could deliver higher returns on investment if converted to apartments when zoning permitted, Field said.
“Milsons Point in Sydney is a classic example where commercial tenants were attracted back to the city, North Sydney and North Ryde which made those buildings almost obsolete because the costs to upgrade outweighed the return you would get from commercial tenants whereas they have become highly desirable as residential,” he said.
Superannuation fund CBUS is working on the conversion of Vibe Hotel at 88 Alfred Street, Milsons Point, which it bought earlier this year for about $80 million, to between 130 and 140 residential apartments.
The superannuation fund also owns a commercial building at 130 Elizabeth Street opposite Hyde Park in central Sydney, which recently received stage 1 development approval to be converted to apartments.
Foreign investors have bought buildings on the Hyde Park fringe and while many are commercial investments now, Field said they were being repositioned as residential development opportunities because of their views.
Singaporean investors have development applications before council on 227 Elizabeth Street with plans to develop 140 apartments in the building, which overlooks the Hyde Park.
Elsewhere in Sydney, Chinese investors bought 286 Sussex Street in late 2013 with plans to convert the vacant office building to residences. The Goldfields House commercial building at 1 Alfred Street was bought by US and Dutch investors for residential conversion.
Field estimates there is between 110,000 and 180,000 square metres of commercial floor space in Sydney earmarked for conversion to residences over the next five years.
A separate report by JLL Research estimated that nationally, 46,940sqm of office property was withdrawn for residential development in 2013 – up from 25,794 the year before.
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Office conversions to residences on the rise

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A retail unit in Doncaster East has sold for $860,000, reflecting an increase in value of more than 100% in four years.
Shop 10 in the Devon Plaza strip shops at 958 Doncaster Road last traded four years ago for $400,000, according to RP Data.
The sale, which was conducted by Chris Alcock of Gorman Kelly, was also 31% more than it was expected to achieve at auction.
The single storey 49.5 square metre retail freehold is zoned Commercial 1 and currently leased to Canine Elegance.
The tenant has a new three-year lease with a three-year option that began in August this year for a yearly rent of $31,200, plus GST and outgoings. 
The lease includes 5% annual rent increases with a market review if the option is exercised. The lease agreement reflects a yield of 3.6% for the new owners, while the previous landlord was banking 7.8%.
Agent Chris Alcock says the sale reflects how hotly contended affordable commercial investments area among small investors and self managed super funds.
 
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