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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Hi Margaret, 
What would be your thoughts on ways to mitigate the risks involved in hotspots? 
One such example would be Gladstone which has good strong fundamentals but is now experiencing oversupply.
The reason I am asking is that while a location is flagged as having good capital growth and yield,  I believe it is also important that I protect myself against overzealous developers who contribute to oversupply.  I am sure the above happens to many locations too.
Assuming that I've bought in a hotspot before a majority of the building stocks are dumped into the market, I might still be experiencing long periods of negative growth in a solid location when that happens.  I would be losing money if I sell out, but holding it would be extremely "painful".    
Thanks,
Adelyn
Article continues on the next page. Please click below.
<hr class="system-pagebreak">
Hi Adelyn,
The first thing we have to sort out here is ‘what is a hotspot’. 
Here, you say that Gladstone is an example of a hotspot. In reality, Gladstone is an example of an area that some property experts, and many property spruikers, have said is a hotspot. But is it?
In my opinion, no, but then again, this is just my opinion, and it will (often) be different than others.  I personally define a hotspot as an area which possesses an abundance of growth drivers, the capacity to experience ‘generational’ growth (where growth occurs steadily throughout an entire generation), a limited land supply, and very few people buying there as it has yet to be discovered and pillaged by the experts.
Growth drivers include things such as diverse employment opportunities, significant infrastructure development, low land supply and a population growing faster than the national average.
If we compared Gladstone to that description, it comes up wanting, and for that reason I feel that Gladstone does not qualify to be called a hotspot.  Instead, Gladstone is a speculative investment which requires precise market timing, both in and out. 
There are significant drawbacks attached to areas such as Gladstone – the single industry employment (mining), the itinerant and unstable population, the existence of too many developers selling properties at prices which bear no relationship to intrinsic value, to name a few. 
<a href="/expert-insights/the-tenant-in-my-mining-town-investment-has-done-a-runner-ask-margaret">Investors with money to lose who are willing to gamble </a>can make money in such a market but they must accurately read the micro economy to establish when to buy and when to sell. 
Ordinary investors attempting to create a sound portfolio which has an identifiable time frame (as in they know when they are likely to want to exit) should not be considering investing in such volatile markets where the fortunes are linked to an industry which is completely governed by the world economic situation.
The other thing to remember is that the word ‘hotspot’ these days seems to apply to the areas being written about by the ‘experts’. 
I can assure you that if it is being written about, you are far too late to be buying there. Thousands of people are reading the same report as you, and many of these will attempt to jump into such a market, at the same time.  This creates an upward pressure on prices and seems to justify that the area is actually a hotspot after all!
It’s a little like insider trading for shares – let the word out, everyone buys in and makes it look like the share is good after all, when in fact it is the market pushing up the price, not the underlying value.
The best way for you to be sure that what you buy is actually a sound investment, with the capacity to perform year on year, is to learn how to choose the right area yourself. 
In this world of instant gratification and busy lives every one wants someone else to do it for them - tell them where to buy, find a property for them, or worse, sell a property to them.  This is the best way to set yourself up for a poor or inappropriate buy which performs less well than  you would have liked and leaves you vulnerable to market falls. 
Learn what really makes an area perform for the long-term, and you’ll be able to scour the country and choose areas which are pre-hotspot, long before you read about them in the magazines.
Regards, 
Margaret
Have a property question?  <a href="mailto:askmargaret@propertyobserver.com.au" target="_blank">Ask Margaret!</a>
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mlomas-KC9MUPZ6Ca

What are the risks involved in buying in a 'hotspot'? Ask Margaret

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Australia is becoming less globally competitive but that doesn’t mean the local property market will slow, according to a leading economist.
Australia ranked at 22nd in the Global Competitiveness Index 2014–2015 released last week by the World Economic Forum. That was down one place compared with the previous year and seven places lower than in 2009-10 when Australia ranked 15th, according to Australian Industry Group, the local research partner for the report.
AI Group chief economist Judith Toth said competitiveness, productivity and efficiency were measures that indicated a country’s ability to increase its income.
The latest figures from the Australian Bureau of Statistics, released last week, show that in the June quarter, seasonally adjusted real net national disposable income fell by 0.2%. Meanwhile, gross domestic product, the measure of the country’s output, rose by 0.5%.
Toth said the drop in net national income was bad for Australians. “That means the ability to buy goods and services we want is declining,” she said.
“The problem is that the income that we got has declined and in global terms we are earning less as a country. For individuals that means, depending on what your career looks like, there could be reducing employment opportunities in Australia.”
Australia’s unemployment rate rose in July and Reserve Bank of Australia governor <a href="/expert-insights/finance/further-inflating-housing-market-unwise-rbas-glenn-stevens">Glenn Stevens said in a speech in Adelaide</a> last week that the labour market still had spare capacity and it would be a while before unemployment rates declined consistently.
Toth said one of the problems Australia has had in recent years is a case of ‘Dutch disease’, where industries that previously earned a lot of export income such as tourism, education and agriculture have suffered declines because our dollar is too high. “Those declines reduce employment opportunities outside mining for everyone else and reduces income,” she said.
Economic forecaster BIS Shrapnel recently predicted Australia’s economy will struggle over the next four years as the mining boom tapers off but the Australian dollar stays high.
It predicted in its Long Term Forecast 2014-2029 report that local consumption and investment would experience its weakest period since the early-1990s recession, averaging only 2% a year to 2017-18.
Despite the challenges the economy faces, the local property market has been booming. The Australian Bureau of Statistics reported in its Residential Property Price Indexes: Eight Capital Cities for June 2014 that prices in the capital cities rose by 10.1% in the year to June, with increases in each of the cities considered.
Toth said Australia’s falling global competitiveness was not likely to stifle the local property market.
“The local housing market is affected by global trends but not global competitiveness,” she said. “Competitiveness is about our ability to produce goods and services not our assets. What’s going on in the property market is tied with perceptions of risk in global financial markets where foreign investors see Australia as a safe place to invest.”
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zfielding-GvX3Uq9KTa

Economist says local market will not slow despite global competition

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Where would the top real estate industry experts buy? It’s a question regularly asked by property investors.
John McGrath, one of Australia's leading commentators and real estate identities, has shared the areas he believes investors should take a look at, and his reasoning.
Here are his top 10 Sydney picks. Keep an eye on Property Observer for his other states and territory picks over the coming week, from the McGrath Report 2014.
<a href="/news"><img src="/images/2014/07/04/yellow-one.jpg" alt="" style="float: left;">  </a><a href="/news">Millers Point</a>, <a href="/news">The Rocks</a>
 This historical northern fringe of the CBD is about to explode. With the top end of the town as one neighbour, Barangarroo as another &amp; Sydney Harbour at your door it is the best located suburb in the country.
 
<a href="/news"><img src="/images/2014/07/04/yellow-two.jpg" alt="" style="float: left;">  Camperdown, </a><a href="/news">Erskineville</a>, <a href="/news">Newtown</a>
Close to the CBD &amp; benefitting from Sydney University embedded within. King Street retail strip along with Erskineville Village are great spots to wander &amp; find great coffee on the weekend. The Victorian terraces make this area somewhat unique and add to its charm.
 
<a href="/news"><img src="/images/2014/07/04/yellow-three.jpg" alt="" style="float: left;">  Botany, </a><a href="/news">Mascot</a>
Once a working class industrial factory suburb, this area has transformed itself completely &amp; is fast becoming a fashionable address. Right next door to the airport it will come into its own for commuters.
 
<a href="/news"><img src="/images/2014/07/04/yellow-four.jpg" alt="" style="float: left;">  Balmain</a>, <a href="/news">Birchgrove</a>
This area is not cheap. Nor should it be. Minutes by car or ferry to the CBD. Lace terraces alongside contemporary town homes, small warehouses &amp; nearby apartments – all wrapped around a hub of activity &amp; restaurants in the village.
 
<a href="/news"><img src="/images/2014/07/04/yellow-five.jpg" alt="" style="float: left;">  Earlwood</a>, <a href="/news">Bardwell Park</a> 
For many years this hidden gem has escaped the radar of many buyers. Only 12km from the CBD &amp; with an historically large Greek community, it is now being discovered by a new group of buyers who may have previously bought in areas like Haberfield &amp; Five Dock.
Turn over page for results six to ten
<hr class="system-pagebreak">
RESULTS SIX TO TEN
<a href="/news"><img src="/images/2014/07/04/yellow-six.jpg" alt="" style="float: left;">  Concord</a>
Walk down the thriving coffee strip on Majors Bay Road. Look around &amp; you’ll feel that this is an area on the move. Whilst prices are no longer the obvious value they were a few years ago, they’re still well short of where they will be in the next ten!
 
<a href="/news"><img src="/images/2014/07/04/yellow-seven.jpg" alt="" style="float: left;">  Little Bay</a>, <a href="/news">Matraville</a>, <a href="/news">Chifley </a>
The smart young families who want an Eastern Suburbs beachside location without the price tag have discovered this area. Full of leisure &amp; sporting pursuits, it’s now home to a growing army of young professionals with families seeking better value &amp; more land than the inner City alternatives.
 
<a href="/news"><img src="/images/2014/07/04/yellow-eight.jpg" alt="" style="float: left;">  Forestville</a>
Surrounded by bushland Forestville is hidden between the northern surf beaches &amp; the leafy North Shore. This cosy neighborhood is rapidly becoming the preferred address for many buyers from the East &amp; Inner West who are craving more land &amp; value for money.
 
<a href="/news"><img src="/images/2014/07/04/yellow-nine.jpg" alt="" style="float: left;">  Rouse Hill</a>, <a href="/news">Castle Hill</a>
An hour wandering through Rouse Hill Town Centre retail village tells you this area is thriving. As new transport links arrive this area will have everything it needs. Strong growth over 5 years.
 
<a href="/news"><img src="/images/2014/07/04/yellow-ten.jpg" alt="" style="float: left;">  Dolls Point </a>
This picturesque pocket on the edge of Botany Bay is home to a small tight knit group of 1500 residents. Buy to occupy or as an investment &amp; you’ll be rewarded by the increasingly popular enclave.
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jduke-EHk3XBmHkn

John McGrath’s 10 Sydney suburb picks

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The chef Matt Moran has announced he will open a three-storey restaurant in the harbour-front Barangaroo precinct.
Lend Lease unveiled plans for the restaurant, which will be Moran's seventh Sydney restaurant.
Moran will work with his business partner Peter Sullivan from MorSul and Bruce Solomon and Anna Solomon from Solotel.
“I am not going to do anything I have done before at Barangaroo,” Moran said.
The restaurant, due to open in March 2016 at the southern end near King Street Wharf, will be in a striking building designed by architects Collins and Turner. 
The charcoal building will resemble several stacked shallow bowls, one of about 50 food and beverage outlets at Barangaroo South. 
The restaurant will have a casual lower floor, a more premium restaurant on the middle floor along with a rooftop garden bar.
<div class="left_image">
“When we were first approached by Lend Lease about joining the precinct, it was the location of the site which was key in our decision making," Matt Moran said.
"We intend to deliver a truly Australian experience at this world-class waterfront venue. Whether you are looking for a casual bar and restaurant, a more premium restaurant or a rooftop garden bar, we will have it all with our offering at Barangaroo and use only the best locally sourced produce to create a showpiece of Sydney dining,” said Matt. 
</div>
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jchancellor-FAypfDUnLy

Matt Moran bowls up Barangaroo South eat street restaurant 

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The Laundy/Short partnership have purchased both the Mona Vale Hotel on Sydney's northern beaches and Northies at Cronulla for a combined price of around $57 million.
The two landmark Sydney establishments, Northies and the Mona Vale Hotel, were offered by the Fernwood Hotel Group Pty Ltd.
Ray White Hotels' Andrew Jolliffe handled the sale to Arthur and Stu Laundy in partnership with Fraser Short, soon after after the marketing began in conjunction with Mike Wheatley, of Knight Frank.
The partnership operates the Watson's Bay Hotel.
Peter Beaumont’s Fernwood Hotel Group retains The Exchange at Balmain and the Greengate at Killara.
 
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Laundy-Short partnership secure iconic Mona Vale-Northies pubs

The areas in Victoria with rental 'housing stress': TUV

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Statistics don’t lie – but they can certainly mislead if the right questions don’t get asked.
Or, from another perspective, figures don’t lie – except when liars figure – which applies to the counting of first home buyers in the market, with the exploitation of dodgy data by people with dodgy motives.
Real estate people and organisations with vested interests have succeeded in creating the illusion that first home buyers are no longer active because they can’t afford to buy. This is despite the results of the two major affordability indexes, which say the opposite.
Headlines continue to shout that the Great Australian Dream is extinct, and we have a parliamentary inquiry into the affordability issue.
There is a strong argument that today’s generation of young adults are not interested in the heavy financial commitment of a mortgage. They witnessed their Baby Boomer parents slaving over a hot mortgage while struggling with a young family, and have decided to pursue other priorities.
The evidence from surveys is that Gen Y is a restless lot, who would prefer to rent while pursuing a good lifestyle. Commitments like families and mortgages can wait.
This, apparently, is reflected in the statistics. Australian Bureau of Statistics (ABS) data suggests that the market share of first-home buyers has been dropping since 2011.
For example, the number of first home buyer commitments as a percentage of total owner-occupied housing finance in late 2011/early 2012 was around 20%. This has slowly declined to 12-13% – according the ABS figures.
But here’s the thing. During 2012-2013 most states and territories implemented building stimulation strategies. Instead of offering the grants for all types of properties, the grants were available only to first-timers who built a new home or purchased off-the-plan.
Given that most first time buyers opt for established homes rather than new ones, this had a huge impact on the numbers of buyers accessing grants. The average price differential across Australia between new and old is $70,000 and it’s well over $100,000 in our largest cities, so $10,000 grants fail to act as an “incentive” to buy new.
This means most first-home buyers no longer apply for grants because they prefer to buy an established home, which is cheaper and often better located.
This is evident in statistics from the NSW and Victorian Offices of State Revenue (which distribute the grants). In the 2012 financial year, NSW distributed 37,464 grants and Victoria 19,051; in the 2013 financial year NSW distributed 17,297 grants and Victoria 21,898; but in the 2014 financial year, the numbers dropped to NSW 7,717 and Victoria 6,115. For NSW, that’s a fall of 79% in two years and for Victoria a decline of 72% in one year.
Western Australia went against the trend by increasing from 13,959 in 2011 to 22,135 in 2013. But Western Australia still offers a grant ($3,000) for first timers buying established homes.
The fact that Western Australia, the only state which offers a grant for both new and established homes, has rising figures for first-home buyers, highlights a discrepancy between states. Why does WA have a higher percentage of first-home buyers than all other states and territories?
Many across the real estate industry believe first-home buyers remain active and have begun to query the accuracy of the statistics.
So, are the right questions being asked? Where do the statistics on first-home-buyer numbers come from? Who collects the data?
The Australian Prudential Regulation Authority (APRA) collects the data from the banks and passes it on to the ABS.
Banks generally only capture what is relevant to their own business, i.e. anything necessary to a loan application. If the loan applicant doesn’t qualify for the first-home buyers grant, the information is not gathered – so many first-home buyers are not recorded as such by the banks.
According to the APRA reporting format, which has not been updated since 2008, commitments should be classified to the category "First Home Buyers" only if none of the borrowing parties to the commitment has previously drawn down on housing finance for owner occupation. Nowhere does it say whether the house is new or established, nor whether the buyer has received any form of grant.
With the changes to grant policies across the nation, many first-home buyers who are buying an established property will not qualify for a grant and, therefore, relevant information is not being passed onto the ABS and the data is becoming skewed.
The ABS is obviously aware of this now. In its June 2014 report on Housing Finance, it advises that an investigation is under way to evaluate the robustness of estimates of loans to first-home buyers.
I expect it to discover that there are more first-time buyers out there than the official data shows.
That parliamentary inquiry into affordability will again be shown to be a waste of time and taxpayers' money.
Terry Ryder is the founder of <a href="https://hotspotting.com.au" target="_blank">hotspotting.com.au</a>. You can contact him through <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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terryryder-YECXbqmri2

We should question the data on first home buyers

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Managed funds that invest in Australian listed property trusts have performed strongly over the past five years, but investment researcher Lonsec warns they face risks due to the limited number of stocks in the sector.
Recent corporate transactions such as the acquisition of Commonwealth Property Office Fund by DEXUS Property Group and Canada Pension Plan Investment Board, and Frasers Amethyst’s takeover of Australand Property Group have exacerbated the problem for investors, Lonsec senior investment analyst Peter Green said.
“It’s not a new problem. It’s been around since after the GFC when Centro and others dropped out but if anything, it has got worse because we’ve had a lot of corporate transactions,” Green told Property Observer.
The 10 largest property stocks account for about 90% of the market capitalisation of the S&amp;P/ASX200 property index. That means funds take a large amount of stock risk when investing in the sector, said Green, who was the principal author of Lonsec’s 2014 A-REIT Sector Review.
The recent split of Westfield into Scentre Group and Westfield Corporation has improved the situation. Westfield used to account for 26% of the index, but Scentre makes up around 18-19% of the index, Green said.
Passively managed property funds that track the index, as well as actively managed funds that invested only in larger listed property trusts were most constrained by a lack of choice, Green said.
“For those managers that can go outside the top 15 and go to the smaller cap spectrum or utilities companies or even international [listed property], they do potentially have an advantage in this market,” Green said.
Despite the risks, fund managers that actively invested in listed property companies and Australian real estate investment trusts performed strongly in the year to June 30, 2014, Lonsec’s sector review found. The managers that the researcher examined achieved returns of 12.7% over the year to June and 15.4% annually over five years. The funds reviewed also distributed more than 5% a year in income to investors.
Green said while investors should be aware of the risks the managed funds were taking, it did not appear that there were structural issues with the property companies that the funds invested in.
“At this stage a lot have done balance sheet repair, board regeneration and exited offshore markets,” he said. 
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AREITs face greater risks with limited stock on the market: Lonsec

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The spring “selling season” is upon us and no doubt many investors and home buyers are thinking about real estate more now than through the rest of the year.
This provides a great opportunity for investors to up their game and get ahead over the next three months.
Here are five things you can quickly learn this season:
<ol>
<li>
Know how to calculate a rental yield You may have a go-to online calculator for this, however it’s not only crucial to know how it is calculated, but also to boost your understanding of how you can improve your rental yield later. Here’s <a href="/expert-insights/your-weekly-how-to-calculating-rental-yield">our simple ‘how to’ for calculating a rental yield</a>. If you want to go even further, then <a href="/expert-insights/investing/how-to-boost-your-rental-yield">here are some ways to boost that rental yield</a>. 
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<li>
Prepare yourself for an interest rate hike You may already be factoring one in, but if you haven’t then it’s time to learn how to manage if the Reserve Bank, and/or the lenders, start increasing their interest rates. It may be time to consider fixing, or putting some money aside, and even though rates are low with predictions from <a href="/expert-insights/finance/experts-predict-no-interest-rate-change-tomorrow-finder">a number of experts suggesting that hikes will come in 2015</a> – it’s time to consider it. Here are a number of <a href="/expert-insights/finance/how-to-prepare-for-an-interest-rate-increase">Property Observer’s tips on how to prepare for a rate increase</a>. 
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Start looking around for experts to build your investing team It’s all well and good to start off learning about real estate on your own, but at some point you’re going to need to get some expert help – be it a broker, property manager, buyer’s agent or real estate agent. Property Observer regularly compiles guides to teach you how to select the best professional in each area, what to ask and what to look out for. You can see them here or type the name of the expert into the search function. If there's an expert we haven't covered that you're keen to know more about, email <a href="mailto:jduke@propertyobserver.com.au" target="_blank" style="line-height: 1.3em;">jduke@propertyobserver.com.au</a> with your suggestions. 
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Figure out your investment strategy Every investor is different and there’s no one size fits all philosophy that can be put into place. You will have your own unique goals, aims and comfort level, particularly around risk. This means that you need to come up with your own investment plan – either on your own or with an expert. If you’re confused as to what the different strategies are, we recommend starting with <a href="/expert-insights/investing/eight-strategies-for-residential-property-investment">Cameron McEvoy’s eight strategies for residential property investment for a basic understanding</a>. 
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Understand the best way to research a suburb Finding the next “hotspot” to buy an investment in can be a tricky process. It involves a lot of data, understanding of market drivers and time. Here are <a href="/expert-insights/how-we-research-when-property-buying-realestateview-com-au">the five ways people usually start with their research</a>, according to a realestateVIEW survey. We recommend getting started on learning how to choose a suburb by reading <a href="/news/why-you-need-to-do-your-demographic-research-before-writing-that-buyers-cheque">this piece about why understanding demographics is so crucial</a>, as well as this explainer about <a href="/news/what-you-can-learn-by-walking-through-a-suburb-investor-research">what you can learn when walking the streets of an area</a>. You can also read our suburb spotlights here to see if your local area has been covered.
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Five things every investor should learn this spring selling season

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The median price for a unit in Melbourne was $460,000 for the August quarter, according to RP Data.
Unit prices were up 5.2% for the quarter, with 6.2% growth over the 12 months to August.
Property Observer looks at recent unit sales in Melbourne's inner and middle suburbs to see what you can buy for $460,000 and how the regions compare.
Inner ring: 0-10 kilometres from Melbourne's CBD
<a href="https://www.realestate.com.au/property-apartment-vic-north+melbourne-117647391" target="_blank">201/9-13 O'Connell Street, North Melbourne</a>
<img src="/images/2014/09/08/1.jpg" alt=""> This two bedroom, one bathroom apartment in North Melbourne sold for $465,500 in August.
Located minutes from the Queen Victoria Market, the city fringe apartment has a balcony and open plan living space, with a galley kitchen. There are floorboards throughout the living space and the bedrooms are carpeted. The largest bedroom has an area of 8.96 square metres, and the apartment has a total internal floor size of about 48 square metres. The apartment's price sits below what is typical for North Melbourne: according to RP Data, North Melbourne's median unit price for July was $528,752.
<ul>
<li>Price: $465,500</li>
<li>Bedrooms: Two</li>
<li>Car spaces: One</li>
<li>Drive to CBD: Walking distance</li>
</ul>
<a href="https://www.realestate.com.au/property-apartment-vic-docklands-116289735" target="_blank">603/673 LaTrobe Street, Docklands</a> <img src="/images/2014/09/08/2.jpg" alt=""> A two bedroom apartment in Docklands sold for $465,000. The apartment has 52 square metres of internal space, with a 6.7 square metre balcony. Both bedrooms include built in robes, with carpeted bedrooms and floorboards in the living areas. The master bedroom has a floor size of 9.6 square metres, but the irregularly shaped second bedroom is slightly larger, with 10.2 square metres of floor space. The complex includes an outdoor pool and a gym. This apartment is more than $100,000 cheaper than the Dockland's July median of $575,000.
<ul>
<li>Price: $465,000</li>
<li>Bedrooms: Two</li>
<li>Car Spaces: One</li>
<li>Drive to CBD: Walking distance</li>
</ul>
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Middle ring: 10-20 kilometres from the CBD <a href="https://www.realestate.com.au/property-apartment-vic-heidelberg-117456639%20" target="_blank"></a>
<a href="https://www.realestate.com.au/property-apartment-vic-heidelberg-117456639" target="_blank">5/77 Yarra Street, Heidelberg</a> <img src="/images/2014/09/08/3.jpg" alt=""> This two bedroom apartment is located in Heidelberg, 11 kilometres from the Melbourne CBD. It sold for $462,500 early last month. Each of its bedrooms include built in robes, and the apartment includes a full sized kitchen and meals area, a living and dining area and a bathroom including bath. Its largest bedroom is 12 square metre. The apartment's balcony faces north, with views to the ranges. The apartment is more expensive than the suburb's median of $410,750.
<ul>
<li>Price: $462,500</li>
<li>Bedrooms: Two</li>
<li>Car spaces: One</li>
<li>Drive to CBD: 20 minutes</li>
</ul>
<a href="https://www.realestate.com.au/property-apartment-vic-donvale-117526691" target="_blank">Donvale</a>
<img src="/images/2014/09/08/4.jpg" alt=""> Located in the eastern suburb of Donvale, 19 kilometres from the Melbourne CBD, this apartment sold for $459,000 in August. The two bedroom, one bathroom unit has a modern kitchen, a central bathroom, European laundry and an open plan living and dining area. This unit with about 65 square metres of internal space also has a balcony with parkland views. It is located with direct access to public transport and the Eastern Freeway. According to RP Data, Donvale's median unit price was $565,000 for July.
<ul>
<li>Price: $459,000</li>
<li>Bedrooms: Two</li>
<li>Car spaces: One</li>
<li>Drive to CBD: 23 minutes</li>
</ul>
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