In the property market, many genuine financial shortcuts are scarce. Almost every region nationwide has experienced considerable growth over the last five, ten, or even fifteen years—driving affordability measures far above traditional standards.&nbsp;

One of the largest costs faced by buyers is stamp duty, especially when combined with mandatory deposits. A 10 per cent deposit typically triggers Lenders Mortgage Insurance (LMI), and to avoid that additional cost, buyers usually need to provide a 20 per cent deposit.&nbsp;

However, there is one area of potential savings that’s often overlooked: stamp duty concessions.&nbsp;

In the established market, stamp duty exemptions are limited to specific buyer segments or price points. But in Melbourne’s off-the-plan apartment market, the Victorian Government is offering a significant incentive—abolishing stamp duty entirely until October 2026, regardless of purchase price.&nbsp;

While other costs still apply, the difference in stamp duty between buying off the plan and purchasing an established property in Melbourne is now substantial.&nbsp;

This difference is especially pronounced in house-dominated suburbs like Ivanhoe, located in Melbourne’s leafy north-east. Developer Salter Brothers has identified an opportunity in the local apartment market, where the median house price sits at approximately $1.8 million—up 10 per cent over the past 12 months.&nbsp;

Their latest project, <a href="https://www.urban.com.au/new-apartments/candela-ivanhoe-40-upper-heidelberg-road-ivanhoe">Candela</a>, presents a compelling case for savvy buyers looking to take advantage of stamp duty savings only afforded in the off the plan development.&nbsp;

[smartcode_project:default project_id=342 project_image_fid=324523]&nbsp;

Buyers of the $2,366,000 homes would pay around $51,854 in stamp duty. In contrast, the same priced home in the established market would cost around $133,790 in stamp duty, a difference of around $81,000.&nbsp;

A two-bedroom apartment priced just under $1 million would attract $16,270 in stamp duty at Candela, compared to nearly $55,000 in the established market—around $38,455 difference.&nbsp;

One-bedroom apartments, starting from $649,000, would incur stamp duty of just $9,350. An established property at that price would cost around $34,010 in stamp duty.&nbsp;

These figures reflect the benefit of how stamp duty is calculated on off-the-plan purchases (for owner occupiers), based only on the land component at the time of contract and point of construction —compared to established homes, where it is calculated on the full purchase price. Once construction is complete, however, these off the plan incentives are no longer available.&nbsp;

[smartcode_project:default project_id=342 project_image_fid=336456]

It’s a technicality that has evolved into a smart strategy for those who know where to look. At Candela, these financial advantages come with the added bonus of thoughtfully designed, contemporary apartments in one of Melbourne’s most desirable postcodes.&nbsp;

<h2>Why Ivanhoe?&nbsp;</h2>

Ivanhoe remains one of Melbourne’s most established and sought-after suburbs, offering a strong mix of lifestyle and convenience. It boasts access to top-tier schools, well-developed transport infrastructure, and vibrant village-style retail and dining. The area’s enduring appeal lies in its leafy streetscapes, proximity to the CBD, and nearby Yarra River parklands.&nbsp;

[smartcode_project:default project_id=342 project_image_fid=169551]&nbsp;

Candela is ideally located near Upper Heidelberg Road, offering residents seamless access to cafés, essential services, and public transport.&nbsp;

<h2>Design-led living at Candela&nbsp;</h2>

Salter Brothers partnered with architect John Demos to create four distinct apartment collections within Candela—Aurora, Brillante, Halo, and Lustre—with floorplans ranging from one to four bedrooms.&nbsp;

Apartments in the Brillante collection and beyond are well-suited to families. Curved walls in the master bedrooms create natural nooks, ideal for nursery corners or serene study spaces.&nbsp;

The one-bedroom Aurora apartments provide another thoughtful living solution: dual-key designs that allow for multi-generational living. These layouts enable grandparents or young adults to live close by while retaining privacy and independence. With just two of these apartments left, they represent a rare opportunity for proximity with autonomy.&nbsp;

[smartcode_project:default project_id=342 project_image_fid=169534]&nbsp;

Residents will benefit from access to commercial spaces designed to promote community connection, alongside private amenities including a resident lounge and rooftop terrace.&nbsp;

<h2>The long view on off the plan purchases&nbsp;</h2>

While buying off the plan involves some considerations—such as construction timelines and the need to thoroughly review plans and specifications—it also presents clear advantages. Chief among them is the ability to secure today’s prices while avoiding the higher upfront costs associated with established properties.&nbsp;

Construction at Candela, led by Ironside, is already underway, with completion expected by the end of September 2026.&nbsp;

[smartcode_project_cta:default project_id=342]

Savings can be around $81,000 to buy in Ivanhoe's newest off the plan apartment development, Candela Ivanhoe

Joel Robinson

How off the plan can help a home buyer save thousands in Melbourne’s Ivanhoe

Developer Holdmark Group has revealed plans for its site within the ongoing redevelopment of Melrose Park.

Holdmark, which last year filed for 1,300 apartments on half of its 9.4-hectare site, has submitted another State Significant Development Application (SSDA) for the remaining 4.2 hectares, <a href="https://www.urban.com.au/new-apartments/32-waratah-street-melrose-park-nsw-2114">fronting Wharf Road and Waratah Street</a> in the south-east part of the wider 55-hectare community being established by several major developers.

The new plans propose an additional 1,029 apartments, bringing Holdmark's pipeline within Melrose Park to approximately 2,400 apartments.

The SSDA is one of the state’s largest-ever affordable housing applications, with just under 400 of the 2,400 proposed apartments set aside for key workers. The well-connected waterfront location will be served by the future Parramatta Light Rail Stage 2, which will run through Melrose Park.

Holdmark’s contribution to affordable housing is significant, accounting for around 25 per cent of the NSW Government’s commitment to delivering 1,535 new affordable homes by 2029 under the National Housing Accord Future Fund.

Holdmark CEO Sarkis Nassif told Apartments.com.au the plans for Melrose Park signal the family company’s strong commitment to delivering quality homes that will make a difference for decades.

“When we plan and deliver new precincts, we become part of the community," Nassif said.

"It’s a natural progression then to provide opportunities for access to high-quality, housing integrated in beautifully designed places for every need across our community.”

A trio of architects has been commissioned to deliver the three buildings: Fuse Architects, fjcStudio, and FK Australia.

Fuse Architects designed two of the buildings that will house 533 apartments. The design incorporates terraced podiums and courtyard spaces that respond to the site’s topography and views. A strong emphasis is placed on biophilic design and connection to nature, with terraced edges, green roofs, and the integration of water-sensitive urban design features such as rain gardens and bioretention zones.

<img alt="Melrose Park South-East Precinct B4" data-entity-type="file" data-entity-uuid="2fc04608-3615-4d71-a1f8-383bd1e3e53e" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/B4.png?VersionId=xIDqqTM07RjqAfQcVpP0SSq59Z148bjY" />

Key features include:

<ul>
	<li>533 apartments across two buildings. The apartment mix includes 103 one-bedroom units, 380 two-bedroom units, and 50 three-bedroom units.</li>
	<li>A central landscaped courtyard acts as a community heart.</li>
	<li>Podium terraces offering private outdoor spaces and fostering connections to the adjacent mangrove foreshore.</li>
	<li>A dual façade strategy combining solid earthy materials with metallic veils to respond to changing light and enhance the building’s dynamic presence.</li>
	<li>Strong integration of water-sensitive design through rain gardens and bioretention systems, helping to support local ecology and manage site water flows.</li>
</ul>

FK Australia, formerly Fender Katsalidis, designed three of the buildings that will have 260 apartments. Their design&nbsp;introduces a broken massing strategy to improve permeability and visual connectivity between open spaces.

The design aims to create a village-like atmosphere through active ground-floor edges, landscaped communal areas, and pedestrian-friendly thoroughfares.

<img alt="Melrose Park South-East Precinct B5" data-entity-type="file" data-entity-uuid="35dcca6a-2397-4d3b-9e92-773fa4a2dbc6" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/b5.png?VersionId=gkQG_0Lez_ByVlmAlEtJK9bbP60eGZoZ" />

Key features include:

<ul>
	<li>260 apartments across three buildings. This block offers 49 one-bedroom apartments, 164 two-bedroom apartments, and 23 three-bedroom apartments.</li>
	<li>Extensive communal open space (approx. 2,533 sqm), designed at a single accessible level to encourage interaction.</li>
	<li>An open-air through-site link that enhances pedestrian movement from Wharf Road into park areas (OS1).</li>
	<li>Podium-level landscaping and active street edges to foster a village-like atmosphere</li>
</ul>

<a href="https://www.apartments.com.au/architects/fjc-studio">FJC Studio</a> designed four buildings, including a&nbsp;signature taller “feature” building oriented towards the river. The architecture employs a refined material palette of brick, sandstone-toned precast panels, and bronze metalwork, offering a warm, contemporary aesthetic that integrates with the river edge and adjacent green corridors.

<img alt="Melrose Park South-East Precinct B6" data-entity-type="file" data-entity-uuid="1cebd47e-ebcd-46f4-abaa-8d2904271d45" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/B6.png?VersionId=zwPkDhfUC_9Oj6xQEhEH.sAfUwz2NRDM" />

Key features include:

<ul>
	<li>236 apartments across four buildings. The proposed mix consists of 53 one-bedroom apartments, 160 two-bedroom apartments, and 23 three-bedroom apartments.</li>
	<li>Communal rooftop terraces and landscaped podium gardens provide residents with high-quality outdoor amenities and views across the Parramatta River.</li>
	<li>Integration with the new public open spaces (OS2), reinforcing pedestrian connections and linking with the waterfront park.</li>
	<li>Enhanced setbacks and modulated facades to maintain privacy and create a welcoming street frontage along Wharf Road and Waratah Street.</li>
</ul>

<img alt="Melrose Park South-East Precinct" data-entity-type="file" data-entity-uuid="d9c0043c-dcc8-4107-92fd-b24409e386d1" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/precinct.png?VersionId=E53.JnHHscE8hbQw9KK06HvMoeO7R6w7" />

The new application will join Holdmark's other application on the desks of the NSW Government. The plans for 1,300 apartments, designed by Cox Architecture, will also include a new waterfront park.

In their Urban Design Report,&nbsp;<a href="https://www.apartments.com.au/architects/cox-architecture" target="">Cox Architecture</a>&nbsp;highlighted that transforming&nbsp;<a href="https://www.apartments.com.au/developments/sydney-nsw" target="">Sydney</a>’s industrial precincts into new residential, retail, and commercial spaces reflects changes in Australia’s economy. This shift underscores the need for high-amenity residential developments to address&nbsp;<a href="https://www.apartments.com.au/developments/sydney-nsw" target="">Sydney</a>’s housing demand.

"Land use needs in&nbsp;<a href="https://www.apartments.com.au/developments/sydney-nsw" target="">Sydney</a>&nbsp;have evolved significantly, with many existing industrial areas no longer suitable or viable for industrial operations,"&nbsp;<a href="https://www.apartments.com.au/architects/cox-architecture" target="">Cox Architecture</a>&nbsp;noted.

"Melrose Park is one such area that has seen a decline in recent years due to the restructuring of the pharmaceutical manufacturing industry, which is increasingly relocating offshore or to larger industrial parks.

"As the industrial and pharmaceutical base shifts to alternative urban uses, Melrose Park’s location on the&nbsp;<a href="https://www.apartments.com.au/developments/parramatta-nsw-2150" target="">Parramatta</a>&nbsp;River, halfway between the CBD and&nbsp;<a href="https://www.apartments.com.au/developments/parramatta-nsw-2150" target="">Parramatta</a>, combined with the availability of large contiguous sites, makes it an ideal candidate for urban renewal."

<h2>The Melrose Park Masterplan</h2>

Holdmark's plans are part of the wider urban renewal of Melrose Park, once an industrial and pharmaceutical manufacturing hub.

Redevelopment planning for Melrose Park began in 2016, and the area was rezoned in 2022 following the council’s endorsement of the&nbsp;<a href="https://www.apartments.com.au/new-townhouses/parramatta-nsw">Parramatta</a>&nbsp;Employment Lands Strategy.

The regeneration of the 55-hectare site is well underway, with the likes of Deicorp, joint venture partners PAYCE, and Sekisui House Australia, all contributing to what is, in essence, creating a new suburb with a new town centre with extensive retail and childcare, a new Melrose Park school, and thousands of apartments.

Sekisui House Australia recently launched their latest stage of their part of Melrose Park. Dawn, 368 apartments that will be strategically positioned on a new park, is the fifth stage of the masterplan for Sekisui.

Deicorp and PAYCE are progressing with their development, <a href="https://www.apartments.com.au/new-apartments/melrose-central-melrose-park-33-hope-street-melrose-park-nsw-2114">Melrose Central</a>, six new buildings atop a five-level podium. It will&nbsp;include a 30,000 sqm shopping centre anchored by a Coles supermarket, along with several specialty stores, health and wellness facilities, and various retail and hospitality venues.

Holdmark CEO, Sarkis Nassif told Apartments.com.au the plans for Melrose Park signalled the family company’s strong commitment to delivering quality homes that will make a difference for decades

First look: Holdmark plans another 1,000 new apartments in Melrose Park masterplan

National developer&nbsp;<a href="https://www.apartments.com.au/developers/fortis">Fortis</a> is doubling down in Brisbane, filing plans for two new apartment developments in as many weeks.

Following their <a href="https://www.urban.com.au/news/qld/fortis-files-bowen-terrace-new-farm-apartment-plans">plans at New Farm</a>, Fortis, the development arm of Pallas Group, has sought to develop just 12 apartments at <a href="https://www.urban.com.au/new-apartments/53-racecourse-road-hamilton-qld-4007">53 Racecourse Road,&nbsp;</a><a href="https://www.apartments.com.au/developments/hamilton-qld-4007">Hamilton</a>.

Positioned on a prominent 1,205sqm corner site, the proposed four-storey development will contribute to the regeneration of the much-loved Brisbane high street.&nbsp;

Designed by <a href="https://www.apartments.com.au/architects/koichi-takada-architects">Koichi Takada Architects</a>, the project features 12 generously sized two and three-bedroom residences with private basement parking, 528 sqm of ground-floor retail tenancies, and an expansive rooftop terrace for residents. The rooftop will be home to high-end amenities including a resort pool, hot spa, wellness facilities and lush landscaped spaces designed to foster connection and wellbeing.&nbsp;

<img alt="53 Racecourse Road, Hamilton" data-entity-type="file" data-entity-uuid="ceb83692-e7ee-4d14-b200-bc9c6242a08e" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Racecourse_Hero_02.jpg?VersionId=S1TxSZd_CuhloZeGqWYNTziLXJU8CNqE" />

The architectural response draws inspiration from the area’s heritage, with brick detailing in the façade in tribute to local landmarks such as St Augustine’s Church. Extensive integrated planting will feature throughout the design, from the streetscape edges to planter-lined balconies, creating a strong visual connection to nature across every level of the building.&nbsp;

“This is an important site for Hamilton and Ascot. Racecourse Road is going through a massive revitalisation and we’re proud to be a part of that transformation,” said Dan Boman, General &nbsp;Manager – Queensland, Fortis.

“We’re fortunate to be working with one of the precinct’s most prominent corner sites, offering city and river views and a unique opportunity to create something truly special for the area. Rather than imposing a building onto the site, we’ve taken the time to &nbsp;understand the neighbourhood and create something that fits naturally into its local context.” &nbsp;

The development continues Fortis’ strategic focus on creating high-quality, design-led buildings that enrich communities and leave a lasting legacy. Inspired by successful placemaking initiatives such as Double Bay in Sydney, Fortis is applying the same principles of local integration and elevated living to its Brisbane projects.&nbsp;

This lodgement follows closely after Fortis submitted a DA for its 424 Bowen Terrace project in New Farm, a significant inner-city site set to be transformed into a premium residential offering.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/qld/fortis-files-bowen-terrace-new-farm-apartment-plans">Fortis files Bowen Terrace, New Farm apartment plans</a>

Fortis strengthens Brisbane pipeline with second DA in two weeks, unveiling plans for a landmark mixed-use development in Hamilton. 

Fortis doubles down on Brisbane, files boutique apartment plans on Hamilton's Racecourse Road

In a precinct defined by mid-rise apartments and mixed-use density, <a href="https://www.urban.com.au/developers/toga-group">TOGA</a>’s final Marriott Street Terraces offer a housing product increasingly rare in Sydney’s inner-city market - new-build, low-rise terrace homes with private outdoor space, individual street addresses, and secure parking.

The last three terraces within TOGA’s $450 million <a href="https://www.urban.com.au/buildings/surry-hills-village-6-14-baptist-street-redfern-nsw-2016">Surry Hills Village</a> masterplan are now complete and represent the final chance to own in what has quickly become to go-to hospitality precinct in the whole of Sydney. All three are three-bedroom, three-bathroom residences with secure basement parking and direct street entry off Marriott Street.

The housing format diverges from the rest of the precinct’s product mix, more than 150 apartments delivered over multiple stages, by targeting downsizers and upsizers seeking house-like proportions without leaving the inner east.

[smartcode_project:default project_id=9302 project_image_fid=342094]

Designed by <a href="https://www.urban.com.au/architects/sjb-architects">SJB</a>’s Adam Haddow, the completed terraces reverse the traditional floorplan: bedrooms and landscaped courtyards are positioned on the ground level, while open-plan kitchen and living areas sit above street level.

Each home also includes a landscaped ground-floor courtyard, private outdoor terrace with built-in barbecue, cocktail bar, and statement kitchen with Sub-Zero and Wolf appliances.

Marriott St Terrace resident George Robinson, who recently moved into one of the completed homes, says the terrace offered a level of amenity and seclusion rarely found in new inner-city stock.

“It’s the perfect balance between the bustle of the city and the privacy found in Sydney’s inner suburbs," Robinson said.

[smartcode_project:default project_id=9302 project_image_fid=342096]

Positioned between Surry Hills and <a href="https://www.urban.com.au/developments/redfern-nsw-2016">Redfern</a>, the terraces sit just behind Wunderlich Lane, TOGA’s new hospitality and retail precinct anchored by Harris Farm and Olympus Dining, and within walking distance to multiple train stations and Crown Street.

TOGA Executive GM Paul Shaw says the homes have drawn interest from local buyers looking for low-maintenance alternatives to freestanding housing.

With no further residential releases planned in Surry Hills Village, the Marriott Street Terraces represent the final low-rise offering within the precinct. All three are now move-in ready.

[smartcode_project_cta:default project_id=9302]

Marriott Street Terraces at Surry Hills Village offer "perfect balance between bustle and privacy"

For Development Victoria, building sustainable homes isn't an option—it’s a baseline expectation for every new development. The State Government authority understands its role and responsibility in providing sustainable homes across Victoria.

In 2020, Development Victoria launched an overarching sustainability strategy, consolidating its previous efforts and setting new goals in line with state statutory policy obligations, industry best practices, and global trends.

"At Development Victoria, we’re taking action on climate change, with a strong and clear commitment to creating a sustainable future for our staff, the community, and all Victorians," Acting Group Head Housing, Niall Cunningham says.&nbsp;

"Our aim is to ensure we leave a strong legacy across all our work, through sustainable development and construction—and nothing less than best practice. Our homes are designed to be sustainable and affordable, giving more Victorians the opportunity to live where they want to be, without having to compromise on quality.”

[smartcode_project:default project_id=84641 project_image_fid=3224]

Each new housing project undertaken by Development Victoria begins with a strong focus on how to incorporate sustainable initiatives and features during the planning and design phase that provide benefit for the life of the home. The goal is always to deliver better homes for occupants, and to integrate sustainable elements into new homes in the most cost-efficient way possible.

The masterplanned community in Officer, called <a href="https://www.urban.com.au/new-townhouses/olio-officer-corner-of-bridge-road-and-coxon-street-officer-vic-3809">Olio</a>, is a prime example of Development Victoria’s forward-thinking approach to home building. Located in Melbourne’s South East Growth Corridor, Olio showcases a thoughtful approach to community development, placing long-term sustainability at the heart of its planning.

[smartcode_project:default project_id=84641 project_image_fid=3227]

The two-, three-, and four-bedroom homes in the second stage of Olio are designed to achieve a minimum 7-star NatHERS energy rating. All homes are fully electric, significantly reducing environmental impact compared to gas-powered alternatives - particularly in kitchens. Water is heated using energy-efficient heat pump systems that extract heat from the air, while double-glazed windows improve thermal efficiency year-round and reduce reliance on heating systems. Each home is equipped with a 3kW rooftop solar PV system to generate clean, renewable energy and lower electricity bills. A 15A isolator for EV charging is also pre-installed in every garage, future-proofing homes for electric vehicle use.

Development Victoria has also placed a focus on improving the natural environment surrounding Olio. The team has supported the revitalisation of Gum Scrub Creek, transforming it into a public green corridor that brings nature to the edge of Olio. A central neighbourhood park has also been created for residents to enjoy.

Over 90 homes have already been delivered in the first stage of Olio. Stage two is now underway by reputable townhouse builder Sienna Homes, the same builder responsible for the successful first stage.

[smartcode_project:default project_id=84641 project_image_fid=3226]

Olio is strategically located directly opposite Officer Station, providing direct train access to Melbourne’s CBD in just over an hour. It’s also within walking distance of the planned Officer Town Centre, which will introduce new retail and commercial services to the area in the near future. Local amenities such as One Centre Square - which features dining, medical, and fitness facilities - are already well-established nearby.

Development Victoria is guided by a mandate to deliver housing that balances affordability, quality, and sustainability—an approach that has shaped other landmark projects including Docklands, Fitzroy Gasworks, and Springvale.

The second stage of homes at Olio Officer are now selling, with prices starting from $500,000.

[smartcode_project_cta:default project_id=84641]

The second stage of homes at Olio Officer are now selling, with prices starting from $500,000.

postcode	suburb	Median unit price
2912	GUNGAHLIN	$325,000
2913	FRANKLIN	$325,000
2606	LYONS	$326,000
2606	CHIFLEY	$342,000
2615	HOLT	$355,000
2605	CURTIN	$358,885
2607	FARRER	$360,000
2905	THEODORE	$365,000
2615	DUNLOP	$366,500
2615	LATHAM	$370,000

The top 10 suburbs in the ACT with the cheapest unit prices: RP Data

Alistair Walsh

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