Repeat buyers are one of the strongest measures of confidence in any apartment development.

At <a href="https://www.apartments.com.au/new-apartments/era-newcastle-west-124-126-bull-street-newcastle-west-nsw-2302">ERA</a> in Newcastle West, some purchasers are returning to <a href="https://www.apartments.com.au/developers/gwh">GWH</a> after living at the developer's One Apartments. Their decision to purchase again was driven by the quality of life they found after moving into their first GWH home.

Keith Wilton had spent years living in a house in East Maitland before deciding it was time for a change. Apartment living had always been on his radar, but he was selective about what he wanted.

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"I had some boxes I wanted to tick," he says.

Keith points to the open-plan design, generous outdoor areas and considered inclusions as key reasons One Apartments worked for him.

“One of those things was a nice indoor open plan area, but also I wanted a nice outdoor open area that I could entertain on in summer or Christmases or birthdays,” he says.

He also found value in the smaller details, from integrated appliances to shared resident spaces including the pool, cinema and rooftop areas.

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After comparing several developments, he chose One Apartments because of GWH's longstanding local reputation and his own experience working with the developer on a commercial project more than a decade earlier.

"I knew that they were local, that the quality of the build was going to be up there. I'd looked at other apartment complexes around and close by, and I just knew that here was a better decision location wise."

Today, Keith says the move has completely changed how he experiences Newcastle.

"I enjoy living in this location because it's more of a lifestyle change. That Newcastle city living where you can walk to restaurants and bars and even beaches and parks and even shopping across the road."

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Beyond the location, he says it's the sense of community that has surprised him most.

"Everyone loves living here because they chose to live here, but everyone looks out for each other. It's a real great community feel here."

For Aimee and Lyle Goodman, the journey started almost by chance.

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The couple happened to be having coffee in Newcastle when they noticed the site where One Apartments was about to begin construction.

"We were aware GWH was planning a development," Aimee says. "We made one phone call and things moved pretty quickly after that."

As busy business owners, they initially thought apartment living would simply reduce the maintenance that came with larger homes. Instead, it fundamentally changed how they spent time together.

"We actually catch up more as a family now," Aimee says.

"We've had homes with big yards and lots of space, but everyone ended up in different rooms. Here we'll have dinner together, the kids can play, and we spend far more quality time together."

[smartcode_project:default project_id=135096 project_image_fid=356829]

Lyle says their confidence came from GWH's reputation within Newcastle's building industry.

"I know people who've worked across different apartment projects, and whenever GWH came up the feedback was always the same. They're rock solid. They're quality."

That confidence only grew throughout the buying process.

"One of the things that really impressed us with GWH was the whole process, was the communication," Lyle says. "It was consistent, it was regular, there was no problem if we had some weird questions, there was no problems in getting answers."

[smartcode_project:default project_id=135096 project_image_fid=351104]

Aimee says one moment stood out.

"The project actually finished on time. We realised we needed to hurry up and sell our house because everything was happening exactly when they said it would."

The positive experience at One Apartments ultimately gave all three buyers the confidence to purchase again with GWH, this time at ERA.

Their confidence reflects what many buyers are seeking in today's apartment market. Location remains important, but so too does certainty around delivery, quality and long-term liveability.

[smartcode_project:default project_id=135096 project_image_fid=356822]

ERA builds on those foundations with 280 one, two and three-bedroom apartments across two landmark towers in <a href="https://www.apartments.com.au/developments/newcastle-west-nsw-2302">Newcastle West</a>.&nbsp;

Designed by <a href="https://www.apartments.com.au/architects/fk-australia">Fender Katsalidis</a>, the project will include more than 2,000 square metres of resident amenities, including a resort-style pool, gym, sauna, private cinema and rooftop entertaining spaces overlooking the harbour and coastline.&nbsp;

The development is also within walking distance of the Newcastle Interchange, Honeysuckle, Darby Street, the harbour foreshore, restaurants, retail and the city’s beaches, continuing the walkable lifestyle that existing GWH buyers say has transformed how they live.

[smartcode_project:default project_id=135096 project_image_fid=356826]

For Keith, the appeal remains straightforward.

"You feel at home even before you've moved into your home."

For Aimee, the change is measured in time.

“I just felt like I had more time,” she says.

[smartcode_project:default project_id=135096 project_image_fid=351102]

Construction at ERA is now underway, with more than half of the residences already sold and limited two and three-bedroom apartments remaining in the East Tower release. Priced from $980,000 for two-bedroom residences and $1.46 million for three-bedroom residences, buyers can secure an apartment with a 10 per cent deposit, with premium homes offering ocean views from Level 8 and harbour views from Level 10.

ERA is also backed by Resilience Insurance's 10-year Latent Defects Insurance policy, providing protection against structural or waterproofing defects for 10 years after completion. The project is anticipated to be completed in early 2028.

[smartcode_project_cta:default project_id=135096]

Joel Robinson

From ONE to ERA: Why buyers are choosing GWH again in Newcastle West

Virgate Property Group is preparing to commence construction of Verdé, its new apartment development in Melbourne's Arts Precinct at Southbank, following a strong run of sales that has seen more than half of the project's 173 apartments secured.

Verdé has attracted a broad mix of first home buyers, owner-occupiers upgrading from nearby inner-city suburbs and investors, with younger owner-occupier couples aged between 28 and 45 accounting for the strongest enquiry. Many are already living in Southbank, South Melbourne, Albert Park, Port Melbourne, South Yarra and the CBD.

"Verdé is located in one of the most desirable pockets of southern Melbourne," Blair Property Group Director Darren Blair, who is managing sales at Verdé, said.

"It's within walking distance of the Arts Centre, Royal Botanic Gardens, Albert Park Lake, and Southbank's restaurants and retail. It's a great lifestyle location with strong amenity and liveability, which made it a very attractive choice for the project."

[smartcode_project:default project_id=4661 project_image_fid=372549]

Virgate was already familiar with the precinct, having previously delivered the successful Domain House development in neighbouring South Melbourne. That experience gave the developer confidence to acquire the Coventry Street site and continue expanding its presence in Melbourne's inner south.

"We had been keeping an eye on the site and the broader precinct for a few months before deciding to move forward with the acquisition," Virgate said.

The project was ultimately secured in 2020 following feasibility studies, planning assessments and due diligence, with the brief centred on delivering "a high-quality, considered design that feels both refined and fit for purpose."

[smartcode_project:default project_id=4661 project_image_fid=314259]

Designed by <a href="https://www.apartments.com.au/architects/bruce-henderson-architects">Bruce Henderson Architects</a>, Verdé comprises 173 one, two and three-bedroom apartments priced from $599,000. The architecture is distinguished by a faceted glass façade that responds to both the site's outlook and Melbourne's changing light conditions.

According to Bruce Henderson Architects, the coloured glazing gives the building a distinctive identity while also providing privacy and solar shading, with residences oriented to capture views across the bay, city skyline and surrounding parklands.

Inside, <a href="https://www.apartments.com.au/interior-designers/designoffice">DesignOffice</a> has created interiors focused on natural light, efficient planning and enduring materials. Apartments feature engineered oak flooring, natural stone benchtops, floor-to-ceiling glazing and SMEG appliances, while a restrained material palette aims to complement the expansive outlooks rather than compete with them.

[smartcode_project:default project_id=4661 project_image_fid=372550]

Resident amenity has also been designed around everyday functionality rather than occasional use. Facilities include a concierge-serviced lobby, residents' lounge with fireplace, library and co-working space, gym, terrace garden with barbecue facilities, ground-floor café, and package delivery management.

The project's location continues to be one of its strongest drawcards. Positioned on Coventry Street, Verdé sits within walking distance of the National Gallery of Victoria, Arts Centre Melbourne, Royal Botanic Gardens and Albert Park Lake, while Southbank's dining precinct, Sturt Street trams and the new ANZAC Station are all nearby. The surrounding education catchment also includes Melbourne Grammar, Melbourne Girls Grammar, Mac.Robertson Girls' High School and several major university campuses.

The sales team says buyers have responded particularly well to the combination of location, design quality and long-term liveability.

"They're responding really positively to the quality of the design, premium resident amenities and the uninterrupted views. Many also appreciate the location and how connected it is to everything they need."

The ability to secure stamp duty savings before completion has also been a key factor for purchasers, alongside the opportunity to personalise finishes ahead of settlement.

With construction set to commence soon and more than half the apartments already sold, Verdé enters its next phase as one of the Arts Precinct's more established apartment developments, offering remaining buyers an opportunity to secure a residence before construction advances further. Expected completion is scheduled for late 2027.

[smartcode_project_cta:default project_id=4661]

Virgate's Verdé Southbank moves toward construction as sales fly past halfway stage

Downsizer-focused apartment development Kooyongkoot in Hawthorn has been recognised at the 2026 Better Future Melbourne Design Awards, taking home Gold and Silver awards in two categories.

<a href="https://www.apartments.com.au/new-apartments/kooyongkoot-hawthorn-1-kooyongkoot-road-hawthorn-vic-3122">Kooyongkoot</a>, currently being delivered by developer PQD and designed by Cera Stribley, received Gold in the Interior Design – Proposed category and Silver in the Architecture – Proposed category.

The dual recognition reflects the design approach behind the boutique development on prestigious Kooyongkoot Road, where the focus has been on creating homes for downsizers seeking the space, quality and functionality of a detached house within a low-rise apartment building.

Rather than maximising apartment numbers, <a href="https://www.apartments.com.au/developers/pqd">PQD</a> and <a href="https://www.apartments.com.au/architects/cera-stribley-architects">Cera Stribley</a> limited the development to just 18 residences, allowing for larger floorplans, greater privacy, generous landscaping and expansive communal spaces.&nbsp;The majority of the apartments also benefit from corner aspects, allowing for dual sources of natural light.

Now around 70 per cent complete and on track for completion in November 2026, Kooyongkoot will comprise a mix of garden residences, ter​race apartments, sub-penthouses, and is crowned by two half-floor penthouses with direct lift access and private rooftop terraces.

[smartcode_project:default project_id=102717 project_image_fid=355297]

The Silver Award for Architecture recognised the way the building responds to its prominent corner position at the ent​rance to Hawthorn's Scotch Hill precinct, one of Melbourne's most established residential neighbourhoods.

Rather than competing with the grand homes that line Kooyongkoot Road, the architectural approach focused on restraint and longevity, using curved brickwork, generous landscaping and carefully considered proportions to integrate with the existing streetscape.

"The form feels fluid and timeless, as though shaped by the landscape itself – architecture that belongs, rather than competes," said Chris Stribley, Co-Founder and Managing Principal of Cera Stribley.

The judging submission also highlighted practical innovations throughout the building, including lift cores servicing only nine homes each, a central landscaped lightcourt designed to bring daylight and ventilation into the building, and fully enclosed private storage rooms with lighting, power and shelving to better accommodate residents transitioning from larger family homes.

[smartcode_project:default project_id=102717 project_image_fid=355293]

The Gold Award for Interior Design recognised the project's focus on long-term liveability rather than display-home aesthetics.

According to the awards submission, the interiors were designed from the inside out, prioritising how homes would function over decades of daily use through generous proportions, practical storage, durable natural materials and flexible layouts.

The specification includes natural stone throughout, upgraded acoustic glazing, V-ZUG appliances and fully enclosed storage rooms, alongside an amenity offering focused on wellness, entertainment and everyday convenience.&nbsp;

Residents will have access to a gym and yoga studio, a wellness centre featuring traditional and infrared saunas, a cold therapy shower and treatment room, as well as a residents' lounge and golf simulator/cinema room for entertainment.&nbsp;Kooyongkoot has also considered the everyday convenience of its residents by offering a private carwash and pet wash facilities on site as well as dedicated parcel lockers and oversized fully enclosed storage rooms.&nbsp;

[smartcode_project:default project_id=102717 project_image_fid=355303]

The project's attention to detail has already resonated with buyers. Earlier this year, Kooyongkoot recorded one of Boroondara's highest apartment sales when an $8 million penthouse was purchased by a Melbourne CEO downsizing from a nearby family home.

"Every detail feels deliberate, from the overall design down to the smallest touches," the purchaser said.

"The level of quality and refinement is exceptional, but what really sold it was how liveable it felt... It felt like a place where everything had been considered, not just a luxury building."

[smartcode_project:default project_id=102717 project_image_fid=355304]

Sustainability also formed a key part of both award submissions. Kooyongkoot is targeting a minimum 7.5-star NatHERS rating across all residences, supported by passive design principles, high-performance glazing, EV charging infrastructure, water reuse systems and a wellness model focused on lower-energy dry facilities rather than pools and large wet areas.

Located within walking distance of Scotch College, Methodist Ladies' College, Koo​yong Lawn Tennis Club, Aubur​n Village and Camberwell Junction, Kooyongkoot continues to target owner-occupiers looking to remain in Melbourne's inner east without compromising on space or quality. A limited selection of two, three and four-bedroom residences remains available, with prices starting from $1.9 million.

[smartcode_project_cta:default project_id=102717]

Kooyongkoot wins Gold and Silver at Better Future Melbourne Design Awards

New apartment supply has become increasingly constrained across <a href="https://www.apartments.com.au/developments/parramatta-nsw-2150">Parramatta</a> in recent years, with fewer projects progressing through to completion as development conditions have become more challenging.

It makes <a href="https://www.apartments.com.au/developers/novm">NOVM</a>'s 2021-completed <a href="https://www.apartments.com.au/buildings/the-lennox-parramatta-12-phillip-street-parramatta-nsw-2150">The Lennox</a> one of the most recently completed residential towers on the Parramatta River, and among the newest apartment developments in Sydney's second CBD.

With the project largely completed before the sharp escalation in construction costs and inflation following the pandemic, The Lennox is now offering pricing that would be difficult to replicate in a comparable new development in Parramatta today, or across much of Western Sydney.

The majority of the 413 apartments at The Lennox sold before and shortly after completion. A limited release of the remaining apartments has recently been brought to market by capital partner <a href="https://www.apartments.com.au/project-marketer/equitifund-group">Equitifund</a>, with entry-level pricing from $700,000 and two-bedroom apartments available from under $1 million.

Rising above the Parramatta River at 12 Phillip Street, The Lennox comprises one, two, three and four-bedroom apartments, appealing to first home buyers, young professionals, families, downsizers and interstate investors seeking a completed apartment in one of Australia's fastest-growing economic centres.

[smartcode_project:default project_id=5743 project_image_fid=372394]

Rather than positioning Parramatta as an alternative to Sydney's CBD, Equitifund believes the city has reached a point where it stands on its own merits.

"Parramatta is no longer simply an alternative to Sydney CBD, it's becoming a destination in its own right," Equitifund Executive Chairman Greg Huxley said.

"The Lennox captures that evolution with a level of quality and amenity that's difficult to match at its price point."

[smartcode_project:default project_id=5743 project_image_fid=953]

Designed by <a href="https://www.apartments.com.au/architects/marchese-partners">Marchese Partners</a>, the tower responds directly to its riverfront setting through expansive glazing and open-plan layouts that maximise views across the Parramatta River and city skyline. Interiors feature engineered timber flooring, stone benchtops, stainless steel appliances and floor-to-ceiling glazing, while generous balconies extend the living spaces outdoors.

Marchese Partners says the project was conceived to balance high-quality apartment living with practical, long-term functionality, pairing larger, efficient floorplans with amenities more commonly associated with five-star hotels.

That emphasis continues through the resident facilities, which include a 20-metre rooftop swimming pool, fully equipped gym and wellness spaces, full-time concierge, a residents' lounge, function room, private lifts, secure basement parking and rooftop communal areas overlooking the Parramatta River. Ground-floor boardwalk retail and dining further activate the riverfront and integrate the building into the surrounding public realm.

[smartcode_project:default project_id=5743 project_image_fid=925]

Australian housing and finance group Equitifund has secured the remaining apartments, believing there are few completed apartment opportunities in Parramatta that offer the same combination of location, amenity and pricing.

Equitifund National Sales Director Ben Hamblett says buyers are increasingly recognising that premium apartment living no longer needs to come with Sydney CBD pricing.

"The Lennox is where aspirational living becomes attainable," Hamblett said.

"Wake to river and mountain views, step into Sydney's Second CBD, and arrive home to resort-calibre amenities, all without the harbour price tag."

Hamblett says owner-occupiers are also attracted by the convenience of having Westfield Parramatta, Church Street's dining precinct, Parramatta Park, Riverside Theatres, Western Sydney University and major transport connections all within walking distance.

"At The Lennox, lifestyle is not an afterthought, it is the foundation."

[smartcode_project:default project_id=5743 project_image_fid=5374]

The Lennox places residents within walking distance of Parramatta Square, Westfield Parramatta, Church Street Eat Street, Parramatta Station, the ferry wharf, Light Rail, the future Sydney Metro West, Parramatta Park and CommBank Stadium, reinforcing Parramatta's position as one of Australia's most connected metropolitan centres outside Sydney's CBD.

Equitifund says buyers visiting the display suite consistently comment on the quality of the finishes, generous floorplans, river and skyline views, and the walkability of the location. The project has attracted a broad mix of local professionals, upsizers, downsizers, buyers relocating from Sydney's inner suburbs and interstate investors seeking long-term growth opportunities.

That demand aligns with Parramatta's continued evolution as an economic powerhouse. Equitifund Research and Market Insights specialist John Bekiaris says sustained population growth, infrastructure investment and expanding employment opportunities continue to support long-term housing demand across the city.

"Parramatta has evolved from a satellite city into one of Australia's most important economic centres. Population growth, infrastructure investment and employment are all supporting sustained long-term housing demand."

[smartcode_project_cta:default project_id=5743]

The apartment price gap drawing Sydney buyers west

A luxury beachfront apartment at Rainbow Bay has more than doubled in value since it sold off the plan six years ago, setting a new local apartment record in the process.

The three-bedroom apartment in the Flow development on Petrie Street, the first of four new projects locally by Paul Gedoun's S&amp;S Projects, has sold for $7.4 million, after originally selling for $3.27 million when the project launched in 2020.

The seventh-floor apartment, comprising 187 sqm of internal living space and a 54 sqm balcony overlooking Froggies Beach and Snapper Rocks, was purchased by a local family.

The transaction was negotiated by Pezet Matheson director Kerry Pezet and equates to more than $30,000 per sqm.

Pezet said the sale reflected the limited opportunities to buy into the boutique beachfront development.

"The sale highlights the rarity of opportunities within the boutique beachfront development, where residences seldom become available," Pezet said.

"Flow is one of the Gold Coast's most tightly held buildings. Buyers from our database move quickly when residences become available, and achieving an off-market sale at $7.4 million demonstrates the depth of demand for property of this calibre."

<img alt="Flow" data-entity-type="file" data-entity-uuid="c585b206-2130-4eee-a50c-3f27c51a7c70" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-06%20at%208.33.25%E2%80%AFPM.png?VersionId=m3pHRDV62Y3fvN.XQuQHq.52ilTWpRLf" />

Flow was the first of four luxury apartment developments delivered by Paul Gedoun's S&amp;S Projects at Rainbow Bay and was completed in 2023.

Positioned on the beachfront overlooking Snapper Rocks, the residence includes three bedrooms, three bathrooms, a powder room and views stretching north along the coastline towards Surfers Paradise.

Pezet Matheson Residential principal Mitchell Lambert said buyers continued to prioritise quality beachfront apartments in tightly held locations.

"Flow Residences offers a rare combination of elevated beachfront positioning, architectural excellence, comprehensive resident amenity and premium finishes, which is exactly what discerning purchasers are seeking," Lambert said.

"The transaction further reinforces Rainbow Bay's reputation as one of Australia's premier coastal lifestyle destinations, where limited supply and growing demand continue to support strong market performance."

Pezet Matheson originally marketed and sold out Flow off the plan, making the latest transaction a return to one of the project's original buyers.

Paul Gedoun is selling his third project, <a href="https://www.apartments.com.au/new-apartments/radia-rainbow-bay-271-boundary-street-coolangatta-qld-4225">Radia Rainbow Bay</a>, after recently completing, and selling out, <a href="https://www.apartments.com.au/buildings/esprit-217-227-boundary-street-coolangatta-qld-4225">Esprit</a>. He has plans for a <a href="https://www.apartments.com.au/news/qld/first-look-s-s-projects-proposes-88-apartment-wellness-tower-at-coolangattas-boundary-street">fourth building</a>, 88 apartments on <a href="https://www.apartments.com.au/new-apartments/209-213-boundary-street-coolangatta-qld-4225">Boundary Street</a>.

Rainbow Bay apartment doubles in price since off the plan sale during pandemic

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?

For the first time in a long time, Australia's inflation story is starting to look more like a landing than a fight.

The latest Consumer Price Index figures from the Australian Bureau of Statistics showed annual inflation eased to four per cent in May, down from 4.2 per cent in April. On the surface, that might not seem like a major move. Inflation remains above the Reserve Bank's target range and some categories continue to record stubborn price growth.

But the significance of this result lies less in where inflation sits today and more in what it means for where interest rates are likely heading next.

The biggest takeaway is that inflation continues to move in the right direction.

Markets had been bracing for another sticky result after a period where progress appeared to stall. Instead, headline inflation came in softer than expected, helped by falling fuel prices and easing transport costs. Annual transport inflation halved from 6.6 per cent in April to 3.3 per cent in May, while automotive fuel prices fell 11.9 per cent during the month following lower oil prices and the impact of reduced fuel excise measures.

While petrol prices don't solve Australia's affordability challenges, they are one of the most visible and immediate costs for consumers. Falling fuel costs feed through the economy quickly, helping ease pressure on household budgets and business operating expenses.

The ABS data also showed headline inflation is now sitting at its lowest annual level in several months, reinforcing the broader trend that price growth is gradually moderating.

That trend is important because it aligns with what many economists and lenders have been saying for the last month.

Prior to this week's inflation data, ANZ, NAB and Commonwealth Bank had all shifted their forecasts, now believing the Reserve Bank had likely reached the peak of the interest rate cycle. Following the May inflation release, ANZ reaffirmed that view.

In its latest economic update, ANZ said it expects quarterly trimmed mean inflation to come in at 3.7 per cent for the June quarter, slightly below the Reserve Bank's forecast of 3.8 per cent. Importantly, the bank said that outcome, when combined with slowing economic activity, "supports our view that the cash rate has peaked".

The Reserve Bank has spent the better part of three years attempting to bring inflation under control through higher interest rates. If Australia's major banks are correct and rates have now peaked, the conversation shifts from how much higher rates could go to when they might begin coming down.

Westpac's caution comes from underlying inflation. The trimmed mean, the measure most closely watched by the Reserve Bank, increased from 3.4 per cent to 3.6 per cent annually. Housing inflation remains elevated at 6.5 per cent, reflecting ongoing increases in rents, electricity costs and new dwelling construction.

Electricity prices remain particularly problematic, rising 21.1 per cent over the past year following the removal of government rebates.

Housing construction costs are also showing signs of renewed pressure. ANZ noted new dwelling costs rose 0.9 per cent in May and are now running at an annualised pace of 8.6 per cent over the past three months. Builders continue to face higher labour, fuel and material costs, a reminder that inflationary pressures have not completely disappeared.

Housing affordability has deteriorated largely because of higher interest rates rather than higher property prices alone. Even modest reductions in mortgage rates would improve borrowing capacity, increase buyer confidence and reduce repayment pressure on existing homeowners.

While August is far from a certainty, the latest inflation result has strengthened the view that the next move in rates is more likely to be down than up. For borrowers, buyers and the development sector, that alone represents a significant shift from the conversation that dominated much of the past two years.

The inflation result the property market was waiting for

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Geelong scored the highest auction clearance rate over the weekend, according to CoreLogic’s latest report.
The property data firm says that out of the 45 auctions in Geelong 77.8% resulted in a successful outcome.
This is followed by NSW Hunter region with 74.2% and Wollongong with 73.9%.
<a href="https://www.propertyobserver.com.au/images/2017/05/15/Screen%20Shot%202017-05-15%20at%2010.08.52%20am.jpg" target="_blank">Click to enlarge</a>
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/05/15/Screen%20Shot%202017-05-15%20at%2010.08.52%20am.jpg" alt="">
Gold Coast had the lowest auction clearance rate with only 32% of its 25 auctions cleared.
A four bedroom house at <a href="https://www.realestate.com.au/sold/property-house-nsw-hamilton-125276638">5 Milton Street</a>, Hamilton (above) was sold for $913,000.
Similarly a three bedroom house at <a href="https://www.realestate.com.au/sold/property-house-nsw-singleton-124911814">17 Lachlan Avenue</a>, Singleton (below) was sold for $250,000.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/05/15/17%20Lachlan%20Avenue.jpg" alt="">
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j.ballantyne1990-6AQqhLzZaK

Hunter region scores strong weekend auction clearance rate: CoreLogic

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Housing measures announced in the federal budget drove a high point for Sydney and Melbourne auctions over the weekend, according to Domain's Andrew Wilson.
He said on Saturday, the Sydney recorded an auction clearance rate of 79.6 percent, a sharp increase from the previous weekend’s year-low 73.6 percent.
"This was however lower than the 80.3 percent recorded over the same weekend last year, when interest rate cuts activated the local market," he said.
"This strong performance was likely influenced by the announcement of last week’s federal budget policy initiatives designed to alleviate perceived housing market imbalances.
"These included allowing first home buyers to save home loan deposits through superannuation accounts, incentives for older down-sizers to sell larger homes and financial penalties for foreign investors that leave investment properties vacant.
"The northern suburbs returned to the Saturday boom-time results typically recorded over the past year to clearly lead the regional results at the weekend.
"The top performer was the Blue Mountains with a 100 percent clearance rate from the single reported auction.
"Next highest was the northern beaches with 96.2 percent followed by the lower north 90.6 percent, south 83.8 percent, inner west 81.3 percent (and the highest number of sales at 65), north west 80.0 percent, upper north shore 78.7 percent, city and east 76.1 percent, Canterbury Bankstown 68.8 percent, central coast 66.7 percent, west 65.8 percent and south west with a clearance rate of 65.2 percent."
"Melbourne recorded a clearance rate of 78.3 percent at the weekend which was similar to the 78.7 percent recorded the previous weekend but still well ahead of the 73.6 percent recorded over the same weekend last year.
"Auction listings bounced back hard at the weekend with 936 homes scheduled to go under the hammer which was significantly higher than the previous weekend’s 646 listings and also well ahead of the 759 listed over the same weekend last year. Higher auction numbers will continue through the remainder of autumn with over 1100 auctions listed next weekend.
"Melbourne’s booming north recorded another strong result at the weekend with a leading clearance rate of 83.1 percent. Next highest was the inner south with 81.1 percent followed by the inner city 80.5 percent, the west 79.8 percent, the inner east 79.0 percent, the north east 78.0 percent, the south east 73.1 percent and the outer east with an auction clearance rate at the weekend of 71.6 percent."
 
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jonathanchancellor-7SQnKwU6yx

Federal budget measures drive weekend auctions

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A residential and commercial property at Carlton on the northern edge of Melbourne’s CBD is to be auctioned on May 20 with expectations of $2.25 million to $2.5 million. 
Located at 120 Berkeley Street, the four-level property comprises a ground floor garage/showroom, a second floor open plan office, and a two-bedroom, two level, residence with separate ensuite bathrooms on the third and fourth floors with balconies on each level.
The building was built in 2008 and has an area of 368 sqm, sitting on an 89 sqm site with frontages to both Berkeley Street and a right of way at the rear. The zoning is Capital City Zone.
Teska Carson’s Gideon Marcus is marketing the property. 
Marcus said the property would appeal to both investors and owner‐occupiers due to its inner city location and he expected strong interest from both.
“The property is situated in one of Melbourne’s most successful residential and commercial precincts that benefits from an abundance of first rate amenity and direct linkage into the Melbourne CBD,” said Marcus.
The property will be sold with vacant possession.
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Carlton residential-office property to go under the hammer

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The Australian Housing and Urban Research Institute has compiled a list of new measures for housing and homelessness featured in the 2017 Federal Budget, outlined below.
National Housing and Homelessness Agreement (NHHA)
The NHHA will replace the National Affordable Housing Agreement (NAHA) from 1 July 2018 and will combine funding currently allocated under the National Affordable Housing Specific Purpose Payment (NAHSPP) and the National Partnership Agreement on Homelessness (NPAH).
The NHHA will target jurisdiction-specific priorities including supply targets, planning and zoning reforms and renewal of public housing stock while also supporting the delivery of frontline homelessness services. Funding for both the housing and homelessness sectors will be ongoing and indexed.
National Housing Finance and Investment Corporation (NHFIC)
The National Housing Finance and Investment Corporation (NHFIC) is being established as an affordable housing bond aggregator to raise money at lower rates from the wholesale bond market for not-for-profit community housing providers. The Government will provide $63.1 million over four years from 2017–18 (including $4.8 million in capital) to establish and run the NHFIC, which is due to commence operations on 1 July 2018.
National Housing Infrastructure Facility (NHIF)
The National Housing Infrastructure Facility (NHIF) will, over 5 years, provide $1 billion to support local governments to finance critical infrastructure such as transport links, site remediation works and power and water infrastructure needed to speed up the supply of new housing. Payments of $600 million in concessional loans, $225 million in equity investments and $175 million in grants will be made to local governments through state and territory governments. The NHFIC will administer the NHIF.
Funding homelessness services
Government will provide an additional funding of $375 million over three years from 2018–19 as part of the new National Housing and Homelessness Agreement to fund front line services to address homelessness.
Super saver plan
A first home super saver scheme will allow voluntary superannuation contributions of $15 000 per annum and cumulative maximum of $30 000 in total (per person if in a couple) for first home buyers. These savings can be withdrawn and used for a deposit, and will be taxed at 30 percentage points below the normal marginal rate. Both members of a couple can take advantage of this measure to buy their first home together. The scheme commences on 1 July 2017, and contributions and deemed earnings, net of tax, can be withdrawn from 1 July 2018.
Downsizing
The budget provides incentives for older people to downsize their place of residence and thus free up supply of family-sized housing stock. From 1 July 2018 individuals aged 65 and older will be able to contribute up to $300 000 of the proceeds from the sale of a principal residence that they held for at least 10 years into their superannuation and thus take advantage of the tax incentives.
Both members of a couple will be able to take advantage of this measure for the same home, and they will be exempt from the existing age test, work test and the $1.6 million balance test for making non-concessional contributions.
Managed Investment Trusts to build affordable housing
The Government will encourage investment into affordable housing by enabling Managed Investment Trusts (MITs) to invest in affordable housing. The housing must be available for rent to low to moderate income tenants for at least 10 years, with rent charged at a discount below the private rental market rate.
Expanded tax incentives for affordable housing investments
The Government will increase the capital gains tax discount from 50 per cent to 60 per cent to resident individuals who invest in qualifying affordable housing.
To qualify for the higher discount, affordable housing must be provided to low to moderate income tenants; rent charged at a discount below the private rental market rate; be managed through a registered community housing provider; and the investment held for a minimum period of three years. The higher discount would flow through to resident individuals investing in qualifying affordable housing Managed Investment Trusts.
Rental property deduction changes
From 1 July 2017, the Government will not allow deductions for travel expenses related to inspecting, maintaining or collecting rent for a residential rental property. Investors can engage third parties such as real estate agents or property management services to do these tasks for them and deduct those expenses.
From 1 July 2017, the Government will limit plant and equipment (i.e. mechanical fixtures or those which can be easily removed from a property such as dishwashers and ceiling fans) depreciation deductions to outlays actually incurred by investors in residential real estate properties. Investors who purchase plant and equipment for their residential investment property after 9 May 2017 will be able to claim a deduction over the effective life of the asset. However, subsequent owners of the property will not be able to claim deductions for plant and equipment purchased by a previous owner of that property.
Foreign investment restrictions
The Government will introduce a 50 percent cap on foreign investment approvals for new developments and apply an annual charge to foreign owners who leave their properties unoccupied or not available for rent for six months or more each year.
The Government will deny foreign and temporary tax residents access to the capital gains tax (CGT) main residence exemption—however existing properties will be grandfathered until 30 June 2019. The Government will increase the CGT withholding rate for foreign tax residents from 10 per cent to 12.5 per cent and reduce the CGT withholding threshold for foreign tax residents from $2 million to $750 000.
Release of Government land
The Government will establish an open data land registry to provide more detailed information about Commonwealth land to external parties, allowing and encouraging proposals for higher-value land use, including housing development proposals. The Government is also releasing 127 hectares of surplus Defence land in Maribyrnong, which is less than 10 kilometres from the Melbourne CBD and could support up to 6000 new residential dwellings.
Western Sydney housing
Under the Western Sydney City Deal, the Government will offer incentive payments to state and local governments to support planning and zoning reform, accelerate housing supply and deliver affordable housing outcomes in Western Sydney.
The funding will support the trial of incentive payments in the Western Sydney City Deal region, which is facing above average population growth and housing affordability pressures.
Social Impact Investments
The Government will provide $10.2 million over 10 years from 2017–18 to partner with state and territory governments to trial the use of Social Impact Investments. These will fund a small number of innovative programs aimed at improving housing and welfare outcomes for young people at risk of homelessness, including those supported by specialist homelessness services, exiting the out-of-home care system or exiting institutions such as juvenile detention.
Support for the Homes for Homes Initiative
The Government will provide $6 million over four years from 2017–18 toward the national roll out of the Homes for Homes initiative, which encourages property vendors to donate 0.1 per cent of the sale proceeds of their property to fund social and affordable housing projects across Australia.
Security for renters
As part of the Budget, the Government has announced that they want to provide more security for renters by working with State and Territory governments to standardise the use of long-term leases.
For more information, go to the AHURI website <a href="https://www.ahuri.edu.au" target="_blank">here</a>.
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What's in the 2017-18 Budget for housing and homelessness? AHURI

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Toowoomba’s housing market is starting to decline, but price growth is still apparent for current vendors.
According to Herron Todd White’s latest report, the property valuation firm says that in the past month Toowoomba’s housing market was beginning to decline and now it is set to continue declining.
Despite Toowoomba’s residential market being past it’s peak it can also be described as multi speed.
There is currently an oversupply of residential products, particularly units, that emerged during 2016.
As a result vacancy rates have increased while rental rates and investor interest has reduced.
“While properties in the sub $400,000 market have showed some signs of regression in value and rental rates, it appears that higher end property above $600,000 and even the $1 million plus price point have enjoyed a good level of interest with some strong sales being achieved,” the report stated.
Herron Todd White says that properties in the mid-range has also moved along steadily with a good level of interest from owner occupiers.
“Market performance appears to be particularly property type and location specific.
Higher priced established properties in the eastern suburbs appear to be enjoying strong interest from owner occupiers (third and fourth home buyers), while interest in the western suburbs, which largely appeals to first home buyers and investors, has softened,” the report commented.
Herron Todd White says that despite major projects occurring in the area, the residential values are anticipated to remain stable this year.
“The vacancy rate at slightly above 3% combined with recent interest rate increases for investors is likely to keep the lower end of the market subdued.
The market will be positively influenced through the creation of long term sustainable employment opportunities, which may be generated by the flow on effects of the transport infrastructure projects underway, in planning and completed (TSRC, Wellcamp Brisbane West Airport and Inland Rail).
Investment activity may be reignited if major lenders were able to focus the current tightening of lending criteria on the major capital city markets only, while supporting investment in regional markets,” the report stated.
<a href="https://www.propertyobserver.com.au/images/2017/05/03/Screen%20Shot%202017-05-03%20at%201.30.24%20pm.jpg" target="_blank">Click to enlarge</a>
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/05/03/Screen%20Shot%202017-05-03%20at%201.30.24%20pm.jpg" alt="">
Meanwhile Ipswich’s housing market is now currently beginning to recover.
Sydney now is steadily rising once again.
A four bedroom house at <a href="https://www.realestate.com.au/property-house-qld-withcott-125452658" target="_blank">61 Parkridge Drive</a> in Withcott, Toowoomba (above) has been listed for over $519,000 having last traded for $110,000 in 2004.
A three bedroom home at <a href="https://www.realestate.com.au/property-house-qld-rockville-125320666" target="_blank">5 Kettle Street</a> in Rockville (below), just outside of the Toowoomba CBD is under offer having been listed for $249,000.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/05/12/5%20Kettle%20Street.jpg" alt="">
A three bedroom house at <a href="https://www.realestate.com.au/sold/property-house-qld-east+toowoomba-124494894" target="_blank">79 Herries Street</a>, East Toowoomba (below) was sold last week for $529,000. It last sold for $300,000 in 2013.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/05/12/79%20Herries%20Street.jpg" alt="">
A four bedroom home at <a href="https://www.realestate.com.au/sold/property-house-qld-rockville-124326502" target="_blank">158 Tor Street</a>, Rockville (below) was sold in last week for $345,000. It last traded for $295,000 in 2006.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/05/12/158%20Tor%20Street.jpg" alt="">
Last month Property Observer reported that NSW regions were at the top of the property clock for houses.
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Toowoomba housing market set to decline as Sydney rises: May HTW Clock

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Reality TV renovators Joe and Fil sold their Maribyrnong house which was transformed on the Channel 7 show, House Rules.
Listed so they can move on to their next project, the pair had added a fourth bedroom and third bathroom to <a href="https://www.realestate.com.au/property-house-vic-maribyrnong-125216890" target="_blank">the house at 12 Grandview Avenue</a>.
Rendina Real Estate, Kensington agent Richard Rending told The Herald Sun prior to auction the buyer interest had been in the vicinity of $1.3 million.
The House Rules contestants Joe and Fil sold for $1.27 million after it was passed in at $1.11 million.
Rendina Real Estate, Kensington agent Richard Rendina recently said buyer interest had been in the vicinity of $1.3 million. The Tootgarook house of House Rules contestants Claire and Hagan passed in at recent auction for $580,000.
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House Rules sale in Maribyrnong

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Auction markets have remained resilient, with both volumes and the preliminary clearance rate rising week-on-week, according to CoreLogic’s latest report.
The property data firm says that the strong auction results added some complexity to speculation that the housing market is moving through its peak rate of growth.
"At face value, auction markets are continuing to indicate continued strength in selling conditions across Sydney and Melbourne, however it’s harder to know whether vendors are adjusting their reserve pricing in order to clear their property," Corelogic auction analyst Kevin Brogan said.
<a href="https://www.propertyobserver.com.au/images/2017/05/14/Screen%20Shot%202017-05-14%20at%2011.15.12%20am.jpg" target="_blank">Click to enlarge</a>
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/05/14/Screen%20Shot%202017-05-14%20at%2011.15.12%20am.jpg" alt="">
There were 2,376 auctions held across the cities this week, with a preliminary auction clearance rate of 76.2 percent.
Last week, a final clearance rate of 73 percent was recorded across 1,689 auctions.
Auctions are still up on the corresponding period last year, in auction volumes of 1,876 properties and the clearance rate of 69.5 percent.
<a href="https://www.propertyobserver.com.au/images/2017/05/14/Screen%20Shot%202017-05-14%20at%2011.15.26%20am.jpg" target="_blank">Click to enlarge</a>
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/05/14/Screen%20Shot%202017-05-14%20at%2011.15.26%20am.jpg" alt="">
Melbourne had the highest number of auctions this week, with 1,092 properties going to market, with a lower preliminary rate of clearance week-on-week (76.8 percent), however Sydney saw the largest increase in volumes over the week, with 938 auctions held across the city, increasing from last week’s 592.
Final auction clearance rates are published on Thursday and it will be important to monitor whether preliminary clearance rates undergo some revision as more data flows through.
In Melbourne, Australia’s largest auction market, a preliminary auction clearance rate of 76.8 percent was recorded across 1,092 auctions this week.
Last week, Melbourne’s final clearance rate was recorded at 77.5 percent across 792 auctions, while this time last year, 871 properties were taken to auction across Melbourne and a clearance rate of 71.3 percent was recorded.
<a href="https://www.propertyobserver.com.au/images/2017/05/14/Screen%20Shot%202017-05-14%20at%2011.15.41%20am.jpg" target="_blank">Click to enlarge</a>
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/05/14/Screen%20Shot%202017-05-14%20at%2011.15.41%20am.jpg" alt="">
The busiest Melbourne sub-regions this week were Melbourne’s Inner region and the Inner South region, where 217 and 163 auctions were held respectively.
In Sydney, 938 auctions were held this week, up from 592 over the previous week.
The preliminary clearance rate of 79.4 percent is up from 73.8 percent last week, and also higher than this time last year, when a clearance rate of 76.2 percent was recorded across 647 auctions.
<a href="https://www.propertyobserver.com.au/images/2017/05/14/Screen%20Shot%202017-05-14%20at%2011.15.52%20am.jpg" target="_blank">Click to enlarge</a>
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/05/14/Screen%20Shot%202017-05-14%20at%2011.15.52%20am.jpg" alt="">
Looking at the sub-regions of Sydney, the Northern Beaches region recorded the strongest clearance rate of 91.4 percent across 94 auctions, while the North Sydney and Hornsby region had the highest volume of auctions (148).
There were 127 Brisbane homes taken to auction this week, with 76 results reported so far.
The preliminary clearance rate for the city is 61.8 percent, up from 59.6 percent last week and higher than one year ago, when just 49.3 percent of the 151 properties taken to auction were successful.
<a href="https://www.propertyobserver.com.au/images/2017/05/14/Screen%20Shot%202017-05-14%20at%2011.16.04%20am.jpg" target="_blank">Click to enlarge</a>
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/05/14/Screen%20Shot%202017-05-14%20at%2011.16.04%20am.jpg" alt="">
Across the Gold Coast 25 results have been reported so far, with a success rate of 32.0 percent.
This week, Adelaide saw a preliminary clearance rate of 71.8 percent, with 71 reported results across a total of 100 scheduled auctions.
In comparison, over the previous week Adelaide’s clearance rate was 62.5 percent and 66.3 percent one year ago.
<a href="https://www.propertyobserver.com.au/images/2017/05/14/Screen%20Shot%202017-05-14%20at%2011.16.19%20am.jpg" target="_blank">Click to enlarge</a>
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/05/14/Screen%20Shot%202017-05-14%20at%2011.16.19%20am.jpg" alt="">
There were 31 Perth auctions this week and so far 14 results have been reported, with 42.9 percent selling.
Last week there was a 43.8 percent clearance rate for Perth.
Across Canberra a total of 79 auctions were held this week, compared to 58 last week and 52 at the same time last year.
Canberra’s preliminary clearance rate of 75.8 percent is higher than it was the previous week (64.7 percent).
Of the 4 Tasmanian auction results reported so far this week, 2 sales have been recorded.
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Mid-May 2017 auction market remains resilient: CoreLogic

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ABC Melbourne radio broadcaster Libbi Gorr and her TV producer partner Stewart Burchmore doubled their money when they secured $3.23 million for their redundant Sydney home at its weekend auction.
<a href="https://www.realestate.com.au/property-house-nsw-north+bondi-125279338" target="_blank">The three bedroom North Bondi auction offering</a>, (above) which has been a $1350 weekly rental earner over the past four years, cost $1,605,000 in 2007.
Phillips Pantzer Donnelley had four bidders - all above the signalled $2.9 million reserve - on the offering which was marketed as as having potential to live in, renovate or completely rebuild.
Gorr, growing up in Murrumbeena, got her big break with Andrew Denton's ABC sports comedy program Live and Sweaty, where her satirical character Elle McFeast emerged in 1991.
By coincidence nearby Glen Huntly saw the nation's cheapest weekend result when <a href="https://www.realestate.com.au/sold/property-apartment-vic-glen+huntly-125226550" target="_blank">a one bedroom apartment</a> (below) sold for $260,000.
<img src="https://www.urban.com.au/images/2017/05/14/Screen%20Shot%202017-05-15%20at%209.09.20%20AM.png" alt="">
Having recently had a makeover, Woodards agent Ruth Roberts got a sale having previously sought unsuccessfully to secure $310,000 when it was scheduled for 2013 auction.
The first floor 131 Grange Road property traded last in 2005 at $175,000. The 44 sqm 1965-built apartment was advertised in 2015 for a $275 a week rental.
Auction markets have remained resilient, with both volumes and the preliminary clearance rate rising week-on-week, according to CoreLogic’s latest report.
The property data firm says that the strong auction results add some complexity to speculation that the housing market is moving through its peak rate of growth.
"At face value, auction markets are continuing to indicate continued strength in selling conditions across Sydney and Melbourne, however it’s harder to know whether vendors are adjusting their reserve pricing in order to clear their property," Corelogic's auction analyst Kevin Brogan said.
Sydney returned to be the capital city with the highest clearance rate - and it also secured the top sale when records fell in Strathfield, with an $8.8 million sale by Sanity boss Ray Itaoui and wife Rachel. 
<a href="https://www.realestate.com.au/property-house-nsw-strathfield-125164754" target="_blank">Their Frank Lloyd-Wright inspired mansion</a> (below) that cost them $5 million in 2010 sold through Georges Ellis &amp; Co agent Joseph Georges.
<img src="https://www.urban.com.au/images/2017/05/14/Screen%20Shot%202017-05-15%20at%209.10.27%20AM.png" alt="">
The suburb record has been set four times in the past year.
There were 2,376 auctions held across the capital cities over the week to Saturday, with a preliminary auction clearance rate of 76.2 percent.
Last week, a final clearance rate of 73 percent was recorded across 1,689 auctions.
It was a better performance that the corresponding period last year, auction volumes were lower at 1,876 properties taken to auction and a clearance rate of 69.5 percent.
Melbourne had the highest number of auctions with 1,092 properties going to market, with a lower preliminary rate of clearance week-on-week at 76.8 percent, down on the 77.5 percent across 792 auctions.
This time last year, 871 properties were taken to auction across Melbourne and a clearance rate of 71.3 per cent was recorded.
Melbourne's top sale was a five bedroom house at Kew that sold for $4.515 million.
The <a href="https://www.realestate.com.au/sold/property-house-vic-kew-125252722" target="_blank">8 Mawson Street</a> (below) property offered through Marshall White agents Mike Beardsley and Scarlett Hang.
<img src="https://www.urban.com.au/images/2017/05/14/Screen%20Shot%202017-05-15%20at%209.11.25%20AM.png" alt="">
Reality TV renovators Joe and Fil sold their Maribyrnong house which was transformed on the Channel 7 show, House Rules.
Listed so they can move on to their next project, the pair had added a fourth bedroom and third bathroom to <a href="https://www.realestate.com.au/property-house-vic-maribyrnong-125216890" target="_blank">the house at 12 Grandview Avenue</a> (below).
<img src="https://www.urban.com.au/images/2017/05/14/Screen%20Shot%202017-05-15%20at%209.12.15%20AM.png" alt="">
Rendina Real Estate, Kensington agent Richard Rending told The Herald Sun prior to auction the buyer interest had been in the vicinity of $1.3 million.
The House Rules contestants Joe and Fil sold for $1.27 million after it was passed in at $1.11 million
In Sydney, 938 auctions were held this week, up from 592 over the previous week, with 700 plus held on Saturday.
The preliminary clearance rate of 79.4 percent was up from 73.8 percent last week.
It was higher than this time last year, when a clearance rate of 76.2 percent was recorded across 647 auctions.
The Northern Beaches region recorded the strongest clearance rate of 91.4 percent across 94 auctions.
There were 127 Brisbane homes taken to auction with the preliminary clearance rate for the city at 61.8 percent, up from 59.6 percent last week and higher than one year ago, when just 49.3 percent of the 151 properties taken to auction were successful.
A three bedroom Brisbane townhouse at Richlands sold for $280,000, making it Brisbane’s most cheapest weekend auction result. It sold at $339,000 on its 2009 completion
Located at 23/20 Kathleen Street, <a href="https://www.realestate.com.au/property-townhouse-qld-richlands-125226690" target="_blank">the Progress Park property</a> (below) was marketed as suitable for investment or first home buyers when offered through MTR Property Group agent Marilyn Thurtell.
<img src="https://www.urban.com.au/images/2017/05/14/Screen%20Shot%202017-05-15%20at%209.16.27%20AM.png" alt="">
Brisbane's dearest sale was a renovated 1910 Nundah house at $2.46 million. The <a href="https://www.realestate.com.au/property-house-qld-nundah-125274330" target="_blank">33 Oxford Street</a> (below) property captures bay breezes and city skyline. The two storey house with pool and tennis court was offered through Ray White having last sold at $1,905,000 in 2009.
<img src="https://www.urban.com.au/images/2017/05/14/Screen%20Shot%202017-05-15%20at%209.17.22%20AM.png" alt="">
Adelaide saw a preliminary clearance rate of 71.8 percent, with 71 reported results across a total of 100 scheduled auctions.
In comparison, over the previous week Adelaide’s clearance rate was 62.5 percent and 66.3 percent one year ago.
A four bedroom house at Trinity Gardens sold for $1.47 million making it Adelaide’s most expensive weekend auction result.
Located at <a href="https://www.realestate.com.au/sold/property-house-sa-trinity+gardens-125273854" target="_blank">115 Ashbrook Avenue</a>, (below) the property sits on a 841 sqm block of land. The 1900 home last traded at $505,000 in 2004.
<img src="https://www.urban.com.au/images/2017/05/14/Screen%20Shot%202017-05-15%20at%209.18.23%20AM.png" alt="">
The property was offered through Klemich Real Estate agent Steve Alexander who had advised $1.25 million expectations.
There were 31 Perth auctions this week and so far 14 results have been reported, with 42.9 percent selling.
Last week there was a 43.8 percent clearance rate for Perth.
Across Canberra a total of 79 auctions were held compared to 58 last week and 52 at the same time last year.
Canberra’s preliminary clearance rate of 75.8 percent is higher than it was the previous week's 64.7 percent.
A modern two-storey house at Deakin sold for $1.694 million making it Canberra’s most expensive weekend auction sale.
Located at <a href="https://www.realestate.com.au/property-house-act-deakin-125275538" target="_blank">13 Newdegate Street</a>, (below) the four bedroom property offered through LJ Hooker who had a $1.5 million price guide.
<img src="https://www.urban.com.au/images/2017/05/14/Screen%20Shot%202017-05-15%20at%209.19.41%20AM.png" alt="">
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Radio's Libbi Gorr doubles money in weekend auction sale

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<img src="https://counter.theconversation.edu.au/content/76787/count.gif?distributor=republish-lightbox-advanced" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
Australia has few places to capture the spill-over of talented workers priced out of the big cities. Some may leave the country altogether – and where talent goes, capital flows.
If the growth of cities in the 20th century was marked by “white flight”, the 21st century is shaping up to be the era of “bright flight”. The young, highly educated and restless are being priced out of many of the world’s major cities.
They are choosing instead to set themselves up in smaller, regional cities. These offer access to less expensive housing and abundant cheap workspace. The barriers to entering the workforce or starting up a business are lower.
The “metropolitan pressure” of rapid urbanisation is generating a talent spill-over effect, which is setting the stage for a new era of urban winners and losers. This talent leakage is primarily made up of the “forgotten ones” – those who don’t qualify for social housing, but who are unable to afford market-rate housing.
In this age of of hyper-urban migration, where talent goes, capital flows. Cities need to respond to this migration trend and provide adequate housing solutions to retain talent. If not, it could shape up to be a major economic challenge as many are relying on this cohort of knowledge sector and tech-focused workers to lead them into the digital age.
Lessons from the rise of the suburbs
Many will know the urban story, or rather sub-urban story, of the mid-20th century. It was an era marked by “white flight”, the term used to describe the phenomenon of predominantly middle and upper-class Caucasians leaving urban centres to live in the suburbs.
For some, it was a chance to have their dream home in a culturally and ideologically homogeneous neighbourhood replete with white picket fences and enabled by access to cheap debt and favourable tax incentives.
From the cities’ perspective, this migration was devastating. Cities saw their tax revenues drained as higher-income earners fled to the ’burbs. At the same time, these cities required increased investment in social services, housing and education for low-income residents who largely had no choice but to stay in urban centres.
Over a few decades, this exodus led to severe economic and social decay in many of the world’s cities. By the mid-1970s, even New York was on the verge of bankruptcy.
Reversal drives an urban renaissance
This era of “white flight”, however, began to fade in the later part of the 20th century as a new generation of urbanites flocked to cities across the world.
What we are experiencing now is nothing short of a modern urban renaissance. From the very young to the very old, from singles to families, people are moving to cities in droves, drawn by the excitement, cultural diversity, eclecticism and array of employment opportunities that urban living offers.
Global cities like London and New York have rebounded from this era of urban decay better than they could ever have expected. In many ways, however, they have been too successful for their own good. The reverse migration back to the city has placed enormous pressure on our metropolitan regions.
As urban populations grow, so too does the level of investment needed for cities to function well. The investment is required to improve ageing infrastructure, expand mass transit, increase housing supply and extend capacity of civil services.
But making all these upgrades to improve and sustainably grow our cities creates another challenge: it increases competition for space. The more we increase density in our cities, the more expensive land becomes. The more expensive land becomes, the more expensive housing becomes, so people get priced out of their city of choice and move on.
Spilling over to second-tier cities
This pattern has been playing out for a some time now in the US. The spill-over of talent from top-tier cities like New York, Chicago, Los Angeles and San Francisco has flowed into more regional cities such as Seattle, Portland, Austin, Philadelphia and Denver.
These second-tier cities have been the beneficiaries of this new wave of tech-savvy, knowledge sector workers. With all those bright workers around, companies like Google, Facebook, Apple and Amazon soon followed.
As a result, these cities now have some of the hottest property markets in the world. And they are now experiencing their own growing pains as housing prices have soared and the next wave of talent are being priced out.
And so the pattern continues and the talent spills into even more regional cities like Charlotte, Chattanooga and Minneapolis.
What does this mean for Australia?
Today, civic leaders and planning agencies are caught in the vice of balancing the need for increased density and growth while maintaining liveability, affordability and a sense of place.
Unfortunately for many cities, this vice has been tightened too much. We are pushing out the very workers who make our cities function (bus drivers, social workers, teachers), who define their culture (artists, designers, writers, musicians) and who will shape their future (data scientists, software developers, clean tech experts).
For Australia, this issue is much more acute. Unlike the US, which has a multitude of cities for talent to spill into, Australia has only a handful of cities. While places like Parramatta, Geelong and Newcastle will likely benefit from talent capture owing to the pressure build-up in Melbourne and Sydney, many more “bright ones” will likely seek their fortunes overseas and leave the country altogether.
We will rue the day if the companies follow suit, but cities can also take action to relieve some of this affordability pressure. Many cities are enabling innovative housing models such as Baugruppen in Berlin and Pocket Living in London. US cities like Seattle, Austin and Portland are leading the way on inter-generational urban co-housing models.
In Australia, Moreland City Council, birthplace of The Commons and Nightingale housing model, is doing its part to keep talented artists, designers, key workers, young families and downsizers within metro-Melbourne. Co-living models, such as Base Commons in Melbourne, are also making an entry here in Australia as a refreshed, millennial-driven approach to urban co-housing.
Watch this space. And cities: keep enabling housing innovation.
Jason Twill is a Innovation Fellow and Senior Lecturer at School of Architecture, University of Technology Sydney and author for The Conversation. He can be contacted <a href="https://theconversation.com/profiles/jason-twill-105833" target="_blank">here</a>.
 
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jchancellor-FAypfDUnLy

From ‘white flight’ to ‘bright flight’ – the looming risk for our growing cities: Jason Twill

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Do house prices always double every decade? I ponder the well versed notion every time I compare the latest price with its earlier sale.
Sydney's most affordable weekend auction acquisition was a hefty $502,500 for a three bedroom house at Windsor, in the Hawkesbury district.
Having traded at $255,000 in 2008, its price had nearly doubled over its nine year ownership, so mark that result to yes they can.
It had traded at $257,000 in 2005, showing that prices can fall too, albeit not quite off a cliff.
And it was interesting that the cottage's price had exactly doubled in amazing quick time from $110,000 in 2000 to $220,000 in boom time 2003.
These differing price surges nicely illustrate recent CoreLogic research calculating the current boom was actually subdued compared to previous times.
Over the 10 years to January 2016, Sydney home values increased by a total 78 percent - somewhat short of the so-called benchmark doubling over the decade.  
Sitting smack on 100 percent, Melbourne was the only capital city housing market where home values doubled over the decade.
Looking at the 10 years to January 2006, Sydney home values more than doubled but the 138 per cent growth was the lowest performing capital as the 2004 price reversal hit hard.
Melbourne recorded home value growth at 167 per cent, with Perth out front with 175 percent growth in that decade.
There are lessons to be learnt from what’s happened to Perth where property valuer Gavin Heaney recently recalled boom time Western Australia thought it was "infallible."
“They say in the top end of Perth on a quiet day you can hear the property values falling,” a jocular Hegney was cited by www.news.com.au as saying last month.
Some years on after the end of the mining boom, Perth is still on its knees with financial counsellors in demand with people neck-deep in debt coming to them for advice. 
People who were earning high incomes during the mining boom are now struggling to get work and pay their mortgages.
With little wage growth and eratic economic uncertainty, it is likely that even for Sydney there are limits to what people can pay for housing.
It seems Sydney is starting to see common sense and wise economics as we move through the latter stages of the autumn auction market. 
Those many consecutive weekends of 80 percent clearance rates might be a thing of the past.
Meanwhile property investors who paid reckless prices will soon emerge as tax loss selling usually begins in May before the end of the financial year.
I will be watching for how deep they go as this is when investors crystallise capital losses.
The proportion of loss-making resales over the December 2016 quarter sat at 21 percent in Perth, while Sydney saw fewer than 2 percent resale losses.
This article first appeared in the Daily Telegraph. 
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