Article summary

<ul data-end="785" data-start="311">
	<li data-end="459" data-section-id="5hbcyr" data-start="311">Pikos Group has released the five-penthouse collection at Skye Kangaroo Point, headlined by a two-storey sky home spanning more than 1,000 sqm.</li>
	<li data-end="561" data-section-id="1p7lq8n" data-start="460">Early buyer interest suggests the residences could set a new Queensland apartment price record.</li>
	<li data-end="667" data-section-id="1y70z0l" data-start="562">The collection includes four move-in ready penthouses and the highly customised Skye One residence.</li>
	<li data-end="785" data-section-id="yvm0y1" data-start="668">The release caps one of Bri​sbane's most ambitious luxury apartment developments overlooking the Brisbane River.</li>
</ul>

<hr data-end="790" data-start="787" />
Pikos Group has released the five-penthouse collection at its <a href="https://www.apartments.com.au/buildings/skye-residences-by-pikos-kangaroo-point-8-river-terrace-kangaroo-point-qld-4169">Skye by Pikos</a> development in Kangaroo Point, with early buyer interest indicating the flagship residences could eclipse every apartment sale previously recorded in Queensland.

The collection crowns the luxury riverfront development with five residences, including four completed penthouses and Skye One, a two-level sky home spanning more than 1,000 sqm that will be tailored to its eventual owner.

[smartcode_project:default project_id=90059 project_image_fid=374075]

Wanting to offer a fully customisable home, Pikos is offering Skye One as a blank canvas, allowing the buyer to work alongside the developer's design team to customise the home's layout, finishes and internal spaces.

The residence will feature a 247 sqm private rooftop terrace with its own swimming pool, sauna, steam room, outdoor kitchen and multiple entertaining areas overlooking the Brisbane River and CBD skyline.

The remaining four penthouses have been completed and are ready for immediate occupation, each offering four bedrooms, expansive open-plan living areas, soaring ceilings and private lift access.

[smartcode_project:default project_id=90059 project_image_fid=374059]

One of the defining features throughout the project is its use of Roman Classic Travertine, with more than 20,000 sqm of the natural stone imported from Italy after being personally selected by Pikos Group Founder and Executive Director Pedro Pikos, interior designer Julie Williamson and third-generation stone specialist Mario Caucci.

Pikos said the penthouse collection represented the culmination of the company's long-term vision for Skye.

"True legacy isn't measured by what we build today, but by what endures tomorrow," Pikos said.

"Our ambition is to create places that become more valuable with time, enrich the lives of generations, and stand as timeless landmarks long after we've stepped away."

[smartcode_project:default project_id=90059 project_image_fid=374060]

Williamson said the interiors were inspired by the natural character of Kangaroo Point and the Brisbane River rather than international design trends.

"Materiality tells the story of a place," Williamson said.

"We looked to the movement of the Brisbane River, the texture of the cliff face and the warmth of the surrounding landscape to create interiors that feel understated, enduring and unmistakably Brisbane."

Positioned above the Kangaroo Point cliffs, Skye places residents within walking distance of Howard Smith Wharves, South Bank and James Street while offering uninterrupted river and city views.

[smartcode_project_cta:default project_id=90059]

Joel Robinson

Brisbane's next apartment price record? Pikos unveils Skye's exclusive penthouse collection

Article summary

<ul data-end="888" data-start="289">
	<li data-end="442" data-section-id="8tsh6o" data-start="289">DVB Projects is preparing to launch its second Gold Coast apartment development, with demolition now underway at 137 Old Burleigh Road, Broadbeach.</li>
	<li data-end="573" data-section-id="1nyxl3e" data-start="443">The 34-level tower will comprise just 49 ultra-luxury residences, including half-floor, full-floor and penthouse apartments.</li>
	<li data-end="717" data-section-id="oiyimj" data-start="574">The launch follows strong demand at DVB's nearby Sea Glass project, which is more than 50 per cent sold and currently under construction.</li>
	<li data-end="888" data-section-id="epk9o9" data-start="718">The development adds to the transformation of Old Burleigh Road, with premium beachfront apartment projects continuing to reshape the tightly held Broadbeach strip.</li>
</ul>

<a href="https://www.apartments.com.au/developers/dvb-projects">DVB Projects</a> is preparing to launch its second Gold Coast apartment development, with demolition now underway on the Broadbeach site as the Sydney developer moves closer to bringing the ultra-luxury project to market.

The 34-level tower at <a href="https://www.apartments.com.au/new-apartments/137-old-burleigh-road-broadbeach-qld-4218">137 Old Burleigh Road</a> will comprise just 49 residences, ranging from half-floor apartments through to full-floor homes and a penthouse. The launch follows the strong sales performance of DVB's nearby Sea Glass development. More than half of the apartments at Sea Glass, on the other side of Broadbeach, have been snapped up, well ahead of its late 2027 completion

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="2944b4be-c84e-4b54-8dc1-c712e76704c0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/E02_Exterior_Street%20Level%20Entrance.jpg?VersionId=YoNig7pRdrE3HCue7sUj78LzJteeQf3H" />

The start of demolition at 137 Old Burleigh Road signals DVB Projects’ underlying confidence in the Gold Coast’s luxury beachside apartment sector.

“We see the Gold Coast as one of the most compelling lifestyle markets in Australia, particularly at the premium end where demand continues to deepen,” said Dean Brown, Managing Director of DVB.&nbsp;

“This project has been carefully designed to respond to that demand - delivering large-format residences with a level of quality, privacy and amenity that is still relatively rare in the apartment market on the beachside."

Brown says the site itself is "exceptional."

"Old Burleigh Road is one of the most tightly held beachfront strips, and opportunities to deliver a project of this scale and calibre in this location are extremely limited.”

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="398f377a-c037-455e-9250-0c5e0d84c35b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/I12_FF%20Balcony.jpg?VersionId=NwOiRWGMubR1c8wthuEfggklcja7al9." />

The project will comprise 40 half-floor residences of approximately 260 sqm, alongside eight full-floor residences spanning around 524 sqm.

A single penthouse will crown the building, featuring a private pool, barbecue area, indoor gym and dedicated entertaining spaces.

Residents will have access to a resort-style suite of amenities, including a 20-metre pool with daybeds, a gymnasium, hot and cold plunge pools, a sauna, and private residents’ lounge and dining facilities.

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="d1642bb0-9a66-4427-a022-dfc0988c6287" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/A02_Pool%20to%20View.jpg?VersionId=c0IXPyn_Gp_Kn3XCwzMrqIVkAdCEwVXP" />

Sales agent Todd Matheson, of <a href="https://www.apartments.com.au/project-marketer/pezet-matheson">Pezet Matheson</a>, which is marketing both 137 Old Burleigh Road and Sea Glass, said 137 Old Burleigh Road would address a clear gap in the market for genuine luxury products.

“There are very few opportunities on the Gold Coast where buyers can secure a residence of this size and quality in a new building,” Matheson said.

“What we’re seeing is a growing cohort of downsizers and interstate buyers who still want space - they’re not willing to compromise on living area, entertaining or finishes.

“This project has been designed with that buyer in mind. It offers the scale of a home, combined with the convenience and security of apartment living, in one of the coast’s most desirable positions.”

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="59aae0ca-5639-4320-8aca-d0bf60f48e43" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/E01_Exterior%20Hero.jpg?VersionId=DS8Zfy2WtgUEtdfe0TEUuf1W1GfcZq8S" />

Located on a 1,156 sqm site one block from the beachfront, the development will replace an ageing walk-up building and is expected to contribute to the ongoing transformation of the Old Burleigh Road strip into one of the Gold Coast’s most prestigious residential corridors.

With the development moving into the delivery phase, 137 Old Burleigh Road is slated to hit the market later this year.

[smartcode_project_cta:default project_id=145141]

DVB Projects to launch second Broadbeach apartment tower as demolition commences

A proposal to redevelop one of North Sydney's ageing commercial buildings has taken another step forward, with plans for a 38-storey mixed-use tower adding momentum to the long-awaited transformation of the Alfred Street precinct.

Now on public exhibition through the NSW Government's Housing Delivery Authority-led State Significant Development pathway, the proposal for 271-273 Alfred Street would replace an underutilised commercial building with 95 apartments, ground-floor retail, commercial space and affordable housing. The proposal was submitted by&nbsp;Tara Shore Pty Ltd, acting for the John Taylor Family Trust.

While the project will deliver much-needed housing on the southern edge of the North Sydney CBD, it also represents another piece of a broader precinct that has spent years in planning limbo.

<img alt="First look: New public domain vision underpins 95-apartment North Sydney tower on Alfred Street" data-entity-type="file" data-entity-uuid="7e1ce1b4-38df-48ab-992f-386814d86308" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Alfred%20St%20da%20podium.png?VersionId=sC_h6w.A9VEoB98qsqowPlIoz__sBZBt" />

Despite its proximity to both North Sydney Station and the Victoria Cross Metro, redevelopment of Alfred Street has progressed slowly over the past decade as broader planning controls, zoning and building heights remained unresolved. The introduction of the Housing Delivery Authority pathway has provided a new avenue for projects to progress, allowing rezoning and development assessment to occur concurrently and unlocking sites that have long been earmarked for renewal.

Designed by Office of Cortese &amp; Gilder, the proposal seeks to do more than replace an ageing office building. The architects have positioned the project as the first stage of a wider public domain vision that would improve pedestrian connectivity and create a more cohesive mixed-use precinct as neighbouring sites are redeveloped over time.

The proposal includes a widened Alfred Street setback, new street trees, landscaping and outdoor seating, along with a landscaped through-site pedestrian link connecting Alfred Street with Little Alfred Street. The connection is intended to become the first section of a future east-west pedestrian network extending across the precinct.

<img alt="First look: New public domain vision underpins 95-apartment North Sydney tower on Alfred Street" data-entity-type="file" data-entity-uuid="8ea39ac3-46ad-4562-b4a0-b862e91c2dda" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Alfred%20St%20da%20site.png?VersionId=K7umCd21KpetEFuVfsPlnJKhUOsmTTdV" />

The mixed-use tower would comprise retail space at ground level, commercial uses on level two and apartments from level three upwards.

In total, the development would deliver 95 apartments, including nine one-bedroom, 28 two-bedroom, 56 three-bedroom and two four-bedroom residences. Twenty-one apartments, representing 15 per cent of the residential gross floor area, would be secured as affordable housing and managed by a registered community housing provider for at least 15 years.

Nine basement levels would provide 133 resident car spaces, seven motorcycle spaces and 111 bicycle spaces.

According to the Architecture and Urban Design Report, the public domain strategy is designed to transform what is currently an inward-facing commercial edge into a more active and connected pedestrian environment, creating a stronger relationship between the commercial core and surrounding residential neighbourhoods.

Office of Cortese &amp; Gilder has also prepared a broader public domain framework spanning neighbouring properties between 263 and 283 Alfred Street, arguing that a coordinated approach to redevelopment will deliver better public spaces, improved tower separation and a more connected streetscape as the precinct evolves.

The proposal comes at a time where North Sydney is slated for future residential growth. Commercial developer FiveX has residential plans for the neighbouring site at 275 Alfred Street. They've proposed a 39-storey mixed-use tower with 184 apartments, while Freecity was recently approved for nearly 300 apartments across a 51-storey building on Walker Street.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-freecity-gets-green-light-for-mixed-use-apartment-and-hotel-tower-in-north-sydney">First look: Freecity gets green light for mixed-use apartment and hotel tower in North Sydney</a>

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-fivex-plans-39-storey-residential-tower-in-booming-north-sydney">First look: Fivex plans 39-storey residential tower in booming North Sydney</a>

&nbsp;

Alfred Street the latest North Sydney pocket to be transformed by residential development

Buyers considering a residence at boutique Gordon townhouse development <a href="https://www.apartments.com.au/new-townhouses/lume-gordon-43-47-dumaresq-street-gordon-nsw-2072">Lume</a>&nbsp;now have another reason to bring forward their decision.

For a limited time, purchasers of a residence at Lume will receive a BMW iX3 50 electric SUV, valued at more than $120,000, as part of their purchase. The offer is designed to add value for buyers while complementing the lifestyle envisioned for the architecturally designed Upper North Shore development.

Scott Timmins, Development Manager at <a href="https://www.apartments.com.au/developers/winim">WINIM</a>, said the partnership was created to provide buyers with a compelling reason to act.

"In today's market, buyers need a compelling reason to act now, and the BMW partnership was designed to create that catalyst. We wanted to add genuine value for our future purchasers. Choosing the all-electric BMW iX3 50 also reflects the values behind LUME, forward-thinking design, innovation and a more sustainable way of living. It's a premium incentive that complements the lifestyle our buyers aspire to and rewards those who commit early."

[smartcode_project:default project_id=7354 project_image_fid=374893]

Delivered by WINIM in partnership with Burtonwood Investment Partners, Lume comprises 14 architecturally designed two, three and four-bedroom townhomes created for families seeking the space of a freestanding house with the ease of modern, low-maintenance living.

The three-storey residences, designed by award-winning architecture practice <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a>, have been tailored for families and multi-generational living, featuring private internal lifts, flexible lower-level spaces, generous open-plan living and entertaining areas, media rooms, and landscaped outdoor spaces with custom outdoor kitchens.&nbsp;

Inside, engineered oak flooring, bespoke dining joinery with integrated wine fridges and backlit bars, sculptural porcelain bathrooms, Parisi freestanding baths and Astra Walker tapware create interiors that balance functionality with refined finishes.

Each townhome has been designed to combine generous internal spaces with sustainability initiatives such as EV charging infrastructure, while <a href="https://www.apartments.com.au/landscape-architect/arcadia-landscape-architecture">Arcadia</a>'s landscaped communal areas, centred around a restored creek line and native planting, encourage residents to connect with nature and spend more time outdoors.

[smartcode_project:default project_id=7354 project_image_fid=269527]

Rothelowman's Gary Tsui said the architecture was conceived to respond carefully to its Upper North Shore setting.

"Our vision was to create elegant, uplifting homes that draw on and positively contribute to the local character through meticulously considered design and an interaction with the surroundings."

The communal landscape has been designed as more than an open space between homes. Arcadia's Ben Newell and Kate Phillips said the adjoining reserve provided an opportunity to create a distinctive natural retreat for residents.

"Just as waterways carve their way through Ku-ring-gai's landscape, a raised boardwalk weaves through the reserve, connecting the homes to this tranquil oasis."

[smartcode_project:default project_id=7354 project_image_fid=374892]

Located just 300 metres from <a href="https://www.apartments.com.au/developments/gordon-nsw-2072">Gordon</a> Village and Gordon railway station, Lume offers convenient access to Sydney's CBD while placing residents close to some of the North Shore's leading schools, including Ravenswood, Pymble Ladies' College and Knox Grammar. Lane Cove National Park, Gordon Golf Club and a range of cafés and restaurants further reinforce the family-focused lifestyle on offer, with the BMW iX3 50 complementing everything from local trips around Gordon to weekend drives and city commutes.

Construction is underway with completion expected in mid-2027.

[smartcode_project_cta:default project_id=7354]

Boutique Gordon townhomes now come with a BMW iX3 50

Two apartments have sold for more than $10 million at EADE Byron Bay, setting some of the highest apartment prices ever achieved in the coastal town and underlining the growing appetite for luxury beachfront apartments in Australia's most popular coastal locations.

The $210 million project by Vitale Property Group has now secured more than $70 million in sales, led by residences that changed hands for $12.75 million and $11.75 million.

The record-breaking transactions reinforce the shift occurring in Byron Bay's premium property market, where affluent downsizers and lifestyle buyers are increasingly opting for high-end apartments over large beachfront homes.

<a href="https://www.apartments.com.au/new-apartments/eade-byron-bay-29-shirley-street-byron-bay-nsw-2481">EADE Byron Bay</a> occupies a rare 6,000 sqm absolute beachfront site on the corner of Shirley and Milton Streets overlooking Main Beach and The Wreck surf break, just 350 metres from Byron Bay's town centre.

The 25-residence development is the first beachfront apartment project approved in Byron Bay in more than a decade and is currently under construction, with completion expected in May 2027.

[smartcode_project:default project_id=145590 project_image_fid=359521]

The project has attracted a mix of local Byron Shire residents downsizing from larger homes, alongside interstate buyers from Sydney, Melbourne and Brisbane seeking a permanent coastal lifestyle without compromising on space.

Designed by <a href="https://www.apartments.com.au/architects/hayball">Hayball</a> and with interiors by <a href="https://www.apartments.com.au/interior-designers/alexander-co">Alexander &amp; Co</a>, EADE comprises&nbsp;10 garden apartments ranging from 284 sqm to 622 sqm, nine with private pools, five full-floor apartments and 10 rooftop residences with private plunge pools, expansive outdoor entertaining areas and uninterrupted ocean views.

[smartcode_project:default project_id=145590 project_image_fid=359527]

<a href="https://www.apartments.com.au/developers/vitale-property-group">Vitale Property Group</a> Managing Partner Chris Vitale said the project's combination of scale, location and limited future supply was driving buyer demand.

"There isn't another beachfront holding in Byron Bay of this size and position that could be developed again," Vitale said.

"Buyers are responding to the scarcity and the irreplaceability of a site of this calibre and to floorplans they can't find elsewhere in the market.

"We are seeing buyers place significant value on quality, space, design, resort-style amenities and the rarity of the location. The sales achieved to date demonstrate that discerning purchasers recognise the long-term significance of what is being created at EADE Byron Bay.

"Many are coming from larger homes in the Byron region, or from Sydney, Melbourne and Brisbane, and are after the space, security and convenience, without the upkeep of a house."

&nbsp;

[smartcode_project:default project_id=145590 project_image_fid=359523]

The Byron Bay project follows Vitale Property Group's delivery of the Mondrian Hotel and Private Residences at Burleigh Heads, with EADE continuing the developer's focus on luxury coastal developments.

Residents will have access to a resort-style swimming pool, gymnasium, sauna, cold plunge pool, concierge services and dedicated workspaces, while the project is targeting an 8-Star Green Star rating.

EADE Byron Bay is being exclusively marketed by Projx Australia in conjunction with WHITEFOX Projects.

WHITEFOX National Projects Director Phillip Rand said demand had been driven predominantly by owner-occupiers.

"We are seeing buyers at EADE place significant value on quality, space, design, resort-style amenities and the rarity of this location," Rand says.

"The sales achieved to date demonstrate that purchasers at this level recognise the long-term significance of what is being created at EADE Byron Bay."

Residences at EADE Byron Bay are currently priced between $4.75 million and $15.95 million.

&nbsp;

&nbsp;

&nbsp;

&nbsp;

&nbsp;

[smartcode_project_cta:default project_id=145590]

Vitale breaks Byron Bay records with EADE sales flurry 

Sydney’s property market is known for high prices, competitive bidding, and mounting pressure on first home buyers. But change is on the horizon.

From late 2025, eligible first home buyers in New South Wales will have access to a new federal government initiative aimed at addressing affordability: the Help to Buy Scheme.&nbsp;

<h2>What is the Help to Buy Scheme?</h2>

The program introduces a shared equity model intended to reduce the upfront cost of entering the property market, particularly in high-demand urban areas such as Sydney.

The scheme operates under a shared ownership structure in which the federal government takes an equity stake of up to 40 per cent for new homes, or 30 per cent for existing dwellings. This arrangement allows eligible buyers to significantly reduce their loan size and avoid the added cost of Lenders Mortgage Insurance (LMI).

Under this model, purchasers can enter the property market with as little as a two per cent deposit, well below the traditional 10 to 20 per cent usually required. The government’s contribution is not a loan but a co-ownership stake in the property. As such, there is no interest or rent charged on its portion.

Because the government’s equity combined with the buyer’s deposit typically meets or exceeds the 20 per cent threshold, LMI does not apply. The remaining balance, generally between 60 and 70 per cent of the property’s value, is financed through a standard home loan with a participating lender.

The government's equity in the property remains in place until the buyer chooses to repay it voluntarily or until the property is sold. Buyers can buy back the government’s share over time, in increments of at least five per cent, depending on their financial situation.

There is no fixed repayment timeline, but the amount to be repaid will be based on the property's market value at the time of repayment, not the original purchase price.

<h2>How do you qualify for the&nbsp;Help to Buy Scheme?</h2>

To qualify for the Help to Buy Scheme, applicants must meet the following conditions:

<ul>
	<li>Be an Australian citizen at least 18 years of age.</li>
	<li>Be a first-home buyer who does not currently own property.</li>
	<li>Intend to live in the property as their primary residence.</li>
	<li>Earn less than $100,000 per year for individuals, or $160,000 for couples.</li>
	<li>Purchase a property within the regional price caps, currently $950,000 in Sydney, though this is expected to rise to approximately $1.3 million ahead of the program’s launch.</li>
</ul>

While the Help to Buy Scheme does not solve affordability challenges across the board, it does offer a more accessible pathway for a defined segment of the market, particularly younger buyers with moderate incomes who have been priced out of traditional lending routes.

The scheme is expected to commence in NSW in late 2025, as part of a national rollout.

Under the new model, purchasers can enter the property market with as little as a two per cent deposit, well below the traditional 10 to 20 per cent usually required

Help to Buy Scheme: What first home buyers in NSW need to know

The First Home Owners Grant (FHOG) is a government initiative designed to help eligible first-time home buyers by offering financial assistance towards the purchase or construction of a new home.

While the FHOG is a nationwide program, it is administered separately by each state and territory, meaning the eligibility criteria, grant amounts, and property requirements can vary depending on your location. This means that the amount available and the conditions attached to the grant will differ, so it is important to check the specific guidelines for your state or territory.

It’s important to note that the FHOG is just one of several incentives available to first home buyers. In most states and territories, the grant is not linked to stamp duty exemptions or concessions, with the exception of the Australian Capital Territory (ACT). The FHOG is typically a one-off payment, reducing the overall cost of purchasing or building a new home before any stamp duty concessions are applied.

Below, we provide a breakdown of the First Home Owner Grants available across Australia, outlining the specific details for each state and territory.

<h2>New South Wales First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $600,000. For land purchases and owner-builders, the threshold extends to $750,000.

Stamp Duty Benefits: Provides full stamp duty exemption for homes valued up to $800,000, with concessions available for properties up to $1 million.

<h2>Victoria South Wales First Home Owner Grant</h2>

First Home Owner Grant: Provides a $10,000 grant for first-home buyers purchasing or building new homes valued up to $750,000.

Stamp Duty Benefits: Offers full stamp duty exemption for properties up to $600,000, with concessions available up to $750,000.

<h2>Queensland First Home Owner Grant</h2>

First Home Owner Grant: Offers $30,000 for contracts signed between 20 November 2023 and 30 June 2025. The FHOG applies to new homes valued up to $750,000.

Stamp Duty Concessions: Provides additional concessions for properties valued up to $800,000.

<h2>Western Australia First Home Owner Grant</h2>

&nbsp;

First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $750,000 in the southern regions and up to $1 million in the northern regions.

Stamp Duty Concessions: Available for homes valued up to $600,000 for transactions entered into on or after 9 May 2024.

<h2>Australian Capital Territory First Home Owner Grant</h2>

First Home Owner Grant: Replaced by the Home Buyer Concession Scheme, offering full stamp duty concessions for eligible buyers.

<h2>South Australia First Home Owner Grant</h2>

First Home Owner Grant: Provides up to $15,000 for new homes, including houses, apartments, and townhouses. As of 6 June 2024, there is no property value cap for eligibility.

Stamp Duty Relief: Available for new homes and vacant land purchases.

<h2>Tasmania First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes and off the plan purchases.

Stamp Duty Exemption: Between 18 February 2024 and 30 June 2026, first home buyers of established homes valued up to $750,000 receive a full exemption on property transfer duty.

<h2>Northern Territory First Home Owner Grant</h2>

First Home Owner Grant: The Northern Territory provides a $10,000 grant for new homes only. Additional government grants and concessions are available for first home buyers.

Stamp Duty Exemption: The only stamp duty exemption available to property buyers is the House and Land Package Exemption (HLPE).

Eligibility criteria and application processes differ across states. Prospective buyers should refer to their respective state revenue offices for full details on grant availability, conditions, and additional concessions.

Every First Home Owner Grant for new property by state

In the ever-evolving landscape of sustainable architecture and environmentally conscious design, systems and ratings in place can help determine the energy efficiency of residential buildings in Australia.

Australia has multiple building rating systems that evaluate energy efficiency and sustainability in existing and new building designs.

Some systems assess individual building components, while others provide an overall rating for the entire structure.

A rating system ensures that homes are comfortable and energy-efficient, whether you are buying, renovating, or building.

NatHERS (Nationwide House Energy Rating Scheme) is a common way for new homes to meet energy efficiency requirements.

As new developments continue to shape the urban environment, understanding NatHERS ratings becomes essential for developers and homeowners. This article delves into the concept of NatHERS ratings, their significance, and how they contribute to creating energy-efficient homes.

<h2>What is NatHERS?</h2>

NatHERS is a national initiative implemented by the Australian government to promote energy efficiency in residential buildings. The scheme aims to provide a standardised method for assessing the thermal performance of homes, considering factors such as insulation, orientation, ventilation, and building materials.&nbsp;

NatHERS ratings are the most common way new homes meet the National Construction Code's (NCC's) minimum energy efficiency requirements.&nbsp;

NatHERS assessments provide thermal and whole-home ratings for new homes, townhouses, and apartments.

The rating helps evaluate the energy performance of buildings, guides homeowners and developers to make informed decisions about the energy efficiency of their properties, and encourages the construction of more sustainable, comfortable, and cost-effective homes.

<h2>How NatHERS Ratings Work</h2>

NatHERS ratings are determined through four accredited software tools (AccuRate, BERS Pro, FirstRate5, HERO) using a calculation engine CSIRO developed to predict building temperature based on various factors.

The tools can model complex effects of building mass, insulation, window size, and other elements.

The outcome is a star rating that reflects the building's overall thermal efficiency, indicating how well it can maintain a comfortable indoor temperature without excessive reliance on heating or cooling systems.

The star rating scale ranges from 0 to 10, with a 6-star rating being the minimum requirement for compliance with the National Construction Code (NCC).&nbsp;

Achieving a higher star rating demonstrates a commitment to energy efficiency and sustainability, as the building is better equipped to minimise its environmental impact and reduce long-term energy costs.

Anyone can use NatHERS tools, but accredited assessors can provide certified ratings and professional advice.

<h2>Benefits of Higher NatHERS Ratings</h2>

Energy Efficiency: Buildings with higher NatHERS ratings are more energy-efficient, requiring less heating and cooling energy. This reduces the structure's carbon footprint and lowers occupants' energy bills.

Cost Savings: Homes with higher NatHERS ratings are generally more energy-efficient, resulting in reduced energy consumption for heating and cooling. This translates to lower energy bills for homeowners, making sustainable living environmentally friendly and economically viable in the long run.

Environmental Impact: Lower energy consumption directly translates to a reduced environmental impact. Buildings with higher NatHERS ratings contribute to the overall goal of mitigating climate change by lowering greenhouse gas emissions associated with heating and cooling systems.

Improved Comfort: Buildings with high NatHERS ratings offer better thermal comfort to occupants. Proper insulation, well-designed ventilation, and optimal orientation maintain a consistent and comfortable indoor temperature, providing occupants with a more enjoyable and healthier space.

Market Value and Desirability: Higher NatHERS ratings can enhance the market value of a property. As energy efficiency becomes a more significant consideration for homebuyers, a well-rated building may attract a premium price and stand out in the real estate market.

Compliance with Building Codes: NatHERS ratings are a vital component of the National Construction Code (NCC), and compliance with these ratings is often a mandatory requirement for new developments. Local councils and planning authorities may set minimum energy efficiency standards that must be met to obtain development approval.

The Nationwide House Energy Rating Scheme (NatHERS) is a crucial initiative shaping the future of energy-efficient, resilient, and cost-effective homes. With its recent upgrades, NatHERS has evolved into a world-leading tool for the building sector, supporting the global commitment to achieving net-zero emissions by 2050.

Staff Writer

What is a NatHERS rating in new off the plan apartment developments?

Mixed-use developments have gained significant popularity across Australia in recent years due to their unique blend of residential, commercial, and recreational spaces.

Unlike traditional single-purpose developments, mixed-use projects offer a harmonious integration of various functions within a single locale.

Residential units seamlessly coexist with commercial establishments, retail outlets, dining venues, entertainment hubs, and recreational facilities, with the combination not only enhances convenience but also fosters a vibrant lifestyle and a sense of community.

<h3>Convenience and accessibility</h3>

Mixed-use developments are designed with convenience in mind. They often integrate residential units with commercial spaces, retail outlets, restaurants, and recreational facilities, creating a self-contained community.

[smartcode_project:default project_id=114215 project_image_fid=204874]

The proximity allows residents to enjoy the convenience of having essential amenities and services within walking distance. Whether it's grabbing a cup of coffee, going grocery shopping, or accessing healthcare services, everything is conveniently located, saving residents time and effort.

<h3>Vibrant lifestyle and community</h3>

One of the major advantages of mixed-use developments is the vibrant lifestyle they offer. With a diverse range of amenities and communal spaces, residents have ample opportunities to interact, socialise, and build a sense of community.

[smartcode_project:default project_id=107714 project_image_fid=214122]

The presence of parks, community centres, and shared spaces fosters a lively atmosphere, encouraging residents to engage in various activities and events. The vibrant lifestyle within these developments creates a unique sense of belonging and camaraderie among the residents.

<h3>Potential for higher rental yields and property value appreciation</h3>

Mixed-use developments tend to attract a broad range of tenants and buyers due to their versatile nature. This high demand can result in higher rental yields for investors and potentially lead to property value appreciation over time.

[smartcode_project:default project_id=139989 project_image_fid=212887]

The integration of commercial and retail spaces attracts businesses, which can provide a stable rental income stream. Additionally, the popularity of mixed-use developments often drives up property values, making them a potentially lucrative investment in the long term.

<h3>Enhanced security and maintenance</h3>

Mixed-use developments typically have comprehensive security measures in place. With controlled access points, CCTV surveillance, and professional security staff, residents can enjoy enhanced safety and peace of mind.

[smartcode_project:default project_id=108019 project_image_fid=212658]

Additionally, these developments often have dedicated maintenance teams responsible for the upkeep of common areas, landscaping, and infrastructure. This ensures that the overall appearance and functionality of the development are well-maintained, creating a pleasant living environment for residents.

<h3>Live-work-play balance</h3>

One of the key attractions of mixed-use developments is the ability to achieve a desirable live-work-play balance. The integration of residential and commercial spaces allows residents to live closer to their workplaces, reducing commuting time and improving work-life balance.

The proximity to various amenities and recreational facilities encourages an active and healthy lifestyle. Residents can easily access fitness centres, parks, restaurants, and entertainment options, all within the same development, leading to a more fulfilling and convenient way of life.

alisonwarters@gmail.com

The top five reasons to buy in a mixed-use development

When buying a property, everyone needs to be aware of the additional costs that come as part of the buying process.

Often the largest outlay, after the deposit which goes to the bank, is stamp duty.

<h2 style="line-height: 1.38;">What is Stamp Duty?</h2>

Stamp duty is an extra tax to pay the government when you buy land, a property, and other certain assets.

It happens when the legal ownership is transferred. It can also be known as property transfer duty or transfer duty.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture" allowfullscreen="" frameborder="0" height="415" src="https://www.youtube.com/embed/C32BWkB5--c" title="YouTube video player" width="660"></iframe>

<h2>Who pays Stamp Duty?</h2>

In some circumstances, you may get an exemption. For some states, you won’t have to pay for stamp duty if you are a first home buyer or a pensioner for houses under a particular price. There are also stamp duty concessions, where you may be entitled to a discount.

<h2>How much does Stamp Duty cost?</h2>

Each state has different rules which affect how much you need to pay. These rules can affect the rate you pay, and the timeframe you will need to pay in. Before you buy land or a property, make sure you check the up-to-date information for your state’s stamp duty.

You can use a free stamp duty calculator online to see approximately how much you’ll need to pay. Find out if you’re eligible for an exemption by enquiring on a project via Urban!

Overall, the stamp duty you need to pay will depend on:

<ul>
	<li aria-level="1">How much your land/property is worth</li>
	<li aria-level="1">Where your land/property is located</li>
	<li aria-level="1">What type of land/property it is</li>
</ul>

Want to find out more? <a href="https://www.youtube.com/@UrbanAustralia?utm_source=YouTube&amp;utm_medium=Video&amp;utm_campaign=Subscribe&amp;utm_id=Subscribe">Subscribe to our YouTube channel</a> for more property videos.

Ellen Walker

Off-the-plan property explained: What is stamp duty?

When buying an apartment, most people compare the big-ticket items first. Floorplans. Kitchens. Balcony size. Natural light. The view.

But there's one everyday consideration that often doesn't come up until after moving in: how parcels are delivered.

As online shopping has become part of everyday life, parcel deliveries have shifted from an occasional event to a regular occurrence. Australians spent a record $82.6 billion shopping online in 2025, with almost one in every four retail dollars now spent digitally.

For apartment residents, that can present a challenge.

If nobody is home to accept a delivery, parcels may be redirected to a nearby Post Office, left in a building lobby or common area, or require building management to step in. In higher-density buildings, where dozens or even hundreds of residents may receive deliveries each day, parcel management has become an increasingly important part of everyday living.

That can create a range of frustrations. A missed delivery often means making time to collect a parcel elsewhere, while packages left unattended in foyers or mail areas can create clutter and increase the risk of theft. What seems like a minor inconvenience can quickly become a recurring issue for residents who shop online regularly.

It's one of those details that rarely features in a display suite but can have a noticeable impact once residents move in.

As a result, buyers are beginning to look beyond traditional apartment features and consider how a building supports day-to-day convenience, including whether there are secure options for receiving deliveries.

Australia Post's Parcel Lockers provide one solution.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share" allowfullscreen="" frameborder="0" height="315" referrerpolicy="strict-origin-when-cross-origin" src="https://www.youtube.com/embed/CkF2oKmlACg?si=C50sDaoUUn2nuLmq" title="YouTube video player" width="560"></iframe>

Rather than having a parcel delivered directly to an apartment, eligible deliveries can be sent to a nominated Parcel Locker. Once the parcel arrives, residents receive a notification through the AusPost app or SMS and can collect it using a QR code or one-time PIN at a time that suits them.

The Parcel Locker network now includes more than 1,500 locations nationwide, with installations at Post Offices, shopping centres, transport hubs and an increasing number of residential developments. By providing a secure collection point, Parcel Lockers help reduce missed deliveries and avoid parcels being left unattended in common areas.

For developers, parcel infrastructure is becoming another way to improve the resident experience. Rather than relying on concierge staff or leaving parcels in communal spaces, secure collection points help streamline deliveries while preserving the presentation and functionality of shared areas.

For buyers, it's a reminder that the best apartment features aren't always the most obvious.

A generous floorplan or quality finishes might help narrow the shortlist, but the conveniences that simplify everyday life, whether that's EV charging, secure bike storage or reliable parcel delivery, often become the features residents appreciate most once they're living there.

The apartment feature many buyers don't think about, until their first missed delivery

<html><body>
GUEST OBSERVATION
Given that Anzac Day falls on Saturday this year, traditionally the busiest day for auctions, the number of auctions being held this week is much lower than usual. 
Currently CoreLogic RP Data is expecting 433 capital city auctions to take place during the week ending 26 April, with just 591 held nationally. At the same time last year, there were 881 capital city auctions held.
In Melbourne, 143 homes will be taken to auction this week. Last week, Melbourne’s final auction clearance rate was recorded at 79.5%, with 1,266 auctions held across the city. Melbourne’s clearance rate last week was the second highest on record this year, with the highest recorded over the Easter weekend, when volumes were considerably lower.
Last week, Sydney’s final auction clearance rate came in at 87.0% across 988 total auctions. This is the highest clearance rate on record for the city, with nine of the top ten clearance rates on record for the city having occurred this year. There will only be 174 auctions held across Sydney this week, with the majority of the auctions held prior to the weekend, given the Anzac Day commemorations.
There are 31 Brisbane auctions currently being tracked by CoreLogic RP Data, down significantly from 140 last week, when the final auction clearance rate was 46.4%.
Adelaide’s final auction clearance rate for last week was 69.7%, with 97 auctions held over the week and 76 results reported. There will be 54 auctions held across the city this week, with the majority of the auctions held on weekdays and on Sunday.
There are 22 Canberra auctions scheduled this week, down from 65 last week. 65.6% of Canberra’s auctions that were reported last week were successful at auction, with Canberra’s auction success rate becoming increasingly strong.
In Perth, 36 auctions were held last week and the clearance rate fell to 28.6%. This week, there are only six auctions scheduled across Perth.
The busiest suburbs for auctions this week are Bondi Beach in Sydney and Surfers Paradise in Queensland’s Gold Coast. Both suburbs have six auctions being held this week.
Shana Miller is a research analyst at <a href="https://www.myrp.com.au/" target="_blank" rel="nofollow">RP Data</a>.
</body></html>

smiller-vwPjRHTkST

Anzac Day shifts focus away from auctions this weekend: Shana Miller

<html><body>
When looking for an affordable purchase, many prospective buyers find themselves forced to look further out from the inner city.
CoreLogic RP Data has gathered the cheapest five suburbs within 10 kilometres of the capital city CBDs, for both house and unit markets.
The expensiveness of Sydney's suburbs is immediately apparent, with an almost $700,000 difference between the median price of its cheapest inner city suburb for houses, Turrella, and that of Hobart's cheapest inner city suburb, Clarendon Vale. In Sydney, all the cheapest suburbs for houses were close to the airport, south of the city. The unit market was more varied.
<img src="/images/2015/04/23/core-april-23-one.jpg" alt="">
<img src="/images/2015/04/23/core-april-23-two.jpg" alt="">
Source: CoreLogic RP Data
CoreLogic RP Data research Cameron Kusher noted that units are cheaper than houses in all the most affordable inner-city markets.
"In the more expensive cities such as Sydney, Melbourne, Darwin and Canberra it has become difficult to secure houses close to the city at relatively affordable prices," said Kusher.
"Given buyers are willing to pay an entry level premium – we anticipate this trend will continue over the coming years."
Kusher attributed high inner-city prices to better infrastructure and amenity, including hospitals, schools, transport and retail centres.
"Furthermore, the better schools are often also located around the inner city suburbs. As a result, demand for housing in these areas is typically much higher resulting in the cost also being higher," said Kusher.
Bellfield, in Melbourne's north, is the cheapest suburb for houses, with a median price of $582,573. The renovated brick home below, at <a href="https://www.realestateview.com.au/Real-Estate/38-wimpole-crescent-bellfield/Property-Details-buy-residential-8635282" target="_blank">38 Wimpole Crescent, Bellfield</a> (pictured below), sold in December for $506,000, after being listed with a price guide of $620,000.
The two bedroom house sits on a 605 square metre plot.
<img src="/images/2015/04/23/bellfield%20april%2023%20one.jpg" alt="">
The cheapest inner-city unit market in Australia is unsurprisingly located in Hobart. Glenorchy, which is north of the CBD, has a median unit price of just $199,303.
<a href="https://www.realestate.com.au/property-unit-tas-glenorchy-118154447" target="_blank">1/13 Sunlea Place in Glenorchy</a> (pictured below), a two bedroom unit, sold for $190,000 in December.
<img src="/images/2015/04/23/glenorchy%20april%2023%20one.jpg" alt="">
Earlier this year, it was advertised to rent at $270 per week. If the vendors secured a tenant at that price, the property would be yielding 7.4%.
Note: This article originally mistakenly referred to 38 Wimpole Crescent as 38 O'Keefe Street. The error has now been amended.
</body></html>

jrichardson-uRX5hFdKfN

Not much under $250,000 in Australia's most affordable mainland inner city suburbs: CoreLogic RP Data

<html><body>
GUEST OBSERVATION
Tax concessions for investment housing include a 50% discount off normal individual tax rates on capital gains together with so-called ‘negative gearing’ arrangements, which allow investors to deduct ‘losses’ made on rental property investments (including interest on loan re-payments) from other income (including wages).
Deductions can, of course, be claimed for losses on other kinds of investments and this would not normally be regarded as a ‘tax concession’. The unique feature of ‘negative gearing’ for investments in assets such as property, shares, and agricultural schemes is that income from these investments often comes mainly from capital gains – the increase in the value of the asset over time.
Under the Capital Gains Tax rules these are only taxed when the asset is sold, and then at half the marginal tax rate. Yet expenses associated with the investment (especially interest payments on loans) can be deducted from tax annually and often exceed rental income.The tax system treats this as a ‘loss’. These ‘losses’ can be offset against other income that would otherwise be taxed at the full marginal rate (mainly wages).
In reality, in most cases the investment is not making a ‘loss’ because it is accruing capital gains. Otherwise there would be no point investing in these assets. If the tax system properly matched income and deductions, then either capital gains would be taxed each year at normal marginal tax rates or deductions for ‘losses’ could not be offset against other income until the capital gains are taxed on sale of the asset.
Whenever deductions for investment expenses are not properly matched with income, there is always a risk that people will maximise ‘losses’ in order to avoid tax on their other income.
This is achieved by structuring debt so that interest expenses on loans to purchase the asset exceed income from the investment such as rent, for instance by using more expensive ‘interest only’ loans (often with flexible interest re-payments so that investors can ensure their costs always exceed rental income), or by borrowing more to buy second and third properties as soon as the first one turns a ‘profit’.
In recent years, since superannuation legislation was amended to allow it, investors have been encouraged to borrow to invest in rental property through self-managed Super funds. A major advantage of this strategy is that capital gains on the sale of assets in Super funds are normally free of tax. Negative gearing is mainly used for rental property investment because housing is perceived to be a safe investment to borrow against, but it is also used to invest in agriculture (for example pine plantations), and shares (‘leveraged equities’).
The large-scale use of these tax schemes not only threatens public revenue and faith in the fairness of our tax system. It also reduces the efficiency of investment by encouraging people to invest with tax avoidance in mind rather than to achieve the best return at the least risk. It destabilises the economy by encouraging people to borrow more than they otherwise would and adding fuel to booms in asset prices – which are often followed by recessions.
Given that most negatively geared investment is in rental property, these schemes impact especially on housing markets. They encourage borrowing to speculate on housing prices, rather than patient investment in housing to achieve the best long term rental yield.
How widespread is their use? In the last year for which tax statistics are available (2011) two thirds of individual rental property investors – 1.2 million people - reported deductable losses of $14 billion. When those who reported profits from rental properties are included, taxpayers still claimed $8 billion in net rental losses overall in that year. Both the overall number of rental property investors, and the proportion who are negatively geared, have risen dramatically since 2000, when tax rates on personal capital gains were halved.
<img src="/images/2015/04/22/neg-april-22-one.jpg" alt="">
Source (figures 4-6): Eslake (2014)Op.cit
What do they cost and who gains? The Grattan Institute calculated that the cost of negative gearing concessions (compared to a regime in which deductions could only be claimed against income from the same investment) was $2 billion in 2011-12. The cost of the 50% discount on Capital Gains Tax for individual investors was $5 billion.
There is a perception that negatively geared investors are mostly middle income earners – so called ‘mum and dad investors’. This claim is usually based on the Tax Statistics data on individual taxpayers produced by the ATO. These data should be used with caution as they understate the incomes of negatively-geared rental property investors for the following reasons:
<ul>
<li>Taxpayers are divided according to taxable income, which is artificially reduced by tax deductions arising from negative gearing strategies;</li>
<li>Many property investors (especially those with higher incomes) control their investments through private trusts.</li>
<li>They are listed in the tax statistics as recipients of trust income rather than direct property investors.</li>
</ul>
When the Reserve Bank compared investment in rental property by individual taxpayers at different levels of total income (rather than taxable income), they found that over half of all geared rental property investors earned over $100,000 (the top 10% of taxpayers in 2011) and 30% earned over $500,000.
<img src="/images/2015/04/22/neg-april-22-two.jpg" alt="">
Source: RBA (2014) “Financial stability review, September 2014. Box C: Households’ investment property exposures, evidence from tax and survey data.”
At the household level, the tax benefits of negative gearing and the Capital Gains Tax discount go mainly to those with high incomes.
In 2006, households in the highest income quintile (top 20%) received an average benefit of $73 per week from negative gearing and $30 per week from the capital gains tax discount. When combined ($103 per week), this was twice the benefit received by the middle quintile ($45 per week) and over 12 times what the lowest income quintile receives (a combined eight dollars per week).
<img src="/images/2015/04/22/neg-april-22-three.jpg" alt="">
Source: Yates (2010) in Stewart ‘Housing and Tax Policy’. Tax concessions by gross household income quintile, 2006.
Weekly benefit from negative gearing is averaged over only those households with negative rental income. Sourced from Melbourne Institute HILDA survey.
This is an exerpt from the Australian Council of Social Service (ACOSS) report, ‘Fuel on the fire: Negative gearing, Capital Gains Tax and housing affordability. Read the full report <a href="https://www.acoss.org.au/media/release/new_report_calls_for_action_on_negative_gearing_and_capital_gains_tax" target="_blank">here</a>.
Peter Davidson is senior advisor with ACOSS.
Ro Evans is policy officer with ACOSS.
</body></html>

po-LsXgBTHBmX

Negative gearing and CGT discounts - how these tax breaks work: ACOSS

<html><body>
National Australia Bank has created a pretty good research document with its quarterly Residential Property Survey. It’s shed light on a number of important things, notably the true position with the level of first home buyer activity in Australia (much higher than the flawed ABS data indicates).
Unfortunately, and here’s this recurring problem that blights real estate analysis in this country, it has allowed economists to get involved in interpreting the data. Unsurprisingly, the outcome is a shemozzle.
NAB senior economist Robert De Iure – who really should stick to what economists do best, which is getting it wrong on the economy and interest rates – apparently thinks that because some foreign investors buy in similar price ranges to local first home buyers, the two groups are competing in the same space.
“The report contradicts the idea that foreign investors and first home buyers shop in different markets,” he says. Actually, it doesn’t – he misunderstands his own report.
His thought process goes like this: because most foreign buyers aren’t paying over $1 million, they are therefore out there competing with first home buyers. He must be spending a lot of time in Sydney.
For the most part, foreign investors are not competing with local first timers, and the NAB survey doesn’t show that they are.
Here’s what it does show: 70% of foreign investors buy property priced above half a million dollars. Instantly, that tells us most foreign buyers are not competing in the same space as first-time buyers.
The NAB survey also shows that foreign investors predominantly buy new homes, such as highrise inner city apartments. Foreign investors account for almost 16% of new dwelling sales in Australia.
Other research shows that, overwhelmingly, Australian first home buyers purchase existing homes.
Again, the two groups are not operating in the same space.
The NAB figures indicate that only 30% of foreign investors are buying houses. Most of them are concentrating on buying apartments and on development sites to build apartments.
So they’re buying predominantly new properties (as they are supposed to be, under the rules) and they are buying mostly apartments. In other words, they’re investing in inner city highrise apartments off the plan – unsurprisingly, given that so many developers are targeting their new highrise projects specifically on Asian investors.
Clearly this is not where the bulk of Australian first home buyers are operating.
That’s what NAB’s own survey shows, but the chattering economists have come up with the kind of kindergarten analysis in which they specialise when it comes to residential real estate.
Stick to your knitting, boys. We’re all desperate to hear your next inaccurate tip about interest rates.
Elsewhere, the NAB Residential Property Index shows a rise in real estate sentiment in the March quarter, with a score of +21 points, up from +12 in the December quarter and well above the long-term average of +14.
It indicates that overall sentiment is strongest in NSW (read Sydney), followed by Victoria and Queensland. It has also improved in South Australia, but remains negative in Western Australia (not surprising, given that the REIWA is working so hard to talk down the Perth market).
Looking ahead over the next one to two years, the greatest optimism is in Queensland and Victoria. Indeed, the report predicts that Brisbane will lead the capital cities on price growth in 2016, with Adelaide number one. Both are tipped to growth 5-6% on average next year, while growth in Sydney and Melbourne is expected to have subsided.
Keep in mind that this is speculation and expectation, not fact, and often the outcome is different. I say this because mainstream media often reports economists’ forecasts as if they’re handed down from on high in tablets of stone.
The latest NAB report also confirms what the previous edition found, that around 25% of residential sales are to first-time buyers, of which 15% of owner-occupiers and 10% are investors. In other words, a significant proportion of first-time buyers are opting to buy an investment property as a first purchase.
And they’re managing to do it unimpeded by competition from foreign investors.
TERRY RYDER is the founder of <a href="https://hotspotting.com.au/" target="_blank">hotspotting.com.au</a>. You can <a href="https://mailto:ryder@hotspotting.com.au" target="_blank">email him</a> or follow him on <a href="https://www.twitter.com/hotspotting" target="_blank">Twitter</a>. 
</body></html>

terryryder-YECXbqmri2

For the most part, foreign investors are not competing with local first timers: Terry Ryder

<html><body>
Many builders and civilizations have had the notion to reach for the skies to build their own versions of the Tower of Babel, be as gods in the developing world at their time.
I believe versions of these towers are about to emerge once again here in Western Sydney – Parramatta.
Two questions come to mind, as I recall previous residential towers that emerged some time ago and also not far from Parramatta. It was an event almost symbolic of the Babylonian culture to reach for the heavens. What we witnessed almost 10 years ago and what is happening now, seems to be a case of “deja vu” as builders, a decade later, are reaching for the skies once more.
The first question: Will these towers topple (not in the literal sense but in an economic one), as they did in the past? And secondly, how many developers, tradespeople and builders will go broke this time around as a result of them being built?
I recall some time ago when I was working with a property group, selling property in Westmead, it was “blue skies” for the developers. A term used for the money being made on the top floor apartments, a term representing the big bonus and very much symbolic of the amount of dollars that were made.
As I sell and assist with the sales of development sites currently, the same language has emerged again of “blue skies” and perhaps now because of the “Asian gravy train” sentiment being felt in Sydney. Whatever the reason, there is still the same ambition shown by developers to break through the clouds but also to break through cultural and economic borders where the financial bonus lie.
No different than what we witnessed about 10 years ago, construction cranes emerged all over Sydney. Robot-like staunches, building their lords' towers on an upward journey to break through the clouds. Distinctly however, the buildings weren’t as high. What is being built now will tower above and overshadow those developers' past exploits. Will this however be representative and signal a greater financial fall? Only time will tell. Looking back however, for many, it never ends well.
<img src="/images/2015/04/23/edwin%20april%2023%20two.jpg" alt="">
Construction cranes that are becoming more and more familiar around Parramatta CBD.
When the economic gods of yesteryears frowned upon the then developers, the excitement and calm before the storm that brewed then, are now emerging once again. The current excitement around property investing has led many to forget simple economics such as return on investment. Not to mention, the calm and tranquil overconfident approach that has made many believe that Western Sydney is sheltered from any property fall out.
Both excitement and placebo, fueled the ridiculous prices that were being paid for new apartments in the past and, once again, ridiculous prices are been paid. However, this time it may well be very different. Well, different from the last time when we saw the overarching towers emerge around Westmead but which had many local investors and developers lose thousands and millions of dollars.
<img src="/images/2015/04/23/edwin%20april%2023%20three.jpg" alt="">
Compared to what was being built in Westmead at the time, these buildings shown above overshadowed any other new building development nearby. Prices dropped from $440,000 to $320,000 overnight. Many of my clients were caught out half way during their construction face.
When the economic gods turned on the property market then and prices topple immensely below what properties were sold for off-the-plan, it hurt many investors along with smaller developers. It’s only recently that what properties were sold for in previous years off the plan that these prices are now being achieved on re-sales.
Put aside for a moment, the notion that there is an under-supply of property, the notion that we have run out of land to build and more-so the talks that our population is growing in uncontrollable numbers, which is foolishly driving prices through the proverbial ceiling. Think about the basic needs and concerns for sustainable development and affordable housing to accommodate the local market.
If the notion of undersupply was remotely true as we are lead to believe, why are rental vacancy rates pushing upward of 2% and climbing steadily? How is it that our property management team are experiencing greater delays in attracting tenants and at lower rental values and not only around Parramatta? Just some of the questions that have a bearing as to where we are headed.
<img src="/images/2015/04/23/edwin%20april%2023%20four.jpg" alt="">
Looking at the outer fringe figures for Sydney, the increase appears significant and growing steadily. Over the next three months I foresee a strong upward trend, due many developments in and around Parramatta coming to completion.
The primary concern I feel however, is the notion of job stability and security. I don’t believe we have one nor the other. With the high levels of unemployment recorded and as well as the need to have two high income earners to afford Sydney’s median entry level, it just doesn’t make any logical sense to buy into this overly heated market. Particularly in and around Parramatta and especially at the entry level prices paid by the passengers that arrive in the ‘gravy trains’ that developers feast on.
<img src="/images/2015/04/23/edwin%20april%2023%20five.jpg" alt="">
Nonetheless, these newly emerging towers are attracting sales figures, in and around $13,000 per square metre or $750,000-$800,000 for a two bedroom unit, in Parramatta and as far as Northmead. Excitement and placebo once more fueling the storm that is about to hit and it will hit hard.
However, more to the point is the nature of speculative buying fever fueled by the international dollar. It won’t take long for these fly-in, fly-out investors to find out that <a href="https://www.linkedin.com/pulse/like-lambs-yang-slaughter-read-how-asian-investors-being-almeida" target="_blank">not all that glitters is gold</a>. How they come and why they come will be at the center of the next article, part two of the series “Reaching For The Skies”.
The new towers that are being proposed to be built are taller, costly, bulkier and will overshadow what was ever built in the past. The three that come to mind as I speak to peers that work in the area are; the Northmead developments, Parramatta CBD and West Parramatta.
The old Parramatta Advertiser site alone, now being demolished, flags rumors of three towers being built that may well house up to 1,200 apartments. It is after all, an impressively large parcel of land. Rumors or not, distinctive traits of the last downturn are once more evident and forming the very strong overtones that angered the economic gods before.
<img src="/images/2015/04/23/edwin%20april%2023%20six.jpg" alt="">
Sitting with a local councilor and discussing the emergence of these towers, and the amount of apartment developments being approved, one cannot go past and reminisce how things changed overnight a decade ago and how the aftermath was rampant.
The grief caused didn’t discriminate as it hit many involved in the property market from; local investors to trades people to builders and developers. I am one to believe the devastation this time around just won’t be local to Sydney-siders.
EDWIN ALMEIDA is licensee in charge of <a href="https://www.just-thin.com.au/" target="_blank">Just Think Real Estate</a>.<a href="https://www.just-thin.com.au/"> </a>
He is also the creator of <a href="https://www.youtube.com/user/JustThinkProperty" target="_blank">Oz Real Estate.TV</a> and a presenter for <a href="https://propertyinvestingvault.com/" target="_blank">propertyinvestingvault.com</a>.
Photos courtesy of the author.
</body></html>

ealmedia-arK4DBYLjS

The higher you build, the greater the fall: Edwin Almeida

<html><body>
GUEST OBSERVATION
When The Block’s Buyers Jury looked at contestants’ staircases and studies, there was plenty potential for improvement.
With small timeframes, the contestants struggled to finish. However, the scores were a major reflection on what happens when Blockheads present judges with unfinished rooms.
The silver lining of seeing unfinished rooms was that we were able to quickly identify issues that buyers may have with the structure and potential use of the spaces.
<img src="/images/2015/04/22/Judges%20and%20Shelly%20on%20stairs.jpg" alt="">
For instance, I felt déjà vu when entering Tim &amp; Anastasia’s breakaway space. It was definitely an opportunity lost when they didn’t capitalise on the large area given. If they had instead turned the lounge into another bedroom, they would have created a point of difference that may have attracted an increased price with the buyers come auction day.
Dea &amp; Daz would have also benefit by thinking about the functionality of their study’s space and how people would use it as a home office.
Something else that could have been reconsidered were Charlotte &amp; Josh’s shutters in their study, as they were an expensive choice that may put off investors. Because of the positioning of their desks, the shutters were an impractical aesthetic feature that served little function. On top of that, because the shutters were in a position that made them hard to clean, it could mean that maintaining them can be a potential drain on the hip pocket.
As auction day fast approaches, it would be interesting to see how much of our advice the contestants have taken on.
Contestant scores from the Buyers Jury:
<ul>
<li>Charlotte &amp; Josh – 21.5</li>
<li>Tim &amp; Anastasia – 11.5</li>
<li>Ayden &amp; Jess - 27</li>
<li>Dea &amp; Daz - 15</li>
</ul>
GREVILLE PABST is CEO and director of <a href="https://www.wbpproperty.com/" target="_blank">WBP Property Group</a> and a judge on The Block Triple Threat.
Photo courtesy of Channel 9.
</body></html>

gpabst-nAfzC8fgsR

When ‘form over function’ doesn’t pay off: The Block's Greville Pabst

<html><body>
The Canadian fund manager, Ivanhoé Cambridge has partnered with Blackstone Property Partners Asia to buy a 25% stake in Liberty Place, a 42-storey office and retail Sydney tower.
Liberty Place at 161 Castlereagh Street includes 60,176 square metres of office space and 4,425 square metres of retail. 
The $240 million property, which houses the headquarters of ANZ Bank, was sold by LaSalle Investment Management. 
The GPT Group has a 50% share and ISPT holds 25%. 
The acquisition is the first direct investment in Australia's commercial property market by Ivanhoé Cambridge, which holds assets worth more than A$44 billion. 
"Ivanhoé Cambridge continues to explore the possibilities of increasing our investments in Australia and in other parts of the Asia-Pacific region in 2015," said Rita-Rose Gagné, executive vice president for Growth Markets for Ivanhoé Cambridge.
This week a major Queensland pastoral holding <a href="/news/canadian-pension-funds-buys-sir-graham-mccamley-farms">sold to Canadian pension fund interests</a>.
</body></html>

jchancellor-FAypfDUnLy

Canadians keep coming for Australian commercial property

<html><body>
Melbourne and Sydney office markets could benefit from potential further interest rate cuts, according to a new report from Savills. 
The <a href="https://publications.savills.com.au/WorldOfficeYieldSpectrum/" target="_blank">Savills/Deakin World Office Yield Spectrum Report</a> compares 43 cities across Asia, Europe, the US and Australia on market yields, accretion and risk, and offers buyer profile and price breakdowns.
<img src="/images/2015/04/22/sav-april-22-one.jpg" alt="">
<a href="https://publications.savills.com.au/WorldOfficeYieldSpectrum/" target="_blank">Tony Crabb, the national head of research in Australia</a>, said the world capital markets continue to see large amounts of capital inflows and commercial property markets remain a popular home.
"Despite variable economic fundamentals around the globe, capital continues to chase some generous returns. Local operators continually cite a lack of fundamental support for some pricing," said Crabb.
"Nevertheless, the competitive tension to place capital remains."
<img src="/images/2015/04/22/sav-april-22-two.jpg" alt="">
Crabb said that Australia's tow largest office markets could stand to gain from future interest rate cuts.
"If the Reserve Bank of Australia is successful in stimulating growth in the non-resources side of the economy, then the office markets in both Melbourne and Sydney should be the beneficiaries of stronger tenant demand," he wrote.
"Signs of this were seen in the last six months of 2014 and Savills Research expects this trend to strengthen in 2015.
"Incentives are currently prevalent in the Australian CBD office markets in order to attract tenants into vacant space.
"These large levels of incentives are reflected in the difference between market and effective yields and can be seen in the charts. Incentives account for between 150 basis points and 340 basis points gap between market and effective yields." 
<img src="/images/2015/04/22/sav-april-22-three.jpg" alt="">
Crabb concluded globally, commercial property yields in particular continue to look attractive. 
</body></html>

Office markets could benefit from rate cuts: Savills

<html><body>
Centuria Property Funds has  acquired a 50% sub-leasehold interest in 8 Central Avenue, Australian Technology Park (ATP) in the newly formed Centuria 8 Central Avenue Fund No.2.
The $110 million purchase gives Centuria full ownership of the Redfern building, after it acquired an initial 50% in December 2013 at a purchase price of $99.62 million. 
Built in 2010, the property is located 2.5 kilometres south of Sydney’s CBD, in one of Sydney’s key emerging precincts with major tenants including Pacific Magazines, Seven Network and the NSW state government.
Centuria's Jason Huljich said the new fund will open for investment in early May.
Centuria Property Funds has over $850 million of property under management in 15 unlisted property funds.
</body></html>

Centuria doubles its Redfern Australian Technology Park stake

<html><body>
The Hong Kong billionaire Tony Fung intends to backdoor list his newly acquired Canberra Casino.
It will be done through the rare-earths explorer Discovery Resources, which is changing its name to Aquis Entertainment.
The Australian Financial Review reports a $2 million capital raising at 20¢ per share will take place, giving Tony Fung's company an 89% share in the listed entity.
Fung purchased the Canberra Casino in December last year for $6 million.
It has 39 gaming tables.
Fung is seeking a casino licence at the Aquis Great Barrier Reef Resort.
</body></html>

Latest Expert Insights

The apartment feature many buyers don't think about, until their first missed delivery

Guides

Editor's Picks

Guides

Developments

New apartments

New townhouses

News

Latest Expert Insights

The apartment feature many buyers don't think about, until their first missed delivery

Guides

Editor's Picks

Receive the latest news stories to your inbox

Guides

Developments

New apartments

New townhouses

News