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

Joel Robinson

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

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

DVB Projects to launch second Broadbeach apartment tower as demolition commences

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

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

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

Boutique Gordon townhomes now come with a BMW iX3 50

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

Vitale breaks Byron Bay records with EADE sales flurry 

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

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

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

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

Every First Home Owner Grant for new property by state

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

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

Staff Writer

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

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

alisonwarters@gmail.com

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

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

Ellen Walker

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

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

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GUEST OBSERVATION
Housing affordability is at crisis levels in many Australian cities, fuelled by an <a href="https://www.aph.gov.au/Parliamentary_Business/Committees/Senate/Former_Committees/hsaf/report/c05" target="_blank">inadequate supply</a> of housing in areas close to jobs and a <a href="https://www.acoss.org.au/images/uploads/Fuel_on_the_fire.pdf" target="_blank">taxation system</a> that favours investors over first home buyers.
The <a href="https://www.smh.com.au/business/rba-waves-red-flag-over-very-concerning-sydney-property-market-20150213-13eakh" target="_blank">Reserve Bank</a> has suggested that “the answer… lies in more innovative and flexible use of the land that we have so that the marginal cost of adding more stock of dwellings is lower.”
Co-housing – where a group of friends, extended family members or downsizers band together to buy into small blocks with some common space – may well be one of those innovations.
What is co-housing?
Forget your preconceived ideas about communes and share houses.
This version of co-housing is a mainstream concept wherein suitable single-dwelling suburban blocks are adapted to accommodate two or three smaller dwellings with some shared spaces, reducing the overall physical and environmental footprint per household.
Co-housers could be friends struggling to afford a first home, intergenerational families or downsizers wanting to unlock equity for their retirement and live close to friends or family.
Co-housers typically enjoy more privacy and independence than flatmates and each household in the group owns or rents a defined space. Co-housing differs from duplex or multi-unit housing in that more of the space is shared, enabling more efficient use of land. It is similar in principle to <a href="https://www.planning.nsw.gov.au/Portals/0/StrategicPlanning/AffordableHousing/AHSEPP_Fact_Sheet_Granny_Flats_Dec2011.pdf" target="_blank">granny flat development</a> but less restrictive, allowing for more varied and flexible household groupings.
<a href="https://62e528761d0685343e1c-f3d1b99a743ffa4142d9d7f1978d9686.ssl.cf2.rackcdn.com/files/78308/area14mp/image-20150417-13398-1byhbxa.jpg"><img src="https://62e528761d0685343e1c-f3d1b99a743ffa4142d9d7f1978d9686.ssl.cf2.rackcdn.com/files/78308/width668/image-20150417-13398-1byhbxa.jpg" alt=""></a>
A suburban block is adapted to accommodate a family, their elderly mother and a single friend. Each home has its own entry and the design allows occupants to control the levels of interaction. Trina Day
Consider, for example, <a href="https://www.propertyobserver.com.au/https://www.abc.net.au/radionational/programs/bydesign/moving-back-in-with-mum/5639108" target="_blank">two single story workers cottages in Balmain</a> adapted for sharing between one of the authors of this article (Suzanne Benn) and her adult son, architect Andrew Benn, along with his young family.
Winner of a NSW Architecture Award in 2014, the cottages (depicted in the lead image for this article) have been renovated as a flexible family complex, designed to enable interaction in some shared areas while maintaining the houses as individual units. Incorporated into the design is a self-contained unit that can be used by other members of the family or perhaps by a “carer” in years to come.
The cottages illustrate how co-housing can reduce costs and create an improved sense of community. At the macro scale, such arrangements could improve economic resilience and contribute to more compact, sustainable cities.
Trends
The composition of Australian households is changing: our population is ageing and just over 30% of households will be <a href="https://www.abs.gov.au/AUSSTATS/abs@.nsf/Lookup/916F96F929978825CA25773700169C65" target="_blank">single person households</a> by 2026. <a href="https://www.theguardian.com/commentisfree/2014/oct/14/age-of-loneliness-killing-us" target="_blank">Social isolation</a> is a serious emerging issue. Lifestyles are changing and there are signs, such as the <a href="https://www.economist.com/news/leaders/21573104-internet-everything-hire-rise-sharing-economy" target="_blank">sharing economy</a>, of new, more collaborative paradigms for urban living.
Co-housing has potential to make buying or renting a home cheaper but also enables sharing of bills, cars and household goods, as well as trading of services like babysitting and care for the elderly. This is significant: as households collaborate to share resources (including skills and capabilities) an <a href="https://www.theinformaleconomy.com">informal sharing economy</a> grows, leaving many <a href="https://theconversation.com/informal-economies-offer-new-insight-into-prosperity-18217" target="_blank">financially better off</a>.
There’s a <a href="https://griffithreview.com/articles/waking-from-the-dream/" target="_blank">city planning benefit</a> too. To remain liveable, resilient and economically competitive, growing Australian cities must <a href="https://www.propertyobserver.com.au/https://www.thefifthestate.com.au/politics/government/south-australia-to-limit-sprawl-and-renew-social-housing/72140" target="_blank">limit urban sprawl</a>. Yet increasing densities is a fraught issue that often sees planners, developers and local communities in conflict. Whilst multi-unit housing remains a significant part of the solution, co-housing adds another option to the mix - one that increases suburban densities in a way that is modest, incremental and distributed.
Problems
So if co-housing is such a good idea, why isn’t it widespread already?
Firstly, there’s the perception that it’s for alternative types only, and there are not many urban precedents. But co-housing principles are starting to be applied in more mainstream ways and at different scales – from <a href="https://www.archdaily.com/593154/r50-nil-cohousing-ifau-und-jesko-fezer-heide-and-von-beckerath/" target="_blank">large urban co-housing projects</a> overseas to plans for a <a href="https://www.propertyobserver.com.au/https://www.thefifthestate.com.au/property/residential-2/ivan-rijavec-in-bespoke-resi-offer-to-urban-greys-gay-greys-and-more/45106" target="_blank">crowd-sourced apartment community</a> in Melbourne to an innovative <a href="https://www.landcorp.com.au/Residential/Gen-Y-Demonstration-House-Competition1/" target="_blank">Gen Y house </a>in Perth. Renovation costs may also be a factor.
Secondly, and more significantly, there are complexities and uncertainties. It’s not clear to the average person how to navigate planning approvals and understand the financial and legal implications.
Though many <a href="https://www.strategy.planning.nsw.gov.au/sydney/the-plan/" target="_blank">metropolitan strategies</a> recognise the importance of a compact city, small-scale co-housing is not specifically enabled via the planning system (though the “granny flat” <a href="https://www.planning.nsw.gov.au/Portals/0/StrategicPlanning/AffordableHousing/AHSEPP_Fact_Sheet_Granny_Flats_Dec2011.pdf">legislation</a> that exists in some States is a start).
The very creativity and flexibility that gives co-housing appeal makes it challenging to regulate. Regulators would need to manage perverse outcomes such as the impact on investment value and choosy households making some housing spaces difficult to fill down the track.
One possible route is via subdivision and strata titling. The downside is that subdivision can inflate property prices, potentially cancelling out the desired affordability gains, and would require an overhaul of planning legislation.
Company title, considered outdated since the introduction of strata title in the 1960’s, is an interesting alternative. One of its perceived flaws – that it can be geared so approval from all owners is required to sell or lease an apartment – could actually be appropriate in this context. It is generally much simpler from a planning approvals perspective and in some cases may be doable within existing development controls.
Fixes
So what would it take to enable co-housing as an option for Australians? A good start would be a conversation between influential stakeholders – such as planning authorities, banks, planners, architects and property experts – to explore pros and cons and the best way forward.
Questions include what makes a location suitable for co-housing, and how to fine-tune planning controls to avoid unwanted outcomes (such as development that’s out of character with the neighbourhood or doesn’t result in affordability gains or more efficient use of land). Implications for buying, lending and selling (including taxation) also need to be further explored.
With more <a href="https://www.propertyobserver.com.au/https://www.abc.net.au/radionational/programs/bydesign/building-a-shared-community/5606748" target="_blank">precedents</a> – good <a href="https://www.theguardian.com/money/2013/feb/24/co-housing-lifestyle-community" target="_blank">examples</a> of urban co-housing - and better information and resources for the public about how to make it work, we could see a significant improvement in the diversity and affordability of housing options in Australian cities.
Co-housing won’t be for everybody, but even if it has traction with 10% of the urban population, that represents a significant force for change in our cities. It could offer a way to live more affordably, leverage the benefits of the informal sharing economy and reinvigorate a sense of community. Plus it could help to keep cities compact, liveable and resilient into the future. There are a number of issues to be teased out, but surely it is worth the conversation.
Caitlin McGee is research director, Institute for Sustainable Futures at University of Technology, Sydney.
 Suzanne Benn is chair in sustainable enterprise, UTS Business School at University of Technology, Sydney.
This article was originally published on <a href="https://theconversation.com" target="_blank">The Conversation</a>.
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How co-housing could make homes cheaper and greener: Suzanne Benn & Caitlin McGee

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Earlier this week the Australian Bureau of Statistics (ABS) released building activity data for the December 2014 quarter. 
The data includes quarterly figures for dwelling commencements and dwelling completions. With a record number of dwelling approvals coming through the system, it is important to track this data as it provides insight into how many of these approvals are ultimately being constructed.
Over the past 30 years, approvals and commencements have been highly correlated with the vast majority being approved and commenced in the same quarter. If we look at the relationship between approvals and completions, most houses are completed two quarters after approval while most units are constructed three quarters after being approved. 
<img class="aligncenter size-full wp-image-4516" src="https://blog.corelogic.com.au/wp-content/uploads/2015/04/Chart-13.jpg" alt="Chart 1" width="500" height="179">
Based on this data over the past 30 years, 96.5% of house approvals have moved to the commencement phase and 96.2% of unit approvals have been commenced. 
Looking at the completion rate for houses based on a two quarter lag, 95.1% of houses which have been approved are ultimately completed. For units the completion rate has been somewhat lower. Using a three quarter lag between approval and completion, 86.9% of units approved for construction have been completed. 
On this logic, detached housing approvals are much more likely to result in a completed product, with a fallout rate of just 5%, while apartment approvals are less likely to ultimately be constructed, with a dropout rate close to 15%.
<img class="aligncenter size-full wp-image-4517" src="https://blog.corelogic.com.au/wp-content/uploads/2015/04/Chart-23.jpg" alt="Chart 2" width="500" height="179">
The results are much different over the past five years with the correlations not as strong as they have been over the longer term, particularly for apartments. 
The commencement rate for properties approved for construction over the past five years has been stronger than it has been over the past 30 years. Over the past 30 years, 96.5% of houses approved had been commenced in the same quarter compared to 98.1% over the past five years. For units, the commencement of approvals has typically been a quarter later over the past five years however, the likelihood of commencement has increased from 96.2% over the past 30 years compared to 97.8% over the past five years. 
Looking at the completion rate of approvals over the past five years, with a lag of two quarters 96.7% of houses approved for construction have been completed over the past five years. For units, based on a three quarter lag 85.1% of units approved have been completed. Note that the completion rate of houses over the past five years has been stronger than over the past 30, while the unit approval to completion rate has been slightly lower.
One of the possible reasons for the reduced completion rate of units is likely to be the increasing level of high density unit construction. While the data indicates a lag of three quarters from approval to completion the reality is higher density unit construction takes significantly longer to complete often a number of years. 
The data highlights, whether you look at it over the longer or shorter timeframe, that houses which are approved for construction are ultimately more likely to be completed than units. With a record-high number of unit approvals currently there is no guarantee that they will all end up constructed. The long term and short term averages indicate we should expect around 15% of apartment approvals won’t transition to a completed product.
The more timely dwelling approvals data showed an all-time high number of approvals in January and the second strongest month on record in February. The data clearly shows that the pipeline of housing construction is continuing to grow and that commencements will likely remain high for most of 2015 while the heightened level of completions is likely to extend out over the next few years at least.
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The relationship between dwelling approvals, commencements and completions: Cameron Kusher

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Albert Park-bound BRW Rich-Lister and Flight Centre founder Geoff Harris sold his Port Melbourne beachfront reserve home for more than $5.25 million shortly after it was passed in at Saturday auction.
It was listed through Hocking Stuart Albert Park after paying $12 million for Hollyford, <a href="/news/flight-centres-geoff-harris-the-12-million-hollyford-albert-park-record-setter">a landmark Albert Park mansion</a> in May last year.
The Port Melbourne home <a href="/expert-insights/buying/strongest-melbourne-saturday-auction-rally-since-2010-consistently-nudging-80">passed in on a $5.25 million bid</a>, then sold later for an undisclosed price. 
It was bought off the plan from Mirvac for $3.75 million in 2006, with a six-car garage and a heated pool.
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jchancellor-FAypfDUnLy

Port Melbourne townhouse sells for $5.25 million plus post auction

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The three buyer's agents who have been providing advice to the contestants on The Block Triple Threat are in a unique position.
Usually tasked with representing potential buyers, Greville Pabst, Nicole Jacobs and Frank Valentic have also been helping out the vendors, the Channel 9 television series production company giving advice to the contestants each week on what buyers value in a home.
When <a href="/expert-insights/building/leading-melbourne-buyers-agents-join-the-block-triple-threat">it was announced</a> at the beginning of this season that the buyer's advocates would be joining the show, many speculated that the move was intended to prevent a repeat of last season's dismal auction results.
However, although at least two of the three buyer's agents will be representing bidders at the auction on 28 April, they insist there is no conflict of interest.
Nicole Jacobs, the founder of Jacobs Buyer Advocates, tells Property Observer that the situation is not too different from a buyer's advocates usual duties.
"Each week we gave advice as buyer advocates as to whether the couples were meeting the expectations of the South Yarra market; finishes, floor plan and fixtures," said Jacobs.
"All the couples engaged selling agents early on in the process. This campaign is no different to any other where we might be asked for advice or for feedback from a selling agent (acting for their vendor) on what we think about the property from a buyer's perspective."
The Real Estate Buyers Agent Association of Australia (REBAA) defines buyer's agents as "licensed professionals who specialize in searching, locating, evaluating and negotiating the purchase of property on behalf of buyers".
"They do not sell real estate," reads the REBAA website. "They are engaged independently and paid for by the buyer to act on their behalf. The key difference between a selling agent and buyer's agent is who they represent as, by law, an agent cannot act for and accept a commission from both parties in the same transaction."
Paul Bird of the Real Estate Institute of Victoria (REIV) says the role of the buyer's agents as judges does not quite reflect a selling agent's role.
"Under the estate agents act, you can't act as both a selling agent and a buyer's agent concurrently," says Bird.
"But this particular example is a little bit different, in that with The Block, there are some people who are giving a bit of advice to those who are looking to put the properties to market. It's really just a bit of interior design and other advice by these people."
"It is slightly different to acting as both a selling agent and a buying agent," Bird explains.
"If you were employed by the vendor to sell a house and you were wanting to bid at auction or have an associate bid on the auction, it would be a breach of the [Estate Agents Act 1980]."
He says the situation is "slightly outside of the standard clarity in the Act around being both a selling agent and a buyer's agent."
Greville Pabst clarifies that the contestants are not the actual vendors, although they stand to profit from participating in The Block. "Our role on the show is very specific – help the contestants maximise the appeal of their properties to prospective buyers," says Pabst.
"More interest in the properties means greater competition, which may result in a better sales result for the properties, and hence what contestants walk away with on auction day. However, it is important to acknowledge that in this case the vendor is in fact Watercress Productions, not the contestants."
Advantage Property Consulting's Frank Valentic, who has successfully bid on multiple Block properties before, will be attempting to do so again later this month. He notes the separation of his role as a Block judge and his role as a buyer's advocate, with his judging role wrapping up before Christmas.
"From Christmas my hat was on as a buyer's advocate," says Valentic. Jacobs also says she is well and truly working only as a buyer's agent in the lead up to the auction," she says.
"We are now focusing on pre-auction meetings with our clients and sharing with them the extensive research that we have done on each of the asset classes within the South Yarra market so they can make a fully informed decision."
Valentic explains how his judging role worked last year.
"All we're really doing is coming on and giving some tips from the buyer's perspective from what the buyers are looking for," he said.
"They've still got their selling agents guiding them and representing them."
His clients will have their budgets come auction day and he will be set on securing the properties for the best prices, while "the agents are going to be trying to sell at the highest price," says Valentic.
According to Pabst, he's received "a lot of interest" from potential buyers, especially investors. "My role as a Buyers' Advocate is to advise my clients on how to select and successfully purchase property that will deliver high capital growth. What I can tell you is we have received a lot of interest from a number of potential buyers, particularly investors due to the tax depreciation and the rental income potential of each of the four South Yarra apartments.
"While the Buyers Jury provided guidance to Block contestants throughout the renovations, on auction day we represent the buyers and their best interests"
At the end of the day, says Jacobs, the buyer's agents are only there for the buyers.
"We hope all the couples get the outcome they are looking for but ultimately, we are there to represent our buyers' interests," she says.
Note: This article has been amended to include Greville Pabst's comments. 
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jrichardson-uRX5hFdKfN

No conflict of interest over judging, say Block South Yarra buyer's agents

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NSW leading the way: CommSec's State of the States report

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The national auction clearance rate have hit 79.2 per cent, the second strongest result on record, according to CoreLogic RP Data.
It is the strongest result since September 2009. 
There were 2,541 auctions held across the combined capital cities, in the week ending April 19. 
Last week, the final auction clearance rate was recorded at 77.2 per cent with 1,674 residential properties taken to auction.So far this year, with 12 weeks of auction results having been reported, the combined capitals have seen clearance rates above the 75 per cent mark in eight of these weeks.
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There were 1,252 Melbourne auctions held this week, with a preliminary auction clearance rate of 78.7 per cent. Over the year to date, Melbourne’s clearance rate has been outperforming when compared to the same periods over the past four years, however the number of homes taken to auction so far this year is slightly below last year. The best performing Melbourne sub-region this week was Melbourne’s Outer East where 73 auction results were recorded, with a clearance rate of 93.2 per cent. Auction activity was also solid across the Inner South region (86.8 per cent). 
In what was yet another strong result for Sydney, this week’s preliminary auction clearance was 88.3 per cent, the strongest clearance rate for the city on record. There were 950 auctions held across Sydney this week, up from 671 over the previous week. Since the last week in January this year just shy of 9,890 Sydney homes have been up for auction and the number of transactions is around 8,300. The high success rate shows that vendors and buyers within this market are well aligned, which is also reflected in the short time it is taking to sell a Sydney home by private sale. Much like last week, Sydney’s Eastern Suburbs performed well this week, with 62 auctions held and so far, 95.9 per cent of reported auctions sold. A similar result was obtained across North Sydney and Hornsby (95.0 per cent) and Blacktown (94.7 per cent). 
Brisbane’s preliminary clearance rate this week was 48.3 per cent, down from 54.4 per cent last week, which was the second highest clearance rate for the city this year. There were 139 Brisbane auctions this week, compared to 117 last week. The Gold Coast was host to 103 auctions this week. Based on the results reported to CoreLogic RP Data so far, 65.8 per cent have been sold. 
In Adelaide, the preliminary clearance rate was 70.5 per cent, compared to 68.6 per cent last week. As the year progresses, Adelaide’s clearance rate is becoming increasingly strong. 
There were 37 Perth auctions this week and so far 19 results have been reported, with just 21.1 per cent selling. Last week there was a 57.1 per cent clearance rate for Perth. 
Canberra’s clearance rate was 73.7 per cent this week, compared to 72.7 per cent last week. 
In Tasmania, 6 auctions were reported to CoreLogic RP Data with 2 sales. Last week, 8 auctions were reported with 4 sales. 
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Strongest national clearance rate since Spring 2009

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Melbourne's strengthening auction market is now consistently nudging 80%, the strongest rally for five years.
The REIV advised a 79% success rate on the April 18 weekend, matching the 79% pre-Easter weekend clearance rate.
It compared to 75 per cent last weekend, Enzo Raimondo, the REIV chief advised, having had an initial 78% advisory.
The year-to-date Victoria wide clearance rate sits at around 77%.
Melbourne's auctions finished 2014 and started 2015 in the 60s, so has enjoyed the biggest fillip of the capital city markets since the February RBA are cut.
<a href="/expert-insights/buying/melbourne-auction-spike-on-back-of-february-rate-cut-westpacs-matthew-hassan">It was noted recently</a> by the Westpac senior economist Matthew Hassan.
There were 1060 auctions reported to the REIV with the highest sale (below) in Surrey Hills.
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<div id="link-photo"><img src="https://images.realestateview.com.au/pics/610/44-Suffolk-Road-Surrey-Hills-VIC-3127-Real-Estate-photo-1-large-8539610.jpg" alt="44 Suffolk Road Surrey Hills VIC 3127 Real Estate Photo 1" title="44 Suffolk Road Surrey Hills VIC 3127 House - Photo 1"></div>
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The four bedroom Edwardian era home on 1089 square metres was sold by <a href="https://www.realestateview.com.au/Real-Estate/44-suffolk-road-surrey-hills/Property-Details-buy-residential-8539610" target="_blank">Tim Heavyside at Fletchers</a>.
There were pricier offerings that failed to sell including the contemporary 4 First Point, Port Melbourne (below) townhouse which was passed in at $5.25 million.
<img src="https://i1.au.reastatic.net/456x342/f97aba401b197f5a9d09596902ee7b8ba6ba53836c70f7575f3db108236ff79a/main.jpg" alt="4 First Point, Port Melbourne" title="4 First Point, Port Melbourne" data-index="0">
Also the bungalow at 8 Normandy Road, Elwood was passed in at $3.55 million and a contemporary house in Leigh Bailey gardens at 50 Wentworth Avenue, Canterbury was passed in at $3.5 million.
There was an $813,000 median house price and a $590,000 median apartment price at weekend auction.
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TOP 5 HOUSES 
1. 44 Suffolk Road, Surrey Hills $3,370,000 2. 15 Kildare Street, Hawthorn East $2,800,000 3. 37 Medina Road, Glen Waverley $2,486,000 4. 63 Rushall Crescent, Fitzroy North $2,250,000 5. 3 Westfield Drive, Doncaster $2,225,000 
TOP 5 BARGAIN HOUSES 
1. 8/29 Eldridge Street, Footscray $263,000 2. 5/14 Kelvinside Road, Noble Park $268,000 3. 76 Macedon Street, Sunbury $270,000 4. 15 Kynoch Street, Deer Park $300,000 5. 21 Highbury Circuit, Craigieburn $307,000
TOP 5 APARTMENTS 
1. 400 Beach Road, Beaumaris $2,830,000 2. 4/32 Walmer Street, Kew $1,890,000 3. 157 Were Street, Brighton $1,525,000 4. 9 Fourth Street, Black Rock $1,513,000 5. 1/3 Rangeview Grove, Balwyn North $1,510,000 
TOP 5 BARGAIN APARTMENTS 
1. 25/31 Smith Street, St Kilda $143,000 2. 7/10 Heather Avenue, Brooklyn $245,000 3. 14/441 Brunswick Road, Brunswick West $258,000 4. 11/158 Napier Street, Essendon $280,000 5. 23/470 Punt Road, South Yarra $280,000
 
Source <a href="https://www.reiv.com.au/Property-Research" target="_blank">REIV</a> 
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Strongest Melbourne Saturday auction rally since 2010 - consistently nudging 80%

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Sydney's auction market scaled new heights on Saturday to a record clearance rate of 88.2 per cent.
The current boom was responsible for the previous record when a month ago an initial 87.5 per cent clearance was notched from a record number of listings.
There were 737 auctions scheduled this weekend, with the initial results by Australian Property Monitors including 626 results.
Briggs Auction Services secured 10 from 10 sales with the highlight 18 Highgate Street, Strathfield selling for $4,420,000 with 25 registrations.
It was the weekend's highest sale, having last sold in 1992 at $1,046,000. 
The price six-bedroom estate which sold through Strathfield Partners included a tennis court, pool and granny flat on its 1483 square metre offering.
CoreLogic RP Data records show it languished on the market unsold from mid-2011 to mid-2014.
Cooley Auctions achieved a "very strong clearance of 94%, when the team sold 49 of 52," auctioneer Damien Cooley advised Property Observer with highlights including 33 Parer Street, Maroubra at $1.460 million. Some 13 registered bidders took it well beyond the $1 million paid in March 2013.
Sydney vendors pocketed a $1.18 median house price and a $760,000 median apartment price.
There were sales from A to Z across Sydney.
This Annandale house (below) fetched $1.81 million through Julie Hatch at Cobden &amp; Hayson. Cooley Auctions took 35 bidder registrations.
It is a three bedroom renovated terrace at 213 Johnston Street. It sold at at $602,000 in 2004.
<img src="https://i1.au.reastatic.net/456x342/c9504eade76b58e9ffa4391c1042d4c39d7181d9dbe1d1d98e61da2da926c863/image4.jpg" alt="213 Johnston Street, Annandale" title="213 Johnston Street, Annandale" data-index="3">
At Zetland $828,000 was paid through EE Real Estate agent Ken Lin for 69/22 Gadigal Avenue.
<img src="https://i4.au.reastatic.net/456x342/07a47139d9f980142946c74b3430525d2d4a18a1d9e4dc015565553d508e3887/image7.jpg" alt="69/22 Gadigal Avenue, Zetland" title="69/22 Gadigal Avenue, Zetland" data-index="6">
It was a 12th floor, two bedroom apartment (above) in the Elite complex. It had 88 square metre internal space, plus 12 square eyre balcony, plus car space and storage.
Huge crowds are flocking to weekend auctions with Auction Services opting around 150 attended their auction of 14 Cobham Avenue, Melrose Park that sold for $1,410,000, some $210,000 over reserve after the opening bid of $1 million through Michael Green at Green Real Estate Agency.  Auctioneer Rob Trovato said there were four bidders, slightly below their regular number.
"It has increased week to week and year to year, totalling nine per property on the weekend (up 1 week to week and up 2 to 3 from April 2014)," he said.
Last weekend's initial 86.8% success rate was revised down to 83.6% after late results were supplied to APM.
Other than the subdued Easter weekend, the Sydney auction clearance rate has remained above 80% - both initial and revised results - since the 2015 auction season began in early February 2015.
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Stellar 88% weekend Sydney auction success rate ensures sales from A to Z

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Hong Kong Chinese nationals paid around $7 million for a dress circle waterfront property in Seaforth.
The home is set on on 1,200 square metre deep waterfront block complete with jetty and marina pen.
The buyers saw 55 Seaforth Crescent on the Juwai website, then contacting Glen Wirth of LJ Hooker Seaforth.
“It took three weeks for their application to go through the Foreign Investment Review Board,” Wirth told the Manly Daily.
The architect-designed trophy home has floor to ceiling glass walls and 180 degree views of the Spit at Middle Harbour.
It was advertised for sale at $7.8 million.
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Chinese boaties secure Seaforth, Middle Harbour waterfront

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GUEST OBSERVATION
A quarantining approach was adopted by the Hawke government in 1985 when it effectively abolished negative gearing for rental property investments.
For two years after the announcement of the policy, expenses related to rental property investments could not be claimed against income from other sources such as wages. In return for this restriction on deductions, a depreciation allowance was introduced to encourage investment in new rental housing. Existing investments were not affected.
A mythology has grown around the impact of this policy on rental property investment in the late 1980s. It is claimed that the ‘abolition’ of negative gearing directly led to a rental housing investment ‘strike’ and that this was the reason the policy was reversed. In fact, a major reason for the policy reversal was political: property lobbyists threatened to campaign against the then New South Wales state government in a forthcoming election.
It is possible that this campaign convinced some property investors in Sydney that it was no longer worthwhile investing in housing – a self-fulfilling prophecy.
In reality, the housing investment ‘slump’ was restricted to Sydney and Perth, two property markets that were already ‘over-heated’ at the time that negative gearing was restricted. Nationally, investment in rental property continued to increase with the total value of lending to rental property investors rising by 42% over the period that negative arrangements stopped.
<img src="/images/2015/04/16/chart-april-17-bre.jpg" alt="">
Source: Eslake (2014), “Submission to Senate Economics Committee Affordable Housing inquiry Note: Annual increase in median rents. Shaded area was the period during which negative gearing was not available.
Apart from the effects of the ‘normal’ housing cycle in markets that were overheated, the main causes of the property investment slump in Sydney and Perth were higher interest rates (partly designed to prevent a housing investment ‘bubble’) and the share-market boom of the mid 2000s (which diverted investment from housing).35 After the share-market crash of 1987, and the easing of interest rates in its wake, housing investment boomed.
The ‘restoration’ of negative gearing is likely to have added froth to this speculative boom which inflated house prices and triggered a steep rise in interest rates, which led in turn to the worst recession since the 1930s.
Improving on past policies In retrospect, the main weaknesses of the 1986 ‘quarantining’ policy were that it was introduced at a time when the housing market was about to deflate of its own accord, and that only rental property investment was targeted (when ‘negative gearing’ strategies also apply to investment in other assets yielding capital gains such as shares and agricultural investments).
Otherwise, it was a sensible policy response to a serious flaw in the tax system that distorts the operation of housing and other investment markets. Restricting deductions for negatively geared investments to income from the same asset or class of assets is a more comprehensive solution to the problem than other options considered in the past such as limiting ‘negative gearing’ to investment in the construction of new housing. While these proposals would redirect investment to new housing and ease inflation in home prices, they would not remove the structural flaw in the tax treatment of different investments: the bias in favour of borrowing to invest in assets yielding capital gains, including rental property, shares and agricultural schemes.
There is also a strong case for tackling this problem directly by reducing the inequitable and investment-distorting 50% discount for capital gains. This would best be done as part of a wider realignment of tax rates for different investments - including a reduction in tax rates on rental income as the ‘Henry Report proposes. This could be done in conjunction with ‘quarantining’ rules to remove the ‘timing advantage’ discussed above. These measures should be introduced in conjunction with more efficient tax incentives for investment in new housing, especially affordable housing.
The National Rental Affordability Scheme (NRAS), which provides tax credits for such investment, is being wound down before its impact on affordable housing investment can be properly assessed. This is a mistake. Special emphasis should be placed on incentives for long-term institutional investment in housing.
This policy package would be ‘pro’ not ‘anti’ housing investment. Investment would be redirected from where it is harming housing affordability towards where it is most needed: the construction of new affordable dwellings.
At the state level, the replacement of stamp duties on housing purchases with a broadly based Land Tax (as advocated by the Henry Report) and reforms to Land Tax on rental properties to encourage investment in multiple properties, should be considered. Policies that strengthen housing supply, including direct public investment in social and community housing and reform of planning laws should also be pursued.
These tax and housing reforms would improve housing affordability for tenants on low incomes, ease barriers to first home ownership, and improve the fairness of the tax system as well as the efficiency of investment. It would be good for people struggling to find decent and affordable housing and good for the economy as well.
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.
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