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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An older style warehouse with redevelopment potential at Camperdown in Sydney’s inner north-west has been sold by for $1.25 million.
The two level brick warehouse at 115 Salisbury Road, Camperdown was sold by Ray White Commercial Inner West agent Tim Morrison.
The corner location was offered vacant possession, with a floor area of 425 square metre zoned B1, which allows for a variety of uses such as a child care centre, bed and breakfast, student accommodation or shop top housing.
The new owner is looking to lease the property.
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jchancellor-FAypfDUnLy

Camperdown warehouse with development potential sold

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Raine &amp; Horne has opened a Dubai office, which has direct views to the Burj Khalifa, the world’s biggest skyscraper.
“Dubai is now the logical place to do business in the Middle East, Central Asia, Africa, the Asian subcontinent and the Eastern Mediterranean due to its strategic location, tax-free living and strong economic outlook,” the Raine &amp; Horne chief executive Angus Raine said. 
“With more capital flowing back into the residential and commercial markets in the UAE’s most populous city, establishing Raine &amp; Horne Dubai makes plenty of sense.”
Raine &amp; Horne Dubai will specialise in residential, commercial and retail property sales from an office in Dubai’s mixed-use Oberoi Center, located at the entrance to the city’s principal CBD, the Bay Business district. 
It will be headed by property specialists Surender Bhojwani, and Sanjay Chimnani, who has worked in the property market in Dubai since 2004 after more than three decades in India. Prior to launching Raine &amp; Horne Dubai, Chimnani was a co-founder of a major real estate investment company, before taking a senior management role with a German fund management company. 
Premium residential space in Dubai starts from $600 a square foot, while affordable housing is available from $300 a square foot, says Chimnani.
“But unlike Sydney, for example, distances need not be big in Dubai, so you can pay $300 a square foot for space and be only 15 minutes by car from the centre of Dubai,” he said. 
“But there is still a shortage of affordable housing in Dubai, so for now, many workers live in the nearby emirate of Sharjah and commute.”  
On the commercial property front, Chimnani is convinced the prospects are very good. 
“It remains a question of supply, with more multi-nationals looking to set up shop as Dubai rebuilds its reputation as the business and tourism capital of the region,” he said.  
“There are new free zones targeting technology, media, design, banking and finance, and the healthcare sector.
“The Dubai government is promoting the city as a major hub for businesses looking to establish themselves in the Middle East and North Africa – and this links back to the emirate’s reputation for stability.”
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Raine & Horne dips toe in the sands of Dubai agency

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Twitter executive Aliza Knox is set to join the Scentre Group board.
Knox is the managing director of online sales, Asia Pacific and Latin America at Twitter, based in Singapore.
She was previously the managing director of commerce and online sales and operations for Asia Pacific at Google from 2007 to 2012.
Her other prior roles include senior vice president, commercial solutions and global product platforms at Visa International (from 2002 to 2007) and senior vice president, international wireless and global expansion Asian focus at Charles Schwab Corporation (from 1999 to 2001).
Knox held senior positions at Boston Consulting Group Pty Ltd from 1990 to 1999 and at Bankers Trust Company from 1981 to 1986.
She holds an MBA in Marketing (Honors) from New York University-Leonard N. Stern, School of Business, and a B.A., Applied Mathematics and Economics (Magna Cum Laude) from Brown University.
Scentre said it followed their view of the growing importance of technology to the business.
Sandra McPhee and Laurence Brindle have indicated that they will not seek re-election at the AGM on 7 May. 
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Twitter executive Aliza Knox joins Scentre

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Commercial properties are mainly seen as a longer-term (at least three year) investments. And you tend to buy them for their regular, high yields; as well as for some good capital growth over time.
Even so, an investor with a little knowledge and experience can easily find properties able to be "upgraded" and then on-sold for a quick gain.
Typically, this would involve you in improving the income stream from your property; and perhaps the security of that income. Both of which would result in a boost to the property's overall appeal and value.
Your Options for a Fast Turnaround
There are a number of different ways you can achieve this.
<ol>
<li>
Undetake an Upgrade The simplest strategy would be to buy a run-down property on a short-term lease, and renovate it. More often than not, you can keep the existing tenant; and simply extend the lease on a higher rental. 
</li>
<li>
Properties are sometimes Under-let Alternatively, you might be able to find a property with a lease that does not reflect current market rental. Renegotiating that lease would lead to a higher rent, thereby boosting the value of the property. And naturally, longer leases and better-quality tenants will always make your property worth more. 
</li>
<li>
Maybe Poor Management Quite often, you will also come across some poorly managed properties.For example: A block of shops might have several vacancies, or tenants who attract little business. Changing the tenancy mix (to improve the area's appeal) tends to attract better tenants, and will also bring in higher rents. 
</li>
<li>
Watch for Emerging Trends Simply spotting opportunities within improving (or growing) neighbourhoods — such as inner-city suburbs enjoying an influx of upmarket residents — is another good short-term strategy. 
</li>
<li>
Initiate Strategic Vacancies With experience … you may even look to buy vacant buildings, "trick them up" and lease them out. But you should really engage a team of experts, to guide you with a strategy like this.Then you can decide whether you wish to hold them as long-term investment; or turn them over, to make a short-term profit. 
</li>
<li>
Perhaps a Change of Use By using a little imagination, you can easily discover ways to completely change the use of a property — by turning a warehouse into a restaurant, for example, would also serve to significantly boost of the property's rent andvalue. 
</li>
<li>
Study Market Cycles Timing the market is another viable short-term strategy. As with the share market, Commercial property can go through periods when values may not change much, followed by periods of sharp appreciation. The secret lies in knowing where you are in the current cycle.
</li>
</ol>
Bottom line: As you will have noticed, none of this is exactly rocket science. But hopefully, it provides you with the framework to perhaps think "outside the box" with some of your own acquisitions.
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chrislang-EQKojcgJPV

Seven ways to add value to a commercial property fast: Chris Lang

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Investors almost match owner occupiers in the latest financing chart in the April RBA chart pack.
<a class="advance-link" href="https://www.rba.gov.au/chart-pack/household-sector" title="Housing Loan Approvals graph" rel="history"> <img src="https://www.rba.gov.au/chart-pack/images/5-6-household-sector/6br-hla-small.gif?accessed=2015-04-08-11-30-54" alt="Housing Loan Approvals graph"></a>
The extent of the continued Sydney house price surge is well illustrated in the latest RBA chart pack. Yesterday's <a href="/expert-insights/finance/prices-varied-though-sydney-strong-says-rba-governor-glenn-stevens-april-statement">RBA governor's statement</a> noted dwelling prices continue to rise strongly in Sydney, though trends have been more varied in a number of other cities. 
"The bank is working with other regulators to assess and contain risks that may arise from the housing market."
<a class="advance-link" href="https://www.rba.gov.au/chart-pack/household-sector" title="Housing Prices graph" rel="history"> <img src="https://www.rba.gov.au/chart-pack/images/5-6-household-sector/6bl-houspri-small.gif?accessed=2015-04-08-11-30-54" alt="Housing Prices graph"></a>
Household liabilities remain relatively steady, but net worth is still behind the pre-global financial crisis impact.
<a class="advance-link" href="https://www.rba.gov.au/chart-pack/household-sector" title="Household Wealth and Liabilities graph" rel="history"> <img src="https://www.rba.gov.au/chart-pack/images/5-6-household-sector/6tr-hhwl-small.gif?accessed=2015-04-08-11-30-54" alt="Household Wealth and Liabilities graph"></a>
Debt is still high, but interest paid is much lower in the low cash rate times.
<a class="advance-link" href="https://www.rba.gov.au/chart-pack/household-sector" title="Household Finances graph" rel="history"> <img src="https://www.rba.gov.au/chart-pack/images/5-6-household-sector/6tl-hhfin-small.gif?accessed=2015-04-08-11-30-54" alt="Household Finances graph"></a>
The transition to a construction led economy is apparent in private residential building approvals.
The household savings rate is dipping.
<a class="advance-link" href="https://www.rba.gov.au/chart-pack/household-sector" title="Household Saving Ratio graph" rel="history"><img src="https://www.rba.gov.au/chart-pack/images/5-6-household-sector/5tr-hhsaving-small.gif?accessed=2015-04-08-11-30-54" alt="Household Saving Ratio graph"></a>
The banks are doing okay with profitability and lower bad debts.
<a class="advance-link" href="https://www.rba.gov.au/chart-pack/banking-indicators" title="Bank Profitability – Key Indicators graph" rel="history"> <img src="https://www.rba.gov.au/chart-pack/images/29-30-banking-indicators/29tr-bnkprof-small.gif?accessed=2015-04-08-11-38-06" alt="Bank Profitability – Key Indicators graph"></a>
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The chart that shows Sydney's increasing property market risks: RBA's April chart pack

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In June 2012, Smart Property Investment published a list of 20 inner-city suburbs where apartments were available for a "steal".
Each of the 20 suburbs were located within five kilometres of a capital CBD. One in four units in each suburb had to sell for $300,000 or less.
The magazine teamed up with an expert panel: Domain Group senior economist Andrew Wilson, SQM Research managing director Louis Christopher and RP Data senior research analyst Cameron Kusher. Together, they selected the suburbs, grouped them by states and ranked them on their potential for capital growth over five years.
A lot has happened since June 2012. Melbourne's apartment boom has continued to dizzying heights, Hobart had a surprisingly strong start to 2015, and Perth's price recovery in the wake of the mining boom has been more modest than some had hoped.
We're now halfway through the five year time horizon set out by the experts in June 2012, so Property Observer takes a look at how the inner city steals are performing. The updated median price and gross yield figures are taken from CoreLogic RP Data, as of the end of 2014. The vacancy rate figures are taken from SQM Research.
<h3>Hobart</h3>
Hobart's unit prices haven't fared so well in the last year – in fact, they've gone down in value, with Corelogic RP Data recording a 5.7% decrease in prices in the year to March. Of all the expert's Tasmanian picks, North Hobart has performed the best, with a median unit price of $375,000 at the end of 2014 compared to $312,000 in June 2012.
#20: <a href="/news">South Hobart, Tasmania</a>
Then:
<ul>
<li>Median price: $290,000</li>
<li>Gross rental yield: 5%</li>
<li>Vacancy rate: 4.4%</li>
</ul>
Now:
<ul>
<li>Median price: $297,500</li>
<li>Gross rental yield: 5%</li>
<li>Vacancy rate: 2%</li>
</ul>
#19 <a href="/news">Sandy Bay, Tasmania</a>
Then:
<ul>
<li>Median price: $377,500</li>
<li>Gross rental yield: 4%</li>
<li>Vacancy rate: 5.1%</li>
</ul>
Now:
<ul>
<li>Median price: $378,500</li>
<li>Gross rental yield: 4%</li>
<li>Vacancy rate: 2.2%</li>
</ul>
#18 <a href="/news">West Hobart, Tasmania</a>
Then:
<ul>
<li>Median price: $330,000</li>
<li>Gross rental yield: 5%</li>
<li>Vacancy rate: 3.9%</li>
</ul>
Now:
<ul>
<li>Median price: $317,000</li>
<li>Gross rental yield: 5%</li>
<li>Vacancy rate: 2.1%</li>
</ul>
#17 <a href="/news">North Hobart, Tasmania</a>
Then:
<ul>
<li>Median price: $312,000</li>
<li>Gross rental yield: 5%</li>
<li>Vacancy rate: 3.9%</li>
</ul>
Now:
<ul>
<li>Median price: $375,000</li>
<li>Gross rental yield: 5%</li>
<li>Vacancy rate: 2.1%</li>
</ul>
#16 <a href="/news">New Town, Tasmania</a>
Then:
<ul>
<li>Median price: $270,000</li>
<li>Gross rental yield: 5%</li>
<li>Vacancy rate: 2.4%</li>
</ul>
Now:
<ul>
<li>Median price: $240,000</li>
<li>Gross rental yield: 5%</li>
<li>Vacancy rate: 1.2%</li>
</ul>
<h3>Melbourne</h3>
Melbourne's inner city units have received a lot of press in the last two years, due to a particularly pronounced spike in approvals, and construction. The new crop of apartment towers has lead many to ask if the city has an <a href="/news/vic/exclusive-does-melbourne-have-an-oversupply-problem">oversupply problem</a>, and may soon see a <a href="/expert-insights/buying/price-correction-looming-in-wake-of-melbourne-apartment-boom-bis-shrapnel">price correction</a>.
As the suburbs of choice for many student renters, the inner city steals spotlighted all displayed seasonal spikes in vacancy rates around the summer holiday period.
#15 <a href="/news">Melbourne, Victoria</a>
Then:
<ul>
<li>Median price: $379,500</li>
<li>Gross rental yield: 6%</li>
<li>Vacancy rate: 4.6%</li>
</ul>
Now:
<ul>
<li>Median price: $445,000</li>
<li>Gross rental yield: 5%</li>
<li>Vacancy rate: 3.5%</li>
</ul>
#14 <a href="/news">Carlton, Victoria</a>
Then:
<ul>
<li>Median price: $297,500</li>
<li>Gross rental yield: 7%</li>
<li>Vacancy rate: 0.9%</li>
</ul>
Now:
<ul>
<li>Median price: $290,000</li>
<li>Gross rental yield: 7%</li>
<li>Vacancy rate: 2.9%</li>
</ul>
#13 <a href="/news">North Melbourne, Victoria</a>
Then:
<ul>
<li>Median price: $390,000</li>
<li>Gross rental yield: 5%</li>
<li>Vacancy rate: 1.9%</li>
</ul>
Now:
<ul>
<li>Median price: $495,000</li>
<li>Gross rental yield: 4%</li>
<li>Vacancy rate: 1.6%</li>
</ul>
<h3>Adelaide</h3>
The experts picked seven Adelaide suburbs for their list in 2012. They aren't the only ones that believe in the South Australian capital's potential: in July last year, observer Terry Ryder wrote that Adelaide was a "standout market". The city's unit prices increased by 2.6% in the year to March, according to CoreLogic RP Data.
#12 <a href="/news">Rose Park, South Australia</a>
Then:
<ul>
<li>Median price: $460,000</li>
<li>Gross rental yield: 5%</li>
<li>Vacancy rate: 1.1%</li>
</ul>
Now:
<ul>
<li>Median price: $447,000</li>
<li>Gross rental yield: 5%</li>
<li>Vacancy rate: 1.7%</li>
</ul>
#11 <a href="/news">Keswick, South Australia</a>
Then:
<ul>
<li>Median price: $240,000</li>
<li>Gross rental yield: 6%</li>
<li>Vacancy rate: 1.0%</li>
</ul>
Now:
<ul>
<li>Median price: $202,500 (last recorded)</li>
<li>Gross rental yield: 7%</li>
<li>Vacancy rate: 1.8%</li>
</ul>
#10 <a href="/news">Ashford, South Australia</a>
Then:
<ul>
<li>Median price: $291,000</li>
<li>Gross rental yield: 5%</li>
<li>Vacancy rate: 7.0%</li>
</ul>
Now:
<ul>
<li>Median price: $294,000</li>
<li>Gross rental yield: 5%</li>
<li>Vacancy rate: 1.8%</li>
</ul>
#9 <a href="/news">Kent Town, South Australia</a>
Then:
<ul>
<li>Median price: $505,000</li>
<li>Gross rental yield: 3%</li>
<li>Vacancy rate: 1.1%</li>
</ul>
Now:
<ul>
<li>Median price: $600,000</li>
<li>Gross rental yield: 3%</li>
<li>Vacancy rate: 1.7%</li>
</ul>
#8 <a href="/news">Wayville, South Australia</a>
Then:
<ul>
<li>Median price: $312,000</li>
<li>Gross rental yield: 5%</li>
<li>Vacancy rate: 0.8%</li>
</ul>
Now:
<ul>
<li>Median price: $608,500</li>
<li>Gross rental yield: 3%</li>
<li>Vacancy rate: 1.9%</li>
</ul>
#7 <a href="/news">Goodwood, South Australia</a>
Then:
<ul>
<li>Median price: $337,500</li>
<li>Gross rental yield: 4%</li>
<li>Vacancy rate: 0.9%</li>
</ul>
Now:
<ul>
<li>Median price: $388,000</li>
<li>Gross rental yield: 4%</li>
<li>Vacancy rate: 1.9%</li>
</ul>
#6 <a href="/news">Mile End, South Australia</a>
Then:
<ul>
<li>Median price: $390,000</li>
<li>Gross rental yield: 4%</li>
<li>Vacancy rate: 0.8%</li>
</ul>
Now:
<ul>
<li>Median price: $395,000</li>
<li>Gross rental yield: 5%</li>
<li>Vacancy rate: 0.9%</li>
</ul>
<h3>Sydney</h3>
Only one Sydney suburb made the inner city steals list, which makes sense given Sydney prices stand head and shoulders above the other capital cities. Just like the rest of Sydney, Ultimo has recorded strong growth in recent years – the median price of units at the end of 2014 is $63,500, or 15%, higher than it was in June 2012.
#5 <a href="/news">Ultimo, New South Wales</a>
Then:
<ul>
<li>Median price: $414,500</li>
<li>Gross rental yield: 6%</li>
<li>Vacancy rate: 1.3%</li>
</ul>
Now:
<ul>
<li>Median price: $478,000</li>
<li>Gross rental yield: 6%</li>
<li>Vacancy rate: 1.4%</li>
</ul>
<h3>Perth</h3>
Perth's inner city suburbs topped the list, with four picks. While the Kusher, Christopher and Wilson unanimously agreed that Perth's suburbs should rank highest, the results so far are mixed. Trendy Mount Lawley's end of 2014 median unit price is 16% higher than the June 2012's (with a similar result in North Perth). But in West Leederville, the median unit price is down, from $482,500 to $369,000, with the vacancy rate up from 0.9% to 2.4%.
#4 <a href="/news">West Leederville, Western Australia</a>
Then:
<ul>
<li>Median price: $482,500</li>
<li>Gross rental yield: 3%</li>
<li>Vacancy rate: 0.9%</li>
</ul>
Now:
<ul>
<li>Median price: $369,000</li>
<li>Gross rental yield: 5%</li>
<li>Vacancy rate: 2.4%</li>
</ul>
#3 <a href="/news">North Perth, Western Australia</a>
Then:
<ul>
<li>Median price: $385,000</li>
<li>Gross rental yield: 5%</li>
<li>Vacancy rate: 0.6%</li>
</ul>
Now:
<ul>
<li>Median price: $452,500</li>
<li>Gross rental yield: 5%</li>
<li>Vacancy rate: 2%</li>
</ul>
#2 <a href="/news">Mount Lawley, Western Australia</a>
Then:
<ul>
<li>Median price: $382,500</li>
<li>Gross rental yield: 5%</li>
<li>Vacancy rate: 0.4%</li>
</ul>
Now:
<ul>
<li>Median price: $445,000</li>
<li>Gross rental yield: 5%</li>
<li>Vacancy rate: 4.5%</li>
</ul>
#1 <a href="/news">Highgate, Western Australia</a>
Then:
<ul>
<li>Median price: $365,000</li>
<li>Gross rental yield: 5%</li>
<li>Vacancy rate: 0.3%</li>
</ul>
Now:
<ul>
<li>Median price: $412,500</li>
<li>Gross rental yield: 6%</li>
<li>Vacancy rate: 3.2%</li>
</ul>
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jrichardson-uRX5hFdKfN

Looking back on 2012's "inner city steals"

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Unique Estate’s Nicolette van Wijngaarden has listed Karbeethong Lodge on the shores of Mallacoota inlet in Victoria’s East Gippsland.
The coastal guesthouse dates from 1903 but began with guests in the 1920s.
The holding boasts fruit trees, a cottage garden and access to a jetty.
<a href="https://uniqueestates.com.au/listings/residential_sale-278785-mallacoota/" target="_blank">Offers over $1.8 million</a> are being sought. 
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Mallacoota's Karbeethong Lodge listed for sale

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In my 30 years of selling real estate I’ve seen some amazing market trends - but what I am seeing now is arguably the most amazing trend that Australian real estate has ever witnessed before. 
The last such event, which happened on a much smaller scale, was the introduction of the capital gains tax on 20 September 1985. I was a real estate agent on my L plates who was just learning the trade and caught the back end of a mad investor rush to buy investment properties before the new legislation was enacted.
It’s called the Grandfather clause or the Grandfather Policy. It's where an old rule continues to apply in certain existing situations, while a new rule is introduced and will apply to all future cases. Cue negative gearing which is now front and centre of Australia’s great tax debate. What we are seeing today is just how smart and savvy Australian property investors are as they vigorously gold-plate their property investment portfolios. The reality of being guaranteed full deductions on your investment property explains exactly why property investors have run amok with Sydney real estate.
The government recently released its tax discussion paper which just so happens to be spruiking debate on negative gearing and capital gains tax. Property investors in Australia are all over the “Grandfather clause” simply because of the sheer weight in numbers of property investors  - in 2011-12 a staggering 883,325 of 1.266 million taxpayers claimed deductions. Negative gearing by property investors reduced personal income tax revenue in Australia by $600 million in the 2001-02 tax year, $3.9 billion in 2004-05 and $13.2 billion in 2010-11. So one can only shudder to think what this year’s deductions will be like given the investor boom.
But let’s now look at what effect this is having on local real estate markets. They reveal (something that I have been alluding to for ages) exactly how household sentiment has radically changed when it comes to buying the principal place of residence today – thanks mainly to the global financial crisis which has re-calibrated how households approach their modern day property folios.
Trading up is now a thing of the past with households now opting to renovate and then leverage investment properties from their principal place of residence – that’s right, the gold plated guaranteed tax deduction.
Look at how many houses are available today in Neutral Bay - the number is zero. If you look at the number of houses available today in Cremorne the number is also zero. When I go back over our house data for the last five years on a weekly basis Neutral Bay averaged 12 houses on the market each week and Cremorne averaged 15. Mosman houses have averaged 88 houses and today there are just 57 and going lower. What we are seeing is unprecedented given whilst the principal place of residence is tax free, households have decided to stay put and lock in long-term real estate investment property with a locked-in maximum tax deduction. All thanks to the Grandfather clause.
For the record this is the very first time that no houses have ever not been for sale in Cremorne and Neutral Bay. A coincidence? I don’t believe so.
The Sydney Morning Herald ran a piece last week – <a href="https://news.domain.com.au/domain/real-estate-news/property-investors-use-of-negative-gearing-contentious-20150330-1maq16" target="_blank" title="Property investors’ use of negative gearing contentious.">Property investors’ use of negative gearing contentious.</a> 
My commentary: “Given all that’s currently going on with overseas buyers – more particularly, the uncertainty of exactly what’s happening – it would only be reasonable that with all new developments, only Australian citizens can qualify to buy. The Australian government has lost all control for new developments where it is now imperative that the multitude of loopholes are immediately addressed. It’s that serious that our government is only now just starting to understand the debacle we have with overseas buyers who are the driving force behind these booming markets.
"When negative gearing was introduced back in July 1985 by the Hawke/Keating government, the architects would never have calculated the effects it would have in the market when you have a present cash rate of 2.25% and going lower. Only when the Liberal and Labor parties agree that they will support a bipartisan inquiry into negative gearing will we see a (probable) slowing down of the Australian property investor tsunami.
"Having said that, negative gearing is now 30 years old, where only in the last five years has it reached maturity. The fact that after each financial year we have now seen a new Australian record deduction clearly shows how well the system is being manipulated by investors.
"The consensus is not calling for its abolition – rather an intelligent discussion on what is a fair and reasonable outcome that best suits our property industry today. Given we have a record low cash rate that looks to go even lower, we could then see the cash rate at or around this level for well over a decade to come – maybe even longer, if Australian Treasury bonds are any indication.
"Instead of burying the negative gearing debate in that too-hard basket, the time has now arrived for it to be debated warts and all. It would be a fascinating debate.”
The reality of the matter is that Australia is not in one of the worst ever housing bubbles we have ever seen, rather household’s cherry-picking investment properties over trading up simply because we have a record low cash rate and with negative gearing a gold plated tax deduction which won’t be available for much longer if rumor and speculation prove to be correct.
Sydney is also on track to become the first Australian city with a population to hit 5,000,000 with demand consistently outperforming supply.
I’m of the opinion that too many commentators have completely missed the ‘big’ housing picture and are way off the mark with their persistent household debt criticism lecturing.
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robertsimeon-hRNTwJyXkQ

The looming demise of negative gearing has triggered a tsunami of investor activity: Robert Simeon

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Not surprisingly the number of Australian residential property sale listings rose during March in most capital cities, though Canberra and Melbourne recorded an unseasonal fall in listings, according to SQM Research.
The number of unsold properties reached 358,167 in March 2015, rising 1.8% from February 2015, with the number of listings up 1.6% from a year earlier.
Normal seasonality plus the ongoing housing downturn in Perth and Darwin were the main reasons for the rise, <a href="https://www.sqmresearch.com.au/" target="_blank">SQM Research</a>'s Louis Christopher noted.
"Critically though, Melbourne recorded abnormal decreases, with listings falling by 1.4% to 38,027 properties for sale," wrote Christopher.
"Melbourne listings are now down 14.7%, year-on-year, the biggest fall of any capital city.
"We are now recording a clear downtrend in properties for sale in Melbourne, which suggests the market is picking up and there are now more buyers than sellers.
"Previously, Melbourne was very much a mixed market.
"But this suggests the recovery is becoming more uniform across the city.
"Canberra recorded a 2.6% decline to 3,401 listings."
<a href="https://sqmresearch.com.au/March2015SOMTable.png" target="_blank"><img src="https://gallery.mailchimp.com/9badbd870addb4af72206c2eb/images/d9541201-adf1-4356-a73d-c3429c3e3eca.png" width="390" height="121" align="none"></a>
Source: SQM Research SQM noted Sydney jumped back from the normal lull in February, although year-on-year listings are down by 8.8%.
The total number of listings in Sydney is now 22,123 residential properties on the market.
"Critically, asking prices in Sydney rose again by 2.7% for houses and 1.7% for the month for units," Christopher advised.
"The median asking price for a house in Sydney is now $1,066,000."
He noted the commodities downturn had continued to suppress demand for both rental and owner occupier property in Perth and Darwin.
"Each month, we usually find that stock on market is accumulating, reflecting weak property demand in those two markets," he said.
"This softness is expected to be ongoing given that the commodities downturn is only getting deeper, as we can see with the falling iron ore price.
"Median asking house prices in Darwin continue to fall with a year-on-year comparison showing a 12 month decline of 5.1%.
"Perth also recorded house asking price declines in the month of 2.8%." <a href="https://sqmresearch.com.au/weekly%20asking%20prices.png" target="_blank"><img src="https://gallery.mailchimp.com/9badbd870addb4af72206c2eb/images/660b2bf3-a412-41d5-ae38-28791b504840.png" width="390" height="443" align="none"></a>
Source: SQM Research
Darwin has again posted the largest monthly percentage gain in stock levels, rising by 7.3% during March 2015 to 1,964.
Darwin has also recorded the highest increase in stock levels of all the capital cities over the year, increasing by a staggering 42.6% from March 2014.
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Melbourne listings decline unseasonably in March: SQM Research

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Regional population growth data was recently released by the Australian Bureau of Statistics (ABS) for the year to June 2014.
By combining this data over time with dwelling approvals over time we can derive localised information to approximate the extent of oversupply and undersupply in the capital city housing markets.
The combined capital cities recorded an increase in population over the 12 months to June 2014 of 288,994 persons, down from an increase of 308,206 persons the previous year. While the population increased by 288,994 persons, there were a record-high 145,268 dwelling approvals over the year. The population increase was -6.2% lower over the year while the number of dwelling approvals was 25.6% higher. Based purely on a ratio of population growth to dwelling approvals there was one dwelling approved for construction for every 1.99 residents added to the capital cities. This represents a significant improvement on the ratio of one dwelling approval for every 2.66 new residents over the previous year.
The 2011 Census reported that across the nation, households had an average of 2.6 persons. Based on this figure, we have approved significantly more homes than required based on population growth over the past year. Unfortunately, measuring housing demand is not quite so simple. We must also consider how much of the new demand is from overseas migration compared to natural increase as well as factors such as demolitions and holiday home demand.
I haven’t found any literature on housing demand from overseas migration compared to natural increase however; I think it is a reasonable assumption that overseas migration creates a more immediate addition to housing demand than natural increase. There has been a noticeable slump in net overseas migration to Australia over the past year. Although it is a little bit old now, the former Deputy Governor of the Reserve Bank (RBA) gave a speech entitled ‘Housing and the Economy’ to the National Housing Conference in November 2009. Two of the most interesting and relevant points to housing demand from the speech were:
<ul>
<li>A higher proportion of the new dwellings built are simply replacing existing homes that have been demolished. The RBA estimated that between 2001 and 2006, around 15% of new dwellings built replaced those that had been demolished; 10 to 15 years earlier that figure was less than 10%. </li>
<li>A significant proportion of dwelling investment appears to have gone into holiday homes or second homes. Census data (2006 Census) shows that the number of dwellings built has exceeded the increase in the number of households by a large margin. As a result, the ratio of the number of dwellings to the number of households has been rising over time; as at 2006, there were 8% more dwellings in Australia than there were households. Presumably, most of this surplus reflects holiday homes and second homes.</li>
</ul>
Based on these two points from the former Deputy Governor’s speech, in order to cater to dwelling replacements and secondary homes we should construct 23% more dwelling than the previous simplistic analysis of measuring the rate of population growth compared to approvals. There are a few points and assumptions to keep in mind here:
<ol>
<li>This analysis is based on approvals not completions and approvals won’t necessarily become a completion; based on our calculations completion rates are historically 98% for houses and 85% for units. </li>
<li>The heightened level of inner-city unit development in most instances would see fewer homes demolished to make way for this new construction. </li>
<li>Holiday and second homes ae generally more likely to be located outside of the capital city than within. </li>
<li>Anecdotally activity from foreign buyers is increasing, a proportion of these homes sit unoccupied and don’t even enter into the rental market. So while the supply of housing has increased if the property sits vacant it is more reflective of secondary homes.</li>
</ol>
Given these qualifications, the point about holiday and second homes is likely to be less relevant here, but in the absence of more up-to-date data we will still allow for the 15% of homes which have been demolished when looking at the approvals data.
The 2011 Census reported that on average, Sydney, Brisbane and Darwin had 2.7 persons per household, Melbourne, Perth and the ACT had 2.6 persons per household and Adelaide and Hobart had 2.4 persons per household. Returning to the original findings, over the year to June 2014 the capital city population increased by 288,994 persons and 145,268 dwellings were approved for construction.
If we adjust these figures based on the average household sizes as at the 2011 Census, based on population growth the capital cities required 109,825 new homes. If we further adjust for the assumption that the country needs to approve 15% more homes to replace demolitions, the capital cities required 126,298 new homes last year. Given this, 18,970 more homes were approved for construction than were required over the year compared to a deficiency of 19,076 homes the previous year.
<img class="aligncenter size-full wp-image-4473" src="https://blog.corelogic.com.au/wp-content/uploads/2015/04/Chart-11.jpg" alt="Chart 1" width="500" height="181">
The above chart shows that new dwelling approvals were typically sufficient for the rate of population growth throughout the 1990s however, since the beginning of the 2000s population growth has boomed while new approvals have largely been unresponsive. Dwelling approvals are now climbing on the back of rising home values and increasing demand for homes. Keep in mind, the heightened level of dwelling construction will have to persist for a number of years to make up for the cumulative effect of the insufficient supply response over the past decade or so.
Over the past year, each capital city had more homes approved for construction than was required based on population growth. While dwelling construction is a positive outcome for the economy, it is important to note that an approval doesn’t necessarily translate into a completion. Furthermore, there is a time lag between approval and completion; these homes are required right now, not in a year or twos time (or longer in some unit developments).
The following charts track the annual population growth and annual number of swelling approvals across each of the capital cities.
<img class="aligncenter size-full wp-image-4474" src="https://blog.corelogic.com.au/wp-content/uploads/2015/04/Chart-21.jpg" alt="Chart 2" width="500" height="180">
<img class="aligncenter size-full wp-image-4475" src="https://blog.corelogic.com.au/wp-content/uploads/2015/04/Chart-31.jpg" alt="Chart 3" width="500" height="179">
<img class="aligncenter size-full wp-image-4476" src="https://blog.corelogic.com.au/wp-content/uploads/2015/04/Chart-41.jpg" alt="Chart 4" width="500" height="178">
<img class="aligncenter size-full wp-image-4477" src="https://blog.corelogic.com.au/wp-content/uploads/2015/04/Chart-51.jpg" alt="Chart 5" width="500" height="179">
<img class="aligncenter size-full wp-image-4478" src="https://blog.corelogic.com.au/wp-content/uploads/2015/04/Chart-61.jpg" alt="Chart 6" width="500" height="179">
<img class="aligncenter size-full wp-image-4479" src="https://blog.corelogic.com.au/wp-content/uploads/2015/04/Chart-7.jpg" alt="Chart 7" width="500" height="180">
<img class="aligncenter size-full wp-image-4480" src="https://blog.corelogic.com.au/wp-content/uploads/2015/04/Chart-8.jpg" alt="Chart 8" width="500" height="181">
<img class="aligncenter size-full wp-image-4481" src="https://blog.corelogic.com.au/wp-content/uploads/2015/04/Chart-9.jpg" alt="Chart 9" width="500" height="179">
The above charts show that the disconnect between new dwelling approvals and population growth since the beginning of the 2000s has been largest across the four most populous capital cities. These four cities are also home to a majority of the national population and have also been recording the greatest increase in residents over that period.
A further important consideration for housing supply and demand is the type of new product that is being built. While the city-wide analysis can be useful it should be remembered that new housing is typically either new detached houses on the outskirts of the city or medium to high density product within the inner city areas. We are seeing over time a shift from greenfield and brownfield detached housing development to inner city infill and higher density development across most capital cities. In fact, over the past year more than half of all capital city dwelling approvals have been for units as opposed to houses.
Article continues on the next page. Please click below.
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The analysis shows that within the four largest capital cities there has been a deficiency of dwellings approved for construction over recent years compared to the rate of population growth.
Over the past 24 months or so there has been a surge in dwelling approvals, at the same time the rate of population growth has slowed. The RBA has spoken many times about looking to extend this period of heightened construction activity for a number of years. Not only would this have a multiplier effect throughout the economy but it would also help to improve the undersupply of housing which currently exists.
<img class="aligncenter size-full wp-image-4482" src="https://blog.corelogic.com.au/wp-content/uploads/2015/04/Chart-10.jpg" alt="Chart 10" width="500" height="182">
In 1991, 29.9% of all dwelling approvals across the combined capital cities were for units showing an overwhelming majority of approvals were for houses. Over the most recent year, 51.6% of capital city dwelling approvals were units. In 2013 (50.1%) and 2014 (51.6%) it was the first time that there were a greater number of capital city unit approvals than house approvals. The above chart shows that since 2010 when 38.1% of all approvals were for units, there has been a strong trend towards a smaller proportion of house approvals.
<img class="aligncenter size-full wp-image-4483" src="https://blog.corelogic.com.au/wp-content/uploads/2015/04/Chart-111.jpg" alt="Chart 11" width="500" height="180">
Over the past 12 months, each of Sydney, Melbourne, Brisbane, Darwin and Canberra have approved more units than houses. Sydney, Darwin and Canberra have approved a majority of units for more than a decade however, in Melbourne and Brisbane the rising prominence of unit approvals is a relatively new phenomena. Adelaide, Perth and Hobart have each recorded a significantly lower proportion of unit approvals, in fact as a proportion, Perth and Hobart had fewer unit approvals last year than they had 20 years ago.
Data from the 2011 Census showed that across the separate house category, the most prevalent number of bedrooms is three bedrooms (49.6%) and four bedrooms (32.4%). When you combine the Census data for semi-detached and units, the most prominent number of bedrooms in two bedrooms (50.1%) and three bedrooms (28.6%). To look at it another way, 88.8% of detached houses have three bedrooms or more compared to 66.9% of units having two bedrooms or fewer. The point being that more units are being approved (and constructed) however, they typically have fewer bedrooms and are likely to have a smaller average household size than a detached house would. Given this, it is likely that as more units are constructed, we will actually need more housing than we would have if houses had been exclusively built because of the potential smaller household size. The challenge of course is that while the pipeline of approvals is very strong, there are more unit approvals than houses and ultimately these units are less likely to be built than houses.
The other feature we are seeing in the market is the rise and rise (and rise) of the investor segment. In fact the value of loans to investors has been greater than new loans to owner occupiers over each of the past six months and that has never happened before. A lot of the new unit construction taking place is to cater to demand from the investment segment of the market. The important thing to note is that while investment style detached houses are fairly similar to houses for owner occupiers, the same is not necessarily the case for units. The type of unit that someone is willing to live in while they are renting is often quite different to what they would be willing to live in as an owner occupier. This is largely in relation to internal floor area, kitchen size and design and balcony size. With investment purchases surging, a large proportion of the new unit development is targeted at that market while units for owner occupation are not as prevalent.
Of course developers build what product is going to sell. The potential cause for concern is that many of these investors exit the housing market when the returns aren’t as strong as they currently are. What could then happen is a lot of investment stock hits the market at a time of falling demand coupled with a product offering which is not what the market wants.
Despite this potential cause for concern, it is very encouraging to see an improving relationship between housing demand and housing supply. With population growth looking likely to slow further it would be encouraging, particularly from a housing affordability perspective if the heightened level of approvals persisted. More importantly of course will be that we see these approvals ultimately constructed, particularly in our largest capital cities where housing deficiency has been greatest.
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