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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The Australian Bureau of Statistics (ABS) released housing finance data for January 2015 this week. 
This data represents the first full month of lending-based results after APRA’s recommendation to Australian Authorised Deposit-taking Institutes (ADI’s) reinforcing sound residential mortgage lending benchmarks. <img class="aligncenter size-full wp-image-4377" src="https://blog.corelogic.com.au/wp-content/uploads/2015/03/Chart-11.jpg" alt="Chart 1" width="500" height="186"> Over the month the total value of housing finance commitments fell by -0.6% across both the owner occupier and investor segments of the market. The value of housing finance commitments has increased by 12.8% year on year. 
Taking a look at the breakdown between the owner occupier and investor segment of the market, it is clear that most of the strength is coming from investors. The value of owner occupier housing finance commitments fell by -1.0% over the month and investor lending recorded a fall of -0.1%. 
Despite the monthly fall in lending, the value of housing finance commitments was 7.1% higher year on year to owner occupiers and 22.1% higher to investors. <img class="aligncenter size-full wp-image-4378" src="https://blog.corelogic.com.au/wp-content/uploads/2015/03/Chart-21.jpg" alt="Chart 2" width="500" height="182"> The proportion of total lending to investors reached an all-time high in January 2015. Over the month, 41.4% of the value of all housing finance commitments was to investors. 
In comparison, a record low 39.1% of the value of housing lending was to owner occupiers for new loan purposes and 19.5% was to owner occupiers for refinances. If we look solely at the value of new lending (excluding refinances) investor lending hit a record high 51.4% of all new lending in January 2015. <img class="aligncenter size-full wp-image-4379" src="https://blog.corelogic.com.au/wp-content/uploads/2015/03/Chart-31.jpg" alt="Chart 3" width="500" height="180"> Focussing on the owner occupier segment of lending, $17.7 billion was lent in January down from $17.9 billion in December. Across the segment: $1.8 billion was lent for construction of new homes, $0.9 billion for the purchase of new homes, a record high $5.9 billion for refinances and $9.1 billion for purchase of established homes.
 Month on month, housing finance commitments for owner occupiers fell by -2.6% for construction of new homes, -5.4% for the purchase of new homes, +1.8% for refinances and -2.0% for purchases of established dwellings. year on year, the strength in the owner occupier segment has largely been from refinances which have increased by 28.5%. Across the other segments, construction of new homes were up +1.5%, purchase of new homes are -7.2% and purchase of established homes are -0.9%.
The data indicates that much of the activity across the owner occupier segment of the market is coming from refinances as home owners shop around for a better deal or prepare to withdraw some of their equity which would feed into the strength of the investment segment. <img class="aligncenter size-full wp-image-4380" src="https://blog.corelogic.com.au/wp-content/uploads/2015/03/Chart-41.jpg" alt="Chart 4" width="500" height="183"> Turning to the investment lending segment, $12.5 billion was lent in January which was slightly lower than investment lending in December. Over the month there was $0.8 billion in commitments for construction of new dwelling and $11.7 billion for commitments to existing homes showing that investor lending is largely going to existing homes with lending to that segment almost 14 times greater than lending for new construction. Over the month, investor commitments for new construction fell -18.8% compared to a 1.6% increase in lending for purchases of existing homes.
year on year, the value of commitments for construction of new dwellings is 85.1% higher while investor lending for established homes has increased by 19.1%. The data shows that despite lending to investors is surging, a relatively small amount of this lending is contributing to new housing stock being constructed. <img class="aligncenter size-full wp-image-4381" src="https://blog.corelogic.com.au/wp-content/uploads/2015/03/Chart-51.jpg" alt="Chart 5" width="500" height="181"> Turning to the first home buyer segment of the market, the number of owner occupier first home buyer commitments fell sharply in January. It should be noted that this data series is not seasonally adjusted. Over the month there were 5,961 commitments which was -26.4% lower over the month and -14.4% lower year on year. As a proportion of all owner occupier housing finance commitments, investors accounted for 14.2% of commitments in January. 
Based on this data, the level of first home buyer participation in the market remains extremely low, however a weakness of the ABS data set is that it doesn’t identify first home buyers that are purchasing as investors. Anecdotally, it appears that many first time buyers are choosing to purchase an investment property rather than a principal place of residence. <img class="aligncenter size-full wp-image-4382" src="https://blog.corelogic.com.au/wp-content/uploads/2015/03/Mortgage-Index.jpg" alt="Mortgage Index" width="500" height="181"> The CoreLogic RP Data Mortgage Index measures activity across CoreLogic RP Data’s mortgage platforms each week. The activity is highly correlated with housing finance data and as the above chart shows, activity has surged over recent weeks. Based on this data, it suggests that despite the Christmas / New Year slowdown there has been no sustained slowdown in mortgage demand. Given this we would expect a rebound in housing finance commitment over the coming months.
Following the letter from APRA to Australian ADI’s in December we have seen a slight easing in housing finance commitments however, it is too early to suggest the two are related. Investor activity remains very strong and for the first time on record we have seen six consecutive months in which lending to investors is greater than lending to owner occupiers for new loans. Investors are largely purchasing existing homes which does little to contribute to new housing, although the value of commitments to investors for new construction has risen sharply over the past year. The owner occupier segment is largely being driven by refinance activity as borrowers shop around for better deals on their mortgage and prepare to re-invest some of their equity.
Over the coming months it will be important to monitor if the new guidelines from APRA and the ramping up of their surveillance of mortgage lending has much of an effect on demand. We would suspect that the high level of competition in the mortgage market is likely to result in minimal change across the board. While some individual lenders may have to tinker with their lending policies, borrowers have many other banks to choose from if one borrower cannot provide the type of product they are looking for.
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ckusher-ujnxiKuFQs

Housing finance eases but lending to investors soars to an all-time high: Cameron Kusher

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I just love my job and sometimes it feels like the universe is aligning with me.
This seemed to happen the other day when I was delivered an awesome development site right into the palms of my hands.
Not only did no one else know about this land but I'd been focussed on securing a site in this very location for some time. It's a great suburb on the east side of Maitland, one of the large cities of the Hunter that we develop in. This city has experienced the highest population growth of any inland city of New South Wales and is earmarked for more growth with a new major hospital and $350 million upgrade to the local shopping centre in the pipeline to name just two of the infrastructure upgrades happening in this location.
Today, I thought I'd share how we 'attract' a development site.  For those not too sure about the Law of Attraction, I have to admit that whilst it's nice to be all 'spiritual' around this, it is actually the result of years of hard work setting up contacts and developing almost 100 properties over the past 12 years.  But I'm happy to credit the universe too.
So here's what happened: The phone rings, it's one of my builders, let's call him 'Bob'.
"Jo, I've just heard about a good dual occupancy site coming up" Bob tells me. My ears prick, "Fabulous, tell me more please" and Bob my wonderful builder went on to share the location and address. He'd recently constructed a duplex in the same street and so he knew it well. He'd had a chat with the owner and they mentioned they were thinking of selling and explained which agent they were going to list with. 
This land is over 1,000 square metres and will nicely fit two freestanding, three bedroom, two bathroom homes with double garages. We will subdivide by way of Torrens tile.  There will be good yard space and being able to build freestanding dwellings with Torrens title and double garaging will add more to the end values.
As we talk, I jot down the agent's name and ask more details about the project he recently completed. "What were the build costs?" I asked Bob. Once I knew these, I added in a margin for the additional costs to build freestanding and upgrades that we generally add to our developments.
Before I had said goodbye and hung up the phone, I had a good idea of what this dual occupancy project would cost and the amount of equity we were likely to create. I'd been tracking sales in this location and knew of two very recent comparable sales that would support the estimated end values.
I rang the agent and he gave me more details on the land and promised to email me the contract so I could check the sewer diagram, survey, 88B Instrument, planning certificate and make more enquiries.
I pulled the land up on one of my online platforms that shows me high resolution imaging of the land - much better than Google Earth and more recent satellite images. What's more I can add labels such as lot and deposited plan (DP) numbers to the images and include the lot boundaries so I can get an idea of the shape and estimate boundaries (which helps when there is no survey of the land available).  These tools we happily share with our clients so they can also learn and take advantage of what we've set up.
After viewing the land from outer space and my computer, I will now go and physically inspect it. I'll get an idea of the fall on the land and drainage pits and services available. I can measure the boundaries and get an idea of where I will position the dwellings on the lot. I'll drive around and see the type of housing already built in the area and the community facilities and public transport available and in close proximity. All this will help me determine the rental returns and again confirm estimated end values. I'll check the recently sold properties that we will base our estimates on.
All this information will be delivered to our client who has already signed up with us. Our job is to present every development site we locate and our client has a choice of projects. These are presented in a detailed report and analysis on the development project. If they like what they see, and after getting clearance from their accountant and lender, we will move to make an offer on the land before it even hits the open market next week. 
I can't wait to walk all over this site and take a million photos and while I'm there I'll let the universe - and my builder - know just how much we appreciate them.
<a href="https://www.propertybloom.com.au" target="_blank">www.propertybloom.com.au</a>
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jochivers-wq5Bp59R5a

How to attract a great development site: Jo Chivers

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GUEST OBSERVATION
One of the biggest frustrations I have with the financial industry is the inability and general exclusion of property discussions by financial advisers and mortgage brokers alike.
I know this general lack of care and foresight in itself is affecting clients in life changing and sometimes irreparable ways. Whether they have not benefitted from the huge growth in the property market in the last five years as the adviser thought it was "too expensive", have unfortunately bought wrong assets with huge risks because they didn’t know who to ask, or they have gone ahead and not purchased anything at all because the adviser never discussed it with them.
One of the most cherished parts of my day to day role as a trusted adviser is to help my clients think through their property related decisions.
For example, this daily discussion could be helping my clients to understand whether they should or should not buy an investment property today, or when they want to buy a home in the future. It might be to discuss whether they should sell and buy a new family home or if it is better to renovate the one they live in today. It may be a strategic plan on how to build a multiple property portfolio over the next 30 years or it could be whether they should be buying a property at all.
All of these conversations are highly interesting and add huge measurable value in the future life of my clients. I love to help them think through their decisions and help them go deep in to the property market psyche. Let me be clear, this is not recommending individual properties on individual streets, but educating them on what drives the market and what type of properties suit their plan at this stage. I leave the hard work of finding the right property to professionals who know what they are doing - called buyer's agents. They are the ones who will find the right property to suit them long-term and not just today - not me.
Unfortunately however, I know I am rarity in the financial planning and mortgage industry. I would prefer that I wasn’t but due to being a financial planner, my previous experience in a property firm and also a mortgage broker I have had exposure to the many different areas of the property market. This experience while invaluable is also unique but I believe this should be a necessity and obligation for any aspiring financial planner.
Property has been an asset class that financial advisers have never had, and purposely not had, on their radar.
While completing initial qualifications it is barely mentioned and let alone tested in any way. The major financial institutions do not have any desire to encourage or educate their financial advisers to recommend property. To put simply, it would hurt their profits and shareholders would not like that.
Why has it not been discussed? Why have the majority of the advice industry decided to ignore a recommendation for over 20 years?
Internally within the industry, we all understand that the reason financial planners do not discuss it is because they do not get paid.
Financial planners have always been paid a commission for recommending investment share based products. If they recommended clients to purchase a property, they would not get paid. Sounds simple and maybe a rhetorical question; but is that advising or selling I ask?
If they recommended their client to consider purchasing a property and not shares, they would in affect rule themselves out of a nice paycheck today and to compound the issue further a lot of income in the future.
You see the ongoing fee package for the vast majority of financial planners is based on a percentage based fee. It is called an Asset Based Management Fee and has been around 1% for a long time.
Therefore, the more an adviser recommends for you to invest with them in shares and the less for you invest in property – the more money they make every year. If you a noticing a slight conflict here, you could be on to something?
To make you aware, there are legislation restrictions on advisers from recommending individual direct property and importantly professional indemnity insurance usually does not cover this advice. I am in complete and resounding support of advisers not recommending individual property. It would be highly conflicted and we are not the right people for the job in the first place.
Property is not an investment Australians would generally go to a financial planner to discuss. I would argue however that it one of the most important things they should be able to and need to discuss.
Property has been a great asset class for investors and homeowners. An important part and only a part of an adviser role is to help their clients to invest wisely, safely and in line with their future aspirations. The property market has been a great asset to help clients achieve their aspirations. But why do so many advisers choose to avoid this asset class entirely. In my eyes this should be called either insanity or greed. I’ll let you decide.
Lets put that to one side.
If financial planners are not advising property investors; where do they go?
Unfortunately the vast majority they make this key investment decision themselves. They may ask their friends and family what to do or quickly read a property education magazine, which is full of property developers selling property.
On first glance the property market seems simple, but the more clients understand it, they realise it is not as simple as everyone tends to believe. The first big mistake is that the property market is not one market. Just like the share market every property will perform very differently to every other property over the next 10 or 30 years. Some will do better than others, some will go down in value and some will go up significantly in value. Every property is different, that’s the biggest mistake.
What can be very complex to understand is also exponentially magnified, as the industry is unregulated. Every man, woman and their dog can sell property. They can tell you how amazing growth will be and how outstanding your rental yield is.
Three years ago I was telling clients to avoid mining towns like the plague and sure we all knew a crash was coming. There are houses selling at 20% of the value they were selling three years ago.<a href="https://www.dailytelegraph.com.au/realestate/news/property-prices-in-once-booming-mining-towns-crash-providing-lesson-in-where-not-to-invest/story-fni0cly6-1227210791143" target="_blank"> </a>
There are more horror stories of people buying the in the Docklands in Melbourne, Gold Coast and Noosa. There are fundamental risks with huge developments in apartment heaven near Sydney Airport.
You see people have bought all these properties, people are making all these horrible and life changing mistakes. They are real people and they are real losses.
Clients need guidance, clients need protection and clients need help. Unfortunately the property market can say whatever they want to say. Its buyers beware people.
For most Australians, their biggest asset is their home. Therefore their biggest investment decision would usually be the purchase or sale of their home. This decision alone will without doubt have huge impacts on their future wealth and prosperity. If a planner or mortgage broker is not skilled in talking about this decision nor makes an effort to help them with it then whom I ask does? Who are clients getting help from for the biggest financial decision in their life?
The issue I have is that very few planners or mortgage brokers are educating their clients on the property decision. Is it training, conflicted remuneration, education or general lack of care? Unfortunately the consumer society we live in and the significant growth we have witnessed has caused all sorts of problems in the property market. We now believe that anything new is better than old, we now believe that the property market only goes up and we all watch the block thinking renovating and making money in property is simple. I argue however that all three of these are incredibly wrong.
The biggest reason why so many people have made money in property is not through buying smart but it is due to the fact that they have owned property in the first place. This feeling has made people think that any property will do and society pressure to get on the ladder is causing investors to take the line of least of resistance when purchasing. Something new.
The purchase or sale of the property is huge decision. This decision has a whole list of other decisions it also brings. There are hundreds of different strategies, issues and opportunities that an investor needs to understand and consider.
Chris Bates is a director at boutique financial advisors <a href="https://www.canopyprivate.com.au/" target="_blank">Canopy Private</a>.
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ChrisBates-qgpJqFG5wJ

Greed or insanity? The financial advice industry is ignoring a key problem: Chris Bates

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The Camperdown warehouse at 31 Australia Street (pictured above) was the week's fourth highest reported at $4,275,000 sale, according to CoreLogic RP Data.
The luxury steel-framed residence was offered by BresicWhitney agent Shannan Whitney, who had given it a price guide of about $3.5 million.
It was sold by Macquarie Bank executive Peter Lucas who bought the holding in 2007 for $1.45 million from property developer and restaurateur father and son team Leon and John Fink.
The design by architect Andrew Vingilis of Corben Architects was completed in 2009.
It bettered Camperdown's $3.65 million high paid late last year for a converted warehouse on Gibbens Street.
CoreLogic RP Data's top 10 home
<ol>
<li>7001/14 The Esplanade, Surfers Paradise, QLD, 4217, four-bedroom unit, sold at auction on March 7 by McGrath Estate Agents for $7 million </li>
<li>10 Mirimar Avenue, Bronte, NSW, 2024, four-bedroom house, sold on March 3 by Phillips Pantzer Donnelley for $5.6 million </li>
<li>55 Darley Road, Randwick, NSW, 2031, five-bedroom house, sold at auction on March 3 by BradfieldCleary Double Bay for $4.7 million </li>
<li>31 Australia Street, Camperdown, NSW, 2050, four-bedroom house, sold at auction on March 5 by BresicWhitney Glebe for $4.275 million </li>
<li>28 Ranelagh Road, Burradoo, NSW, 2576, four-bedroom house, sold on March 3 by Drew Lindsay Real Estate Bowral for $4.175 million </li>
<li>1B Tara Street, Woollahra, NSW, 2025, three-bedroom house, sold at auction on March 3 by BradfieldCleary Double Bay for $3.85 million </li>
<li>25/501 Glebe Point Road, Glebe, NSW, 2037, three-bedroom unit, sold at auction on March 6 by Gavagna Group Stanmore for $3.75 million </li>
<li>47 Glenview Street, Paddington, NSW, 2021, three-bedroom house, sold at auction on March 3 by BradfieldCleary Double Bay for $3.31 million </li>
<li>73 Bannockburn Road, Pymble, NSW, 2073, five-bedroom house, sold at auction on March 4 by McGrath Estate Agents for $3.2 million </li>
<li>21 The Citadel, Castlecrag, NSW, 2068, four-bedroom house, sold at auction on March 3 by Richardson &amp; Wrench Castlecrag for $2.8 million</li>
</ol>
 
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jchancellor-FAypfDUnLy

Camperdown warehouse conversion sells at $4,275,000

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Canberra ranks as the best place to buy a property and still have enough disposable income to have a life, according to calculations by comparison site Mozo.com.au.
But you most likely have to become a public servant to be on the salary to afford the housing.
"When looking at the average after tax salary and the average mortgage repayment in each capital city, Canberra comes out on top with a handy $3,271 leftover to cover expenses and ‘having a life’ each month," Mozo director Kirsty Lamont said.
"Canberra’s high average salary, combined with its relatively low property prices (averaging $510,000) means you’re left with more cash than any other city.
"Canberra is closely followed by Perth then Hobart as the next most “property and lifestyle friendly” cities, with homeowners having around $3,000 leftover each month."
Perth has the nation’s second highest income to help pay down the mortgage and while Hobart has the lowest average income of its national counterparts, it enjoys the lowest property prices – with the average monthly mortgage repayment half of Sydney’s.
<table style="width: 460px;" border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td width="96">
City
</td>
<td width="101">
Avg monthly salary (Net)
</td>
<td width="85">
Avg monthly mortgage repayment
</td>
<td width="50">
% of income
</td>
<td width="94">
What’s leftover
</td>
</tr>
<tr>
<td valign="top" width="96">
1.   Canberra
</td>
<td valign="top" width="101">
$5,651
</td>
<td valign="top" width="85">
$2,380
</td>
<td valign="top" width="50">
42%
</td>
<td valign="top" width="94">
$3,271
</td>
</tr>
<tr>
<td valign="top" width="96">
2.   Perth
</td>
<td valign="top" width="101">
$5,572
</td>
<td valign="top" width="85">
$2,380
</td>
<td valign="top" width="50">
43%
</td>
<td valign="top" width="94">
$3,192
</td>
</tr>
<tr>
<td valign="top" width="96">
3.   Hobart
</td>
<td valign="top" width="101">
$4,410
</td>
<td valign="top" width="85">
$1,571
</td>
<td valign="top" width="50">
36%
</td>
<td valign="top" width="94">
$2,839
</td>
</tr>
<tr>
<td valign="top" width="96">
4.   Brisbane
</td>
<td valign="top" width="101">
$4,966
</td>
<td valign="top" width="85">
$2,131
</td>
<td valign="top" width="50">
43%
</td>
<td valign="top" width="94">
$2,835
</td>
</tr>
<tr>
<td valign="top" width="96">
5.   Adelaide
</td>
<td valign="top" width="101">
$4,641
</td>
<td valign="top" width="85">
$1,914
</td>
<td valign="top" width="50">
41%
</td>
<td valign="top" width="94">
$2,727
</td>
</tr>
<tr>
<td valign="top" width="96">
6.   Darwin
</td>
<td valign="top" width="101">
$4,957
</td>
<td valign="top" width="85">
$2,474
</td>
<td valign="top" width="50">
50%
</td>
<td valign="top" width="94">
$2,483
</td>
</tr>
<tr>
<td valign="top" width="96">
7.   Melbourne
</td>
<td valign="top" width="101">
$4,791
</td>
<td valign="top" width="85">
$2,404
</td>
<td valign="top" width="50">
50%
</td>
<td valign="top" width="94">
$2,387
</td>
</tr>
<tr>
<td valign="top" width="96">
8.   Sydney
</td>
<td valign="top" width="101">
$5,069
</td>
<td valign="top" width="85">
$3,174
</td>
<td valign="top" width="50">
63%
</td>
<td valign="top" width="94">
$1,895
</td>
</tr>
<tr>
<td colspan="5" valign="top" width="426">
Source: <a href="https://www.Mozo.com.au" target="_blank">Mozo.com.au</a> as at 9/3/15
</td>
</tr>
</tbody></table>
“If you look at the proportion of salary going towards a mortgage, Hobart (36%), Adelaide (41%) and Canberra (42%) are the three cities having to put the least of their income towards repayments,” said Lamont.
“Big property prices mean big mortgages and Sydney and Melbourne are not only slapped with high repayments, they’re also among the world’s top 10 most expensive cities. So, once you cover the cost of living, it doesn’t leave much leftover for the fun stuff.
“Not usually known as the capital of fun, it looks like Canberra is where it’s at if you want to splash your extra cash and not be a slave to your mortgage.”   
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Canberra home owners have highest disposable incomes after mortgage payments: Mozo

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An AFL footballer syndicate has listed the Waterside Hotel on Flinders Street with $15 million hopes.
The syndicate includes former Richmond players Wayne Campbell, Stuart Wigney and Brendon Gale (who is also the club's current CEO).
Wigney was its general manager after its 2004 purchase.
The freehold at 508 Flinders Street, on the corner with King Street, will be sold with a two to three year leaseback to the pub's operators.
There is no confirming paperwork with 508 Flinders Pty Ltd, but Nathan Brown and St Kilda captain Nick Riewoldt are reportedly other members of the syndicate that owns the three-storey brick pub with two bars.
They purchased the 1850s hotel for $3.85 million in 2004.
It has been listed by CBRE, Fairfax Media advised.
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Waterside Hotel listed by AFL players syndicate

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"Sydney needs to slow down," Charles Tarbey, chairman and founder of Century 21 Australasia, said this week in a quarterly market commentary.
Mostly due to supply issues in certain suburbs of Sydney, Charles Tarbey says there has been over-zealous bidding.
"The agents themselves are absolutely shocked at the prices that are coming through," he said.
He said that valuers were "starting to get a bit gun-shy right now".
"I would say that between the valuers and the banks, and the increased prices that sellers now want based on what they are seeing, I think these things will all slow the market down," Tarbey continued.
"I expected that to happen last year, but it didn't, it just kept rolling on.
"I'm trying to talk the heat of the market, but most agents are unfortunately talking it up, and it's very dangerous."
He said stock was starting to climb.
"It’s just not climbing in certain pockets - that's the problem - and these are the pockets that are being reported on, the ones where the TV cameras are watching all of the Asian buyers apparently purchasing property.
"Tie all that together, and you get the absolutely wrong story.
"If you're wanting to buy your first property in Sydney right now, you'd be too scared to go out and look right now, you'd be thinking ‘what's the point’?
"I know this sounds strange coming from a real estate practitioner, but I really hope that they introduce more macro prudential tools - particularly around investment, and certainly around gearing."
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"Sydney needs to slow down", FHB's are too scared to look: Charles Tarbey

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GUEST OBSERVATION
Conventional real estate wisdom says you should always sell your home first then buy. The wisdom follows that you need to know exactly what price you will achieve for your home to be able to set your budget for the next home.
This has been our advice in the past to ensure that clients don’t get caught out having two mortgages or require bridging finance during the changeover period in selling houses.
However, in the current Sydney property market, convention does not apply. The market is exceptionally strong and finding a suitable buyer at a solid price is almost assured. 
Sydney’s auction clearance rate on the weekend was 83% from 677 auctions, according to CoreLogic RP Data, and the clearance rate has been running at above 80% since the market re-ignited in February.   
There are frequent reports of properties going well over the reserve price at auctions in Sydney and we have witnessed many sales going above a reasonable price as two or more bidders battle it out.  With continuing low interest rates and Sydney’s chronic undersupply situation, there is nothing to suggest that the market will slow down anytime soon.
Buying a property first is a strategy that only works in a hot market.  It will give you certainty about your next address and will also help motivate you to get out there and find something suitable. As for selling your existing place, you can have confidence that there are plenty of other frustrated buyers out there looking for a home.  
The latest figures show that it takes just 29 days to sell a house in Sydney and 26 days for apartments. Compare this with Melbourne at 43 days for houses and 61 days for apartments (or Darwin with 106 days for houses and 117 days for apartments).
Which leads us to the next question: What happens if you just stay out of the market for now and wait till the buying frenzy subsides? 
Many buyers are no doubt questioning what will happen to prices in the future and wistfully hoping prices will drop at some point.  Over the past 25 years, research by Residex has shown that Sydney’s median house price has increased from $175,000 to $911,500 which represents an average rate of growth of almost 7% per annum.
Sydney tends to have very strong spurts of growth followed by slow growth or flat line pricing.  Even massive external shocks like the global financial crisis only put a small dent in Sydney’s long term upward trajectory – prices retracted just 5% then recovered significantly in subsequent years.
The frustration of Sydney home buyers is widespread.  A quality home in the inner and middle rings of Sydney may attract 50 to 100 groups inspecting and 10 to 15 registered bidders on auction day.  Yet just one of them will walk away smiling, while the others feel despondent wondering if they will ever find a property. 
The hassle of organising your solicitor to review the contract, getting pest and building inspections completed in time and arranging finance all goes to waste each time you miss out.  Then, you may well come up against other frustrated buyers on the next property.
Buyers are getting “buyer fatigue” having to inspect so many properties that end up out of reach. It’s tough out there!  Here’s my perspective on the range of emotions that buyers are feeling at the moment: it can be a roller coaster ride.
We are also seeing some buyers having to re-think their original plan.  If you have been out of the market for over a year, you may be very surprised to see just how much prices have moved.  Buyers and sellers are having to re-calibrate their expectations on pricing.  If you had your heart set on a specific suburb close to the kids’ schools and walk to shops, you may have to compromise now as the market has jumped (or find those extra dollars).
Our team of buyers agents have recently helped a number of clients find their next home and navigate this hot Sydney property market.  The common thread in their feedback was that they would not have been able to find the number of properties we shortlisted, work out fair value and then exchange with speed without our help.
The message is clear; Don’t be afraid to enter the market, do your research and be cautious about what you buy and how much you pay.  Many people are forward paying capital growth now just to get a foothold.  Think about the long term value of the property and who will buy it after you.
Rich Harvey is founder and managing director of <a href="https://www.propertybuyer.com.au/" target="_blank">www.propertybuyer.com.au</a>.
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rharvey-JMQneTqnM9

In this Sydney market you need to rethink your strategy: Rich Harvey

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As previously written under the article, '<a href="/expert-insights/the-property-investment-pandemic-how-to-avoid-spruikers-and-bad-advice">The property investment pandemic</a>', easy money is not the answer to affordable housing.
My view on this topic has not changed. All I see is the same pomposity from our leaders, just in a different package.
The notions proposed by our political parties; firstly, advocating <a href="https://www.smh.com.au/federal-politics/political-news/joe-hockey-flags-opening-up-super-funds-for-houses-job-training-20150307-13xwz1" target="_blank">use of super funds</a> to pay for the deposit and/or secondly, <a href="/expert-insights/investing/nsw-labor-promises-staggered-stamp-duty-for-first-home-buyers">staggered stamp duty payments</a>, is not the answer.
Easy money, contrary to popular belief, does not make housing affordable or cheaper to purchase. Utilising super funds for purposes of deposits on homes will not work. An opinion supported by the "super fund" fiasco created in Canada. It is a toxic idea at the very least.
Home grants passed on by the state governments and other government or non-government incentives only fuel home values. Perhaps many are of the opinion that developers, builders and home owners looking to sell and don’t listen to the news because they are too busy building and preparing?
Allow me to burst your bubble. Any easy money given out makes the property owner, developer and builders grin with inner most joy, as they can increase the value of the end property product by double that which is granted.
I can just see property owners rubbing their hands as they wait for one of the above incentives to be introduced.
If the government is serious about housing affordability they should look into the taxes and duties payable by developer/builders that are passed on to the consumer. Duties and taxes collected by all levels of government at the same time were fees that were meant to be abolished with the introduction of the GST.
Then there is my pet hate: over-inflated commissions.
Commissions paid to spruikers and financial institutions that sell real estate with no licences. Excessive fees that are added onto the property values, predominantly on newly built homes. This is an area which the governing bodies should look into if they want to get serious about affordability.
There is light at the end of the tunnel however in the form of the oversupply of property presently being built in Sydney. This may well be a welcomed relief to Sydney’s local first home buyers. I am one to believe, other property markets will soon be oversaturated as well.
No, easy money is not the answer. I have some friendly advice to the people wanting to enter the market in Sydney as first home buyers: wait. Wait and rent for now, it is becoming so much cheaper to rent where you would otherwise buy. Wait for the market to catch up.
For more property discussions join me on Twitter <a href="https://twitter.com/justthink1" target="_blank">@justthink1</a> and you can contact me on <a href="https://www.edwinalmeida.com/" target="_blank">edwinalmeida.com</a>. 
EDWIN ALMEIDA is licensee in charge of <a href="https://www.just-thin.com.au/" target="_blank">Just Think Real Estate</a>.<a href="https://www.just-thin.com.au/"> </a>
He is also the creator of <a href="https://www.youtube.com/user/JustThinkProperty" target="_blank">Oz Real Estate.TV</a> and a presenter for <a href="https://propertyinvestingvault.com/" target="_blank">propertyinvestingvault.com</a>.
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ealmedia-arK4DBYLjS

Easy money is not the answer to housing affordability: Edwin Almeida

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One of the enduring myths of real estate is that iconic tourism markets are great places to buy real estate.
The Australian, which consistently provides real estate coverage awash with misinformation, this week added to the pile of misconceptions by publishing a glowing eulogy to the property market in Noosa, which I regard as Australia real estate’s biggest lemon.
Noosa Heads has been a dreadful performer on capital growth and still has pricing levels well below those of 10 years ago.
At the same time, I’ve had some inquiries from people thinking of buying in another of Australia’s iconic duds, Byron Bay.
Noosa and Byron Bay have a problem in common. They both have economies based on tourism and retirement, which are fragile and volatile factors not helpful to real estate markets. Locations like these seldom deliver good price growth.
This is a problem for seaside communities along the east coast of Australia. When you add unit oversupply to the mix (a la the Gold Coast), you have a recipe for real estate under-achievement.
It’s only when tourism economies diversify through infrastructure spending and active encouragement of new industries, that their real estate markets start to perform. Current examples of tourism economies undergoing evolution are Cairns, Port Macquarie and the Sunshine Coast. These are all transition economies which are now producing strong property markets with prices rising strongly.
But isn’t Noosa on the Sunshine Coast, I hear you ask. It is, but it’s a long way from the action that is turning things around for this region.
The game-changing activity for the Sunshine Coast – such as the $2 billion hospital and all the medical-related projects springing up around it - is all happening in the central and southern portions of the region. Noosa languishes on the far northern fringe of the Sunshine Coast and essentially remains what it has always been - a stuttering struggling tourism and retirement enclave, with an under-performing real estate market.
The long-term capital growth rate for Noosa Heads apartments is -2.8%. That means that, over the past decade, the median unit price has dropped by an average of 2.8% per year. And that means pricing levels today are well below those of 2005. I can’t find a significant real estate market anywhere in Australia with a worse record.
For Noosa Heads houses, the long-term growth average is -0.2% per year. That’s not as bad as units, but it does mean that pricing levels are still lower than they were 10 years ago.
None of that was mentioned in the article in The Australian, which claimed that Noosa Heads prices are “set to go north”. Why did they think so? Because a line-up of Noosa real estate agents said so. The article read like a press release commissioned by the agents with a strong vested interest. This is what passes for journalism in the country’s national newspaper.
Noosa Heads and Byron Bay have another problem in common, other than their brittle tourism economies: they both have beaches that tend to vanish on a regular basis. Byron’s image has been damaged in recent years by ongoing coastal erosion events which have threatened the existence of seaside homes and forced governments into controversial and expensive solutions.
In the Byron Bay market at the moment, it takes on average seven months to sell a house and 10 months to sell an apartment – and then only if you’re willing to discount your asking price 9-10%.
The long-term capital growth average for Byron Bay houses is a tad above 2% per year. In real terms, property is worth less than it was 10 years ago.
Over the past decade, Byron Bay has had several periods of major price decline. Prices dropped 10% in 2009 and around 15% in 2012.  Between 2008 and 2013 there was only a brief period when prices were (marginally) above the red line.
Somehow, locations like Byron and Noosa continue to command a special place in the minds of people who see them as wonderful places to invest. Trust me, they’re not.
Terry Ryder is the founder of <a href="https://hotspotting.com.au/" target="_blank">hotspotting.com.au</a>. You can <a href="https://mailto:ryder@hotspotting.com.au" target="_blank">email him</a> or follow him on <a href="https://www.twitter.com/hotspotting" target="_blank">Twitter</a>. 
</body></html>

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