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

Joel Robinson

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

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

DVB Projects to launch second Broadbeach apartment tower as demolition commences

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

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

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

Boutique Gordon townhomes now come with a BMW iX3 50

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

Vitale breaks Byron Bay records with EADE sales flurry 

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

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

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

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

Every First Home Owner Grant for new property by state

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

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

Staff Writer

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

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

alisonwarters@gmail.com

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

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

Ellen Walker

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

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

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

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GUEST OBSERVATION
A company claiming to carry on a land development business in Victoria has been unsuccessful before the Administrative Appeals Tribunal (AAT) in claiming GST input tax credits (ITCs) for acquisitions it had made.
The case illustrates the need for proper documentation in making tax claims and also, in this particular matter, the need for something more than just an intention to conduct a business in order to be able to <a href="https://www.smartcompany.com.au/finance/tax/43664-over-claimed-gst-credits-good-intentions-just-don-t-cut-it" target="_blank">claim GST input tax credits</a>.
The taxpayer company was registered for GST in August 2010. It claimed it had purchased property in Victoria for land development and subdivision. For the periods 1 October 2010 to 31 March 2011, the company claimed a total of $226,128 in ITCs for what are known as creditable acquisitions; however, throughout the period, no sales were reported.
Following an audit by the ATO, the commissioner found the company was not carrying on an enterprise for the purposes of the GST Act, was not entitled to ABN and GST registration, was not entitled to the ITCs, and was liable to an administrative penalty at the rate of 50% for "recklessness". Before the AAT, the taxpayer clarified it was only seeking to claim $1128 in ITCs for the tax period ended 31 October 2010.
The company had the burden of proving its case, that the commissioner's assessments were excessive and that the commissioner's decision to cancel its GST and ABN registration should not have been made or should have been made differently.
The AAT held the taxpayer had not discharged the burden of proof that, on the balance of probabilities, the ITCs claimed for the periods 1 October 2010 to 31 March 2011 for $226,128 should be allowed. Although the taxpayer had subsequently claimed to have withdrawn some of the BASs leaving only its ITC claim for $1128 for the tax period ended 31 October 2010, the AAT said the taxpayer was not entitled to the claim because of its finding that the taxpayer was not carrying on an enterprise at that time, which meant there were no acquisition for a creditable purpose and therefore no creditable acquisition.
A key issue was the lack of documentation proving that the taxpayer was indeed the owner of the land it claimed to have purchased. Among other things, the AAT concluded the taxpayer did not have the funds required to purchase the land. It further noted the taxpayer "has never become the registered proprietor of that land". It said that until such time as the land was in fact conveyed to the taxpayer, "it could not possibly have commenced an enterprise involving the subdivision of that land".
The AAT said that the carrying on of an enterprise may encompass a wide range of activities or even a single activity at any point in time between the commencement and termination of the enterprise. The tribunal then examined the company's purported land development project in some detail.
The AAT said while the company may have had the intention to carry out a business of land development and subdivision, the steps it took in obtaining a planning permit and a market valuation could not "properly be described as being steps taken in the course of commencement of an enterprise".
In the AAT's view, until such time as the company acquired the right to deal with the land in such a way that subdivision and sale could occur, it was "artificial to suggest it was conducting the enterprise involving the subdivision and sale of land". The steps taken were clearly precursors or preparatory to the possible commencement of business, whether that be subdivision of the land or a quick sale to a syndicate of buyers, the AAT said.
The tribunal was critical of the <a href="https://www.smartcompany.com.au/finance/tax/29844-tax-experts-warn-documentation-critical-after-property-investor-loses-attempt-to-split-tax-burden" target="_blank">level of documentation provided by the company</a>. It said the documents provided were unsatisfactory. Some were incomplete, some were simply absent and some appeared to be inconsistent with statements made to the ATO in the course of discussions following assessment. The purchase price of the land in question was just over $2 million. However, the AAT said there was not in evidence an executed contract, nor was there any objective evidence that the parties had agreed to enter into this contract.
Accordingly, it held the company was not carrying on an enterprise in accordance with the GST Act at the relevant times, and therefore, it was not entitled to the ITCs for the claimed expenditure in any of the months in question.
The AAT also affirmed the company was not entitled to ABN and GST registration, again, because it was not carrying on an enterprise at the relevant times. It also affirmed the penalty decision and refused remission of the penalty in the circumstances as it found the company was reckless in lodging the ITC claims.
Terry Hayes is the editor-in-chief of tax news reporting at <a href="https://www.thomsonreuters.com.au/">Thomson Reuters</a>, a leading Australian provider of tax, accounting and legal information solutions.
This article first appeared on <a href="https://www.smartcompany.com.au/" target="_blank">SmartCompany</a>.
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Intention to carry on a business not enough for GST claim: Terry Hayes

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The former Treasurer Peter Costello has noted the Howard government looked at opening up superannuation to home buyers in the 1990s, but decided against it.
It was "fair enough" for the Coalition to again have a look it, he said <a href="https://www.abc.net.au/7.30/content/2015/s4195057.htm" target="_blank">on the ABC's 7.30 program</a>.
"Well, look, this idea has been around for a long time …every generation thinks it invented the wheel."
"But I think they will come to the same conclusion as we did: that if you wanted to top up people's retirement, if you wanted to save the government money ... then you probably won't allow people to draw down on it for housing," he advised.
He said super had two purposes - increasing retirement savings and reducing pension costs - and the government should add give multiple objectives, "none of which it will actually do very well".
Warning against any changes to the superannuation scheme which would allow retirement savings to be used for the purchase of a first home, Peter Costello said "things may have changed, but I think they'll come to the same conclusion as we did".
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jchancellor-FAypfDUnLy

Peter Costello says saving superannuation for retirement was wisest outcome

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GUEST OBSERVATION
With enthusiasm for Sydney property seemingly indestructible, a new wave of activity is sweeping through the inner-city. First-timers, changeover-buyers and investors all want a piece of the action. But where will the smart money go?
Sure, we can look at growth rates and rental yields. But above all, there are people — movers and shakers — transforming their neighbourhoods with tomorrow’s must-visit haunts, and propagating new micro-markets along the way. This is where future value will be unearthed, the trick is knowing how to find it.
To get you started, here are three pockets worth getting amongst, and why.
<ul>
<li>Chippendale</li>
</ul>
<div class="aspectRatioPlaceholder is-locked"><img class="graf-image" src="https://d262ilb51hltx0.cloudfront.net/max/937/1*J5V2TUsXtTWPftckGgQ9bA.jpeg" data-image-id="1*J5V2TUsXtTWPftckGgQ9bA.jpeg" data-width="937" data-height="730" data-action="zoom" data-action-value="1*J5V2TUsXtTWPftckGgQ9bA.jpeg"></div>
The area bounded by Broadway, Cleveland, Regent and Abercrombie is seriously on the move.
“If you think of New York’s Chelsea district,” says architect William Smart, “you’ll come pretty close to understanding the pocket of Chippendale anchored around Kensington Street. There is an incredible energy, and a desire for excellence in these parts, it’s extremely exciting.”
Smart should know — he designed the genre-bending White Rabbit Gallery, on neighbouring Balfour Street, as well as the interiors of Jean Nouvel’s Central Park apartment complex. But the most thrilling new development in this precinct is the <a class="markup--anchor markup--p-anchor" href="https://www.theoldclarehotel.com.au/" target="_blank" rel="nofollow" data-href="https://www.theoldclarehotel.com.au">Old Clare Hotel</a> on Kensington Street.
<div class="aspectRatioPlaceholder is-locked"><img class="graf-image" src="https://d262ilb51hltx0.cloudfront.net/max/1200/1*TopE0Mg0Dz0IwlqbONde-g.jpeg" data-image-id="1*TopE0Mg0Dz0IwlqbONde-g.jpeg" data-width="1280" data-height="855" data-action="zoom" data-action-value="1*TopE0Mg0Dz0IwlqbONde-g.jpeg"></div>
The White Rabbit Gallery — Sydney’s home for contemporary Chinese art.
Upping the style ante, the Old Clare bows to the district’s rather raunchy past, while thrusting it into a more glamorous future. Housed in the former Carlton &amp; United Brewery building, the 62-room hotel will not only be a place for visitors to stay, but also a hangout for locals. With a rooftop pool and slick eateries, it’s set to have all the allure of East London’s Shoreditch House, or New York’s Soho House. She’ll be ready to open her doors later this year.
Old Clare hotspots in the making:
<div class="aspectRatioPlaceholder is-locked"><img class="graf-image" src="https://d262ilb51hltx0.cloudfront.net/max/925/1*QX53rUmbHWZymbKGyEVuig.jpeg" data-image-id="1*QX53rUmbHWZymbKGyEVuig.jpeg" data-width="949" data-height="1026" data-action="zoom" data-action-value="1*QX53rUmbHWZymbKGyEVuig.jpeg"></div>
Automata — helmed by Clayton Wells (formerly of Momofuku).
Silvereye — under the control of Sam Miller (formerly of Noma, Copenhagen, World’s Best Restaurant according to the judges at S. Pellegrino).
Kensington Street Social — under the eagle eye of British bad boy, Jason Atherton.
So why should home-hunters care? This food precinct is set to tilt Sydney’s cultural axis towards the inner west. The once uninspiring line between Inner East and West is being reinvigorated.
This is more than the ‘wow’ of new cafes. We’re talking cultural institutions. And that breeds new value.
<ul>
<li>Enmore</li>
</ul>
<div class="aspectRatioPlaceholder is-locked">
<div class="aspect-ratio-fill"> </div>
<img class="graf-image" src="https://d262ilb51hltx0.cloudfront.net/max/1200/1*CA0aTGIizuyzlF8fEMPt-Q.jpeg" data-image-id="1*CA0aTGIizuyzlF8fEMPt-Q.jpeg" data-width="1280" data-height="853" data-action="zoom" data-action-value="1*CA0aTGIizuyzlF8fEMPt-Q.jpeg">
</div>
No longer aspiring to be Newtown, Enmore has stepped out of the shadows. To food critic Terry Durack, Enmore “is increasingly the Brooklyn to Sydney’s Manhattan”. It’s where grit still kicks charm in the ass. Osteria di Russo &amp; Russo has become a nucleus, with the swinging small bar scene giving Enmore wider appeal.
Young Henry’s know all about it, brewing beer at the base of an old grain silo, they’re now part of the area’s proud identity. Their brews are served all across Enmore Road — in pubs with evocative monikers like The Secret Garden or The Stinking Bishop. It’s a neighbourhood in transition, and a place in which to get a toehold now.
“I saw the potential for growth in this neighbourhood,” says Andrei Meintjes, whose Collectika warehouse on Enmore Road showcases the very best of mid-century modern design. “It’s got more grit than the King Street stretch of Newtown.” Plenty of locals would raise a Young Henry’s to that.
<ul>
<li>Erskineville</li>
</ul>
<div class="aspectRatioPlaceholder is-locked"><img class="graf-image" src="https://d262ilb51hltx0.cloudfront.net/max/1200/1*Cwcc2yG_BY4mj1koRg07Hg.jpeg" data-image-id="1*Cwcc2yG_BY4mj1koRg07Hg.jpeg" data-width="3264" data-height="2448" data-action="zoom" data-action-value="1*Cwcc2yG_BY4mj1koRg07Hg.jpeg"></div>
The Imperial Hotel — long-committed to the eclecticism of the surrounding areas.
Erskineville Road village is the poster child for the mid-century Aussie strip mall — an intriguing corridor of ferociously independent businesses that pump the lifeblood into the area.
<div class="aspectRatioPlaceholder is-locked"><img class="graf-image" src="https://d262ilb51hltx0.cloudfront.net/max/1200/1*djr3JlqvWjwqlBI5FXEA8Q.jpeg" data-image-id="1*djr3JlqvWjwqlBI5FXEA8Q.jpeg" data-width="1280" data-height="853" data-action="zoom" data-action-value="1*djr3JlqvWjwqlBI5FXEA8Q.jpeg"></div>
Pure &amp; General — a hub of homely exoticism in an already diverse neighbourhood.
“It’s an interesting neighbourhood,” says Linda Gregoriou, owner operator of Pure &amp; General lifestyle store. “It is right in the process of being gentrified, repurposed with precision and taste.” She points to the council street plantings, the brickwork of the curbs, and the many micro-parks — former block-through properties that have been bequeathed to the Erko Council for public use, as signs of a true community spirit. “It feels like Woollhara, twenty years ago,” Linda says.
But down the road from Erko village, is Swanson Street and its vibrant enclave facing Erskineville Park with its fantastic Aussie Deco stadium. This is where the Swanson Hotel opened just a month ago, the relooking of the old Kurrajong pub. Now all old cigar and cognac tones, it’s gentle manly in the best possible way. An old dog, yet still learning new tricks.
There we have three neighbourhoods on the move. Three diverse ways of living in the city. Three pockets offering new value.
Don’t get caught in the headlights. The energy across inner Sydney is unmistakable, but the smartest buying always takes a little more perception.
<a href="https://www.bresicwhitney.com.au/" target="_blank">BRESICWHITNEY</a> is a boutique real estate group founded in Darlinghurst in 2003.
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Three pockets of Sydney it's worth knowing more about: BresicWhitney

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Home values role by 8.5% across the five state capital cities, year on year to the end of February, according to CoreLogic RP Data.
All capital cities recorded a rise in home values. Sydney led the pack with a 13.7% rise year on year, while Perth trailed behind with only a 0.4% gain year on year.
Click charts to open in new window.
<a href="/images/2015/03/02/core-mar-2-seven.jpg" target="_blank"><img src="/images/2015/03/02/core-mar-2-seven.jpg" alt=""></a>
<a href="/images/2015/03/02/core-mar-2-eight.jpg" target="_blank"><img src="/images/2015/03/02/core-mar-2-eight.jpg" alt=""></a>
Source: CoreLogic RP Data
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All state capitals record year on year gains: CoreLogic RP Data

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Mortgage volumes increased around the country in February, particularly in South Australia, suggesting that state’s property market is recovering after a sluggish few years.
Mortgages processed in South Australia by Australia’s largest mortgage broker, AFG, increased by 31% in February compared with the same month in 2014.
Around the country mortgage volumes were up 16% compared with the same time last year and up 58% compared with January, the broker reported.
“February is the real start to the mortgage year and overall we’re off to a flying start this year,” AFG general manager of sales and operations Mark Hewitt said.
“No doubt the February rate cut has made borrowers more confident, but it’s important to recognise the significant variations from one state to another.”
Mortgage volumes processed by AFG in February were up in NSW by 25%, in Victoria by 21% and in Queensland by 15%. The broker processed 4% fewer mortgages in Western Australia compared with the volume processed in February 2014.
The Australian Bureau of Statistics will release official home finance figures for January on 11 March.
South Australia’s strong growth in mortgage applications follows a pick-up in the state’s property market in the December quarter of 2014, as highlighted in an analysis by the Real Estate Institute of South Australia.
The Valuer General’s median house price in Adelaide hit $425,000, while the state median price was $390,000, REISA reported.
REISA president Greg Moulton said the latest figures showed a 3.16% increase in the state’s median property price over the September quarter and a 3.91% increase in median price compared with the same period of 2013.
“The change in median price over the last few quarters is fantastic and shows quite clearly the underlying strength of the property market,” Moulton said. 
“The other great figures are that the volume of sales increased for both South Australia and metropolitan Adelaide in 2014 compared to 2013. There was an increase of 2.63% in volume of sales across South Australia and 2.4% across metropolitan Adelaide,” Moulton said. 
However, South Australia’s market still faces headwinds. The capital gains and sales volumes it has posted are considerably lower than those in the Sydney and Melbourne markets where homes appreciated in value by 12.4% and 7.6% respectively through 2014, according to Corelogic/RP Data.
Property valuation and advisory group Herron Todd White noted in its March review that: “Adelaideans are traditionally very conservative and local economic factors, cost of living expenses and job security at this time is playing a significant role in holding back [Adelaide’s] market.”
Herron Todd White did not expect the interest rate cut to have much of an effect on Adelaide’s property market, although it noted investors may be spurred into action by the expectation of a further 25 percentage point rate cut.
“The feeling was that increasing investor activity during 2014 has played a significant hand in the steady ongoing recovery of [Adelaide’s] housing market,” the review noted.
It added: “Generally Adelaide investors are most active in the sub $500,000 segment and we believe that sales activity in this price bracket may improve during 2015 and as a direct result there may be a slight improvement above what is expected in capital growth. However at this stage we don’t believe that it will be significant … We believe that overall during 2015 our market will continue on its path of steady recovery and translate to between 3% and 5% in capital gain for the calendar year.”
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Mortgage volume increase points to South Australian recovery

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Lend Lease's Toorak Park development set to launch in Armadale
<a href="https://www.toorakpark.com" target="_blank">A luxury residential apartment development </a>named Toorak Park is coming to Melbourne's Armadale.
The 2.5 hectare site beside Toorak Park will hold 448 apartments and 18 townhouses, designed by Denton Corker Marshall and Carr Design Group. The 16 building project, developed by Lend Lease, will feature landscape architecture by Tract, with open space making up a third of the project.
According to Denton Corker Marshall director John Denton, the practice took its cues from its local surroundings.
"We looked at the Beatty Avenue shops on one side of the lines and saw we could create a place with its own character on the other side," Denton said.
"We wanted to build a village within a village.
"We sought to open up access to the railway station and Beatty Avenue from Orrong Road by creating a central boulevard that is, in effect, a new leafy road in Armadale. The newest area in the neighbourhood will connect with one of the oldest."
The Toorak Park project will include a publicly accessible boulevard with direct access to Toorak railway station.
Lend Lease's national head of Apartments Ben Christie said the site was one of the best qualities of the project.
"Toorak Park is in a fantastic location, where residents can enjoy the local amenities, transport or proximity to the city," said Christie.
"It's also one of the few blue-chip inner-city suburbs in Melbourne where people can live in the heart of a vibrant community but still enjoy a relaxed suburban lifestyle where locals know their name."
One, two and three bedroom apartments are available. One bedroom apartments will range from 55 square metres to 88 square metres, two bedroom apartments are sized from 75 square metres to 107 square metres, and three bedroom apartments range from 115 square metres to 148 square metres.
Toorak Park will have a bluestoned plaza with a convenience store and cafe, as well as communal gardens.
The $500 million project has reportedly faced opposition from the local council and community since the site was purchased in 2009, with a legal battle in the Supreme Court of Victoria, reports the <a href="https://www.afr.com/p/business/property/lend_lease_battle_launch_ritzy_armadale_FbvzOfhAgJ5nz0K1ecJpdJ" target="_blank">Australian Financial Review.</a>
The project is expected to be completed in 2018, with a display suite opening in late March.
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jrichardson-uRX5hFdKfN

Lend Lease's Toorak Park project coming to Armadale

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We all take for granted that any new apartment project or housing estate will have the essential services of water, sewerage and electricity, the vast majority of buyers would not even question this fact.
But what about telecommunications infrastructure? Can we provide the same level of service guarantee?
I recently came across a quote that I recall went something like this: “ The availability of internet connection is as important as food and air in this era.”
With this declaration fresh in my mind I was recently walking through a shopping centre in the midst of one of the most densely developed areas of inner Sydney. All around me there were various cafes and casual seating areas full of people using mobile phones, tablets and computers.
Not just a few, but almost everyone, and a big number of people were also on Skype having long, almost like a face to face conversation as they had a coffee or simply sat in the public spaces to communicate with family and friends. Among all of this activity there were a large number of people on several mobile devices, they were clearly working in a very concentrated way, checking figures, placing orders, doing a great deal of productive work.
The café and mall now looks more and more like the workplace of today, these areas are always busy, always full of residents and visitors. In the 1700s the Industrial Revolution brought about a trend towards city living, which today is reaching its climax.
In the midst of the Communications Revolution, it has been predicted that by 2050 as many as 75% of us will live in cities, by contrast in 1900 the figure was only 10%. Alongside this mass movement of population, there will be pressure on housing, but alongside that there will be comprehensible pressure to deliver reliable communications, but more I suggest cutting edge communications will be needed if not demanded by everyone.
Good Enough is Not Good Enough and Who Pays
Generally today, most if not all new apartments are equipped with high-speed internet services, some older buildings may lag the trend and in some areas there may be a reliance on wireless technology.
However like the exchange of goods and services that was newly prevalent in the 1700s, today all communications and commerce, in fact our entire way of life and economy is connected 24/7. As urban density increases, the delivery of reliable telecommunications is vital, it is exactly just like the need for air and food.
But in the midst of such obvious need and demand are we doing a good job, is this vital infrastructure being delivered on-time, at a reasonable cost to developers and consumers. The role out of the NBN is an ongoing task for private enterprise and a key responsibility for government and for planners and it’s now a fundamental factor for the development industry.
Home buyers moving into a new estate or a new apartment building in any location across Australia, expect, and should have access to the best telecommunications. High-speed internet for example is no longer a novelty, not in 2015.
In a recent Property Council submission the Residential Development Council responding to the federal government’s release of its new developments policy made a number of very clear and what I think were worthwhile points. Key among which was the negative impacts on affordability that could flow from some of the policies outlined in the government’s policy.
The issue relates to the ‘fairness’ of asking home buyers, who already pay as much as $90,000 in Sydney and $80,000 in Melbourne and $60,000 in Brisbane, to pay still more money towards telecommunications infrastructure. Given how essential modern communications are today I agree with the Council when it says that critical communications infrastructure needs to be delivered in a timely, equitable and cost-effective way, avoiding extra charges and additional planning delays.
Personally I would think that the majority of people sitting in the cafes, I mentioned earlier would expect nothing less.
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pchittenden-eLqUUC8TWW

Telecommunications infrastructure is an essential ingredient of any new development

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Hi Margaret,
I’m looking to buy my first investment property. I already have my own home which we have a fair bit of equity in. We will use that equity to finance the next deposit. 
Do we have to have access to that equity to put down as a deposit at contract signing? Or can we sign a contract with 100% of the purchase value subject to finance?
Regards,
Samuel
Hi Samuel,
First of all, congratulations on being ready to take this first step!  As it is likely you may be looking for an investment property anywhere in Australia, its important that you understand the differences which exist in every state in terms of how a property is transacted and the procedure for deposits.
First of all, the deposit required in every state, and when it is paid, is different. For example, in NSW, the deposit is either made in the form of a non-refundable 0.25% of the purchase price upon acceptance of the offer (to secure it and protect you from being gazumped), with the balance of 10% of the purchase price being required five days later (at which time the contract becomes unconditional), or as a straight 10% when you are ready make your contract unconditional (but in the meantime someone else can buy it).
In complete contrast, a QLD purchase attracts an initial deposit of whatever you can negotiate (I always suggest $1,000 and this is refundable)  with a ‘balance deposit’ (again I suggest a further $9,000) to be paid upon the contract becoming unconditional.  In between those two extremes falls the other states, and you must become familiar with each state’s individual process before you even begin to find your investment.
In any event, a deposit of some type is usually paid, and in your case, the entire amount of your deposit is tied up as equity in other property.  While you can use your own cash to make a deposit, this is not advised.  This is because if you use your own cash, you cannot subsequently ‘repay’ yourself from the loan you get to buy the property, as this payment to you is considered by the tax office to be a personal payment.  It then loses the ability for the interest incurred on this amount to be claimed as a deduction.  It’s important to preserve the nexus between a payment and the property, and the only way to do that is to ensure loan funds are spent directly on the property or its expenses.
You have two ways that you can get to this deposit and still maintain full deductibility without using your own cash:
<img src="/images/2014/07/04/yellow-one.jpg" alt="">You can approach the lender even before you find a property and set up a ‘line of credit’ loan using your current property equity.  This line of credit loan then sits undrawn, and the moment you find a property it is available for you to draw from to make the deposit.  As long as the funds from this debt are only ever used for, and connected to, an investment property, they are fully deductible.  There is a multitude of ways you can do this:
<ul>
<li>you can make it as large as your equity allows, use it for deposits every time you buy a new property, obtaining an 80% loan against any new property when you settle it (and so your 20% and costs comes from the line of credit to add to this 80% loan), 
</li>
<li>you can apply for only enough for the deposit, and then apply for a loan increase to be effected when the property settles and can be taken as security, or, 
</li>
<li>if you have enough equity in your own home, you can just put in place a loan big enough to buy the whole property – drawing the funds up as needed to pay deposits, costs and the final payment.</li>
</ul>
<img src="/images/2014/07/04/yellow-two.jpg" alt="">You can instead get a deposit bond.  This is an insurance policy of sorts, which guarantees to the vendor that, if you renege and do not proceed with the purchase, your forfeited deposit will be paid by them.  A deposit bond has a fee which is often less than the interest on the deposit would be if you were to use loan funds, but be warned – while the insurance company pays the forfeited deposit they still chase you to get it back!  This is only of concern if you withdraw from the purchase after your contract has become unconditional.
Whatever you decide, it’s important to get guidance from a qualified person who can be sure you structure this correctly, as getting it wrong can be a tax nightmare.  It’s also important that, before you even get started, you become educated – do a lot of reading and find a great property investment course to do first!
Have a property question?   <a href="mailto:askmargaret@propertyobserver.com.au" target="_blank">Ask Margaret!</a>
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mlomas-KC9MUPZ6Ca

Ask Margaret: How can I use my house's equity to finance my first investment?

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GUEST OBSERVATION 
­When it comes to investment, the property v shares debate has waged on over the years. But what is the honest unbiased answer? The question itself leaves the answer open to much interpretation, so I’ll do my best to present a balanced overview of the arguments.
The general consensus is that the housing market offers a more stable investment option due the constant demand of the market. Houses are one of the few assets that are a must-have. Everyone needs a house and the demand will continue to rise along with the population.
Investing in shares is often perceived as a riskier route, left to those who thoroughly understand the game, and those who like the gamble of holding shares during volatile periods on the market.
However, those perceptions aside, what are the cold hard facts surrounding this debate?
<ul>
<li>Security</li>
</ul>
From a young age we are led to believe that owning property is literally ‘as safe as houses’. This confidence in the market is one of the driving forces behind people’s faith in investing such large amounts of capital, with today’s properties worth in excess of hundreds of thousands of dollars.
This trust further extends into the lender’s jurisdiction, with bankers prepared to loan more money against property (90%), than against shares (50%), and at a lower rate of interest. However, as dwellings become more volatile, these levels of borrowing may be subject to review.
It is also important to note that, as an asset, property can very rarely be worth nothing, unlike a share, which can leave the investor with an asset with no value.
<ul>
<li>Transparency</li>
</ul>
It’s difficult to fabricate the quality of a property investment opportunity. Residences are a tangible asset that can be inspected and reviewed prior to purchase, with most risks identified during this pre-investment stage. This is in contrast to a share purchase where the investor is dependant upon the company directors offering integral feedback on the risks involved, and behaving accordingly in terms of legal and corporate regulations.
In today’s market, there is much more information available to hand in regards to a property’s history, market performance and characteristics.
<ul>
<li>Market value</li>
</ul>
The estimated total value of Australia’s residential portfolio is in excess of $5 trillion, whereas the total market capitalisation of the stock market is suggested to be in the order of $1.5 trillion.
<ul>
<li>Commitment</li>
</ul>
Property investment is a long-term commitment. Shares tend to provide higher returns, at less risk, within a shorter period of time, whereas houses and units provide higher return in the long run.
On another note, you can’t decide at any one time that you wish to dispose of the property and expect to make a quick buck. Sometimes it can take many months to sell, and to get the most out of your investment you must be prepared to wait until the right offer comes along.
<ul>
<li>Ambiguous</li>
</ul>
It’s not always easy to identify the market value of a property. This fluctuates consistently based on many factors including market conditions, employment rates, local amenities, crime, infrastructure and development – all interchangeable factors that affect the value of a property.
<ul>
<li>Upfront costs</li>
</ul>
To step onto the property ladder you have to commit to a huge initial capital investment. This investment will also be attributed to a single entity, ensuring you are locked in to the performance of that individual asset over time. Investment in shares, however, can be diversified, with the risk spread out across various markets and mediums.
From the above analysis, I think it’s fair to say that overall an investment in housing appears the be the lower risk solution, although I think that the important question is whether an investment in housing provides a better total return.
As the appealing Australian lifestyle has drawn more investment in our housing market, people now view dwellings more as portfolio assets than buildings to live in. As a result, Australian housing markets have seen higher volatility and lower rental returns. Between June 2005 and June 2014 alone, the average house in Sydney provided returns between -1.00% and 20%.
On the other hand, while many reports do indicate an investment in shares is the better performer, I believe these reports are based on time frames that benefit the shares market and do not take the risk factor into account.
A better quality analysis would seek to compare the two over a longer timeframe, taking many different investment periods into account and then consider the medium outcome. That analysis would take into account all income streams of the assets and allow for leverage and taxation.
Eliza Owen is a market analyst for <a href="https://www.Onthehouse.com.au">Onthehouse.com.au</a>.
You can find out more at the <a href="https://investors.onthehouse.com.au/">Investor Centre</a> at Onthehouse.com.au.
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Property v shares - the age-old debate: Eliza Owen

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GUEST OBSERVATION
Why is it that so many people want to invest in real estate, yet never end up doing so?
Here’s a list of some of the reasons or excuses why people don’t invest:
<ul>
<li>Lack of knowledge and therefore confidence in their decisions. </li>
<li>Property management fears - “I don’t want to worry about repairs and maintenance; I’m not getting called at three in the morning to fix a toilet”. </li>
<li>Timing the market - “I’m waiting for the market to soften before I purchase”. That may be the intention, but what if the market rises instead? </li>
<li>Lack of time. People simply don’t have the time to learn the fundamental principles of safe investing, but more relevant is the fact that they don’t have the time to identify smart investments, even if they do understand the basic principles. </li>
<li>Finance. People are not sure how to correctly structure their finance or go about obtaining the right finance. They also seem to feel embarrassed if they are denied a loan the first time they make an application. Never let this stop you, there’s more than one bank out there.</li>
</ul>
One of the other main reasons I believe some people don’t start to invest is because of all the negative talk out there from people who are too scared to invest themselves. These negative people deploy what I call ‘the nasties’. The nasties are little comments that deflate you. These comments are like cancer; if not cut out they can very easily overtake and kill your desire to break free. If you let any of these people or their reasons stop you investing, one thing is certain, you will retire poor. I’m not saying unhappy, but definitely poor.
There is huge benefit to being able to discuss financial strategy with like-minded people, particularly if they are family. Now most people would say that they love their family dearly, but most families do not have a history of investing. Therefore, even though people may respect their family, if family members haven’t proven themselves as investors, they should not be considered as advisors.
Let’s look at this a different way. If you wanted to bake the perfect chocolate cake, think for a minute on what you’d need to accomplish this. You’d have to mix the right amount of flour with the right amount of water, you’d add an egg, maybe some cocoa, etc. Would you take advice from someone that has never baked a cake before? No, you’d go and find a funny hat-wearing expert cake-making chef and you’d decide upon a recipe that has been tried and tested. The same applies to investing; learn from those who have a proven method that works.
Be very careful taking ‘advice’ or ‘tips’ from anyone that has not built a portfolio of property. Basically, don’t listen to them.
Most times when you hear negative talk, people are simply trying to justify why they’re not investing for themselves.
Remember, with these types of people, don’t waste your time trying to change their views, instead just nod and smile.
Stay on track. Stick to your plan.
Cam McLellan is a property investor, businessman and the founder and CEO of <a href="https://openwealthcreation.com.au/" target="_blank">Open Wealth Creation</a>. 
Open Wealth Creation advise, coach and guide people through the property investment process including arranging finance and choosing property to finding tenants and portfolio management.
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