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
In the 21st Century, technology has revolutionised the way we interact, communicate and consume information. Brought about by the digital revolution, the 'Information Age' has penetrated all facets of daily life, including the way we buy real estate.
The old saying “information is power”, could not be more true than when it comes to buying property. One of the biggest financial decisions most people make in their lifetime, buying property is more than simply choosing where you want to live but about investing in an asset that will create wealth.
The fact is, not all properties perform the same, particularly in a flat or falling market. So for those looking to invest smarter, here are some handy tech tips to help you make better informed property investment decisions.
<ul>
<li>Apps</li>
</ul>
There are a plethora of real estate applications or ‘apps’ available for both iOS and Android devices to help buyers research, find and inspect properties all from their phone handset or tablet, the most popular of which is probably realestate.com.au.
Built-in GPS allows users to conduct a refined search of the most recent listings and sales results based on location, price range, property type, property features, such as number of bedrooms and bathrooms; land size and more. Apps of this kind are a convenient and efficient way to scroll through the hundreds of new listings advertised to the market each week.
Other useful apps include property guides, such as that provided by CBA, which gives users an estimated assessment of property values, unit measurement converters to calculate floor space and compasses that allow you to assess a property’s orientation and the amount of natural light it receives.
Progression in satellite mapping technology means that users can research properties and suburbs from above, assessing what the local area has to offer without leaving their seat. Available on the latest smart phones, Google maps uses built-in GPS technology to deliver location-specific results for local businesses and services such as schools, transportation, shopping and dining facilities and sports and recreation.
<ul>
<li>Street View</li>
</ul>
This handy tool enables users to take a virtual street-level tour of almost any capital city in the world, with 360-degree panoramic views of the streetscape. This can be particularly beneficial for cursory inspections of a property in assessing accessibility and the external condition and presentation of the property and the street. This can save valuable time by reducing the short-list and forgoing the need to physically inspect hundreds of potential properties.
<ul>
<li>Property data</li>
</ul>
Advances in digital technology such as the internet and personal computer devices means that access to information is becoming increasingly simple. RP Data and REIV in Victoria offer an abundance of free and paid information to assist property buyers with researching a property’s or suburbs historical performance. This data is invaluable in assessing a property’s future performance and its potential for strong capital growth.
Technology certainly makes it easier to conduct your property research, however, it should not replace a physical inspection if you are serious about buying a property. 
As the market heats up in Melbourne so too is the competition so do your homework and seek independent advice from a buyer’s advisor to ensure you select the property that will outperform the others in the market.
Greville Pabst is CEO and director of <a href="https://www.wbpproperty.com/" target="_blank">WBP Property Group</a>.
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Buying property in the 21st Century: Greville Pabst

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You don’t become a fully fledged member of Australian society without first owning a property. And the more properties you own, the more Australian you become. Take this far enough and eventually even The Block becomes compelling viewing.
We know this to be true because the tax system, like reality TV, is a mirror to our national aspirations. Both tell us that property investment is good and rising house prices even better.
Australians do not pay capital gains tax on the family home and investors can negatively gear their property investments. Own 30 properties? Please, claim a tax deduction on all of them. Want to cut your capital gains tax bill in half? Sure, just hold the asset for more than 12 months.
As the effects of these policies took hold and prices rose, first-home owners were squeezed out. This wasn’t politically acceptable and anyway, who was going to hold up the ladder if not those on the bottom rung?
The solution was to throw money at them, too. In Tasmania, home to some of the cheapest housing in the country, the state Labor government recently<a href="https://www.themercury.com.au/lifestyle/new-home-grants/story-fnj64ocs-1226754568608" target="_blank"> increased the first-home buyer’s grant to an incredible $30,000</a>. Self-managed super funds were also recently encouraged to leverage into the boom.
Now Treasurer Joe Hockey has turned the idiocy up to 11 by suggesting those struggling to get on the property ladder should also be allowed the chance to blow up their super funds by speculating on higher house prices. Well, if super funds can do it, why not everyone else?
There is bipartisan stupidity on housing market affordability policies. Politicians of both major parties love the idea of throwing huge sums of money to make the problem worse. They want to make housing more affordable, but only if they can do so by pushing prices up.
There is simply no evidence to suggest first-home owner grants make property more affordable. There is plenty of evidence to suggest they make them more expensive.
As Bank of America chief economist Saul Eslake told a Senate committee in 2014: "It's hard to think of any government policy that has been pursued for so long, in the face of such incontrovertible evidence that it doesn't work, than the policy of giving cash to first-home buyers in the belief that doing so will promote home ownership."
But instead of ending the stupidity, like so many treasurers before him Joe Hockey is intent on finding another way to perpetuate it.
The effect of these policies is three-fold. First, property prices have well beyond the rate of inflation and wage growth (see <a href="https://www.afr.com/p/national/australia_housing_boom_in_five_graphs_OEp5Bttj0dyWeE9zAEXxjM" target="_blank">Australia’s housing boom in five graphs</a>). Second, despite taxpayers spending billions on first home-owner grants since 1964, the share of first-home buyers as a percentage of the total market has never been smaller. In November last year, they represented just 12.3% of the market.
Finally, owning property is becoming something only the rich can afford. Eslake suggests that <a href="https://www.ahuri.edu.au/downloads/media/The_Australian_-_Locked_out.pdf" target="_blank">the top 20% of income earners own 36%</a> of the housing stock.
There are many things politicians could do to make housing more affordable, not least of which would be to eliminate negative gearing. That would remove some of the demand for housing. Making it easier and cheaper to build through greater land releases and quicker and cheaper development approvals would increase supply. The combined effect would be lower property prices.
But that isn’t something any politician wants to countenance, let along bring about through sensible, well-reasoned policy.
Until we get a courageous politician that is willing to do that, the bipartisan but expensive charade -- that housing can be made more affordable with policies that push prices up -- will continue.
John Addis is the founder of Intelligent Investor Share Advisor and director of Private Media, publishers of Property Observer. Unlock all of Share Advisor’s stock research and buy recommendations<a href="https://landing.intelligentinvestor.com.au/crikey-article?utm_source=crikey&amp;utm_medium=article&amp;utm_campaign=crikey_articles" target="_blank"> by taking out a 15-day free membership</a>.
This article first appeared on <a href="https://www.crikey.com.au/" target="_blank">Crikey</a>.
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The expensive illusion of housing affordability policy: John Addis

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GUEST OBSERVATION
Located just 11 kilometres south-east from Melbourne’s CBD, affluent Caulfield is one of Glen Eira’s most popular suburbs.
Bounded by Orrong Road, Dandenong Road, North Road and Booran Road, Caulfield offers a vast number of amenities to its 32,000 residents.
With a strong reputation for being one of Melbourne’s most desirable middle class suburbs, leafy Caulfield attracts a culturally diverse population.
Being a major transport interchange, Caulfield boasts excellent public transport links - ideal for residents who commute into the city for work. Meanwhile, the area’s numerous prestigious and wel -regarded schools including Caulfield Grammar, Wesley College, Caulfield High and Leibler Yavneh College; makes the area popular among families with children. Due to its proximately to Monash University’s Caulfield campus, the area is also popular with students.
For shopping, residents tend to flock to nearby Glenhuntly Road in Elsternwick, which offers a number of international delis and Jewish bakeries as well as the popular Eco’d outlet - a haven for fashion enthusiasts looking for trendy international labels.
With the introduction of a number of new gourmet eateries in recent years, the area has been placed on Melbourne’s gastronomy circuit. For the perfect cold-drip brewed latte and Reuben sandwich, locals head to Einstein’s 251 on Hawthorn Road while Tuck Shop Takeaway, a modern take on an old-fashioned burger joint, has proved to be hugely popular with locals and visitors alike. In nearby Ripponlea resides Attica, Australia’s most awarded restaurant. 
Caulfield Park is the perfect setting for families and fitness lovers. Residents can often be found jogging around its border, enjoying a personal training session, or using one of the three children’s play areas. The park also is home to a number of sporting clubs and playing fields.
A host of options are available with regards to property types in Caulfield. The suburb is divided into three different areas, Caulfield North, Caulfield and Caulfield South. Caulfield North, being one of the most affluent locales, is known for its grand Victorian mansions, tree-lined streets and tranquil family feel. In more recent times, a number of apartments have been built in the area which tend to be occupied by young professionals.
Caulfield and Caulfield South are popular areas for young families, in particular those who have been priced out of the surrounding suburbs. In terms of accommodation types, these areas contain a number of town houses, Californian bungalows and Edwardian homes. Apartments are also plentiful here.
Given the area is divided into three parts, property prices vary from one locale to another. For example, in Caulfield South the average property price is around $1,125,000 for a house and $600,000 for a unit or apartment. Whereas in Caulfield North, an entry-level family home is upwards of $2,000,000.
As with many other suburbs that offer close proximity to the city, there is a high demand for housing in the area. In light of this, Caulfield offers excellent potential for capital growth, with annual price increases of around 5%. Renters make up around 30% of people residing in the area; tending to choose the suburb for its excellent transport links to the city, large family friendly blocks of land and proximity to Monash University’s Caulfield campus.
With that said, the vast majority of people living in Caulfield North are owner occupiers as property types in this area are predominantly luxury homes. In Caulfield and Caulfield South, rental properties fetch an average of $600 per week for a house and $395 per week for a unit or apartment.
For those looking to buy, Caulfield ticks all the boxes. Good schools, great transport links and large blocks of land make it the ideal place for affordable inner-city living.
Alex Flamm is director of <a href="https://www.hodges.com.au/hodgescaulfield" target="_blank">Hodges Caulfield</a>.
Photo courtesy of Stephen Edmonds/<a href="https://creativecommons.org/licenses/by-sa/2.0/" target="_blank">C.C. BY 2.0</a>.
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Caulfield - a diverse, well connected suburb: Hodges' Alex Flamm

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GUEST OBSERVATION
Often cited as one of the best areas to live in Melbourne, Bayside’s suburbs are an idyll of picturesque coastlines and quality residential zones.
Stretching 17 kilometres around Port Phillip Bay, the area is within close proximity to both the beach and the CBD, making it a popular choice for home buyers. Coupled with education opportunities, shopping strips and good capital growth on property investments, Bayside offers a lifestyle that is hard to surpass.
Property prices in the area have been strong for a long time and continue to gain momentum. A number of factors help to support the property market when it comes to real estate in the area.
<ul>
<li>Location, location, location</li>
</ul>
The Bayside region features a number of good private schools and excellent public primary schools making it a natural choice for those looking to raise a family. However, it is not just families that are attracted to the area.
Bayside’s good transport links and close proximity to the CBD make it popular among people who commute into the city for work.
Other attractive lifestyle factors include each suburbs village like setting - including low rise shopping strips, trendy cafes, green spaces and exceptional sporting facilities.
<ul>
<li>Good investment</li>
</ul>
Property prices across all Bayside suburbs have remained strong. The median property price for a house in Brighton is $1,635,000 and $720,000 in Mentone.
All of Bayside’s suburbs are considered to be high demand areas, with the number of people viewing each listed property higher than the state average.
The area also remains a popular choice for investors looking to purchase rental properties - with almost 22% of the region’s residents living in rented accommodation. The median rent across the Bayside precinct is $600 per week for a house and $400 per week for a unit. Both have a median rental yield of around 4%.
<ul>
<li>
Variety 
</li>
</ul>
Bayside is home to some of the most desirable property types in Melbourne. The area sees a host of different property styles in each suburb and with such variety, there tends to be something to suit all budgets.
Much of the traditional architecture is well preserved across the region and each area has a slightly different style and price bracket.
Brighton is one of the most affluent Bayside suburbs and the property on offer reflects this. The area has a number of larger traditional homes and mansions and in recent times has experienced an influx of luxury developments.
Property prices in Beaumaris vary and the area is popular for its large blocks of land and traditional Beaumaris style homes.
Sandringham is home to a number of Edwardian style properties and California bungalows.
Mentone is one of the most affordable Bayside suburbs - buyers can purchase modern townhouses and as units here among other styles.
Bayside will continue to be a good choice for buyers looking for a good investment.
The demand for rental properties and home ownership in the area continues to grow as do developments.
Paul Bond is a director of <a href="https://www.hodges.com.au/" target="_blank">Hodges Real Estate Sandringham</a>.
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Melbourne's Bayside remains popular with residents and investors: Hodges' Paul Bond

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GUEST OBSERVATION
With private school fees increasing year on year, having access to quality state schools is a top priority for many families.
However, enrolments at most strong performing state schools are limited to residents living within the set boundary of school zones. Therefore properties located within these boundaries are highly sought after and demand higher premiums.
St Kilda primary school was one of the last state schools in the Port Phillip Area to be zoned – having boundaries set only in August last year. Prior to the introduction of zoning, this popular school saw kids travel in from areas as far away as Point Cook. Families looking to get their children into a well performing school without having to spend upwards of $15,000 a year on private tuitions favoured St Kilda Primary because of its open enrolments, positive reputation and performance results.
Now that zones have been introduced and enrolment numbers have been capped, families who want their children to attend this school will need to be appropriately located, otherwise access will not be granted. As a result, local property located in the Balaclava and St Kilda East areas within the zone are likely to experience much greater demand.
According to a survey conducted by the Australian Scholarships Group last year, a private school education, including fees, uniforms, levies, etc. in metropolitan Melbourne can cost parents over $500,000 from preschool to year 12. For a family of three children, that’s a big chunk of change at $1.5 million dollars. On the flipside, in the state system parents would be looking at costs closer to $60,000 for a child’s full education – potential savings of over $440,000. 
When compared to private school fees, paying a premium on property presents as a good investment – particularly if there are two or more children of school age in a family. In fact, a study conducted by RMIT in 2012 found that parents were willing to stretch their budgets by $160,000 on average to buy a home in the popular Camberwell High school zone. This makes sense given it could mean potential savings of over $250,00 per child.
Within close proximity to the city, beach and amenities, St Kilda and its surrounding areas are already hugely popular. The recently established school zoning rules have undoubtedly added an extra selling point and the effect on the local property market will only be positive.
Josh Stirling is director of <a href="https://www.hodges.com.au/hodgesstkilda" target="_blank">Hodges Real Estate St Kilda</a>.
 
 
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St Kilda Primary School zoning could be a boon for the local property market: Hodges' Josh Stirling

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Paul Keating, the architect of Australia's universal superannuation scheme, has said it was a bad idea to allow first home buyers to dip into their super savings.
"Any meaningful housing deposit taken from the accumulated savings of younger savers would effectively eliminate or near eliminate the base from which the important compounding [of earnings] would otherwise occur," Keating wrote in a column for Fairfax Media.
The former prime minister Paul Keating also warned that if Australians could dip into their super savings at an early age, it would increase pressure on the federal government's aged care budget.
"The key to wealth accumulation in retirement savings is compound earnings," Keating noted days after the Treasurer Joe Hockey raised the prospect of allowing people to dip into their super.
Joe Hockey called for public debate on making super more "flexible" during people's lives.
In an opinion piece, Paul Keating accuses the Liberal Party of attacking Australia's super system for ideological reasons.
"The Liberals have always hated national superannuation for the broad workforce," Keating writes.
"Superannuation for them is fundamentally an ideological matter.
"Just like Medicare, the Liberals object to the universality of Medicare and they keep having a go at it, like the recent attempt to require a co-payment to doctors.
"They have now dropped off that because the going got too rough for them.
"So that having failed, they are back at it again at super – the other great universal scheme.
"But instead of saying they oppose it ideologically, and arguing their case intellectually, the Treasurer will try to reach the same outcome by masking his real intentions as a professed concern for homebuyers." 
"This idea is certainly not an innovation and is not responsible enough even to be considered a thought bubble."
He wrote that proposals floated by the Treasurer would breach the principle of "preservation" of superannuation accumulations and would destroy universal retirement savings at its core.
"Breaking what is now a national consensus on the principle of preservation, where savings cannot be drawn down till age 55, would amount to the wilful destruction of one of the best retirement systems in the world."
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Paul Keating says Joe Hockey's FHB super idea will compound ageing problems

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There were just eight sales at $500,000, or below, at Sydney weekend auction.
The sales ranged from $424,000 at Monterey to $500,000 in Darlinghurst.
There was another sale at Toukley, some 110 ams from Sydney, on the NSW Central Coast at $297,500. It was a two bedroom villa which was marketed by Raine &amp; Horne Charmhaven as a "great investment opportunity with a weekly rental return of $320pw to $345pw." It would reflect a yield of around 5.6%.
The 5/288 Main Road, Toukley villa had previously traded at $247,000 in 2007, reflecting around 2.6% annual compound price growth.
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<div id="Content_Content_propertyPhotos_MainImage_MainImagePlaceholder" class="img-wrapper"><a id="Content_Content_propertyPhotos_MainImage_MainPhotoLink" class="feature" href="https://www.domain.com.au/ore/Public/Gallery/Photo.aspx?adid=2011756168&amp;pic=1&amp;mode=Sold&amp;AgencyID=13464" target="ImageWindow"><img class="js-first-image" src="https://b.domainstatic.com.au/w640-h426-2011756168_1_pi_150206_104731" alt="5/288 main road toukley NSW 2263"></a></div>
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Metropolitan Sydney's cheapest sale was a one bedroom at 15/53 Banks Street, Monterey (below) through PRD Woodward Ramsgate.
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<div id="Content_Content_propertyPhotos_MainImage_MainImagePlaceholder" class="img-wrapper"><a id="Content_Content_propertyPhotos_MainImage_MainPhotoLink" class="feature" href="https://www.domain.com.au/ore/Public/Gallery/Photo.aspx?adid=2011787281&amp;pic=1&amp;mode=Sold&amp;AgencyID=16166" target="ImageWindow"><img class="js-first-image" src="https://b.domainstatic.com.au/w800-h534-2011787281_1_pi_150219_063506" alt="15/53 banks street monterey NSW 2217"></a></div>
</div>
Other Views 
The 22/6 Stanley Street Darlinghurst sale at $500,000 was an one bedroom unit in the art deco St James block through Belle Property.
The other six sales were:
$495,000 - 36 Melba Road, Lalor Park - three bedroom home
$487,500 - 36/155 Missenden Road, Newtown - studio apartment
$485,000 - 10/2 Phillip Street, Strathfield - one bedroom unit
$472,500 - 610/72 Henrietta Stree, Waverley - one bedroom unit
$467,000 - 30/29 Castlereagh Street, Liverpool - three bedroom unit
$448,000 - 22/48 Neil Street, Merrylands - two bedroom unit
Australian Property Monitors reported 99 auction sales above $1 million at the weakend amid the 558 reported results.
Auctions are typically pricier than the general private treaty market.
The weekend median auction house price was $1.19 million and $821,000 median auction unit price, according to APM.
APM put the Sydney median house price at $873,786 and the unit price at $597,688.
 
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Just eight sales at $500,000 or below at Sydney weekend auction

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All but a handful of apartments were sold at Mirvac's latest offering, the Bondi residential development, The Moreton.
Mirvac secured Waverley Council approval earlier this year for 190 apartments and terraces on the 11,000 square metre site which it acquired in December 2013.
The Moreton, designed by Smart Design Studios, is on the Wellington Street site formerly owned by the Benevolent Society.
There will be a public footpath/bike path dissecting the development which will be locked at night.
It also comes with the 1884 heritage listed <a href="https://bondi.mirvac.com/residences/scarba-house/" target="_blank">Scarba House</a> which is for sale, with residential or potentially commercial usage, on its own 900 square metre parcel.
Mirvac will begin construction on the eight floor complex in the coming weeks with completion expected by the end of 2016. 
Prices started at $750,000.
Mirvac Group executive residential, John Carfi said there been the high number of repeat Mirvac customers with past buyers who kept coming back.
“We sold top down over the weekend with the penthouses and three bedroom apartments, some in excess of $3 million, the first to go,” John Carfi said.
Buyer Cihan Demirci was the first person to register for a buyer's appointment when the sales date was announced, responding just 20 seconds after the email notification was sent.
He and his wife Justine bought a one bedroom plus study garden apartment, making it their third Mirvac purchase in as many years. 
IT architect Richard Arsenian had lived at Mirvac’s Newington development before taking a four-year posting to the US two months ago. He entrusted his architect father Richard and girlfriend Lara Nercessian to secure a three bedroom apartment with beach views while he participated in the selection via FaceTime on the mobile from Texas.
John Carfi also noted another trend were investors who were “hybrid investors” planning to rent and move in later when circumstances allowed.
One interesting trend was the absence of Chinese buyers.
Porperty Observer was advised by a prospective buyer that early in the marketing campaign, the high-rise building had been numbered without level four, jumping from the third floor to the fifth floor, in the style often adopted in pro-Chinese developments.
But by the second week numbering was back to normal with the interested party advised there was not enough Chinese buyers interest to pander to them.
One bedroom units (47 to 107 square metres) started from $750,000.
The two bedrooms (78 to 202 square metres) range upwards from $1.15 million and three-beds (122 to 224 square metres) from $1.75 million. 
 
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The Moreton, Bondi near sell-out for Mirvac

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<a href="https://www.smartcompany.com.au/leadership/management/42915-aldi-founder-karl-albrecht-dies-five-things-you-didn-t-know-about-this-supermarket-king">German supermarket chain Aldi</a> is increasing its stake in Australia’s grocery market, posing a long-term threat to the country’s traditional supermarket duopoly, according to research released last week.
The report by credit rating agency Moody’s shows an increasing acceptance of Aldi by Australian consumers and says the low-cost supermarket’s aggressive expansion will put pressure on Woolworths and Coles over time, whereas its growth had previously been at the expense of Metcash’s IGA supermarkets and other independent retailers.
Moody’s estimates Aldi holds 8% of the local market, whereas Woolworths has 37% and Coles has 26%. Metcash is estimated to have 11% of the market, with another 18% made up of “other” retailers.
“Aldi will definitely increase its market share in Australia because it is opening stores at a faster rate,” Ian Chitterer, Moody’s Investors Service vice president and senior analyst, told SmartCompany.
Aldi recently announced a $700 million expansion into South Australia and Western Australia, which will see it add a further 120 to130 new stores to its 300-store strong network over the next five years. An Australian spokesperson for the supermarket confirmed Aldi plans to open up to 25 stores per year on the Eastern Australian seaboard.
<div>"Aldi Australia is focused on growing the business sustainably and responsibly in line with consumer demand for quality products at permanently low prices," said thespokesperson.
</div>
<div> </div>
<div>
"As a discount retailer, Aldi offers a very different proposition to the major supermarket chains and does not position the business in direct competition to the duopoly."
</div>
But Chitterer says Aldi’s increasing market share is still most likely to come from Metcash and the independents over the next two years, as Coles and Woolworths continue to miss an opportunity to take a further stake from the smaller players.
“The market share they’ve gained, that is market share Coles or Woolworths could have taken,” he says.
The report comes as price-cutting continues to heat up in the Australian grocery market, with Woolworths signalling it will keep pushing forward with its plans to lower prices at the checkout to shift perceptions that it is the more expensive option of the two major supermarkets.
"We want to make sure that we remain the market-leading food offer in Australia and to do that we've got to have the best prices, we've got have the best in-store service and we've got to have the best stores," Woolworths chief executive Grant O'Brien <a href="https://www.smh.com.au/business/retail/woolworths-flags-price-cuts-20150227-13qv66#ixzz3TqA987u0">previously told Fairfax</a>.
Chitterer says Aldi will likely be closely watching the pricing competition between the two major players.
“I would expect Aldi is watching the pricing from the two companies and will respond accordingly,” he says.
Peter Strong, executive director of the Council of Small Business of Australia, welcomed the potential for Aldi to take some market share away from Coles and Woolworths, but says he still has concerns about the lengths the supermarket giants will go to protect their profit margins.
“The fear is Coles and Woolies will take profit from their suppliers,” Strong says.
Strong says Coles and Woolworths are “two of the most profitable supermarkets in the world” and there is little doubt their profit margins will begin to drop as competition in the space heats up.
But he says if suppliers are squeezed further in the retailers’ bids to maintain profit, the recently introduced voluntary <a href="https://www.smartcompany.com.au/growth/45900-fast-lane-food-and-grocery-code-of-conduct-falls-short">Food and Grocery Code of Conduct</a> will “need to become mandatory”.
In <a href="https://www.smh.com.au/business/retail/accc-chairman-rod-sims-says-woolworths-has-fat-margins-as-suppliers-fear-profits-shrinkage-20150308-13xekz#ixzz3TqDABjuo">an interview with Fairfax,</a> Australian Competition and Consumer Commission chairman Rod Sims said this week he believes Woolworths has one of the highest profit margins of any large supermarket chain in the world.
SmartCompany contacted Woolworths but did not receive a response prior to publication. 
This article first appeared on <a href="https://www.smartcompany.com.au/" target="_blank">SmartCompany</a>.
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Supermarket wars: Aldi takes on market share as Woolworths drops prices

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Strong weekend sales were made at the Royal Shores, a $450 million estate being developed by PAYCE and Sekisui House on a portion of the former Defence Housing Australia (DHA) site.
More than 170 groups had paid $5,000 to register ahead of the Royal Shores launch at Ermington.
Most of the 178 apartments put to market had sold by midday on Saturday in the first two waterfront buildings. Called Safari, the twin six-level buildings cater for apartments ranging from one bedroom up to four bedrooms.
There are:
<ul>
<li>one-bedroom apartments (up to 89sqm) from $599,000</li>
<li>two-bedroom apartments (up to 170sqm) from $726,000</li>
<li>three-bedroom apartments (138sqm)-from $1.184 million, and</li>
<li>four-bedroom apartments (182sqm) from $1.431 million</li>
</ul>
They will form part of a bigger 612 unit project to be finished by the end of 2016.
There were just the two three-bedders, both 138sqm. There were many two bedders, ranging from 91 to 170sqm. The really large two-bedders have this 'all seasons' room which is an indoor-outdoor room.
The site is 19 kilometres from the CBD, and drawing on the site’s rich maritime history, architects HDR Rice Daubney designed buildings with pitched sawtooth roofs and white-painted brick facades.
Link’s sales director Rhys Morgan believes Ermington will quickly become one of Sydney’s more exclusive riverfront suburbs for new apartments.
“It is on the water, surrounded by beautiful parklands, serviced by well-developed infrastructure, with the nation’s finest sporting and entertainment venues of Sydney Olympic Park just across the way.
“Ermington is also well served by schools and universities, and shopping centres, including Westfield Parramatta, Rhodes and Top Ryde."
<a href="https://royalshores.com.au" target="_blank">Royal Shores</a> when completed by the end of 2016 it will comprise 612 apartments in nine separate buildings of up to eight storeys. 
Both PAYCE and Sekisui House have a track record of creating waterfront communities, revitalising Homebush Bay into Wentworth Point. 
Since 1978 the publicly-listed Australian property developer has transformed sites including The Waterfront at Wentworth Point.
Sekisui House, one of Japan’s largest home builders, have undertaken major residential developments including The Address at Wentworth Point.
Royal Shores is at 1 Bundarra Street, Ermington. 
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