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
This week on The Block: Triple Threat the contestants renovated a second bedroom.
Scoring by property buyers advocate jury:
<ul>
<li>Charlotte and Josh - 24 
</li>
<li>Tim and Anastasia – 24.5 
</li>
<li>Aidan and Hess – 19.5 
</li>
<li>Dee and Darren – 23.5</li>
</ul>
The general consensus from myself and my fellow buyer’s advocates this week were:
<ul>
<li>Natural light</li>
</ul>
The level of natural light is an important factor that can impact enjoyment of the room. The best rooms are those light filled via northerly light. This week saw a divide between both the buyer’s advocates and the contestants on whether Dee &amp; Darren’s and Tim &amp; Anastasia’s bedrooms were too dark.
I think that light rooms are more appealing to a broader range of buyers.
<ul>
<li>The inclusion of a dressing table</li>
</ul>
Either built-in or freestanding greatly benefits a bedroom and gives it an extra level of luxe, which is another factor that made Tim &amp; Anastasia’s room the top scoring one for the week for us. Attention to detail to window furnishings can make or break a bedroom
I agree with the other buyer’s advocates that Charlotte &amp; Josh’s window finish was lacking and therefore detracted from the room. Contrastingly, Tim &amp; Anastasia’s excellent finishes on their windows added to the luxury feel of the space.
<ul>
<li>Bedrooms should have an abundance of storage for clothing, shoes, accessories and more</li>
</ul>
Aiden &amp; Jess could have greatly benefitted from having more space. Renovators should think ahead to make the room versatile for buyers.
Renovators should not speculate on the demographic of the buyer – they might be a young couple or a retired couple that will use a spare room as a guest room – but it also could be a family that needs a room for their children.
Greville Pabst is CEO of <a href="https://www.google.com.au/url?sa=t&amp;rct=j&amp;q=&amp;esrc=s&amp;source=web&amp;cd=1&amp;ved=0CEAQFjAA&amp;url=http%3A%2F%2Fwww.wbpproperty.com%2F&amp;ei=Jb4hUevODOyamQX6mIGYDQ&amp;usg=AFQjCNH0u8Ji9ymluq8AKARfB-KjHZ-aFA&amp;sig2=DNsIKQR7tQj4PtYuiJOHPA&amp;bvm=bv.42553238,d.dGY" target="_blank" rel="nofollow">WBP Property Group.</a>
Picture of Tim &amp; Anastasia courtesy of Channel 9.
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The key ingredients for a great bedroom: The Block's Greville Pabst

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As Australia faces the reality of life after its mining boom, now more than ever it’s vital that we embark on a path of prosperity and sound government – just don’t hold your breath (just yet).
First and foremost it’s imperative that NSW embarks on the greatest infrastructure expenditure in the state’s history – at the end of the day the upcoming election is all about economic reform. 
Based on the recent election results in Victoria and Queensland the word ‘privatisation’ has indeed become a dirty word. In the case of the Baird government strategy the proceeds from the sale of state ownership of the electricity network would be directed to the generation of pivotal capital works projects and not state debt reduction.
A 2013 report on the Electricity Network Regulation the Productivity Commission announced that electricity prices had risen 70% in real terms over the previous five years with structural problems most apparent in NSW. The Productivity Commission went on to say: “There are strong arguments for privatisation of those businesses. There is no evidence that the productivity, reliability, quality or cost performance of private – sector electricity network businesses is worse than their public sector equivalents. To the contrary, the evidence in Australia and internationally suggests that such private sector enterprises are more efficient.”
NSW Labor proposes to tax business more then cut and defer major projects whilst doing next to nothing to fix congestion in Sydney. Congestion is exactly what determines property prices in Sydney, which is why I have said if you own real estate within a 10 kilometre radius of the Sydney CBD you have nothing to worry about.
A recent report commissioned by the Property Council of NSW has found that Sydney is facing a housing crisis with an additional 190,000 homes needed to be constructed over the next 10 years. The report identified that since 2005 an average of just 17,002 homes had been approved by Sydney’s 43 councils each year. From a business perspective you’re not going to attract new housing projects unless you are rolling out massive new infrastructure community platforms.
<a href="https://www.rwm.com.au/files/2015/02/23-02-2015-9-11-41-AM.jpg"><img class="aligncenter size-full wp-image-389483" src="https://www.rwm.com.au/files/2015/02/23-02-2015-9-11-41-AM.jpg" alt="23-02-2015 9-11-41 AM" width="463" height="477"></a>
The above graph clearly identifies what happens to property prices when you’re closer to the CBD and highlights what happens when governments drop crucial infrastructure spending – <a href="https://www.businessspectator.com.au/article/2015/2/23/infrastructure/australias-train-nowhere" target="_blank" title="Australia’s train to nowhere. ">Australia’s train to nowhere. </a>More than anything we see glaring highlights as to what happens when governments fail to invest in crucial areas such as public transport. As a result house prices to those areas located within that crucial 10 kilometre radius of the CBD skyrocket.
NSW faces an additional 1.600 million people requiring housing over the next two decades – which in itself explains why now more than ever before infrastructure has to be the key ingredient into guaranteeing NSW’s prosperity into the future. Privatisation should not be a dirty word rather the dirty word clearly is lack of infrastructure spending by past NSW governments.
Sydney must absorb Newcastle, Wollongong and western Sydney into its business model by creating a world class metropolis. Given what’s been achieved in other countries there is no excuse why Sydney does not have a very fast train that connects all the cities.
Given that investors today are getting next to no return given the record low cash rate – investors can purchase syndicates that would allow them to invest in infrastructure projects <a href="https://www.businessspectator.com.au/article/2015/2/25/infrastructure/neat-fix-politics-infrastructure-funding" target="_blank" title="a neat fix to the politics of infrastructure funding.">a neat fix to the politics of infrastructure funding.</a>
Given that the self-managed superannuation funds are driving investment property in NSW due to a lack of choice such a proposal to attract these funds with infrastructure investment is a brilliant and a long overdue alternative. Naturally the big superannuation funds want as much of this pie as they can get so the state governments must offer allocations to ensure that everyone has equal investment opportunities.
From an investment perspective NSW can easily offer thousands and thousands of critical infrastructure investment funds for investors to diversify as against relying solely on the real estate markets.
Of course nothing can happen if we have a change in government given the alternative is simply too scary to contemplate. If NSW had previously had a strong infrastructure platform property prices would be nowhere near as high as they are today.
If the Baird government is successful at next month’s election and they stick to their infrastructure platforms there is a strong possibility they could become the most successful government in NSW history.
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robertsimeon-hRNTwJyXkQ

Next month’s NSW election is the most important ever: Robert Simeon

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GUEST OBSERVATION
The federal government’s proposal to charge foreign investors a minimum of $5,000 on residential property investment applications has been couched in terms of <a href="https://jbh.ministers.treasury.gov.au/transcript/033-2015/" target="_blank">ensuring the integrity Australia’s foreign investment regime</a>.
The fees, announced by treasurer Joe Hockey and Tony Abbott while touring a house for sale in Sydney this week, add to the already-revealed <a href="https://www.pm.gov.au/media/2015-02-11/government-tightens-rules-foreign-purchases-agricultural-land" target="_blank">changes around agriculture land ownership</a> that have included reducing the purchase threshold for Foreign Investment Review Board (FIRB) oversight from $252 million to $15 million, and an ATO “stocktake” of foreign-owned agricultural land.
The Treasury has released an <a href="https://www.treasury.gov.au/~/media/Treasury/Consultations%20and%20Reviews/Consultations/2015/Strengthening%20Australias%20foreign%20investment%20framework/Key%20Documents/PDF/Strengthening%20Australias%20foreign%20investment%20framework.ashx" target="_blank">options paper</a> seeking consultation on the proposed changes to residential property investments by 20 March 2015. This is a short timeline for such consultation.
Introduction of fees
Introducing fees for the first time for foreign investment applications to the FIRB is intended to support administration on a user-pays basis. For residential property and agricultural land, the fee would be up to $5000 for each application and increase to $10,000 for every additional $1 million.
For other business, including agribusiness, the initial fee would be $25,000, and $100,000 would be charged where “the value of the target’s assets are greater than one billion dollars”. This includes “sensitive sectors” such as the media, telecommunications, transport, defence and those related to it, as well as “uranium, plutonium or the operation of nuclear facilities”.
No evaluation appears to have taken place in order to establish whether the introduction of fees would act as a deterrent to application, or change the pattern of investment across sectors. In these terms, it is not clear what the intentions of the government are, given that the criteria for evaluation remain open as they are currently.
For applications of large value, the fees proposed remain small. Nonetheless it incurs costs to foreign investors which domestic investors do not bear and it’s hard not to read a subtext of xenophobia, particularly around the level of Chinese investment, a fear which is not largely borne out <a href="https://theconversation.com/dont-be-misled-on-chinese-foreign-investment-read-the-facts-25316" target="_blank">by the evidence</a>.
The fee is higher than that recommended by last year’s Federal Parliamentary Committee into affordable housing and foreign investment, which suggested a “<a href="https://www.aph.gov.au/~/media/02%20Parliamentary%20Business/24%20Committees/243%20Reps%20Committees/Economics/44p/Real%20Estate/Report/Report%20Final.pdf" target="_blank">modest administration fee</a>” of up to $1500, which it said would generate revenue of $158.7 million over four years.
I conservatively estimate the revenue obtained from charging the residential fee - based on <a href="https://www.firb.gov.au/content/Publications/AnnualReports/2012-2013/index.asp" target="_blank">approval numbers</a>, and making the (possibly highly optimistic) assumption that applications would continue to increase above the nearly 13,000 in 2012-13 - would be more than $63 million per year. It is not clear how the expected revenue from the new fees <a href="https://www.propertyobserver.com.au/https://www.abc.net.au/news/2015-02-25/foreign-real-estate-buyers-to-pay-fees-up-to-10000-dollars/6260748" target="_blank">as given by the government</a> of $200 million a year was arrived at.
Still, the government expects to use this to cover the costs of the ATO unit. This is still not large compared with the total value of $135.7 billion for foreign investment approvals in 2012-13.
Extending the role of the ATO
The government has announced a specialist unit within the Australian Taxation Office to support compliance with and enforcement of the foreign investment rules. The government proposes this on the basis that the ATO has the skills, data-matching systems and court experience. Presumably it has consulted the ATO in order to ascertain how well the ATO aligns with this, given that its functions are entirely oriented toward tax collection.
Involving the ATO in this way might call for legislation that determines the functions of the ATO to be amended, as well as changes to the Foreign Acquisitions and Takeovers Act, which regulates FIRB.
On the user-pays basis claimed, $200 million suggests a fairly decent-sized unit at the ATO. The costs for the FIRB and its Division of the Treasury are a mere $4.5 million for 2012-13. <a href="https://www.accc.gov.au/publications/accc-aer-annual-report/accc-aer-annual-report-2013-14/accc-and-aer-annual-report-2013-14/part-1-year-in-review/finance-and-staffing-snapshot" target="_blank">By comparison</a> the entire ACCC cost $182 million in 2013-14. (The <a href="https://annualreport.ato.gov.au/05-financial-performance/financial-statements/cash-flow-statement" target="_blank">ATO cost a whopping $3.8 billion</a> in 2013-14, although consider the Commonwealth tax take of<a href="https://www.abs.gov.au/ausstats/abs@.nsf/Latestproducts/5506.0Main%20Features22012-13?opendocument&amp;tabname=Summary&amp;prodno=5506.0&amp;issue=2012-13&amp;num=&amp;view=" target="_blank"> $338 billion in 2012-13</a>.)
Lack of hard data around rorts
New penalties are proposed for non-compliance with the foreign investment requirements. On its own admission, there is “limited evidence to suggest non-compliance” so it is not clear what the impact would be. The government clearly believes that improved monitoring might unearth it.
Hockey told the <a href="https://mpegmedia.abc.net.au/rn/podcast/2015/02/bst_20150226_0735.mp3" target="_blank">ABC’s Radio National</a>: "There is some evidence that foreigners have been buying existing residential real estate in Australia. That is unlawful and we have at the moment not got the resources at the moment to properly track that, we have no register of foreign ownership of residential land in Australia."
I have written before about <a href="https://theconversation.com/little-hard-data-in-the-hard-area-of-foreign-investment-28893" target="_blank">the lack of hard data</a> in foreign property ownership. The main questions are whether a register means better information will be collected and how the information might be used.
The only measure which looks useful is the proposed improvements to obtaining and keeping an inventory of foreign investment in property by liaising with state titles' offices and other sources of data. This might have been useful as an exercise prior to any other proposals, in order to gain an idea of the scale, value and purpose of land purchase. Again, this would only be meaningful if the equivalent exercise is done in order to compare with domestic purchase.
For instance in existing estimates, foreign purchases of agricultural land remain small. This sort of investment inventory would clarify exactly the differences in treatment of foreign and domestic purchases, and how these align with policy objectives. Availability of such information about land and other resource use would also allow other objectives, for instance in regional, industry, and environmental policies, to be strengthened.
In the end, we need to be able to analyse whether these changes will help us identify the number of foreign investors breaking the rules.
FIRB is already able to prevent any foreign investment above the low existing thresholds on the grounds of (unspecified) public interest. Yet very few proposals are knocked back. It is hard to see how this might change.
None of the measures suggested are backed up by clear evidence as to where they fix existing inadequacies or just what those are. The public interest criteria are not tightened.
<img src="https://counter.theconversation.edu.au/content/38031/count.gif" alt="The Conversation" width="1" height="1">Margaret McKenzie is lecturer, School of Accounting, Economics and Finance at Deakin University.
This article was originally published on <a href="https://theconversation.com">The Conversation</a>.
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MMcKenzie-5kQhUd2GMj

Foreign investment changes should expose the rorters: Margaret McKenzie

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The Reserve Bank of Australia has kept the official cash rate on hold this month.
The official cash rate remains at its record low of 2.25%, after a 25 basis point cut last month.
The majority of experts <a href="/expert-insights/finance/experts-split-on-reserve-banks-march-rate-move-finder">surveyed by comparison website Finder</a>, including NAB's Alan Oster, anticipated that the Reserve Bank would announce that rates would not change this month.
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jrichardson-uRX5hFdKfN

Reserve Bank holds rates for March

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At its meeting today, the Board decided to leave the cash rate unchanged at 2.25 per cent.
Growth in the global economy continued at a moderate pace in 2014. A similar performance is expected by most observers in 2015, with the US economy continuing to strengthen, even as China's growth slows a little from last year's outcome.
Commodity prices have declined over the past year, in some cases sharply. The price of oil in particular has fallen significantly. These trends appear to reflect a combination of lower growth in demand and, more importantly, significant increases in supply. The much lower levels of energy prices will act to strengthen global output and temporarily to lower CPI inflation rates.
Financial conditions are very accommodative globally, with long-term borrowing rates for several major sovereigns at all-time lows over recent months. Some risk spreads have widened a little but overall financing costs for creditworthy borrowers remain remarkably low.
In Australia the available information suggests that growth is continuing at a below-trend pace, with domestic demand growth overall quite weak. As a result, the unemployment rate has gradually moved higher over the past year. The economy is likely to be operating with a degree of spare capacity for some time yet. With growth in labour costs subdued, it appears likely that inflation will remain consistent with the target over the next one to two years, even with a lower exchange rate.
Credit is recording moderate growth overall, with stronger growth in lending to investors in housing assets. Dwelling prices continue to rise strongly in Sydney, though trends have been more varied in a number of other cities over recent months. The Bank is working with other regulators to assess and contain risks that may arise from the housing market. In other asset markets, prices for equities and commercial property have risen, in part as a result of declining long-term interest rates.
The Australian dollar has declined noticeably against a rising US dollar, though less so against a basket of currencies. It remains above most estimates of its fundamental value, particularly given the significant declines in key commodity prices. A lower exchange rate is likely to be needed to achieve balanced growth in the economy.
At today's meeting the Board judged that, having eased monetary policy at the previous meeting, it was appropriate to hold interest rates steady for the time being. Further easing of policy may be appropriate over the period ahead, in order to foster sustainable growth in demand and inflation consistent with the target. The Board will further assess the case for such action at forthcoming meetings.
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po-LsXgBTHBmX

Strong growth in property investor lending: RBA governor Glenn Stevens' March 2015 statement

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GUEST OBSERVATION
The World Economic Forum recently released a <a href="https://www3.weforum.org/docs/WEF_Emerging_Horizons_Real_Estate_Profile_Prescriptions_Proposals_report15.pdf" target="_blank" rel="nofollow">report</a> as part of its asset bubble project.
It's actually worth the read, particularly the case studies. The key to asset bubbles lies in behavioural decisions and pricing: what causes the divergence of price from value for the (normally) level headed?
<div>
Should governments intervene when a bubble is forming? A vexed question: bubbles are almost always acknowledged ex-ante – with the wisdom of 20:20 hindsight we hear the almost constant drone of, "we told you so". But, so few were those who foresaw the global financial crisis that it royally begs the question: how could the economists fail to miss something so big?
"Hubris" and "wishful thinking" were part of the response. Blind faith placed in the "wizards" of the banking world – trusting they actually knew what they were doing. And the bankers did little to bring their egos back to earth.
Also, failing to see the forest for the trees. Risk management practices were robust in the context of any individual deal, being outside of a reasonable remit to assess the global financial system when undertaking a risk audit. A house of cards was under construction. 
Distinguishing between cyclical periods of natural growth and unconstrained excess is challenging – even professional forecasters have famously botched it. Intervening too soon or by too much may nip economic growth in the bud or do more harm than good (think: London '74 or Australia '91). And besides this, there's the belief underpinning laissez faire markets: governments do best when they do nothing at all.
Booming property markets generally underscore booming economies, leveraging ever larger transactions in a kind debt-capital feedback loop. Governments typically fail to act (until its too late) as growing economies are typically what people and businesses want. It's seen as a hallmark of good government - albeit at the detriment of good governance. 
The property sector underpins the economy, with returns to capital finding some basis in the land rent. The scale of capital involved in institutional transactions is significant such that a few sensational losses can rouse the animal spirits, spreading fear and causing panic. Fundamentally, we need shelter and housing markets are coupled to the economy via the banking sector and the wage-mortgage/rent relationship. A healthy, growing economy generally resonates in an appreciating housing market.
Too many rules stifle growth, while too few fail to restrain our excesses as collectively we try to get ahead. How many haven't dreamed of the day when we finally shake that monkey from our backs? In this context, we return to our opening question, with the observation that price is what you pay, while value what you get.
Martin Bregozzo is principal and property economist at <a href="https://www.ow-capital.com" target="_blank">OW Capital Advisory</a>.
</div>
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mbregozzo-j6q7uYzhAT

Be mindful of value, price and exuberance: Martin Bregozzo 

<html><body>
GUEST OBSERVATION
Although 'fad' and 'trend' are considered synonyms, in practice they have very different meanings.
A fad implies something fleeting and of little value that will pass soon without importance.
Trends, however, while they might be equally temporary, can provide us with valuable insight about where something is heading.
It's therefore worthwhile for any Australian property investor to have a closer look at some of the trends and hot topics which are defining the current market.
We found one of the most noticeable trends is the amount of investment activity in real estate at the moment.
Investors are becoming key drivers of growth and purchasers of new stock, which was the domain of first home buyers.
Investors have a natural advantage over first time buyers, due to their access to a greater amount of equity and income, and the fact that the expenses involved are tax deductible.
As a result, virgin buyers are finding it increasingly hard to compete with them.
A segment of the investor market which is becoming particularly more prominent is that of self-managed super fund (SMSF) investors.
The number of SMSFs in Australia is growing - 29% over the last five years, according to the Australian Taxation Office - and with it are the number of SMSF holders considering property as an investment.
Part of the appeal lies in the fact that investors can leverage their superannuation monies to fund themselves through retirement without relying solely on accumulation-based savings.
Also additional purchases are becoming increasingly common.
It's becoming almost a sport.
While buyers were previously happy to buy a single investment property and stick with it, more and more people are thinking in terms of multiple properties or portfolios.
When it comes to the most popular topics in the world of investment over the last three months, one of these was the record demand for high yield assets like dual income properties, duplexes or high rent properties.
While buyers were desperately looking for properties with yields of 7% or upwards, he warned that the search may not be so easy.
That market has been quite exploited, so it's really down to who you know as opposed to tripping over them now.
Land needed for a dual-income property - 450 square metres or greater in New South Wales - is getting tighter.
Because of a shortage of land, most of the lots released fall short of this number and unfortunately, legislation hasn't changed to fit this new state of affairs.
It seems that while investors are finding it ever more advantageous to enter the property market, getting the ideal investment property is still no piece of cake.
Sam Khalil is founder and director of <a href="https://www.dpn.com.au/" target="_blank">Direct Property Network</a>.
Direct Property Network (DPN) provides clients with an end to end property investment solution from selecting the right property through to settlement and beyond.
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Planning legislation is triggering shortage of NSW land: Sam Khalil

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Low interest rates can benefit property investors as much as home owners. 
Investors often opt for fixed rate interest-only mortgages to maintain control of their outgoings and as such may miss out on the rate reductions. But those who have variable mortgages and investors who are taking out a loan for a new purchase or refinancing an existing property will find their costs are lower – and therefore their returns greater – than they would have been when rates were higher.
Australia’s already record low interest rate was cut again in February to 2.25% and many commentators are predicting a further cut in March. Financial markets had better-than-even odds on a rate cut to 2% at the end of February less than a week before the March announcement.
As at the end of February, 30 lenders had followed the Reserve Bank of Australia’s lead and cut their mortgage rates, according to Finder.com.au. The comparison website estimates that by March there will be 158 variable home loans with rates under 4.6%.
RateCity.com.au lists variable rate investment loans from Beyond Bank with a comparison rate of 4.35%, from Bank Mecu with a comparison rate of 4.39% plus a $595 application fee and from IMB with a rate of 4.48%. However, there are other variable investment mortgages that charge above 5.8%. 
Paying 1.5% more interest on your mortgage makes a huge difference to the bottom line of your investment. 
Monthly interest-only repayments on a 30-year $350,000 investment loan charging a 4.35% are $1268.75, according to Aussie Home Loans’ calculator. That’s $456,750 over the term of the loan. 
At a 5.85% interest rate, the same sized mortgage would cost $1706.25 a month, or $614,250 over the 30-year term.
That’s a massive $437.50 a month and $157,500 over 30 years.
To put that further into perspective, to increase the income from the property by $5250 a year – the equivalent of the monthly interest saved by having a 4.35% mortgage compared with a 5.85% mortgage – the investor would have to lift the rent by more than $100 a week.
The sums above also ignore tax. Investors have to pay tax on rental income, whereas interest expenses on a mortgage are tax deductible. 
After tax, a $100 increase in rent per week would equate to around $70 a week before deductions and offsets, depending on the investor’s marginal tax rate. Lower amounts of interest paid on a mortgage reduce the value of tax deductions.
While many investors may be locked in to a fixed-rate loan, for those with the flexibility to move, looking for a lower rate mortgage can lift the returns on an investment.
Just as owner-occupiers, investors should consider what’s right in their own situation. Investment loans may charge fees or come with restrictions. The Homeloan HQ investment refinance loan, with a comparison rate of 4.46% is only available up to maximum loan-to-value ratio of 70%, for example. Other investment loans are available for LVRs up to 97%.
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Low interest rates can benefit property investors as much as home owners

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The comparison site Mozo.com.au has reviewed how the big banks compare when it comes to setting up savings accounts for children to learn the savings habit.
The CommBank Youth Saver account pays 3.45% as long as your child makes at least one deposit and no withdrawals for the month. 
An added bonus is that primary school students can bank at school if their school is part of CommBank’s school banking program.
The ANZ waives transaction fees on its Progress Saver (kids) account and pays 3.41% if your child deposits at least $10 and makes no withdrawals each month.
The Westpac Reward Saver for under 12s pays 3.4% interest with a deposit in any account and no withdrawals are made each month. Kids can deposit money in branch and online.
"NAB no longer offers kids only accounts," <a href="https://mozo.com.au" target="_blank">Mozo</a>'s Kirsty Lamont lamented.
"You can open a regular savings account in your kid’s name instead."
Suncorp’s Kids savings account offering 4% interest and Bankmecu’s mySaver account, Hume Bank’s Clancy Koala Junior Saver, Wide Bay’s Ziggy Kids Saver which all offer 3.75% in interest, currently ranked as the best accounts.
Mozo.com.au's Kirsty Lamont had <a href="https://www.familycapers.com.au/getting-started-with-kids-bank-accounts/" target="_blank">five general tips</a> about opening a kids savings account on the familycapers website.
<ol>
<li>Decide if the account is for you or them </li>
<li>Open the best account for their needs </li>
<li>Explain how a bank account works </li>
<li>Draw up a savings plan </li>
<li>Reward good savings / money habits</li>
</ol>
"Sit down with your child and ask them what they want in the short and longer term and draw up a savings plan to achieve each of those goals," Lamont said.
"It will be much more motivating for them to save if it’s for the latest toy gadget or a trip to the Gold Coast’s theme parks."
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Five tips for helping children learn the savings habit: Mozo

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The National Australia Bank and Commonwealth Bank are both offering their five year fixed rate loan product at 4.59% ahead of today's Reserve Bank announcement.
Their five year fixed loans rates are 10 basis points lower than that offered at Westpac, which has a 4.69% rate on its comparable product.
ANZ's interest rate is higher still, at 4.74%.
However, the lowest interest rates on five year fixed products are still offered by minor lenders. UBank's five year fixed rate is at 4.37%, and Newcastle Permanent is offering a 4.39% rate on its five year fixed loan.
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