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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A preliminary weighted average clearance rate of 77.7% was recorded this week across capital cities compared to 74% last week and 76.2% this time last year.
<a href="https://blog.corelogic.com.au/wp-content/uploads/2015/02/20150223-Capital-City.jpg" rel="wp-prettyPhoto[g4298]"><img class="aligncenter size-large wp-image-4299" src="https://blog.corelogic.com.au/wp-content/uploads/2015/02/20150223-Capital-City-580x437.jpg" alt="National auctions - Capital City" width="580" height="437"></a>
At this stage this is the highest clearance rate recorded on a national level since September 2009.
Last week’s momentum has been carried into this week with solid demand evident in Sydney, Melbourne and Canberra. The interest rate cut is clearly having a beneficial impact.
In Sydney a preliminary clearance rate of 87.8% was recorded and this is higher than any other week in the past year. This is compared to 83.3% last week and 84.2% last year. This result is the sign of a strong market but not against the trend at this time last year.
<a href="https://blog.corelogic.com.au/wp-content/uploads/2015/02/20150223-Sydney.jpg" rel="wp-prettyPhoto[g4298]"><img class="aligncenter size-large wp-image-4300" src="https://blog.corelogic.com.au/wp-content/uploads/2015/02/20150223-Sydney-580x397.jpg" alt="National auctions - Sydney" width="580" height="397"></a>
In Melbourne preliminary clearance rate was 74.9%, compared to 70.9% last week and 73.5% this time last year. The Melbourne auction market has lifted by around 15 points in the past two weeks.
<a href="https://blog.corelogic.com.au/wp-content/uploads/2015/02/20150223-Melbourne.jpg" rel="wp-prettyPhoto[g4298]"><img class="aligncenter size-large wp-image-4301" src="https://blog.corelogic.com.au/wp-content/uploads/2015/02/20150223-Melbourne-580x394.jpg" alt="National auctions - Melbourne" width="580" height="394"></a>
In Brisbane a preliminary clearance rate of 68.9% was recorded compared to 49.5% last week.
<a href="https://blog.corelogic.com.au/wp-content/uploads/2015/02/20150223-Brisbane.jpg" rel="wp-prettyPhoto[g4298]"><img class="aligncenter size-large wp-image-4302" src="https://blog.corelogic.com.au/wp-content/uploads/2015/02/20150223-Brisbane-580x373.jpg" alt="National auctions - Brisbane" width="580" height="373"></a>
In Adelaide a preliminary clearance rate of 55.2% compared to 69% last week.
<a href="https://blog.corelogic.com.au/wp-content/uploads/2015/02/20150223-Adelaide.jpg" rel="wp-prettyPhoto[g4298]"><img class="aligncenter size-large wp-image-4303" src="https://blog.corelogic.com.au/wp-content/uploads/2015/02/20150223-Adelaide-580x392.jpg" alt="National auctions - Adelaide" width="580" height="392"></a>
In Canberra a clearance rate of 72.9% was recorded compared to 72.3% last week. This is the third week with a clearance rate in excess of 70% and means the Canberra auction market has had a stronger start than last year.
In Perth a clearance rate of 53.8% was recorded.
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Interest rate cut is clearly having a beneficial impact to auction market: Robert Larocca

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Lend Lease has reported a 25.4% profit boost in its half year profit announcement.
Profit was up to $315.6 million, although the property group reported a 9.4% fall in revenue to $5.9 billion. 
Lend Lease has operations in Australia, United States, UK and Asia.
Chief executive Steve McCann advised Australian and UK residential markets had remained strong.
"We increased our residential pre-sold revenue by $2.2 billion, to $3.6 billion, and settlements rose 11% from the prior corresponding period," he said.
In Australia apartment pre-sales increased 195%, including sales for The Yards at Brisbane Showgrounds.
Click to open in new window:
<a href="/images/2015/02/23/ll-feb-23-one.jpg" target="_blank"><img src="/images/2015/02/23/ll-feb-23-one.jpg" alt=""></a>
Source: Lend Lease
The group has about 4000 apartments scheduled for delivery across Australia and the UK.
Strong residential trading conditions saw the property development business deliver profit of $132.6 million. 
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jchancellor-FAypfDUnLy

Lend Lease report strong residential sales

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An Australian online platform where buyers can bid on residential properties has sold its first house.
<a href="https://www.bresicwhitney.com.au/buy/77a-ryan-street-lilyfield-10366" target="_blank">It was a three bedroom Lilyfield listing</a> with $1.3 million plus hopes offered via <a href="https://exchangehouse.com.au/auction_details.php?name=&amp;auction_id=100579&amp;sesuburb=lilyfield" target="_blank">Exchangehouse.com.au</a>.
The three bedroom terrace in Lilyfield secured 22 bids over a three day period from three bidders.
The winning bidder secured the property for $1,618,000 - well above the reserve price. It last sold in 2005 at $790,000.
Click to open in new window: 
<a href="https://www.propertyobserver.com.au/images/2015/02/23/bids-feb-23-one.jpg" target="_blank"><img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2015/02/23/bids-feb-23-one.jpg" alt=""></a>
Source: Exhangehouse.com.au
Given five registrations, the auction timetable was brought forward. The last bid was placed at 12.30am on Thursday morning and with 24 hours given the hammer came down at 12.30am on Friday as the reserve was exceeded.
Jonathan Elepano, a director at exchangehouse.com.au, was the vendor of 77a Ryan Street.
“We have been working on the technology behind the website for many years," Elepano said.
"I was pleased to use my property on our platform to see the results in real time with live bidders.  
"22 bids over a three day period was a phenomenal result and exceeded everyone’s expectations."
BresicWhitney pioneered the online auction in the onsite inner Sydney residential heartland.
Exchangehouse, an online platform for owners to list their properties via their agent, has been developed over the last three years by Mark Jamieson, a property executive with over 15 years industry experience, and Jonathan Elepano, an IT expert with over 20 years experience in the technology sector.
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Success for Lilyfield online auction vendor

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GUEST OBSERVATION
Once a decision has been made to put a property on the market, thoughts turn to how to get the best return on your investment. To renovate or not to renovate? This is the question vendors often ask, however the answer is not always straightforward.
Pre-sale renovations generally increase the desirability and value of a property and are sometimes necessary to put a property on par with comparable properties on the market in the same area. If planning to spend the time and funds on a makeover though, it is crucial to research and plan in order to get it right. Ensuring any changes appeal to a large percentage of prospective buyers, in addition to meeting the needs of the property’s target market, will help to make any work done a valuable undertaking.
Herewith, some fundamental (but often overlooked) rules to help vendors determine whether renovating prior to sale will be a profitable activity.
<ul>
<li>
Don’t spend more than you can recuperate  Deciding whether or not to invest in renovations prior to putting your property on the market, and how much you should spend if you do, is a tricky decision. If you spend too little your efforts may look cheap and defeat the objective of renovating in the first place. Spend too much and you may not recuperate what you’ve invested come auction day. The general rule is, if you can make $3 for every $1 you spend it’s probably worthwhile.
</li>
</ul>
<ul>
<li>
Kitchen and bathrooms are the place to spend money  Kitchens and bathrooms are two areas of a house that tend to have the largest impact on sale prices, so it can pay to update these rooms prior to sale. With this said, these types of renovations can be costly. At minimum, ensure both your bathroom and kitchen are in a functioning order and present well. 
</li>
<li>
Factor in market conditions  It’s important to select an agent who has experience not only selling in your area, but more importantly, in your suburb. A knowledgeable agent should be able to advise on comparable properties for sale in an area and indicate how worthwhile a renovation to your property would be. It makes good business sense to keep your property within an equivalent price range to others in the area, but with some stand out features. 
</li>
<li>
Street appeal Front of house is important when it comes to real estate - spend time cleaning the windows, clearing gutters, painting where necessary and tending to the garden. These minor alterations can have a significant impact come auction day. 
</li>
<li>
Judge taste  If you chose to renovate, remember you are doing it to make the property more attractive. Therefore, in order to appeal to the masses it’s best to stick to neutral colour schemes and clean lines. 
</li>
<li>
Don’t necessarily go the whole distance  Sometimes a good spring clean and a coat of paint is all a property needs to attract more buyers. Again, making this decision comes down to analysing first whether or not you can recuperate what you spend.
</li>
</ul>
When it comes to making the decision over whether or not to renovate, it is important to bear in mind that a renovation does not necessarily guarantee a profit. By doing some research and working closely with your real estate agent you can ensure the dollars you invest will be recouped come sale day.
Paul Bond is a director at <a href="https://www.hodges.com.au/" target="_blank">Hodges </a>Sandringham.
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PaulBond-dUGFBy7tut

To renovate, or not to renovate before selling? Six rules to help you decide: Paul Bond

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More than half a million Australian households were the victims of malicious property damage, while another 400,000 suffered a break-in or attempted break-in at their home in the 2013-14 financial year, a survey published last week has found.
Malicious damage was the most common property crime, with 6% of the 8.8 million households surveyed by the Australian Bureau of Statistics claiming to have suffered at least one incident during the year.
That rate was 10 times higher than the proportion who experienced a motor vehicle theft and double the proportion who said items had been stolen from their vehicle.
Only half of households that experienced malicious property damage reported the incident to police, the ABS survey found. Three quarters reported a break-in but only 43% reported an attempted break-in.
Despite the risk of theft and damage to home and contents, four out of five Australians has inadequate property insurance and one in four has no contents insurance cover at all, according to a separate survey by Quantum Market Research for the Insurance Council of Australia.
Some people said the cost of insurance was too high while others were complacent about the need for coverage.
For landlords, insurance premiums can be claimed as a tax deduction. The scope of <a href="/expert-insights/investing/what-is-landlords-insurance-investment-terms-explained">landlord insurance</a> varies between policies, but most include coverage against malicious damage to the building and its contents by tenants and their guests, as well as intruders.
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zfielding-GvX3Uq9KTa

Malicious damage the most common property crime

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The Chinese dev­el­oper, Jiyuan “Louis” Li, has secured the Prince of Wales hotel at St Kilda.
St Kilda's iconic Prince of Wales Hotel was <a href="https://cbre.realcommercial.com.au/property-hotel+leisure-vic-st+kilda-501285447" target="_blank" style="line-height: 1.3em;">listed</a> by the syndicate headed by the van Haandel family, who revitalised the formerly decrepit hotel.
John van Haandel, with his brother, Frank, paid $4.3 million in 1995 for the freehold property before Frank later exited his stake.
The classic corner pub comes with frontages to Fitzroy and Acland streets.
It is a four level freehold building providing 5,802 square metres space, along with a multi-storey car park.
There are leases to seven retailers and venue operators. The net income is $2.3 million.
The agents suggest there is immediate development potential with approved plans and permits for four additional levels of 60 apartments with plans done by architects Woods Marsh.
The sale of the freehold was tipped to fetch well over $25 million, according to industry sources, but fetched around $45 million according to both Fairfax Media and The Australian.
The site, with its various businesses, including Circa restaurant, has been leased to Melbourne Pub Group (MPG) since 2011. Prince Bandroom is one of Melbourne's most prominent live venues, previously hosting acts such as Lenny Kravitz, Jack Johnson, Scissor Sisters, Pink and Coldplay.
It was bought by Pub Li City Pty Ltd, a company registered to Chinese-born national Jiyuan Louis Li, with two other shareholders, Jie Li and Wenxiu Zhao.
 
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St Kilda's Prince of Wales sold to Chinese buyer

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GUEST OBSERVATION
When it comes to investment strategies, there are those who use a cash ﬂow strategy and those who understand that real wealth is only achieved by using a capital growth property strategy.
The aim of a cash flow strategy is to supplement your income and retire at the end point. But that doesn’t mean you will retire earlier that you would using a growth strategy. That will depend on your initial available capital and the timing of the next market growth cycle.
A cash flow strategy is very simple. Identify properties with a rental yield higher than the total amount of your expenses, interest repayments and holding costs. Once your desired level of passive cash flow has been reached, you have a choice about whether or not you want to remain in the workforce.
There are a number of problems with a cash flow strategy. The first is the amount of capital required in today’s Australian markets to establish a sufficient cash flow positive portfolio. This aside the main issue when considering a strategy to build wealth is that real wealth comes from doubling your asset holdings every seven to 10 years. You will never achieve real wealth by trying to supplement your income. I’m sure you’ve realised by now that I’m a capital growth property strategist.
The properties required to build a cash flow portfolio are usually located regionally or on the outskirts of major cities. With regional properties you’re lucky if they double in value every 15 years, so we don’t consider them as part of a capital growth strategy.
Here’s an example of how a growth strategy outperforms a cash flow strategy.
If you were to invest $400,000 into a cash flow property portfolio and assume that it would double every 15 years, then your initial investment will double twice in value over 30 years. Its value at this time would be $1,600,000. This may seem like a large amount in today’s money, but in 30 years it won’t buy you much.
If you made the same $400,000 investment in a growth property portfolio and assume your investment will double every seven to 10 years, then you can assume your initial investment will double three to four times in 30 years, which means if doubled every 10 years it will be worth $3,200,000. If it doubles every seven years, the end value will be about $6,400,000.
Be very clear on your desired end position when comparing and considering these two strategies. You can’t save your way to wealth with rental income or earned income.
I also want to make it clear that you should never combine these two strategies when building your portfolio. Decide on your preferred strategy and stick with it. If you’ve already started on a cash flow strategy path and you want to switch to a growth plan, I recommend you sell up and realign your portfolio to your plan.
Tips
<ul>
<li>You can’t achieve real wealth by trying to supplement your income.</li>
<li>Regional properties generally double every 15 years and are not suitable for a capital growth strategy.</li>
<li>Growth properties historically double every seven to 10 years.</li>
<li>Never combine these two strategies when building your portfolio.</li>
</ul>
Cam McLellan is a property investor, businessman and the founder and CEO of <a href="https://openwealthcreation.com.au/" target="_blank">Open Wealth Creation</a>. 
Open Wealth Creation advise, coach and guide people through the property investment process including arranging finance and choosing property to finding tenants and portfolio management.
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cmclellan-94LEvYTinN

What's the right investment strategy for you? Cam McLellan

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Over the past 15 years or so there have been many articles about an apparent "property bubble" in Australia. Some have made very valid points, others have been pure Mary Poppins stuff.
There has been further debate this week about the role of credit in asset price inflation which cited declining populations (within towns which clearly aren't actually declining) and that most tenuous of housing market measurements, the "growth" in median prices at the suburb level.
If you were to take a moment to access a subscription sales database and track any actual property resales it would immediately become evident that typically "price growth" in small towns is merely a shift in the sales mix derived from a tiny handful of transactions.
That said, I do tend to agree that many of Australia's smaller regional cities and towns have property markets which are built upon flimsy foundations, as we will likely discover in the next couple of years as the mining construction boom turns into a <a href="https://petewargent.blogspot.com.au/2015/01/capex-bustlook-out-below" target="_blank">capex bust</a>.
All land is not create equal
Nonetheless the behaviour of housing markets in small towns tells us nothing useful about likely trends in large and growing capital cities.
As I looked at in more detail <a href="https://petewargent.blogspot.com.au/2013/11/planning-land-prices-and-house-prices" target="_blank">here</a>, previously the notion that land prices were going to deflate in Sydney was always flawed, since the incumbent system allows landbankers to drip-feed land onto the market at such a leisurely pace.
Further, where the ratio of new stock to existing stock is low, the impact of new stock on the price of existing dwelling prices is diminished.
For all that, despite what is often implied by commentary, dwelling prices have not simply kept rising inexorably in Australia.
In Sydney, for example, dwelling prices declined in 2004, 2005, 2008 and from the middle of 2010 to the middle of 2012 - three distinct downturn periods in the past decade.
But with Greater Sydney's population expected by the latest projections to explode from around 4.6 million today to approximately 8 to 9 million by around 2060, it has always seemed very likely that land values were heading higher over time.
Residential land values have risen over time
Enough theoretical discourse and back into the real world. While the total value of commercial land and rural land is not increasing at a fast rate, the aggregate value of residential land in Australia is easily set to surge to past $3.5 trillion in 2015, probably to around $4 trillion by the end of the calendar year.
<img src="https://3.bp.blogspot.com/-rUpZJhx-WTU/VOgfuRX8bRI/AAAAAAAATQA/lIui6-gxW78/s1600/Land1.jpg"> 
Over the six financial years to June 2014 aggregate residential land values increased by 37% in New South Wales, by 46% in Victoria, by 21% in Queensland, by 33% in South Australia and by 11% in Western Australia, having previously already boomed in Perth. 
<img src="https://4.bp.blogspot.com/-XYmxTZTbM5k/VOhKvtifmVI/AAAAAAAATQg/n7GtdgeFB8I/s1600/Land2.jpg"> 
All land is not created equal Of course, as the population continues to expand <a href="https://petewargent.blogspot.com.au/2015/02/australia-23750000" target="_blank">past 23.750,000 as it did last week</a>, as new land supply is released and developed to house the expanding headcount, and as inflation pushes the price of goods up - we do expect to see land values rising in aggregate. However, all land is not created equal. Some property advisors recommend investing in properties on remote regional land where demand is relatively low, and - more importantly - there are swathes of land available for release. With the land price component of outer suburban and regional property so low, the potential for capital growth over time can be constrained.
Be careful about investing in outer suburban or fringe city areas where land is not a scarce commodity.  A $200,000 outer suburban house may comprise only $50,000 of land value, so even in the unlikely event that outer suburb land values boom by 50%, the total value of the investment only increases by $25,000.
Why is this the case? Because outer suburban housing is readily substitutable with more fringe housing.
For obvious reasons, I believe that inner ring suburbs of capital cities will outperform over time. As I looked at <a href="https://petewargent.blogspot.com.au/2015/02/capital-city-land-prices-soar" target="_blank">here</a>, capital city land prices soared by 4.7% to a record high over Q3 2014 to be 10% higher over the preceding twelve months. There is in aggregate comparatively very little upwards pressure on regional land prices and thus they only increased marginally, and broadly in line with inflation by 0.7% in Q3 2014.
 <img src="https://1.bp.blogspot.com/--wjLB6aM2A4/VOg7HRfGCeI/AAAAAAAATQQ/ZWnFqETpeNs/s1600/HIA.jpg">
In its own assessment the Housing Industry Association (HIA) cited the role of chronic undersupply no fewer than six times in its one short media release, including in this short excerpt: "There are clearly pressures building in terms of the available residential land supply.  "Acute supply bottlenecks are affecting Australia's residential land market.
"The number of transactions fell while price growth accelerated. Turnover decreased by 16.7% in the quarter while at the same time prices grew by 3.3%.
"These are the classic hallmarks of a market which is fast running into supply problems.
"The process of delivering new land supply and infrastructure is too slow and too expensive. Policymakers have to intervene to ensure Australia's long term housing needs are met."
Sydney land goes ballistic (supply is atrocious) My chart packs tell me to expect that the Greater Sydney population is likely to increase by 80,000 to 90,000 persons across this financial year. Given that this rollicking rate of population growth brings massive demand for the land within a relatively small radius of the city, as recorded over the years I have unerringly expected to see prime location Sydney land values to appreciate over time. Well-located land supply in the present system never stood a snowball's chance of keeping pace. Sydney land prices boom 20% in 2014
In this context it is no surprise therefore to note that it was land values in Sydney that really boomed in 2014 with land prices jumping by an rip-snorting 19.7% to $390,000. This median price has surged well ahead of Melbourne - a city which has released greater land supply over time - at $245,000, and Brisbane at $237,950. This 20% boom in land prices is the fastest annual rate of Sydney land price growth in a decade. In some suburbs such as Kellyville land price inflation is bordering upon out of control, with prices rising 38.2% in 2014 alone, up to $912 per square metre. Median prices in Glenmore Park rose by 30.6%, in Riverstone by 20.2%, and in Pitt Town 26.4%. The median price of land in the south west soared by 25% to $350,000, while prices in Sydney's west, where lot sizes can be larger, rose by 8.3% to $410,500. Extrapolating existing trends Dr. Andrew Wilson of Domain Group expects Sydney's median land prices to increase by another $40,000 in 2015 until "the chronic undersupply of residential development land is effectively addressed".
Land is a factor of production
It was this simple dynamic which led me to own most of my property portfolio in cities such as London *where house prices are now a ridiculous 13 times median earnings) and Sydney - and importantly, never to sell a single property when every year there are myriad predictions of dramatic market corrections - because the long term trend in prime location land values is up. In short, supply does matter. Always.
PETE WARGENT is the co-founder of <a href="https://allenwargent.com/" target="_blank" rel="nofollow">AllenWargent</a> property buyers (London, Sydney) and a best-selling author and <a href="https://petewargent.blogspot.com/" target="_blank" rel="nofollow">blogger</a>.
His new book '<a href="https://www.bigskypublishing.com.au/Books/General-Interest/Four-Green-Houses--and-a-Red-Hotel/1015/productview.aspx" target="_blank" rel="nofollow">Four Green Houses and a Red Hotel</a>' is out now.
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Sydney land prices booming (but supply is atrocious): Pete Wargent

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Sellers are loosening their grip around the property market, according to research from LJ Hooker.
However, the real estate agency's latest Buyer/Seller Index has shown that the national market remains well and truly in favour of sellers.
While there was a 13% increase in stock on the market over the December quarter, buyers "easily absorbed" the new stock. The the period marked the 10th consecutive quarter deemed a sellers market by LJ Hooker.
LJ Hooker National Research Manager Mathew Tiller said the Reserve Bank's rate cut actions would have a strong influence on the Buyer/Seller Index.
"If the RBA lowers the cash rate again, then that will further stimulate buyer demand, increasing the weighting in favour of sellers,'' said Tiller.
"But a stable period of interest rates will see demand remain consistent, and continue the Index's course toward a balanced position, as new listings rise and lower economic growth impacts demand.''
According to LJ Hooker's head of real estate, Christopher Mourd, the new uptick in listings reflect seller confidence.
"There are two things currently driving property owners to sell: increased market exposure, thanks to the number of people wanting to buy; and acknowledgement that the rate of price growth in many areas has peaked, and is beginning to slow,'' said Mourd.
"Home owners wanting to upgrade to something that better suits their current lifestyle or aspirations want to transact at a time that offers the best conditions for them and, as the Index has shown, that advantage is closing.
"The feedback from our offices is that buyers are still eager and this weekend's auctions will be a good barometer of any influence of the drop in the February cash rate.''
New South Wales, Victoria, Queensland, South Australia and the Northern Territory remain sellers markets, according to the Index. Tasmania, which saw a recent price boost, moved from a <a href="/expert-insights/buying/hobart-shines-in-2015s-strong-start-but-house-price-growth-set-to-slow-corelogic-rp-datas-january-results">buyers market to a balanced markets</a>.
Both Western Australia and the Australian Capital Territory moved to favour buyers.
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Property market regaining its balance, but still favours sellers: LJ Hooker

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GUEST OBSERVATION
If the popularity of television shows like The Block is anything to go by, Australians don’t just love our homes – we also love to decorate, renovate and generally improve them.
If you’re bitten by the renovation bug, rest assured, a well-planned renovation can give your lifestyle - and your home’s value, a welcome boost. The key is to focus on improvements with broad market appeal, and give careful thought to how you will fund the project, something that is often glossed over in renovation shows.
To avoid overcapitalising - where you spend more on the renovation than the value it adds to your home, consider the market in your area to be sure your improvements will fit in. Adding a fourth bedroom for instance, can make sense if you live in a family-friendly suburb, less so if you’re in an area popular with young singles.
Next, put your hard earned cash to work where it will deliver the greatest benefit. High quality kitchen and bathroom renovations almost always add value to a property. The same can’t be said of outdoor spas or swimming pools, which can be high maintenance and don’t always deliver a fiscal return.
It’s also worth thinking about eco-friendly renovations. Home buyers can’t get enough of ‘green’ features like rainwater tanks, energy efficient appliances and drip-feed irrigation systems. Along with adding value to your home, you’ll also save on utility bills.
Planning a renovation is exciting, but before thumbing through colour charts or carpet samples, it’s critical to think about how you will pay for it all. Your home loan is a valuable tool here offering a low cost source of funds, and there are a number of options to weigh up.
If you’re ahead with your loan, a redraw facility provides easy access to those extra payments. If you need a little more cash, a home loan top up could be the solution. This simply means bringing your loan back to its original level – or borrowing a bit extra, and it’s a far simpler process than refinancing to a new loan.
A top up works best for non-structural improvements like painting, adding new floor coverings, or kitchen and bathroom makeovers. The funds are generally paid directly to you, providing the flexibility to complete the project in your own time.
For structural renovations like adding a new extension or an extra floor, a construction home loan can be the answer. Lenders will ask to take a look at your building plans, so you’ll have the benefit of an extra set of eyes checking the quality of your project. Funding is then provided as a series of drawdowns as various stages of the project are completed. The beauty of this approach is that you only pay interest on the funds drawn down.
Patrick Nolan is a home loans expert with <a href="https://www.mebank.com.au/" target="_blank">ME Bank</a>.
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