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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Sweetwater, a world class winery located in the rolling hills of the Hunter Valley, has been listed for sale.
<a href="https://jurds.com.au/listings/rural_sale-319321-pokolbin/" target="_blank">The 48 hectare Pokolbin property</a> is being marketed by Jurds Real Estate as the most significant country vineyard estate in Australia.
Inspired by southern European vineyard estates, in it is a planned hamlet with a series of interlocking properties of differing eras.
Producing Cabernet Sauvignon and Shiraz on 16 hectares, there is also a cellar door.
<img src="/images/2015/02/18/sweetwater-feb-17-three.jpg" alt="">
There is private owners and guest wing accommodations, entertaining loggia and plunge pool. There is also an olive grove.
Sweetwater Wines, part of the Hardie Holdings group, purchased the land in 1997 in Belford from Belford Pastoral Company, which was originally granted to the pioneering Richard Jones, a merchant and pastoralist.
In 1829 Jones had received 10,000 acres at Singleton in the Hunter Valley from where he established one of his finest vineyards in the Patrick Plains Shore at Sweetwater Creek off Old North Road. 
In 1844 from Jones’s first plantings, his vineyard produced a total of 2,000 gallons of wine. 
<img src="/images/2015/02/18/sweetwater-feb-17-one.jpg" alt="">
When Sweetwater Wines purchased the property, there was clear evidence of several vineyards, which at that stage consisted of rows of mainly dead, but in some cases struggling vines with huge old knarled bases and the odd spindly vine struggling to survive. These were being grazed by cattle, and on advice from our viticulturist, dozed and burnt, as a precaution against plant disease.
Sweetwater Wines had Brian McGuigan give early advice on the layout and planting, having worked on the vineyard when he was about 18 years old.
Alan Jurd at Jurds Real Estate has Sweetwater for sale with $30 million plus expectations. "The enquiry levels of 2007 have started to return given the current exchange rate," he said.
{qtube vid:=LfAHBt8Sf8M}
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jchancellor-FAypfDUnLy

Sweetwater, the world class Hunter Valley vineyard estate has $30 million plus hopes

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GUEST OBSERVATION
There is a debate in the world about the use­ful­ness, and alleged obscene amounts of money earned by some pro­fes­sions. We are aware of the fact that real estate agents are not the most trus­ted pro­fes­sions in Aus­tralia.
In 2011 Aus­tralia Reader’s Digest sur­veyed 1000 Reader’s. Here is where we ranked in:
38. Celebrit­ies 39. Sex work­ers 40. Journ­al­ists 41. Taxi drivers 42. Real estate agents 43. Car sales­men 44. Politi­cians 45. Tele-marketers
I can see why the pub­lic has ranked us this way and I’m going to make it my mis­sion to expose the truth and show how rich we really are.
Are real estate agent overpaid?
The truth is that the aver­age real estate agent only makes a mod­est income of $47,457 per anuum. See inde­pend­ent resource Pay­Scale below:
Click to open in new window:
<a href="/images/2015/02/16/jhai%20feb%2017%20one.png" target="_blank"><img src="/images/2015/02/16/jhai%20feb%2017%20one.png" alt=""></a>
There is dif­fer­ence between a real estate agent and a real estate agency which fuels the myth of indi­vidual real <a href="https://www.payscale.com/research/AU/Job=Real_Estate_Agent/Salary" target="_blank" title="Estate Agents earning big money for selling a home. Real Estate Agent Salary (Australia)">estate agents earn­ing big money for selling a home</a>. The indi­vidual agent would only earn a por­tion of the com­mis­sion for each sale with the bal­ance going to his / her agency.
It would be com­mon for an indi­vidual agent to earn on third of the com­mis­sion for the sale and the bal­ance going to the agency he/she is work­ing under.
How many hours real estate agents actu­ally put in?
Just like any self-employed per­son you will need a pas­sion for what you do, a crazy work ethic and have some of the same insec­ur­it­ies as us real estate agents (no work — no pay).
On a reg­u­lar basis many of us work 12 hour days, includ­ing Sundays. We some­times work with cli­ents for two years or more before mak­ing any money out of the rela­tion­ship and some we may still be help­ing three years down the track without hav­ing done any business.
Risk V Reward
How many trades people would do all the prep work and put everything in place to com­plete the job, hav­ing paid for everything needed to get the job to the start­ing line, only to have to wait per­haps weeks, months or years to real­ise any form of pay­ment, if at all? And what if, after all that work and out­lay, the whole thing goes pear-shaped and falls over due to some­thing that the real estate agent can’t control?
If a real estate agent clocked in and out each time they worked on a par­tic­u­lar prop­erty, kept a detailed list of asso­ci­ated expenses and then did the math from the final com­mis­sion paid over the time taken to earn it, the rate would work out to be close to the min­imum dollars per hour as defined by the powers that be, in the major­ity of cases.
I want you to ask your­self this: how many people would work with no retainer, no car allow­ance, and every week­end, some nights, sup­ply your own sta­tion­ery, busi­ness cards etc and you only get paid if you get the results.
Now that’s not to say that some sales don’t cal­cu­late differently
Those homes that are lis­ted and sold quickly after only a short rela­tion­ship are, obvi­ously, far more prof­it­able from that view­point. How­ever, they are the excep­tion, rather than the rule.
Most people take around six to 18 months to sell their home from the moment they get the idea and start check­ing into it until the day the house settles.
Article continues on the next page. Please click below.
<hr class="system-pagebreak">
So if you work it out, here is the mega com­mis­sion you think a real estate agent earns for a sale.
The com­mis­sion cut up
Let’s say an even $10,000 for the pur­pose of this exer­cise and we’ll use all the low­est com­mon vari­ables: $10,000 com­mis­sion for six months work (180 days).
Let’s say at three hours per day, three days per week (just for argu­ments sake) = 216 hours = $46.30 / hour (approx).
From that, you need to take the fran­chise fee (if applic­able) at 10% = $41.67 per hour. Then take out the cut that the agency you work for gets — for an aver­age agent, that’s 50% - $20.84 per hour maybe a refer­ral fee. A
t this stage we haven’t even taken the taxes, fuel, car, phone, train­ing and other over­heads out yet.
I don’t see many of us retir­ing to Hawaii any­time soon on those numbers.
The reason agents are paid so much is the risk, how many people would go to work 10–12 hours a day six or seven days and pos­sibly not get paid?
Ser­i­ously think about who would go to work do their job, be on call, get dragged away from their fam­ily and then at end pos­sibly not get paid.
The aver­age agent earns $60-$80k per year work­ing hours that most would have their uni­ons shut down a work­place if they would forced to do, let alone at the risk of not get­ting paid.
Some agents not worth the money
A real estate agent will earn in dir­ect pro­por­tion to the amount of work they put into their job. Yes, there are a large num­ber of agents who aren’t worth put­ting out if they were on fire; that’s why you need to inter­view a few before you decide who to work with.
The Good
Just like any­one that is good at their job they are in high demand.
<ul>
<li>They have meth­ods, know online/offline mar­ket­ing, sys­tems, and a track record of success.</li>
<li>You will see their mar­ket­ing and sign boards every­where on a reg­u­lar basis.</li>
</ul>
Yes, a lot of agents go for price reduc­tions as their only option to sell prop­erty — but not good agents, they know how to do the job prop­erly and they can;
a) Price the home cor­rectly in the first place with a clear proven strategy in mind and
b) Will find the real reason why the prop­erty isn’t selling (put all B.S. to the side); it’s not always because of the price.
I will agree, some agents have egos lar­ger than the known uni­verse; they need some inher­ent belief in their own abil­it­ies to be able to get up each day and be told to ‘rack off’ by the next 40 people they speak to and keep com­ing back for more.
The Aver­age
It’s the old 80/20 rule. 20% of the agents make 80% of the money. A good real estate agent will con­tinue to learn and hone their skills over their career: oth­ers will plod along, last­ing maybe a year in a job they were never suited to but were drawn to by the prom­ise of unlim­ited earn­ing capa­city, total work/life free­dom and other shiny con­cepts that can’t be delivered without massive effort and con­stant hard work.
This is why we have a massive influx of Gen Y’s enter­ing the industry but they are lucky if they make it past the 12 month mark. We also have one of the highest churn rates of new staff and broken dreams as an industry (there is always fresh meet for the grinder in the real estate industry).
<ul>
<li>These agents don’t have a clear plan, meth­ods, they have no idea about online/offline mar­ket­ing, lim­ited sys­tems, and struggle to show a track record of success.</li>
</ul>
<ul>
<li>You will not see their mar­ket­ing and sign boards on a reg­u­lar basis.</li>
</ul>
The bad
When you inter­view these agents they fold eas­ily when you quiz them about their nego­ti­ation abil­it­ies. They will resort quickly to com­mis­sion cut­ting to get your prop­erty listing.
There is an old say­ing “price is only an issue in the absence of value”.
Good agents spend a lot of time and money learn­ing nego­ti­ation so if an agent can­not nego­ti­ate his/her fee what will they do with the price of you home? Hhhmmm. I wonder.
These agents are best char­ac­ter­ised by;
<ul>
<li>No clear method of nego­ti­ation and resort to com­mis­sion cut­ting to sign you up.</li>
<li>Lazy and want to belt the price to below the land value.</li>
<li>Don’t bother with decent sig­nage, then for­get to advert­ise the open house and won­der why no one turns up but use the excuse to say “your price is too high”.</li>
<li>Use of par­tic­u­larly bad pho­to­graphy thus tar­geted by buyer agents on the hunt for easy/cheap deals.</li>
</ul>
Article continues on the next page. Please click below. 
<hr class="system-pagebreak">
Real estate agents are worth it for most sellers
A good agent earns his/her fee. As for the top earners? Yes there are a few who earn $500,000 a year, just as there are salespeople in other fields that earn that sort of money. But for every $500,000 earner, I will show you another 500 salespeople who earn less than $60,000, par­tic­u­larly after deduct­ing their vehicle and phone costs. Suc­cess­ful people earn good money, unsuc­cess­ful people do not. That is how the free enter­prise sys­tem works, people!
As for people selling their own homes, remem­ber that the skill of a good real estate agent is to get the buyer up in price, nego­ti­ate the deal. The aver­age per­son does not have this skill and gets less for their home.
What some people must under­stand is that most people do not sell and buy a ter­rific amount of houses in their life­time. For the major­ity they may sell one or two. For the most part sellers are very emo­tional when selling and at times tem­por­ar­ily insane. There­fore you need an object­ive party hand­ling the negotiations.
The per­sonal sacrifices
The thing is, real estate agents can be as wealthy or as poor as any­one. But what people for­get is the amount of sac­ri­fice of per­sonal time and energy that goes into suc­cess­ful agents.
To those of you who say they don’t deserve what they earn, I chal­lenge you — agents make the choice to either work their guts out to make the most they can, or they can cruise by and do the bare minimum, therefore earn­ing the min­imum wage.
In today’s world where even the smal­lest com­mod­it­ies come with huge price tags, most people have to earn as much as they can to sup­port their fam­il­ies and life­styles, but oh boy does it come at a price. Leav­ing before 8am and get­ting home at 9pm, kids school events missed, week­ends full of open homes and nego­ti­ation, and that bloody phone that can never be turned off!
You say they’re always out at lunch?
Most likely it’s a meet­ing with a cli­ent, or a nego­ti­ation. Swan into work whenever they want? Well sure, they’re mostly out of the office on the road clos­ing deals, doing inspec­tions or vis­it­ing homes for apprais­als.
Real estate agents live and die by the work they do and abso­lutely deserve what they earn. They give up a lot to achieve suc­cess, going from abso­lutely noth­ing to a thriv­ing career based on their own hard work and tenacity.
Look­ing rich is all part of good real estate agent marketing
Would you trust your most valu­able asset with an unsuc­cess­ful look­ing real estate agent?
At this stage you may be ask­ing your­self how come real estate agents own expens­ive cars, watches, and offices? As you prob­ably have already real­ised agents are all about per­sonal promotion.
To even get an inter­view as an agent you have to already look the part (espe­cially for me as Gen Y with no exper­i­ence at the time). For me that meant I had to get a car loan and buy a late model car, nice suit, watch and cuff­links (all on credit card).
I know many real estate agents that don’t really care about what car they drive, but unfor­tu­nately we live in a mater­i­al­istic soci­ety. Sellers make judg­ments whether we like it on not on such things, either it be sub­con­sciously or consciously.
Because we look suc­cess­ful, people have pre­con­ceived notions that we are liv­ing it up but in real­ity it’s all good mar­ket­ing. 
Why do I need an agent when tech­no­logy helps me do it so easily?
You may still be think­ing if someone wants to buy a house they will, and the real estate agent him/herself will have abso­lutely noth­ing to do with that decision!
This is true to some extent but at what price?
If you think real estate agents are a dying breed and you think you can sell you own prop­erty for top dol­lar. I think you should, but just make sure;
<ul>
<li>you don’t hold back on the marketing,</li>
<li>have a sys­tem of nego­ti­ation to get the best offer,</li>
<li>flex­ible work hours for buyer meetings</li>
<li>and do your best not to get emotional.</li>
</ul>
Although there are many own­ers who have the abil­ity to sell their own homes, there are mil­lions of oth­ers who are pet­ri­fied at the very thought. Here is one example that I have seen a few times. The “Sale by Owner” vendor has had what he con­siders to be an excel­lent inspec­tion with Mr and Mrs Jones. They are mak­ing good buy­ing noises, or so he thinks. They say “We will get back to you”. Two days go by and not a word! What does the private seller do? Does he phone them? The thought crosses his mind that if he does that, he might risk appear­ing as an anxious seller! Does he even have their con­tact details? Does he start to doubt his assumed abil­ity to be able to spot a def­in­ite buy­ing sig­nal? Hmmm! Maybe this is not as easy as I thought!
A good agent doesn’t have to worry about these things. He is not embar­rassed to phone Mr and Mrs Jones. That is his job! A good agent is also a damn sight bet­ter in spot­ting buy­ing sig­nals than the aver­age home owner. If Mr and Mrs Jones had been mak­ing genu­ine buy­ing sig­nals the good agent would have had them back to his office nego­ti­at­ing and filling out an offer! That is the difference.
<a href="https://realestatesevenhillsnews.com.au/2013/03/3-key-emotions-around-selling-property-and-how-it-can-cost-you/" target="_blank" title="3 Key Emotions Around Selling Property And How It Can Cost You!">Sellers that get emo­tional dur­ing the selling and the nego­ti­ation pro­cess usu­ally make irre­vers­ible bad decisions</a> (unknow­ingly), that cost them more than an agent would have. I have seen it almost on a daily basis and I will admit I have made many of the bad decisions when I first star­ted. This is why good agents spend thou­sands of dol­lars on coach­ing and train­ing of selling sys­tems. This human ele­ment of selling a prop­erty is why real estate agents will always be needed, but the way we sell is con­stantly changing.
Sum­mary
Now you know about the good, the aver­age, and the just plane incom­pet­ent. But not all is lost. By now you should able to dis­cern between the agent types and pick a good one.
If you’re still in the “I don’t need an agent” boat, that’s fine so long as do your home­work, are well pre­pared and do your best to not get emo­tional. I’ve seen many own­ers leave money on the table and not even know.
Jhai Mitchell is the internet marketing real estate agent for <a href="https://www.elderstoongabbie.com.au/" target="_blank">Elders Toongabbie</a> and <a href="https://www.elderskingslangley.com.au/" target="_blank">Kings Langle</a> and maintains a blog, <a href="https://realestatesevenhillsnews.com.au/" target="_blank">Seven Hills Real Estate News</a>.
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JhaiMitchell-KTraswnPwa

We work hard for the money - real estate agents are not overpaid: Jhai Mitchell

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GUEST OBSERVATION
Dear Premier Palaszczuk,
As you meet with <a href="https://www.couriermail.com.au/business/business-looks-for-economic-diversity-infrastructure-stability/story-fnihsps3-1227220692715" target="_blank">Queensland business leaders</a> on Tuesday and get down to the business of governing, you’re sure to face many immediate preoccupations and challenges. But considering <a href="https://www.propertyobserver.com.au/https://www.abc.net.au/news/2015-01-23/regional-queenslanders-worried-about-downturn-of-state-economy/6035220" target="_blank">the economy was the dominant issue</a> of this election, I would like to provide three pieces of advice for your new Labor minority government.
The economy is ultimately about people
First of all, I would encourage you to remember that the ultimate objective of economic policy is to promote inclusive economic growth and welfare. I use the word inclusive here to mean that all individuals, especially those at the bottom end of income distribution, should be guaranteed access to the benefits and opportunities arising from the increasing pace of economic activity. It is only by being inclusive that growth can effectively generate “development”.
Budget, taxes, debt and expenditure are only tools that the government can use to achieve the fundamental goals of inclusive growth and welfare. Unfortunately, in the recent past both the federal and Queensland governments have mistaken tools for objectives.
This has led to a policy of “minimisation”: to minimise debt, minimise deficit, and minimise expenditure. This is hardly a good way to run fiscal policy. On the contrary, inclusive growth and welfare become more difficult to achieve when the only purpose of policy is to shrink the size and scope of government, thus compromising its ability to supply public goods and to stabilise the economy against cyclical shocks.
There are two important features that should instead characterise good fiscal policy.
One is the synchronisation of expenditure with the business cycle. Cutting expenditure just to balance the budget in a time of economic contraction will only make the contraction worse. Conversely, when the economy slows down, the government should increase expenditure and possibly run a deficit. This will help the economy recover.
That is not just theory: my own research on Australia indicates that one extra dollar of government expenditure generates <a href="https://www120.secure.griffith.edu.au/research/file/dd80d33e-ccac-46f9-ac58-d9ff7d41b5b7/1/2014-08-does-government-expenditure-multiply-output-and-employment-in-Australia.pdf" target="_blank">more than one dollar</a> of gross domestic product (GDP). I have done similar research for Queensland, which is yet to be published but which found a similar result.
Of course, the increase in expenditure and deficit in time of contraction must be offset by expenditure cuts and surpluses in time of economic expansion. This counter-cyclical pattern of government expenditure and deficit will ensure that the economy is stabilised in response to shocks, and there is no accumulation of debt in the long-term.
The second feature of good fiscal policy is attention to quality considerations in public investment. It is rather common to think that economic growth is just a matter of investment, and hence that the best (and possibly only) way in which governments can support growth is by throwing money into some infrastructure projects.
But the quality of investment and spending is as important as its quantity. Quality, for instance, means that upgrading the curriculum or promoting work-integrated learning is as important as building a new school.
Similarly, the growth payoff from building a tunnel that does not really address any transport bottlenecks or does not facilitate connectivity between market nodes is going to be small. I guess that the general message here is: public investment in infrastructure is not a panacea, and there is more that the government should/can do to promote inclusive growth.
Obsession with debt
My second bit of advice Premier is to get some perspective on the “debt problem” of Queensland.
There is no question that <a href="https://theconversation.com/the-true-state-of-queensland-debt-36345" target="_blank">Queensland debt has grown considerably</a> since 2006-07, and that today the debt to GDP ratio in Queensland is higher than in the rest of Australia, as I showed <a href="https://theconversation.com/the-true-state-of-queensland-debt-36345">in a recent article</a>.
But from a policy perspective, what matters is not much the comparison with other states, but instead the extent to which debt is sustainable. Sustainability refers to the dynamics of the debt to GDP ratio in the long-term. It is a simple matter of algebra to show that debt is sustainable as long as the economy grows sufficiently fast.
So, the issue of sustainability is essentially a question of economic growth. If in the attempt to reduce debt you were to undertake cuts or actions that undermine the growth potential of the economy, then the debt problem would simply get worse.
Now, this does not mean that Queensland should take a course of fiscal profligacy. It means, however, that there is no need at this stage to make drastic measures to repay debt. The type of counter-cyclical fiscal policy previously described, coupled with sound interventions in support of growth, will be enough to prevent further debt accumulation and hence to ensure its sustainability.
I welcome your government’s decision to re-consider the proposed plan of asset privatisations. It is the wrong response to a problem that does not require any such strong choice.
From an economic perspective, there is simply no evidence to support the notion that the private sector always does it better. Certainly, there are several examples of successful privatisations of public assets. But there are also many instances where privatisation has not resulted in a decrease in price and/or an increase in consumer’s satisfaction.
What does the economic data tells us?
And this brings me to the last bit of advice: make sure that your team takes a comprehensive look at the economic data before making any big decisions.
If good fiscal policy means that government expenditure must be synchronised to the business cycle, then the government must be able to identify and even predict the phases of the cycle. This in turn requires making the most efficient use of the large volume of statistical information that is available today. That is, good economic policy must be guided by a good understanding of the economic data.
A good look at the data is also important in terms of communication. I do not think that it helps the cause of any government to advertise a strong economy when – as is the case in Queensland today – gross domestic income per capita <a href="https://theconversation.com/the-true-state-of-queenslands-economy-without-the-spin-35959">is declining</a>, the only jobs that are being created <a href="https://theconversation.com/what-unemployment-figures-really-say-about-queensland-36305" target="_blank">are part-time</a>, and the unemployment rate <a href="https://theconversation.com/what-unemployment-figures-really-say-about-queensland-36305" target="_blank">is higher</a> than what it was three years ago (with or without seasonal adjustment).
Fabrizio Carmignani is a professor at the Griffith Business School at Griffith University.
This article was originally published on <a href="https://theconversation.com">The Conversation</a>.
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FabrizioCarmignani-GxUevkhNYc

Queensland’s biggest economic challenge isn’t debt – it’s growth

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The rubbish-strewn property owned by Sydney’s worst hoarders, the Bobolas family, has been withdraw from tonight's auction.
The Bobolas family had come forward to settle the existing judgments of around $180,000 with the Sheriff's Office on the day leading up to tonight's scheduled auction.
The property at 19 Boonara Avenue, Bondi is prime real estate in the tightly-held beachside suburb, so much so that 64 contracts had been issued during its marketing without a single inspection.
It was expected to sell for $1.8 million plus given the 550 square land size at its proposed Raine &amp; Horne auction. The house was bought in 1973 for $15,000.
The funds had to be received and cleared to stop the auction going ahead. The property had no registered mortgage on its title. Property Observer noted four writs on the title.
It was the first sheriff's auction undertaken by the Raine &amp; Horne veteran Ric Serrao in his 24 years selling Bondi property.
<pre> AT BONDI
 LOCAL GOVERNMENT AREA WAVERLEY
 PARISH OF ALEXANDRIA COUNTY OF CUMBERLAND
 TITLE DIAGRAM <a href="">DP9503</a>

 FIRST SCHEDULE
 --------------
 

 SECOND SCHEDULE (5 NOTIFICATIONS)
 ---------------
 1 RESERVATIONS AND CONDITIONS IN THE CROWN GRANT(S)
 * 2 <a href="">AI745374</a> WRIT BY WAVERLEY COUNCIL. WRIT. NO 2012/00226206.
 ISSUED 2/9/2014. LOCAL COURT
 * 3 <a href="">AI745377</a> WRIT BY WAVERLEY COUNCIL. WRIT NO.2009/00347285.
 ISSUED 2/9/2014. LOCAL COURT.
 * 4 <a href="">AI745378</a> WRIT BY WAVERLEY COUNCIL. WRIT NO. 2006/00301254.
 ISSUED 2/9/2014. LOCAL COURT
 * 5 <a href="">AI745379</a> WRIT BY WAVERLEY COUNCIL. WRIT NO. 2009/00349854.
 ISSUED 2/9/2014. LOCAL COURT.
</pre>
Positioned in one of the suburbs most desirable streets, the freestanding dilapidated house offered plenty of scope to build your dream home subject to council approval.
The land which could become a duplex strata project is a short walk to public transport, local cafes, restaurants &amp; shops.
The property has been the sad centre of controversy for decades with more than $350,000 of Waverley ratepayers money spent trying to control the tonnes of rubbish.
Waverley Council has attempted to address the major public health and safety problems associated with the continual hoarding at the Bondi property over the last 25 years, a council spokesman said on its listing.
“The Land and Environment Court has ordered the owners of the property to pay the costs on each occasion, however, the council has never received payment,” the listing read.
Council have said the situation is a public health and safety issue for the family, and for the nearby residents.
As a result of the civil court judgment, the Sheriff's Office engaged Raine &amp; Horne to conduct the marketing and auction of the property. The auction of the property had been expected to occur on 17 February at 7.30pm at private rooms. The Sheriff sets a reserve price for any such property. The proceeds from the sale are then used to pay outstanding debts that are owed as well as Sheriff and real estate agent costs.
If there are any remaining funds after debts have been paid, then the debtor will receive the rest. Potential buyers were advised that unless the rubbish is removed prior to the sale, then the property will be sold as is. The Sheriff's Office does approximately 20 land sales a year in Sydney. Sheriffs do not initiate land sales, they are simply agents who execute the auction on the order of the courts. Land sales only occur if the debt is higher than $10,000 and there are no other assets. Once a notice of land sale is issued, the debtor can clear the debt of their own accord right up to the day of sale. As often properties are sold with occupants and/or tenants still living in them, buyers purchase the properties knowing they have to apply for a writ of possession at the Supreme Court.
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Sheriff cancels Bobolas hoarders home auction offering at Bondi

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The extent to which the Abbott government’s woes have effects in the real world of Australian lives was on display in last week’s January unemployment numbers from the <a href="https://www.propertyobserver.com.au/https://abs.gov.au/ausstats/abs@.nsf/mf/6202.0?OpenDocument" target="_blank">Australian Bureau of Statistics</a> (ABS).
First, the good news: the number of aggregate hours worked in January was up a lot — 0.5% seasonally adjusted. And part-time employment rose nearly 16,000 jobs, seasonally adjusted.
But nationally, unemployment rose 0.3 points to 6.4%, the highest in over 12 years. That more than reversed the surprise fall in December to 6.1% from 6.2% in November. In trend terms, unemployment remained steady at 6.3%. Participation was steady at 64.8%, seasonally adjusted, so the big rise in unemployment was not due to participation. It was driven by a fall of 28,000 in full-time jobs.
There was a 0.3 point rise in unemployment in NSW to 6.3%, where participation dropped 0.1 of a point. It dropped the same in Victoria, where unemployment rose to 6.6% from 6.5%. In Queensland, the final legacy of the Newman government was a 0.3 point rise in unemployment to 6.5%, off the same small fall in participation as in NSW and Queensland. South Australia saw a big rise in unemployment, from 6.6% to 7.3%, but the numbers in smaller states are always more volatile, and it was accompanied by a 0.7 point jump in participation. Western Australia recorded a fall of 0.3 points to 5.9% unemployment, off another 0.1% fall in participation, while unemployment was flat in Tasmania at 6.6%.
Overall, the numbers show that, as forecast, the jobs market slowed at the start of 2015 after a strong finish to 2014. That strong quarter coincided with problems around the accuracy of the ABS jobs data. But in a note with the release, the ABS made it clear those recent problems had no impact on the January figures:
“The increase in unemployment in January 2015 in original and seasonally adjusted terms has not been caused by the recent changes to the ABS supplementary survey program.
“Historically, the ABS had not conducted supplementary surveys in the December and January months, and no supplementary surveys were conducted in December 2014 and January 2015.”
It continued:
“The increase in unemployment in original terms is due to:
<ul>
<li>a net increase in unemployment in persons who responded to the labour force survey in both December and January (the ‘matched sample’),</li>
<li>a contribution from the incoming rotation group compared to the group it replaced, and</li>
<li>a contribution from persons who responded in December but not in January and vice versa.”</li>
</ul>
“Overall response rates for both December and January were in the ABS’s target range of 93% to 95%,” the ABS added. Adding to the need for caution about the jobs data was the number of jobs added to the economy in December being revised upwards from 37,400 to 42,300. A downward revision would add to any feeling the jobs data for January was showing a weakening demand for labour.
The overall result bears out the RBA’s obvious concerns about the fragile state of growth in the economy. And the concerns of the rest of us that the Abbott government doesn’t have the wherewithal to address it.
This story originally appeared on <a href="https://www.crikey.com.au/2015/02/12/unemployment-lurches-up-while-government-navel-gazes/">Crikey</a>.
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po-LsXgBTHBmX

Unemployment lurches up while government navel-gazes

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The Reserve Bank (RBA) February minutes noted activity and prices in the housing market continued to be bolstered by the low level of lending rates and strong population growth.
"A range of indicators, including residential building approvals, suggested further growth of dwelling investment in the near term," the minutes read.
"Housing price inflation had moderated from the rapid rates seen in late 2013, but remained high and in Sydney and Melbourne had been well above the growth rate of household income.
"Growth of owner-occupier housing credit had remained around 6% in year-ended terms, while investor credit had continued to grow at a noticeably faster rate."
The minutes noted given the large increases in housing prices in some cities and ongoing strength in lending to investors in housing assets, that developments in the housing market would "bear careful monitoring."
 They noted that it would be important to assess the effects of the measures designed to reinforce sound residential mortgage lending practices announced by APRA in December.
Members noted that the data released since the December meeting suggested that the domestic economy had continued to grow at a below-trend pace over the second half of 2014.
"Members noted that there was considerable uncertainty around the timing and extent of the expected increase in household consumption growth and non-mining business investment. 
"Although fundamental factors such as low interest rates and strong population growth remained in place, they had not been sufficient to see a significant pick-up in the growth of these variables or a decline in the degree of spare capacity in the labour market. 
"In addition, recent data suggested that the expected improvement in economic conditions would occur later than had been previously expected. 
"Members commented that a strengthening in non-mining investment was a necessary element for growth to pick up to an above-trend pace, and noted the importance of confidence in underpinning such an outcome. 
"Indeed, an improvement in the appetite for businesses to take on risk had the potential, should it occur, to lead to much stronger growth in non-mining business investment than currently forecast," the minutes advised.
Those attending were Glenn Stevens (Governor and Chair), Philip Lowe (Deputy Governor), John Akehurst, Roger Corbett AO, John Edwards, Kathryn Fagg, John Fraser (Secretary to the Treasury), Heather Ridout AO and Catherine Tanna. The others present were Guy Debelle (Assistant Governor, Financial Markets), Malcolm Edey (Assistant Governor, Financial System), Christopher Kent (Assistant Governor, Economic), Alexandra Heath (Head, Economic Analysis Department), Anthony Dickman (Secretary), and Peter Stebbing (Deputy Secretary).
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RBA says Sydney and Melbourne house price inflation remains high

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The upcoming Commonwealth Games is set to boost the Gold Coast property market, according to real estate franchise PRDnationwide.
New infrastructure projects worth $950 million are expected to cope with the 2018 Commonwealth Games, including the Athlete's Village in Southport and sporting centres in Carrara, Coomera and Broadbeach.
The recent price growth for houses in the local market, with 11.0% median price growth in Southport and 10.2% in Ashmore, along with the new infrastructure and stock on the market that will be introduced around the Commonwealth Games, has given PRDnationwide reason to expect strong growth in the region.
PRDnationwide national research manager Diaswati Mardiasmo says both the 2000 Sydney Games and the 2006 Melbourne Commonwealth Games provided boosts for local property markets.
"By looking at case studies of similar sporting event-related development in the greater Sydney and Melbourne regions surrounding past games, respectively, we were able to forecast how the Gold Coast property market will be impacted not only prior to and during the year of the Games, but also in the years following the Games," said Mardiasmo.
According to PRDnationwide, the total cost of the Sydney Olympic Games has been estimated at $6.6 billion, with some of that money allocated to the Athletes Village. After the games, the site was transformed into 900 townhouses and 700 apartments, which were offered to first home buyers. PRDnationwide notes the development's popularity with first home buyers, which it credits with a surge of development and sales activity area, citing 58% growth in sales in Newington and surrounding suburbs from 2000 to 2001.
Click charts to open in new windows:
<a href="/images/2015/02/16/parkville-feb-17-two.jpg" target="_blank"><img src="/images/2015/02/16/parkville-feb-17-two.jpg" alt=""></a>
Unlike developments around the Sydney Olympic Games, where developments primarily took place in a concentrated area, new sporting infrastructure will be spread throughout the Gold Coast. Melbourne's Commonwealth Games saw a similar pattern of development.
There, the Athletes Village was built in the inner-northern suburb of Parkville, where sales increased by 33% between 2006 and 2007.
<a href="/images/2015/02/16/parkville-feb-17-one.jpg" target="_blank"><img src="/images/2015/02/16/parkville-feb-17-one.jpg" alt=""></a>
PRDNationwide expects that the increased development around the Gold Coast will not lead to oversupply but will accommodate the population growth projected for the area.
<a href="/images/2015/02/16/parkville-feb-17-three.jpg" target="_blank"><img src="/images/2015/02/16/parkville-feb-17-three.jpg" alt=""></a>
Source: PRDnationwide
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jrichardson-uRX5hFdKfN

Gold Coast to get a boost from the Commonwealth Games: PRDnationwide

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The prospect of including the family home in the pension assets test was not being seriously considered by the Minister for Social Services, Scott Morrison.
He reportedly discussed it with two seniors groups, National Seniors Australia and Council on the Ageing (COTA) Australia last month, but ruled it out this morning.
It was suggested the government had agreed that Baby Boomers, whether retired or approaching, would be exempt from any asset test changes that would be transitional to allow ample time to prepare.
The discussion comes ahead of the upcoming intergenerational report, the five-yearly public service exercise containing the 40-year budget forecasts.
Morrison, who was put in charge of the welfare system in the late 2014 Abbott Government ministerial reshuffle, sounded out seniors groups during talks late last month, according to the report by Phil Coorey at The Australian Financial Review.
But today Scott Morrison said the idea of restricting wealthier retirees' access to the pension by means-testing their homes was not something he was considering. 
"The idea that this Government would put the family home in the assets test for the pension is just not under consideration," he told ABC Radio National this morning.
Instead Scott Morrison said he wanted to encourage older people to move into smaller homes using the money to fund their own retirement.
"There is a big penalty at the moment for people who want to choose to sell the family home and to use income to support them as they age," he said.
"We do have an ageing population and at the moment the system penalises people for doing that."
The 2010 intergenerational report estimated that by 2049-50, age-related pension payments would increase from 2.7% of GDP to 3.9%.
The Grattan Institute estimated in 2013 that including some of the value of the home in the assets test could raise $5 billion a year given pensioner-age households with a $1 million in net assets. 
Labor opposes including the family home in the assets test on the basis that the value of the home depends on where people live.
"A lot of people would live in Sydney, for example, in a house they bought a long, long time ago, which has increased in value. Doesn't mean they are cash rich. It just means they are living in a house in which they have raised their family and which now has a considerable value to it because they live in Sydney," shadow treasurer Chris Bowen said.
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Scott Morrison re-considering family home inclusion in pension assets test

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When the apartment Charlotte and Josh made over on this season of The Block was passed in at auction this weekend, many wondered if it was another case of The Block curse.
It seems, however, that it was merely a case of market forces at play.
The apartment, passed in at $390,000, <a href="/expert-insights/buying/curse-of-the-block-how-the-other-caroline-street-apartments-have-performed">was sold after auction for $445,000</a>, some $92,222 higher than the average apartment price Frank Valentic's syndicate of investors paid when they purchased the 18-apartment block.
Jarrod McCabe, buyers agent associate director of Wakelin Property Advisory, says the location of the one bedroom apartment "ticks many but not all the boxes".
"South Yarra is a wonderful suburb," says McCabe.
"Caroline Street is great as well in places, given its proximity The Domain and so on. However, the property is directly opposite a major school (Melbourne's Girls' Grammar) and there is likely to be a significant traffic issues at peak times."
McCabe explains that Wakelin Property Advisory chooses properties according to their location first, then the property type and its presentation.
The apartment's position within the block itself could also impact its potential for capital growth.
"The property itself sits within a catwalk, three storey block, in a top corner.
"Often, catwalk properties aren't a great investment as there can be a lot of pedestrian traffic past occupants' windows which can be a privacy and security issue, deterring buyers. However, in this instance, the property is at the top of the building and is not a through route to other apartments," says McCabe. The apartment block has been recently renovated, with new paint, and offers dedicated off-street parking, an inclusion McCabe says "is a mandatory requirement in our opinion for apartment investments".
McCabe also notes that Charlotte and Josh's renovation of the 47 square metre, one bedroom apartment meets a "reasonably high standard", and is "contemporary without being too avant garde". However, the apartment has not been fully renovated, with the front door and laundry both "needing attention".
While McCabe thinks the 85 Caroline Street block is one of the better investments that has appeared on The Block in Melbourne, it doesn't quite meet the investment advisory group's standard, with Wakelin seeking the "best 5% of properties in the market from the investment perspective".
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Charlotte and Josh's apartment on The Block "doesn't tick all the boxes"

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GUEST OBSERVATION
Ipswich has one of the fastest growing populations in Australia over the last decade.
When a few marketing jazz words are combined with a low entry price and above-average rental yields, it’s never been difficult for the so-called property guru to attract property investors to Ipswich. But does the region really stack up?
With its vast amounts of developable, cheap land available, Ipswich plays a key role in the <a href="https://www.propertyology.com.au/keep-granny-ditch-the-flat/" target="_blank">state government’s strategy</a> to try and direct population growth away from the coast.
<table border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td valign="top" width="176">
Population Growth
</td>
<td valign="top" width="158">
2003-2013
</td>
<td valign="top" width="201">
2008-2013
</td>
</tr>
<tr>
<td valign="top" width="176">
 
</td>
<td valign="top" width="158">
(10yrs)
</td>
<td valign="top" width="201">
(Post-GFC)
</td>
</tr>
<tr>
<td valign="top" width="176">
Australia
</td>
<td valign="top" width="158">
1.7%
</td>
<td valign="top" width="201">
1.8%
</td>
</tr>
<tr>
<td valign="top" width="176">
Queensland
</td>
<td valign="top" width="158">
2.4%
</td>
<td valign="top" width="201">
2.1%
</td>
</tr>
<tr>
<td valign="top" width="176">
Ipswich
</td>
<td valign="top" width="158">
4.2%
</td>
<td valign="top" width="201">
3.7%
</td>
</tr>
</tbody></table>
The impact of a relatively large volume of sales of new properties in a developing region creates a distortion between the data for changes in median property values and the real change in property values.
As the graphic below illustrates, dwelling supply and population growth have kept pace with each other. In spite of the regular hotspot rhetoric that Ipswich cops from time to time, its property market performance has in fact been quite underwhelming.
<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/2015/01/27/Ipswich_SupplyDemand_2006-2014.jpg" alt="">
With a traditional blue-collar demographic, successive state governments and the Ipswich City Council have had to work hard to create sufficient jobs for its growing population.
The award-winning Springfield masterplanned community has been developed over the last decade as a satellite city - Brisbane’s version of Parramatta.
<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/2015/01/27/Ipswich_GreenfieldMap.jpg" alt="">
Already with a new hospital, business park, and railway line, Springfield currently has several good projects in the pipeline. These include a $50 million expansion of the University of Southern Queensland, $70 million headquarters for GE, $80 million Mater hospital, $100 million Brookwater resort and plans to further extend the Orion shopping centre.
The existing Amberley RAAF base has also been spoken about as an anchor tenant for a potential aeronautical precinct.
Investors could do worse than Ipswich, although it is far from our first preference. With so much land flagged for development, expect to see significant new supply, mostly concentrated around Springfield, Ripley, and Redbank Plains.
There is currently in the vicinity of $275 million in house and land packages currently under construction. The Springfield Land Corporation has also just announced a proposal to develop 10,000 new apartments.
Simon Pressley is managing director of <a href="https://www.propertyology.com.au/" target="_blank">Propertyology</a>, a full-time property market analyst, accredited property investment adviser, and Australia’s (REIA) Buyer’s Agent of the Year (2012+2013+2014).
Picture courtesy of Clarebear/ <a class="mw-mmv-license cc-license" href="https://www.propertyobserver.com.au/https://creativecommons.org/licenses/by-sa/3.0" target="_blank">CC BY-SA 3.0</a>.
 
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