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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When running your feasibility on a development project, it's important to make sure all costs are covered off.  There are set up costs, design costs, planning costs, construction costs, selling or leasing costs and of course, the dreaded holding costs.
You must calculate holding costs correctly. I've spoken to many novice property developers about their holding cost calculations. The most common mistake is to simply calculate the interest cost over the total cost of the project for the total time a project will take. 
This results in a gross over calculation of interest costs. In addition, they then don't take into consideration the tax benefits on the interest payments.
Admittedly, It's not an easy calculation because of the various timeframes and draw downs applicable over the life of the project. So I thought I'd put a case study together to demonstrate the holding costs on a dual occupancy project.
I was discussing this with my friend Shukri Barbara, who is a property tax specialist accountant at the aptly named <a href="https://www.propertytaxspecialists.com.au/" target="_blank">Property Tax Specialists</a>.
I asked Shukri if he would help me with a case study showing what the holding costs and the tax advantages on a typical dual occupancy project would be.
"The basic rule is that when an expense is incurred in earning income, it will be allowed as a deduction as long it is not capital in nature or private." Shukri said.
With this clarified, I gave him the details and assumptions for the case study. It is based on a dual occupancy development.
A property investor is buying as an 'individual' (i.e. not in a trust or company structure). The investor's taxable income is $95,000 per annum and she has purchased land that will be developed and once completed, be income producing.
Exchange on land took place on the 1st February 2015 using $5,000 deposit.
Settlement on the land occurs 1 May 2015.
The development will be completed 1 of December 2015 when tenants will move in.
Interest rate is 4.5%, and we assume the project will be 100% financed.
The land cost is $265,000 and stamp duty is $7,765 but after a NSW government grant it is reduced by $5,000 and is $2,765. Legal fees are $1,800.
The builder's contract is $460,000 and includes all costs relating to design, planning, subdivision and construction. 
The draw downs occur as follows:
<ul>
<li>1 April 2015 -  $5,000 deposit paid</li>
<li>1 Aug 2015 - slab down</li>
<li>15 Aug 2015 - Frames and trusses completed</li>
<li>15 Sept 2015 - Brickwork completed</li>
<li>1 Nov 2015 - Interior linings completed</li>
<li>1 Dec 2015 - Completion</li>
</ul>
Below is the builder's drawdown schedule:
<table style="width: 460px;" border="0" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td valign="top" width="272">
DESCRIPTION
</td>
<td valign="top" width="134">
PERCENTAGE
</td>
</tr>
<tr>
<td valign="top" width="272">
Deposit paid after concept plans agreed on
</td>
<td valign="top" width="134">
$5,000
</td>
</tr>
<tr>
<td valign="top" width="272">
Installation of concrete slab (less deposit paid)
</td>
<td valign="top" width="134">
20%
</td>
</tr>
<tr>
<td valign="top" width="272">
Erection of Timber Frame and Trusses
</td>
<td valign="top" width="134">
20%
</td>
</tr>
<tr>
<td valign="top" width="272">
Brickwork, Windows and Roof Coverings to Main Section
</td>
<td valign="top" width="134">
25%
</td>
</tr>
<tr>
<td valign="top" width="272">
Interior Linings and Mouldings
</td>
<td valign="top" width="134">
25%
</td>
</tr>
<tr>
<td valign="top" width="272">
Completion
</td>
<td valign="top" width="134">
10%
</td>
</tr>
</tbody></table>
I asked Shukri what the tax benefits on the interest holding costs may be.
He explained "Interest expenses incurred while constructing properties which will produce rental income will be allowed as a tax deduction in the year it is incurred.
In the case study provided, even though the construction won't be completed until the following tax year, the interest incurred in financing the land and any progress payment will be deductible. Also deductible will be any council and water rates.
Using the case study details, we have calculated the
<ul>
<li>Amount of interest which can be deducted and </li>
<li>Tax savings which can be obtained at the end of 2015 – assisting with cash flows.</li>
</ul>
So what were the results? 
Deductible interest expense for 2015 financial year is estimated at $2,015 with tax benefit of $786.
For the 2016 financial year, the deductible interest amount is estimated at $28,197 with tax savings estimated at $10,997
The total interest holding costs for the project is $18,429 for the eleven month period that the project will take to complete. 
This particular dual occupancy project was projected to create approximately $153,000 in equity. Even after the holding costs are deducted it's not a bad return for just under a year's work. What do you think?  
<a href="https://www.propertybloom.com.au" target="_blank">www.propertybloom.com.au</a>
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jochivers-wq5Bp59R5a

Holding cost calculations and considerations: Jo Chivers

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Escalating dwelling values will see fewer opportunities for budget conscious property buyers, especially if their available spend is around $400,000.
January data released in the latest CoreLogic RP Data Home Value Index showed that home values increased by 7.9% in 2014 with the major focus on two of our most expensive capital cities, Sydney and Melbourne.
Auction clearance rates were also high with auction markets tending to reflect conditions across higher priced housing stock.
<img src="/images/2015/02/13/kush-feb-12-one.png" alt="">
Based on 2014 combined capital city sales, properties that sold for between $400,000 to $600,000 accounted for the greatest proportion of both house and unit sales over the year. However, the biggest difference between houses and units is the proportion of sales below $400,000.
Over 2014, 22.2% of all capital city houses sold under $400,000 compared to 35.3% for units. Similarly, only 6.1% of unit sales were over $1 million over the year compared to 16.2% of house sales.
20 years ago, 95.4% of capital city house sales were below $400,000 compared to 3.0% between $400,000 and $600,000, 1.2% between $600,000 and $1 million, and 0.4% over $1 million. Compared with current results where 22.2% of house sales were below $400,000, 33.4% were between $400,000 and $600,000, 28.1% between $600,000 and $1 million and 16.2% were above $1 million.
<img src="/images/2015/02/13/kush-feb-12-four.png" alt="">While not as extreme as the housing result, the results for units were not dissimilar. In 2014, 35.3% of sales were below $400,000, 34.2% were between $400,000 and $600,000, 24.4% were between $600,000 and $1 million, and 6.1% were more than $1 million.
20 years earlier, 95.9% of sales were below $400,000, 2.4% were between $400,000 and $600,000, 1.0% occurred between $600,000 and $1 million and just 0.6% were above $1 million.
<img src="/images/2015/02/13/kush-feb-12-two.png" alt="">
Although the combined capital city data provides an overview of the trends, when you drill down into the individual capital cities you can see some very different trends. 
Looking at the individual capital cities and across the price brackets, there is a divergence in the price point with the most sales over the year.
For houses, the $200,000 to $400,000 price bracket accounted for the greatest number of sales in Adelaide and Hobart while in Sydney it was the $1 million to $2 million bracket and each remaining city recorded the greatest proportion of house sales between $400,000 and $600,000. For units, most sales occurred between $200,000 and $400,000 in Brisbane, Adelaide and Hobart and in each remaining city most sales occurred between $400,000 and $600,000.
<img src="/images/2015/02/13/kush-feb-12-three.png" alt="">
Some of the more interesting results were that Hobart was the only city in which more than 5% of house sales occurred below $200,000 in 2014. In Sydney almost a third of all house sales in 2014 (31.6%) were over $1 million compared to 15.7% in Melbourne, 5.5% in Brisbane and 10.7% in Perth.
The sharp decline in sales below $400,000 over the past 20 years reflects the overall growth in household debt which is attributable to housing. 
It also highlights that a large proportion of Australian’s choose to build their wealth by investing in residential property. Of course, this is a good thing if you own a home but many Australian’s don’t. The sharp rise in home values leading to a decline in more affordable homes available for sale makes it more difficult for those renting to save up necessary deposits to enter in to home ownership.
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ckusher-ujnxiKuFQs

Sharp drop in home sales under $400,000: Cameron Kusher 

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A Prestons home in Sydney's south-west sold at weekend auction for $600,000.
The mortgagee sale of a three bedroom home in a quiet cul de sac had 11 registered bidders comprising of 50/50 split of first home buyers and investors. 
"The bidding opened at $400,000 seeing seven parties taking part in the bidding," Rocky Bartolotto from Auction Services said.
It was sold to a couple with two children outbid the investors in the listing through Vince Labbozzetta at Raine &amp; Horne Liverpool.
3 Huskisson Street, Prestons fetched $60,000 over reserve. The 1997 built brick home last sold in 2004 at $360,000.
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jchancellor-FAypfDUnLy

Home owners beat out investors in Prestons, Sydney mortgagee auction

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GUEST OBSERVATION
I am sure one priority for many of us is to increase your net wealth over the coming year.  
Over the holiday period I put some thought to what I believe makes a successful property investor.
In my role as an accountant and advisor I have consulted to thousands of property investors over the many years that I have been in practice. Some investors have been successful and others not so successful, but over this time I have observed what it is that makes a successful property investor tick, what it is that they do that enables them to stand out amongst the pack and what are the attributes that makes them so successful. 
Here then is what I have observed, seven habits of successful property investors. 
Habit one - They have the Right Mindset
Successful property investors understand that debt is a tool to help them leverage and build their asset base and as such, debt is not a bad thing if managed correctly.
They do not overcommit which means that their cash flows are never impacted if anything untoward was to occur. In other words, they are never put in a position to have to sell a property if something in their life goes wrong.  
They always have in place risk strategies such as insurances (income protection, life cover, landlords insurance) and they establish buffers with banks to protect their cash flows. They treat their property investment like a business and to them property investment is an active not a passive, investment.
Habit two - They get educated
Successful property investors are constantly reinvesting in themselves by attending seminars, reading property publications (like this one) and reading property websites. 
They make the effort to keep themselves up to date.  In fact it could be said that their hunger for quality property information gives them a competitive advantage and allows them to pounce when a suitable property opportunity arises.
Being better property educated is the difference that allows them to make their next investment decision with both accuracy and speed.
Habit three - They use Professionals
All the successful investors that I know use the professionals around them.  They use professionals just like a company would use a board of directors to provide them guidance and advice in each specialty field.
<ul>
<li>They understand that the accountant /financial advisor can assist with Income tax and structure establishments.  For example, whose name do I buy this property in?  What is my expected budget and cash flow? 
</li>
<li>They form great relationships with their broker/banker who will assist them with obtaining the best finance to purchase the property, and an ongoing ability to draw equity if required. 
</li>
<li>They build great relationships with their buyer's agent/real estate agent to assist them with purchasing the right investment property in the right area for the right price without any emotion. 
</li>
<li> They use their real estate agents to act as the go between the landlord and the tenant as well as look after the ongoing management of the property. 
</li>
<li>They use lawyers to assist with conveyancing and estate planning issues if required. 
</li>
<li>They work with an insurance broker to ensure that they are adequately covered in all areas especially mindful of insuring ongoing cash flow.</li>
</ul>
Habit four - They understand both Leverage, and Time In the Market concepts
Successful property investors understand that in order to increase their asset base they must borrow the money and manage the cash flow (the leverage). 
They do this without putting themselves under undue stress and they always have a buffer in place in the event of an emergency.
They know that purchasing property is a long-term investment and cyclic, they don’t panic if the market turns.  If they have selected the right property they know that time will heal all things and capital growth will occur over the long-term.
They understand that the return on property investment is not just the rental, but it is also the capital growth (invisible, but money in the bank) which helps them to focus on the bigger picture and not react by selling when faced with either, a bad tenant issue, or a short vacancy period or a slower market.
They know that if they have purchased correctly then the key is, time in the market.  In other words, the ability to spend more time in the market reduces the risk because of capital growth.  
However they also can recognise when they have bought a dud and can quickly sell to cut their losses if necessary, and move on.
Habit five - They Know the Market
Successful property investors do their research and seek external assistance before buying a property to ensure they invest in the right areas. 
They know what areas are the most likely to achieve growth within a state by city suburb and street, and what the demographics of particular cities, suburbs and streets within the suburb.
They often seek assistance from professional buyers agents to do their legwork and whom have all the statistics on hand regarding capital growth trends, overdevelopment, vacancy rates and rental yields potential future plans for the area, and will also take emotion away from an investment. For them, it’s a business decision plain and simple, and all about returns both capital and rental.
Habit six - They Understand the Effect of Tax and Cash-flow, Depreciation and Negative gearing
Although most successful property investors are not tax accountants, they leverage their accountant to manage this area but they do make it their business to understand how the taxation system assists their cash flow as they know this is critical to them, ‘cash flowing’ the next property.
They understand how negative gearing works and the significant positive impact that depreciation of their properties, buildings, fixtures and fittings, has on their cash flow,  which in turn may influence the style of property they invest in, (both old and new).
Habit seven - They Renovate for Profit
Because the successful property investors treat this as a business they are always looking at ways of maximising their return on investment, always.  
So, if they see an opportunity to increase their returns by investing in a renovation of a kitchen say, or a bathroom or something larger like by adding a bedroom or granny-flat, they will do this. They recognise that by investing an amount of money by renovating, then this could generate both instant capital value and an increased rental return.
Property investment is engrained into the D.N.A. of the Australian investor but not everyone is successful.  I have learnt over the years not to reinvent the wheel but to watch and learn from successful investors and then just copy their actions, the seven habits, and implement the same.  By following these steps you are increasing your chances of being successful.  
Happy successful investing in 2015.
David Naylor is non-executive director and co-founder of <a href="https://www.chan-naylor.com.au/" target="_blank">Chan &amp; Naylor</a>.
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dnaylor-vq8r8EznXA

The seven habits of successful property investors: David Naylor

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Marrickville, Gorokan and Toukley are among the busiest of Sydney's cheapest suburbs, according to CoreLogic RP Data.
For houses, Marsden Park is the cheapest Sydney suburb, with a median price of $119,310. However, the suburb only saw seven homes sold in the past year. Far busier was Gorokan, with 241 houses sold in 2014. With a median house price of $306,991, it is the fourth cheapest suburb in Sydney.
<a href="https://www.realestate.com.au/property-house-nsw-gorokan-118545727" target="_blank">3 Bertha Street in Gorokan</a> sold for $310,000 last week.
<img src="/images/2015/02/09/1%20gorokan.jpg" alt="">
Above: 3 Bertha Street
The two bedroom house on a 550 square metre plot came with development approval for a duplex. The vendors paid $125,000 less when they purchased the home in 2007 for $185,000.
<a href="https://www.realestate.com.au/property-house-nsw-gorokan-118696967" target="_blank">56 Gilbert Avenue</a>, which was marketed towards first home buyers, sold for $300,000 in mid-January (pictured below).
<img src="/images/2015/02/09/2%20gorokan.jpg" alt="">
Above: 56 Gilbert Avenue
The three bedroom villa has been recently renovated. The vendors, who paid $225,000 for the home in 2009, used it as an investment property. It was advertised to rent at $315 per week in 2013.
Marrickville has the fifth-lowest median price of any suburb within 10 kilometres of the Sydney CBD. With 213 homes sold over the last year, it is also the busiest of the 10 cheapest Sydney inner-city suburbs (see table below).
HOUSES: Greater Sydney
<img src="/images/2015/01/22/rp-jan-22-one.jpg" alt="">
<img src="/images/2015/01/22/rp-jan-22-two.jpg" alt="">
HOUSES: &lt;10km from CBD
<img src="/images/2015/01/22/rp-jan-22-four.jpg" alt="">
Source: CoreLogic RP Data.
CoreLogic RP Data recorded Marrickville's 2014 median value as $892,297 for 2014.
<a href="https://www.realestate.com.au/property-house-nsw-marrickville-118559543" target="_blank">167 Sydenham Road in Marrickville</a> sold for $890,000 last week. The full brick, three bedroom house had been held by the vendors for almost 28 years – they paid $74,500 in 1987.
<img src="/images/2015/02/09/3%20marrickville.jpg" alt="">
Above: 167 Sydenham Road
In November last year, buyers paid $900,000 for a corner block two bedroom brick home at <a href="https://www.realestate.com.au/property-house-nsw-marrickville-118351459" target="_blank" style="line-height: 1.3em;">39 Gladstone Street in Marrickville.</a> The house was purchased by the vendors for $615,000 in 2008, with the home appreciating 46% in six years. 
<img src="/images/2015/02/09/4%20marrickville.jpg" alt="">
Above: 39 Gladstone Street
For units, Toukley in the Central Coast was one of the busiest of the cheaper outer suburbs. Toukley had a median of $265,887, making it the sixth cheapest Sydney suburb for units. This one sold for $259,000 in September.
<img src="/images/2015/02/13/toukley%20feb%2013%20one.jpg" alt="">
<a href="https://www.realestate.com.au/property-unit-nsw-toukley-117752435" target="_blank">2/39 Victoria Avenue in Toukley</a> (pictured above) is a single storey two bedroom unit with an enclosed sun room and a courtyard.
UNITS: Greater Sydney
<img src="/images/2015/01/22/rp-jan-22-one.jpg" alt="">
<img src="/images/2015/01/22/rp-jan-22-three.jpg" alt="">
UNITS: Under 10 kilometres from the CBD 
<img src="/images/2015/01/22/rp-jan-22-five.jpg" alt="">
For inner city units, the busiest of the 10 cheapest suburbs was again Marrickville, with 268 units sold last year. The suburb is the 10th cheapest in the Sydney inner-city for units, with a median sale price of $508,813.
For that price, a buyer might get an apartment like one at <a href="https://www.realestate.com.au/property-apartment-nsw-marrickville-118620451" target="_blank">9 George Street</a> (pictured below), which sold for $509,000 last month.
<img src="/images/2015/02/13/marrickville%20feb%2013%20one.jpg" alt="">
The one bedroom offering was one of multiple renovated apartments at the 9 George Street complex offered.
<a href="https://www.realestate.com.au/property-apartment-nsw-marrickville-117382003" target="_blank">14/416 Marrickville Road</a> (pictured below) was another one bedroom unit that sold around the median price, for $507,500.
<img src="/images/2015/02/13/marrickville-feb-13-two.jpg" alt="">
The apartment at the rear of its block last traded at $196,000 in 2005.
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jrichardson-uRX5hFdKfN

The busiest of Sydney's affordable suburbs: CoreLogic

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Reserve Bank Governor Glenn Stevens has acknowledged concerns that the Reserve Bank's influence on demand may be limited, given the official cash rate's record low level.
Speaking at the House of Representatives Economic Committee in Sydney, the Governor noted that the Reserve Bank (RBA) board is "very conscious of the possibility that monetary policy's power to summon up additional growth in demand could, at these levels of interest rates, be less than it was in the past".
"A decade ago, when there was, it seems, an underlying latent desire among households to borrow and spend, it was perhaps easier for a reduction in interest rates to spark additional demand in the economy," said Stevens.
"Today, such a channel may be less effective."
Stevens does, however, believe that cash rate adjustments still have some effect on growth.
"Nonetheless we do not think that monetary policy has reached the point where it has no ability at all to give additional support to demand. Our judgement is that it still has some ability to assist the transition the economy is making, and we regarded it as appropriate to provide that support."
In his speech on Australia's economic outlook, he noted that strong housing price growth was a factor of consideration in the RBA's decision to cut the cash rate by 25 basis points to 2.25%.
"Another factor in our consideration was dwelling prices, which have continued to increase. Price rises in Sydney are very strong, and they are pretty solid in Melbourne," he said.
However, Stevens noted that the performance of property markets Australia wide are "much more mixed".
"Excluding Sydney, the rise for Australia as a whole over the past year was about 5%.
"That is a healthy pace but not alarming, and some cities have seen price falls. Developments in the Sydney market remain concerning, but in the end we did not see these trends as overwhelming a case for a further easing in monetary policy that was made on more general grounds."
Following Stevens' remarks, the Commonwealth Bank commented: "The Governor sounds reasonably relaxed about house price trends and that any stimulus from rate cuts to housing activity can be contained.
"This is clearly an area that needs to be watched closely, particularly given the Governor’s comments about the changing effectiveness of interest rate changes. It probably also underlies remarks about the need to reload the fiscal cannon.
"The Governor believes that we should be on a better fiscal trajectory than we currently are." During his speech, Stevens reiterated the importance of supporting the non-mining economy, saying that "at this point non-mining business investment spending is still very subdued".
"While several key fundamentals are in place for stronger performance, clear signs of a near-term strengthening remain unconvincing at this stage. This is a weaker outcome than we had expected six months ago," he said.
Stevens noted that although growth in non-mining sectors had occurred, it remained below average.
"Our expectation had been that a further pick-up would occur in 2015," said Stevens.
"When we reviewed our forecasts in late January, we didn't feel that growth in the recent past had been materially different from what we had estimated a few months ago. But when we tried to look ahead, we concluded that there were fewer signs of a further pick-up in non-mining activity than we had hoped to see by now.
"As a result, the revised forecasts we took to the February Board meeting embodied a longer period of below-trend growth, and a higher peak in the rate of unemployment, than earlier forecasts."
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Is the Reserve Bank losing its influence? Governor Glenn Stevens' admission during economic outlook update

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After the RBA dropped the official cash rate to 2.25%, at the first Tuesday board meeting of 2015, smart borrowers could now possibly more than triple their rate cut by refinancing.
Mozo, the comparison website, gave the<a href="https://mozo.com.au/family-finances/how-to-triple-your-rba-rate-cut?utm_medium=email&amp;utm_campaign=February+Moneyzone+-+Main+List&amp;utm_content=February+Moneyzone+-+Main+List+Version+B+CID_6cb09ef2db5c7c9d5913b8aee4595003&amp;utm_source=MoneyZone&amp;utm_term=How%20to%20Triple%20your%20RBA%20Rate%20Cut" target="_blank"> scenario</a> using a $500,000 home loan over 25 years of dropping the variable home loan from 5.25% to 5%, where typically monthly home loan repayments would be reduced by just $73.
By comparison, Mozo suggests that if borrowers switched to their <a href="https://mozo.com.au/mystery-bank-deal?placement=home-loans-tile" target="_blank" title="https://mozo.com.au/mystery-bank-deal?placement=home-loans-tile">Mystery Bank offer</a> at 4.34% (4.37% comparison rate), then the monthly home loan repayments would be reduced by $262.
Mozo suggest that means around $78,600 saved over the life of the loan.
It urged borrowers to refinance by comparing the home loan market especially because lenders are aggressively pricing.
They gave an example<a href="https://mozo.com.au/blog/2014/09/mozos-big-4-mystery-shop-much-haggle-home-loan/" target="_blank" title="https://mozo.com.au/blog/2014/09/mozos-big-4-mystery-shop-much-haggle-home-loan/"> last year </a>looking for a $500,000 home loan, where 1.16% off the standard variable rate loan was secured, by mentioning lower rates from other providers.
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Maximising the RBA February rate cut: Mozo

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CBRE Melbourne residential projects managing director Andrew Leoncelli told the Australia 108 launch last night that the sales scenario had been supremely successful during the soft pre-launch period.
There are whispers, published in the Herald Sun, that more than 300 sales have been secured at the Southbank project.
"This is the most exciting release of an apartment project in Melbourne's history," Andrew Leoncelli said as he opened the display suite set opposite the development site.
"To break the back of the sales is a very proud achievement," he said.
With its envisaged distinctive starburst feature, the 319 metre tall building, at 70 Southbank Boulevard, will be 25 metres higher than the neighbouring Eureka Tower, Melbourne’s highest building.
<img src="/images/2015/01/15/TPA8467_Australia_108_E01_Hero%20Elevated.jpg" alt="">
The tower is being developed by Singaporean company World Class Land, a subsidiary of Aspial Corporation headed by billionaire businessman Koh Wee Seng who sees the rewarding project as "iconic".
“Residents will experience living in the clouds,” Koh added.
It will have 1,105 apartments, including a 790 super penthouse on its 100th floor with a $20 million plus price tag.
Prices for apartments between the first habitable floor at level 14 up to the 68th floor range from $450,000 to $950,000.
Three bedroom and sub-penthouse apartments between the 72nd to 99th floors starting at $1.5 million.
The advance sales saw buyers snapping up 90 of the 165 three-bedroom penthouses and sub-penthouses above level 72.
There will be over $1 billion in revenue, Andrew Leoncelli advised.
Fears of an apartment glut in Melbourne have been rejected, as the project officially goes to public launch tomorrow.
City of Melbourne date shows more units are being built than at any time in the city’s history, with most construction driven by foreign investment.
One of the Australia 108 buyers is <a href="/expert-insights/buying/family-snaps-up-five-79th-floor-apartments-in-australia-108">one local family buying five apartments</a> with intentions of combining them, on the 79th level costing over $9 million.
It was not an entire floor, as Property Observer gleans the 79th floor has eight apartments.
World Class Land engaged <a href="https://infopub.sgx.com/FileOpen/PR_AUSTRALIA_108.ashx?App=Announcement&amp;FileID=319450" target="_blank" style="line-height: 1.3em;">Fender Katsalidis Architects</a> as its building designer, and Carr Design, the firm behind the Triptych and Parque Melbourne developments, to design the interiors. 
Hirsch Bedner Associates (HBA), designers of the St Regis Abu Dhabi, will design the concierge lobbies.
“Australia 108 will be the tallest building World Class Land has ever built and we are exceptionally proud for it to also be the tallest residence in the southern hemisphere,” Koh said.
Architect Karl Fender described it as a mega-project where "the reality was better than the fantasy."
"It is the place for a vertical village," he said, which in suburbs realms would occupy 300 acres.
"I can't wait... this is a game changer for Melbourne," Fender told the launch crowd.
Australia 108 was initially mooted in 2011 for late 2015 completion with slightly higher ambitions for the site set on the corner of City Road and Southbank Boulevard which was then <a href="/news">owned by Katsalidis and property developer Adrian Valmorbida </a>from the Valmorbida family.
Former Victorian planning minister Matthew Guy supported the project viewing such a project as underlining the confidence in Melbourne.
"Australia is coming of age, and our cities are growing upwards," Guy said in 2011. "Taller buildings... are a symbol of a growing nation, a strong economy, and they do have the ability to define a city," he said.
The display suite at 55 Southbank Boulevard, Southbank is open next week from noon to 4pm, Tuesday to Thursday as well as weekends.
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Sky-high Australia 108 launches with 300 buyers reportedly already in the bag

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Online lender loans.com.au has reported that the home loan applications they receive have doubled since it passed on the Reserve Bank's (RBA) full 25 basis point February cut.
The online lender now offers its variable rate loan at 4.23% per annum.
Kim Cannon, managing director of Firstmac, which funds loans.com.au, said in the past week, loan applications have increased by more than 100%.
According to comparison website Finder, loans.com.au offers the lowest standard variable rate of any lender in the market.
Cannon said the majority of borrowers are seeking variable rate loans, despite the official cash rate's record low.
"Some sectors of the market speculate that the RBA is not quite finished with cutting the cash rate, which would mean we could see another drop before the year is out," said Cannon.
"With variable rates being as low as they are, many borrowers feel they have nothing to lose by watching and waiting to see if they go any lower."
Loans.com.au reports that a "significant portion" of its customer base is on a rate-linked loan product, so automatically received some benefit from last week's cash rate cut.
"For those who didn't get the rate cut automatically, we are passing on the full rate cut to ensure we are still at the pointy end of the market," said Cannon.
Loans.com.au estimates that the rate cut drop would lower monthly repayments by around $44 per month on a $300,000 loan.
The lender notes that their rate is 1.42% per annum lower than the Commonwealth Bank's standard variable home loan rate.
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Loan applications double for lender after rate cut

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Unemployment remains a concern, but perhaps not when it comes to house price growth, according to recent Macquarie Wealth Management research.
They note counter-intuitively that a rise in unemployment typically sees house prices move higher.
"Whilst unemployment is a key factor to be cognisant of for housing demand, the below table indicates that prior cycles exhibiting a strong rise in unemployment typically illicit a policy response from the RBA (i.e. rate cuts) which sees house prices actually increase as unemployment rises," the January report to clients noted.
<img src="/images/2015/02/13/housing-cycle-feb-13-one.jpg" alt="">
It looked at five recent cyclical employment downturns going back to the 1980s.
"In the 1990 recession the unemployment rate increased ~180bps to 10.7%, but house prices increased ~8% in the following 12 months factoring a ~200bps decline in the cash rate. 
A similar scenario was seen post the GFC," the report noted.
Rising unemployment is likely heighten risks of mortgage delinquencies, according to Genworth Mortgage Insurance Australia.
Ellie Comerford, chief executive of Genworth in Australia, expects expects its loss ratios to climb from its current 19 per cent to 25 to 30 per cent for the full 2015 financial year.
Ms Comerford's comments to the Australian Financial Review came after Genworth posted a $172.7 million statutory net profit for the six months to December, due primarily to lower than expected claims and a strong housing market. The result was a 52 per cent improvement to the prior corresponding period
Genworth's share price sits around $4.20, up 60 per cent since its public debut in May, compared with the 6 per cent gains of the benchmark S&amp;P/ASX200 Index.
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