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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The federal government is to shortly release a white paper on taxation reform. 
Plenty of recent inquiries and taxation documents have specifically noted that the taxation treatment of property should be reviewed and if ever there was a good time to look at changes to stamp duty it would be now.
Given where the property market now stands any changes to stamp duty should be implemented sooner rather than later especially given home value growth is slowing and transaction volumes are trending lower.  Of course, state governments are heavily reliant on stamp duty revenue and are therefore reluctant to have it removed although we will discuss how these issues can be overcome.
Stamp duty is a tax which is payable when someone chooses to purchase a home.  Home owners will generally move home because their current home is too big or too small for their needs or because they have changed jobs and need to move elsewhere to be closer to employment.  The impost of stamp duty discourages people from moving to more appropriate accommodation. 
If you don’t yet own your home and are considering purchasing your first home, stamp duty is an additional upfront cost which can make purchasing a home even more difficult.
<a href="https://blog.corelogic.com.au/wp-content/uploads/2015/01/Chart-12.jpg" rel="wp-prettyPhoto[g4183]"><img class="aligncenter size-full wp-image-4184" src="https://blog.corelogic.com.au/wp-content/uploads/2015/01/Chart-12.jpg" alt="Chart 1" width="500" height="183"></a>
Source: CoreLogic RP Data
The above chart tracks home sales over time and as you can see, after transaction activity peaked in the boom of 2001 to 2004 it has trended much lower ever since. 
Although home values have been increasing over the past two and a half years and sales volumes have increased, the rise has been moderate.  When sales hit a low point in October 2011 there had been 409,582 house and unit sales nationally over the year.  Transaction volumes rose to as high as 490,326 sales over the 12 months to July 2014 which represents an increase of 19.7%. 
The recent peak in sales was -22.9% lower than the all-time peak of 635,661 sales over the 12 months to May 2002.
<a href="https://blog.corelogic.com.au/wp-content/uploads/2015/01/Chart-22.jpg" rel="wp-prettyPhoto[g4183]"><img class="aligncenter size-full wp-image-4185" src="https://blog.corelogic.com.au/wp-content/uploads/2015/01/Chart-22.jpg" alt="Chart 2" width="500" height="176"></a>
Source: CoreLogic RP Data 
This article continues on the next page. Please click below.
<hr class="system-pagebreak">
While increasing home values may make home owners feel wealthier, when you buy your next home stamp duty is calculated based on the purchase price so you have to also pay a higher amount of stamp duty. 
Over the past, two and a half years, home values have increased by a total of 20.7% across the combined capital cities.  Most of that growth has occurred in Sydney and Melbourne however, values have risen across all capital cities. 
What this means is that when people are buying homes the increase in value is also increasing the stamp duty burden for the next purchaser and subsequently providing additional taxation revenue to government.
The impost of stamp duty is also a further barrier to market entry for first home buyers despite some states offering discounts and incentives to first time buyers. 
Furthermore, stamp duty is acting as a disincentive for home owners from moving (eg. upgrading or downsizing) to more suitable or appropriately located housing.
<a href="https://blog.corelogic.com.au/wp-content/uploads/2015/01/Chart-32.jpg" rel="wp-prettyPhoto[g4183]"><img class="aligncenter size-full wp-image-4186" src="https://blog.corelogic.com.au/wp-content/uploads/2015/01/Chart-32.jpg" alt="Chart 3" width="500" height="182"></a>
Source: CoreLogic RP Data
Data released last year by the Australian Bureau of Statistics (ABS) showed that across the state and territory governments there was almost $36 million in taxation revenue from property (note this is both residential and other property types) over the 2012-13 financial year. 
Stamp duty was the second largest source of tax revenue at $12.841 billion with only municipal rates at $14.192 billion being higher. Over the year, as home values and sales rose, stamp duty revenue increased by 16.9%.  
Home values moved even higher during the 2013/14 financial year and sales rose further so it is reasonable to expect a further significant increase in stamp duty revenue.  
At CoreLogic RP Data we have noted a reduction in sales over recent months and the rate of capital city home value growth is slowing, while this may not be enough to impact stamp duty revenue in 2014/15 it will probably start having an impact by 2015/16 (of course different states will see the impact at different times).  
The point is because stamp duty is a tax collected on the purchase of a home it is collected from a relatively small proportion of the population and is an unreliable source of tax reliant on demand for homes at any given time which can ebb and flow substantially.
Although I am an advocate for stamp duties removal I do realise that state government will need to raise that revenue elsewhere. 
I am also not an advocate for more taxes however, a blanket land tax, paid by all home owners, would seem to make more sense.  It is a way of guaranteeing revenue each year as well as broadening the tax base for this revenue rather than just relying on those purchasing properties. 
Over the 2012-13 financial year $12.841 million was collected in stamp duty, the ABS estimates that as at June 2013 there were 9,226,900 residential dwellings.  Based on this dwelling count, land tax of $1,391.69 annually per residential dwelling would cover the cost of this foregone revenue. 
Keep in mind that stamp duty is collected from any property transaction so revenue would be higher when you include land sales and sales of other property types. 
This would potentially allow for a reduction in the overall land tax rate per household.
By broadening the base of tax collection governments would provide themselves greater surety of revenue as well as assisting the housing market by reducing the costs associated with those who consider it necessary to move home. 
Given the concerns about investor activity in the market and considering they already reap the benefits of negative gearing perhaps a higher rate of land tax for investment properties should also be a consideration for any stamp duty reform.
With home value growth slowing and sales volumes falling, now would seem like the right time to reform stamp duty. 
Although the impact of a slowing market won’t be felt straight away, no doubt that in years to come governments will be left with a revenue hole as the effects of the housing market slowdown hit their tax revenue. 
Providing governments with a higher level of guaranteed revenue would seem like a good idea even if it unfortunately would mean an additional tax for everyone rather than for just those buying property.
Note that the ACT is already going down the track of removing stamp duty.  In last year’s budget the government announced a plan to phase out the tax over the next 20 years with rates gradually increasing to make-up for the revenue shortfall. 
Over the period stamp duty rates continue to fall.  While the phasing out is commendable I still feel that now is the time to remove stamp duty across the board.
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ckusher-ujnxiKuFQs

It's time to reform stamp duties: Cameron Kusher

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A NAB survey of residential property markets provides further evidence that media reporting of first home buyer activity is bunkum.
The NAB survey finds that 25% of established homes sold are being bought by first time buyers and that 24% of new homes are bought by first timers.
Some media outlets reported those figures rather nonchalantly last week, without realising the great significance of them. They make nonsense of the data published by the Australian Bureau of Statistics (ABS), which suggests that first home buyers (FHBs) are as low as 10% of properties sold.
That ABS figure is held up repeatedly by commentators and journalists as justification for the claim that the 'Great Australian Dream' is dead, that we have an affordability crisis and that everyone from local investors to Chinese buyers are to blame for pricing FHBs out of the market.
It has also helped to generate a lengthy, expensive and totally pointless federal government inquiry into the so-called housing affordability crisis. That inquiry, which has been exploited by some politicians as a vehicle for grandstanding and career advancement, is based on a lie: that FHB activity is at an all-time low and it’s all because they can’t afford to buy.
The NAB is right and the ABS is wrong. First time buyers are out there as busy as they ever were. The ABS has been publishing a miscount – and, what’s more, it knows it. It has <a href="https://www.propertyobserver.com.au/https://www.abs.gov.au/ausstats/abs@.nsf/mf/5609.0" target="_blank">admitted that its data on first home buyers is suspect</a>.
I’ve explained why a number of times in this column and so too have other writers on Property Observer. The elimination, by most state and territory governments, of FHB grants for established housing (they now provide grants only for new dwellings) means most FHBs are not being counted any more because they’re not applying for grants.
They’re out there buying but are no longer identified as first timers in the ABS statistics.
Now the NAB survey has put some realistic numbers on first time buyer activity. Its survey suggests that, for established housing, 16% of buyers are first home owner occupiers and 8% are first home investors. For new housing, 16% are first home owner occupiers and 9% are first home investors.
First home investors are those who opt to buy an investment property, rather than a home, as a first purchase. Commonly, these are people who prefer to rent in their suburb of choice and buy an investment property in a cheaper area.
This really is a top story for an alert journalist. All the clamour about an affordability crisis and first time buyers disappearing is a furphy, based on a miscount. But most newspapers won’t write the real story because they’re addicted to the “Great Australian Dream is dead” storyline. Sad.
For the record, the NAB survey also finds that overseas buyers are 9% of buyers of established housing and 15% of buyers of new dwellings (mostly inner city apartments).
This puts into perspective those hysterical claims that foreign investors are somehow dominating our markets and pricing poor young Aussies out of the market.
TERRY RYDER is the founder of <a href="https://hotspotting.com.au/">hotspotting.com.au</a>. You can <a href="https://mailto:ryder@hotspotting.com.au" target="_blank">email him</a> or contact him on <a href="https://twitter.com/hotspotting" target="_blank">Twitter</a>.
Terry will be participating in a webinar on 'The Best and Worst for 2015: Top 5 Hotspots and 5 Places to Avoid' on 3 February.
Click here to <a href="/news">register now</a>.
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terryryder-YECXbqmri2

Great Australian Dream is alive - first home buyer stats debunked: Terry Ryder

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It's summer time, so longingly looking into estate agent window displays for shacks or palaces for sale or rent up and down the coast has been property pursuit of many.
Recent research puts Portsea and Sorrento on top of the nation’s list when it comes to weekly median holiday rentals.
The holiday homes on Victoria’s Mornington Peninsula typically get rented to holiday makers for around $3,150 a week.
But just a few kilometres down Point Nepean Road at Rye, the vacation prices are far less expensive with seven nights for around $1,900. Even cheaper at Rosebud.
Broadbeach's $2,325 rental on the Gold Coast can be halved at Coolangatta at around $1,085, PRDnationwide research analyst Harrison Hall said.
“For those looking at Sorrento you can expect to pay 60% less in nearby Rosebud ($1,260),’’ he told The New Daily.
The research found Sydney's northern beaches have a $2,380 weekly median holiday rental, the much higher prices paid in the often-secretative Palm Beach precinct not included in the survey.
The survey, after combing online holiday house rental portals, reported on the areas across Australia where PRD have previously undertaken its extensive property research. 
<table border="1">
<colgroup>
<col>
<col>
<col>
<col>
</colgroup>
<tbody>
<tr>
<td class="s0">State</td>
<td class="s0"> </td>
<td class="s0">$ Median Nightly Rate</td>
<td class="s0">$ Median Weekly Rate</td>
</tr>
<tr>
<td class="s1">VIC</td>
<td class="s1">Portsea/Sorrento</td>
<td class="s2">449.5</td>
<td class="s2">$3,146.50</td>
</tr>
<tr>
<td class="s3">NSW</td>
<td class="s3">Northern Beaches</td>
<td class="s4">340</td>
<td class="s4">$2,380.00</td>
</tr>
<tr>
<td class="s1">QLD</td>
<td class="s1">Broadbeach/Mermaid Beach</td>
<td class="s2">332.5</td>
<td class="s2">$2,327.50</td>
</tr>
<tr>
<td class="s1">QLD</td>
<td class="s1">Sunshine Beach</td>
<td class="s2">331</td>
<td class="s2">$2,317.00</td>
</tr>
<tr>
<td class="s1">NSW</td>
<td class="s1">Avoca Beach</td>
<td class="s2">297</td>
<td class="s2">$2,079.00</td>
</tr>
<tr>
<td class="s1">QLD</td>
<td class="s1">Noosa Heads</td>
<td class="s2">285</td>
<td class="s2">$1,995.00</td>
</tr>
<tr>
<td class="s1">QLD</td>
<td class="s1">Hope Island/Sanctuary Cove</td>
<td class="s2">280</td>
<td class="s2">$1,960.00</td>
</tr>
<tr>
<td class="s1">VIC</td>
<td class="s1">Rye</td>
<td class="s2">271</td>
<td class="s2">$1,897.00</td>
</tr>
<tr>
<td class="s1">VIC</td>
<td class="s1">Lorne</td>
<td class="s2">244</td>
<td class="s2">$1,708.00</td>
</tr>
<tr>
<td class="s1">QLD</td>
<td class="s1">Coolum</td>
<td class="s2">240</td>
<td class="s2">$1,680.00</td>
</tr>
<tr>
<td class="s5">NSW</td>
<td class="s5">Byron</td>
<td class="s6">240</td>
<td class="s6">$1,680.00</td>
</tr>
<tr>
<td class="s5">WA</td>
<td class="s5">Margaret River</td>
<td class="s6">232.5</td>
<td class="s6">$1,627.50</td>
</tr>
<tr>
<td class="s5">QLD</td>
<td class="s5">Burleigh Heads/Currumbin</td>
<td class="s6">230</td>
<td class="s6">$1,610.00</td>
</tr>
<tr>
<td class="s5">VIC</td>
<td class="s5">Torquay</td>
<td class="s6">225</td>
<td class="s6">$1,575.00</td>
</tr>
<tr>
<td class="s5">QLD</td>
<td class="s5">Mooloolaba</td>
<td class="s6">219.5</td>
<td class="s6">$1,536.50</td>
</tr>
<tr>
<td class="s5">SA</td>
<td class="s5">Aldinga</td>
<td class="s6">214.5</td>
<td class="s6">$1,501.50</td>
</tr>
<tr>
<td class="s5">NSW</td>
<td class="s5">Jervis Bay</td>
<td class="s6">205</td>
<td class="s6">$1,435.00</td>
</tr>
<tr>
<td class="s5">VIC</td>
<td class="s5">Anglesea</td>
<td class="s6">200</td>
<td class="s6">$1,400.00</td>
</tr>
<tr>
<td class="s5">NSW</td>
<td class="s5">Mollymook</td>
<td class="s6">200</td>
<td class="s6">$1,400.00</td>
</tr>
<tr>
<td class="s5">SA</td>
<td class="s5">Maslins Beach</td>
<td class="s6">200</td>
<td class="s6">$1,400.00</td>
</tr>
<tr>
<td class="s5">TAS</td>
<td class="s5">Freycinet (Coles Bay)</td>
<td class="s6">195</td>
<td class="s6">$1,365.00</td>
</tr>
<tr>
<td class="s5">QLD</td>
<td class="s5">Noosaville</td>
<td class="s6">190</td>
<td class="s6">$1,330.00</td>
</tr>
<tr>
<td class="s5">WA</td>
<td class="s5">Scarborough</td>
<td class="s6">190</td>
<td class="s6">$1,330.00</td>
</tr>
<tr>
<td class="s5">QLD</td>
<td class="s5">Surfers Paradise</td>
<td class="s6">185</td>
<td class="s6">$1,295.00</td>
</tr>
<tr>
<td class="s5">SA</td>
<td class="s5">Glenelg</td>
<td class="s6">185</td>
<td class="s6">$1,295.00</td>
</tr>
<tr>
<td class="s5">QLD</td>
<td class="s5">Peregian Beach</td>
<td class="s6">180</td>
<td class="s6">$1,260.00</td>
</tr>
<tr>
<td class="s5">VIC</td>
<td class="s5">Rosebud</td>
<td class="s6">180</td>
<td class="s6">$1,260.00</td>
</tr>
<tr>
<td class="s5">NSW</td>
<td class="s5">Port Stephens</td>
<td class="s6">180</td>
<td class="s6">$1,260.00</td>
</tr>
<tr>
<td class="s5">NSW</td>
<td class="s5">Coffs Harbour</td>
<td class="s6">177.5</td>
<td class="s6">$1,242.50</td>
</tr>
<tr>
<td class="s5">QLD</td>
<td class="s5">Bribie Island</td>
<td class="s6">175</td>
<td class="s6">$1,225.00</td>
</tr>
<tr>
<td class="s5">NSW</td>
<td class="s5">Kingscliff</td>
<td class="s6">170</td>
<td class="s6">$1,190.00</td>
</tr>
<tr>
<td class="s7">SA</td>
<td class="s7">Robe</td>
<td class="s8">170</td>
<td class="s8">$1,190.00</td>
</tr>
<tr>
<td class="s7">NSW</td>
<td class="s7">Batemans Bay</td>
<td class="s8">167.5</td>
<td class="s8">$1,172.50</td>
</tr>
<tr>
<td class="s7">QLD</td>
<td class="s7">Alexandra Headlands</td>
<td class="s8">160</td>
<td class="s8">$1,120.00</td>
</tr>
<tr>
<td class="s7">NSW</td>
<td class="s7">Eden</td>
<td class="s8">160</td>
<td class="s8">$1,120.00</td>
</tr>
<tr>
<td class="s7">QLD</td>
<td class="s7">Coolangatta</td>
<td class="s8">155</td>
<td class="s8">$1,085.00</td>
</tr>
<tr>
<td class="s7">NSW</td>
<td class="s7">Merimbula</td>
<td class="s8">150</td>
<td class="s8">$1,050.00</td>
</tr>
<tr>
<td class="s7">WA</td>
<td class="s7">Cable Beach</td>
<td class="s8">150</td>
<td class="s8">$1,050.00</td>
</tr>
<tr>
<td class="s7">NSW</td>
<td class="s7">Port Mac</td>
<td class="s8">140</td>
<td class="s8">$  980.00</td>
</tr>
<tr>
<td class="s7">NSW</td>
<td class="s7">Yamba</td>
<td class="s8">110</td>
<td class="s8">$  770.00</td>
</tr>
<tr>
<td class="s7">NSW</td>
<td class="s7">Hawks Nest</td>
<td class="s8">93</td>
<td class="s8">$  651.00</td>
</tr>
</tbody>
</table>
Source: PRDnationwide 
Affordable NSW country costal holiday accommodation included Hawks Nest, 225 kilometres from Sydney, with a median seven-night stay costing $650.
<div id="attachment_177959">The PRD research put the weekly holiday rentals at Yamba (670 kilometres north of Sydney) at $770, Port Macquarie (390 kilometres north of Sydney) at $980 and Merimbula (525 kilometres south of Sydney) at $1,050. </div>
<div> </div>
<div>
For Canberra residents Batemans Bay will typically cost $1,175.
</div>
In South Australia, a week-long stay in the coastal, Robe will cost about $1,190.
In Western Australia's Margaret River holiday makers face a median weekly rental of $1,625.
At Cable Beach in Broome, the cost is $1,050.
Freycinet (Coles Bay) in Tasmania will cost $1,365.
The research combined pricing of all holiday accommodation including apartments, houses and units.
Last year Pitcher Partners partner David Staples, compiled an analysis, counselling would-be buyers to do their sums.
“It’s generally a lifestyle choice rather than an investment,” he suggests. 
And of course renting out to others at the peak holiday times, is necessary for tax deductability.
For many holiday home owners, it's almost a home-from-home with the eventual savvy sea change shift less stressful than for everyone else.
Many coastal property owners complain that they spend all their time fixing up and maintaining their holiday homes, especially those in close proximity of the sea.
Rental returns in many coastal spots can cover most costs - maybe all up around eight weeks a year with demand then plummeting during winter which is when the owner can enjoy those blustery southerlies.
Typically you'd expect it to provide a net annual yield of no more than 2 per cent, even if commanding weekly rents of $2000 or more in peak periods.
Ofcourse there's always the chance of using the income for a quick ski at Whistler while the tenants are swatting away the beachside blowies.
Beware the expectations of holiday guests has risen in recent times so household items once considered extras such as air-conditioning, a dishwasher and a modern gas barbeque are now viewed as essential.
Maybe even the Nepresso machine given anyone can gets the capsules at the local supermarket..
According to David Staples from the accounting firm Pitcher Partners, the money spent on an average holiday house could pay for more than one week a month – or about 90 days a year – in a quality hotel.
Land tax on a holiday house can be a massive burden, particularly in pricey areas on the Mornington Peninsula and on Sydney’s northern beaches.
In these areas, annual land tax on a holiday home can amount to tens of thousands of dollars.
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jchancellor-FAypfDUnLy

Pricey holiday home rentals can be halved staying at nearby affordable alternatives

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The Shelley Beach, Portsea boat shed, listed with $500,000 plus hopes for Australia Day weekend auction, fetched $553,000 today. 
The first accepted opening bid was $400,000 though one attendee offered $245,000, but did not participate again in the bidding.
"It would be a bargain at anything like that ($400,000)," auctioneer Warwick Anderson said.
"We are on the market," he announced when bidding got to $510,000. 
There had been just the two bidders, with the third making his first bid for box 28 at $542,500.
Another boatshed on the beach set a record $585,000 in 2011 through the same selling agency, RT Edgar Portsea, when five families competed for the 2011 offering.
Title Tattle gathers today's successful buyer was an underbidder in 2011 for the neighbouring box 27.
At the final stage today, the late afternoon bidding in 28 degree sunshine was down to $1,000 increments.
<div class="cards-media-container js-media-container">
<div class="cards-base cards-multimedia" data-card-url="//twitter.com/titletattle/status/558884304105639936/photo/1" data-card-type="photo" data-element-context="platform_photo_card">
<div class=" is-preview"><img src="https://pbs.twimg.com/media/B8GOUDfCQAEK-XS.jpg" alt="Embedded image permalink" width="100%"></div>
Set well back from the beach amid tea trees, the 3.9 x 6.1 metres leasehold bathing box will be a place to store the buyer's beach gear.
</div>
</div>
Attendees were told there was no longer an obligation to own a nearby house, but Title Tattle gleans the buyer is local. 
The sand-coloured, rendered brick bathing box, S28 was <a href="https://www.rtedgar.com.au/property/162240/boat-shed-s28-shelley-beach-portsea/" target="_blank" style="line-height: 1.3em;">listed through RT Edgar Portsea</a> agents Warwick Anderson and Ilze Moran.
"There are no land tax issues, and not as much maintenance as timber would require" he advised.
Property Observer gleans the offering last sold in 1999 for $160,000, which would reflect 8% annual growth.
There was a crowd of about 100, most of whom had wandered down the Campbells Road path.
While falling short of the record, the price did suggest a floor in pricing.
 In 2010 a pair of young families paid $455,000 for boat shed 21 on Shelley Beach.
In late 2007 there was a $362,000 sale.
It is one of about 40 bathing boxes on Shelley Beach.
There are about 2000 boatsheds and bathing boxes around Victoria, predominantly on the shores of Port Phillip Bay and Western Port.
There were slim pickings for cliff top/beachfront residential properties among the limited 2015 Australia Day weekend auction offerings, with the prestige offerings offered by private treaty this summer.
Property Observer has previously noted Shelley Beach is considered Victoria's most exclusive holiday locale as its offers cliff top owners uninterrupted northern views over the bay.
The median property price in Melbourne is $587,000, based on CoreLogic RP Data's home value index as at December 31, 2014.
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No record as Portsea boatshed fetches $553,000 at Australia Day 2015 weekend auction

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A Federal Court judge has attacked superannuation breaks in the tax system as “totally skewed” in favour of the rich.
Justice Edmonds criticized Australia’s tax regime in a speech to the Australasian Tax Teachers Association conference at the University of Adelaide.
“I dare say that if the ordinary man in the street had any knowledgeable notion of what certain sections of the community were getting away with in this regard, any semblance of consensus would quickly disappear,” he said.
“The whole system of the taxation of superannuation in this country needs to be brought back to the table.”
But Justice Edmonds said the Abbott government has no “realistic prospect” of achieving structural tax reform.
“I fear time is now too short. Of course that may suit the government,” he said.  
<a href="https://www.smartcompany.com.au/finance/tax/25198-revealed-how-much-time-you-are-really-losing-to-tax-red-tape-each-year">Read more: How much time you are really losing to tax red tape each year</a>
“It will be to the detriment of our ‘common wealth’, if that ‘unique confluence of opportunities’ is not grasped by structural reform of our tax system, reform which implements a broader base upon which our income tax can operate, so as to facilitate a reduction of marginal rates of income tax across the board, but particularly at lower levels, which will be required to provide an equitable foundation to broaden the base of the GST, and, if necessary, increase its rate, without doing violence to the underlying criteria that need to be satisfied for the achievement of true tax reform.”
Professor Chris Evans, of the University of New South Wales, attended the conference and was in the audience for Justice Edmonds’ speech.
He told SmartCompany Justice Edmonds’ comments were “quite brave” and “eminently sensible”.
“He is spot on in the sense that it would be good to have structural tax reform. The government is leaving it really late and it does suit the government for there not to be real debate about structural tax reform,” he says.
Evans says if the government is serious about having a better tax system going forward it needs to look at broadening the taxation base by reevaluating superannuation, capital gains tax discounts, negative gearing and the rules surrounding gifts and bequests.
Evans says “there are so many subsidies” making the current tax system “massively inequitable”.
“While [the subsidies] benefit everyone relatively, they benefit those on higher income much more. When you can take literally hundreds of thousands of dollars in superannuation tax-free you have got to say it is skewed violently towards the rich and wealthy,” he says.   
Paul Drum, head of policy at CPA Australia, told SmartCompany CPA Australia has been saying for some time that superannuation requires a long-term vision and a clearly articulated direction.
“Constant rule changes only serve to undermine public confidence in the system,” he says.
 “The fact is that we are living longer and for many of us, despite having a good superannuation nest egg, there is the real possibility that we will outlive our savings.”
Drum wants a comprehensive review of the super system, including looking at ways to improve the de-cumulation phase as part of the broader tax reform process.
This article first appeared on <a href="https://www.smartcompany.com.au/" target="_blank">SmartCompany</a>.
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cwaters-YrtBR88nBe

Judge slams “totally skewed” super tax breaks for rich

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The three teams of returning contestants won't be the only "triple threat" joining the next series of The Block.
For The Block Triple Threat, regular judges Neale Whitaker, Shaynna Blaze and Darren Palmer will be joined by buyer's agents Frank Valentic from Advantage Property, Nicole Jacobs from Jacobs Buying Group and Greville Pabst from WBP Property Group.
Both Valentic and Jacobs have bid on the behalf of buyers in previous season of the show, while Pabst regularly appears on A Current Affair ahead of the auctions to evaluate the properties.
Executive Producer Julian Cress told <a href="https://www.news.com.au/entertainment/tv/channel-9-makes-shock-changes-to-the-block-triple-threat-after-auction-disaster-on-last-years-series/story-fn8yvfst-1227188716170" target="_blank">news.com.au</a>: "Everyone has an opinion on the rooms and the apartments on The Block but no one's opinion matters more for the contestants than the actual buyers on auction day."
"We thought giving them some feedback from people who might be ultimately bidding on their apartment would be a valuable addition to the program."
The decision to bring on buyer's agents as judges has been widely interpreted as a response to <a href="https://propertyobserver.com.au/finding/residential-investment/sales-and-auctions/36684-b-grade-high-street-prahran-location" target="_blank">last season's finale</a>, where two of the couples earned $10,000 and another pocketed $40,000, after three months of work.
But smart contestants for several series have been utilising the views of local agents from the preliminary planning to ensure their apartment matches local buyer demographics.
{mijopolls 80}
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jrichardson-uRX5hFdKfN

Leading Melbourne buyer's agents join The Block Triple Threat

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Property developing can throw many different challenges at you and one thing I have learnt in this industry is there is always a solution to a problem.
The trick is to understand what possible problems may arise and preparing yourself for them. Unfortunately things don’t always go to plan and as a project manager it is up to us to make sure the development gets through as efficiently as possible.
One of the biggest areas for problems is not allowing enough for building works. 
When pricing a development and running feasibilities, it is important to understand that your building estimate is an organic creature. By this I mean the building estimate you start with will nearly always be different to the one you end with.  It will evolve throughout the process as you obtain more and more details.  Once you have all the fine details, the building estimate can be finalised to the fixed price builder’s tender. 
If architecturally designing our villas, we generally follow this process:
<ol>
<li>Concept plan – this will show the number and size of villas on the land, but not much detail. 
</li>
<li>Development application (DA) plans – enough information is included on the plans to satisfy council. 
</li>
<li>Construction certificate (CC) plans –more detail, including engineer drainage and slab design.</li>
</ol>
The starting point for our build estimate will be based on similar projects that we have recently completed and an allowance for the different site.
This progresses to an estimate based on the Concept Plan.  Still a very ‘loose’ estimate as there is usually not enough detail on the concept plan for the builder to have all information he needs.  The build estimate we have at this stage will tell us whether we are tracking within budget.  If not, we can make the necessary changes required, perhaps reducing the size of the villas working with both our builder and architect to design the right dwellings for our project to be successful.
Once the Concept Plan is approved, the architect will proceed to full DA plans.  It is here that much more detail is added and we will have our builder price the DA plans.  Again, this does not give us a final build cost but we will be getting closer to the expected outcome.  Once approved by our client, the DA plans are finalised and the DA is prepared.
During the DA process, council may request some changes to the plans, so it is important to understand we are still ‘evolving’ at this stage. We also need to review the Conditions of the DA Consent before we have more detail to finalise the build costs.
Once council have approved the DA, we will start to prepare the CC plans.  Engineers will be briefed and a drainage and engineered slab design or footings for the foundations will be produced. More detail is added to the CC plans, finalising levels and double checking schedules. 
Before we lodge the CC plans with our private certifier we will have our builder issue a third costing. It is this costing that will give us the final build costs...well almost.  We still need to have the CC approved and ensure there are no further revisions to the plans required.  
After we have the CC stamped plans, our builder will issue their final tender and building contract. This will be a fixed price contract; however, there may still be a few items that will be ‘provisional’. They are usually some site works, removal of fill and retaining walls.  The builder may mark these items as provisional as they won’t know until works proceed exactly what the cost is. For instance, if rock is hit during the site cut, this will increase the site costs. If the site cut differs slightly to the plans, this may impact on the height of retaining walls.  So these ‘provisional’ items will be charged at actual cost whether it is lower or higher.
So you can see how the build estimate must evolve through the development process and until your development is completed, you really won’t know the exact cost.  It’s important you allow a contingency amount for any variations that may crop up along the way. 
As a developer, you will embark on a challenging journey from start to finish and the path you choose can be simplified with the help of a project manager to guide you along the way.  Always take the time to have full builder’s estimates done at each stage to avoid any nasty surprises. 
<a href="https://www.propertybloom.com.au" target="_blank">www.propertybloom.com.au</a>
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jochivers-wq5Bp59R5a

Making sure building costs don't push your property development over budget: Jo Chivers

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A rate cut next month might not, well, cut it.
<a href="https://www.propertyobserver.com.au/https://twitter.com/EconoGarry/status/557985374157291520" target="_blank"><img src="/images/2015/01/22/tweet-jan-22-one.jpg" alt=""></a>
Economics writer Garry Shilson-Josling thinks the Reserve Bank of Australia should have dropped the overnight cash rate below its record low of 2.5% early last year.
Several economists anticipate that the Reserve Bank will drop interest rates at its February meeting, including <a href="/expert-insights/finance/westpacs-bill-evans-still-expects-february-and-march-rba-rate-cuts">Westpac's chief economist Bill Evans</a>.
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Tweet of the day: Too little, too late from the RBA

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Maybe it's those bloody power lines. Property investor Richard Moseley’s Bonnie Doon holiday shack near Lake Eildon in Victoria – which featured in the 1997 comedy The Castle as the serene holiday home of the Kerrigan family – has had its recent asking price lowered in the new year.
<a href="/expert-insights/buying/the-kerrigans-the-castle-bonnie-doon-holiday-shack-back-for-sale">It was listed last November at $240,000</a>, but now comes with a $225,000 asking price.
Moseley proudly secured the property for $169,950 in 2006 but then first wanted out, unsuccessfully, in 2011.
The two-bedroom cottage – located 165 kilometres from Melbourne <a href="https://www.realestateview.com.au/Real-Estate/3491-maintongoon-road-bonnie-doon/Property-Details-buy-residential-7906790" target="_blank">at 3491 Maintongoon Road</a> – was listed then at $195,000. After no doubt being told that he was "dreamin", the asking price eased to $169,950.
John Canavan First National agent Ryan Daykin is the latest agent told he's dreamin on ambitious asking prices.
Moseley, a Sydney telecommunications technician, bought it sight unseen – other than of course having viewed the iconic movie.
Until recently it has been a popular rental on the back of featuring as the original holiday home of the Kerrigans in the classic Australian comedy. The home consists of two bedrooms, open plan kitchen, dining and living area, bathroom and laundry.
It is situated on a good-sized block opposite the lake and approximately 500 metres from the boat ramp.
Actor Michael Caton headed the cast including Sophie Lee as his daughter Tracy, Eric Bana as son-in-law Con and Bud Tingwell as Lawrence Hammill, the QC who helped them save their cherished home under the flight path.
The cast only spent one day there - with the entire film shot in just 11 days.
Buyers are advised to bring their own modern mozzie zapper.
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Dreamin, so The Castle Bonnie Doon holiday shack gets cheaper

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Brisbane (5.7%) and Sydney (4.1%) are expected to lead the market for capital growth in capital cities over this year, followed by Melbourne (2.7%), Adelaide (2.1%) and Perth (1.8%).
Then in 2016 the NAB Group Economics forecast Brisbane (3.8%), Sydney (2.3%) and Melbourne (2.3%) to remain the best cities for capital gains in the year to end-2016, with house prices rising by just 2.2% in Adelaide and 1% in Perth. 
The latest NAB report identified 28 suburbs within the capitals that are tipped to enjoy above average capital growth (click on the suburb name below to go to CoreLogic RP Data suburb data page).
No reasons are given for the selection. The forecast comes from a survey questionnaire on the Australian residential market to around 300 industry panellists. 
NEW SOUTH WALES
<ul>
<li><a href="/news">Eastwood</a></li>
<li><a href="/news">Glebe</a></li>
<li><a href="/news">Manly</a></li>
<li><a href="/news">Marrickville</a></li>
<li><a href="/news">Newtown</a></li>
<li><a href="/news">Oran Park</a></li>
<li><a href="/news">Penrith</a></li>
<li><a href="/news">Ryde</a></li>
<li><a href="/news">Surry Hills</a></li>
<li><a href="/news">Sydney</a></li>
</ul>
QUEENSLAND
<ul>
<li><a href="/news">Brisbane</a></li>
<li><a href="/news">Gold Coast</a></li>
<li><a href="/news">New Farm</a></li>
<li><a href="/news">Toowoomba</a></li>
<li><a href="/news">West End</a></li>
</ul>
VICTORIA
<ul>
<li><a href="/news">Essendon</a></li>
<li><a href="/news">Glen Iris</a></li>
<li><a href="/news">Ringwood</a></li>
</ul>
SOUTH AUSTRALIA
<ul>
<li><a href="/news">Mile End</a></li>
<li><a href="/news">Norwood</a></li>
<li><a href="/news">Parkside</a></li>
</ul>
WESTERN AUSTRALIA 
<ul>
<li><a href="/news">Baldivis</a></li>
<li><a href="/news">Belmont</a></li>
<li><a href="/news">Bentley</a></li>
<li><a href="/news">Kelmscott</a></li>
<li><a href="/news">Mandurah</a></li>
<li><a href="/news">Perth</a></li>
<li><a href="/news">Subiaco</a></li>
</ul>
But with more signs emerging that the residential housing market is loosing steam, NAB Economics expects overall average capital city house prices to cool to around 4% over the year to end-2015 and 2% over the year to end-2016.
"Our assessment of the market remains that house price growth will continue to moderate because of rising unemployment, sluggish household income growth, affordability concerns, cost of living pressures and high levels of household debt," the report said.
"We are also forecasting two further interest rates cuts of 25 basic points in March and 25 bps in August 2015 (bringing the official cash rate down to 2%) which should support house prices a little more than previously expected."
The latest report shows the NAB Residential Property Index falling as house price expectations pared back and rents weaken.
The sentiment was softer in all states and still deeply negative in WA. 
Survey highlights:
<ul>
<li>NAB Residential Property Index fell to +12 points in Q4 (+19 in Q3). NSW overtook QLD as strongest state; sentiment notably lower in SA/NT and still deeply negative in WA. QLD and VIC most optimistic looking forward and WA weakest by some margin. 
</li>
<li>Outlook for house prices over next one to two years pared back in all states (NAB also expects price growth to slow). Expectations for rents unchanged, with mildly stronger expectations in VIC and QLD masking softer outlooks in NSW and SA/NT. 
</li>
<li>Foreign buyers in new property markets less active in all states, except VIC where they accounted for 32.5% (or one in three) of all sales - a new high. Around 17% of first home buyers in the new property market were for owner occupation and 8% for investment. 
</li>
<li>Around 53% of foreign purchases were for apartments, 31% for houses and 16% for re-development. By price point, 40% of purchases were between $500,000 to less than $1 million and 29% less than $500k. Around 5% were for premium property ($5 million plus). 
</li>
<li>Housing affordability, construction costs and a lack of development sites seen as the biggest constraints in new housing market, while employment security and price levels the biggest impediment to buying established property. 
</li>
<li>Established property dominated by owner occupiers (42.6%). Local investors account for 22% of total demand, with FHBs (owner occupier) 16.1% with FHBs (investor) 9.3%. Foreign buyers more active (8.7%), led by NSW (11.3%) and VIC .(12.8%). 
</li>
<li>Prospects for capital growth over the next 12 months were pared back at all price ranges in both the established housing and apartment markets in Q4, except for apartments valued between $1-2 million. </li>
</ul>
 
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