Article summary

<ul data-end="785" data-start="311">
	<li data-end="459" data-section-id="5hbcyr" data-start="311">Pikos Group has released the five-penthouse collection at Skye Kangaroo Point, headlined by a two-storey sky home spanning more than 1,000 sqm.</li>
	<li data-end="561" data-section-id="1p7lq8n" data-start="460">Early buyer interest suggests the residences could set a new Queensland apartment price record.</li>
	<li data-end="667" data-section-id="1y70z0l" data-start="562">The collection includes four move-in ready penthouses and the highly customised Skye One residence.</li>
	<li data-end="785" data-section-id="yvm0y1" data-start="668">The release caps one of Bri​sbane's most ambitious luxury apartment developments overlooking the Brisbane River.</li>
</ul>

<hr data-end="790" data-start="787" />
Pikos Group has released the five-penthouse collection at its <a href="https://www.apartments.com.au/buildings/skye-residences-by-pikos-kangaroo-point-8-river-terrace-kangaroo-point-qld-4169">Skye by Pikos</a> development in Kangaroo Point, with early buyer interest indicating the flagship residences could eclipse every apartment sale previously recorded in Queensland.

The collection crowns the luxury riverfront development with five residences, including four completed penthouses and Skye One, a two-level sky home spanning more than 1,000 sqm that will be tailored to its eventual owner.

[smartcode_project:default project_id=90059 project_image_fid=374075]

Wanting to offer a fully customisable home, Pikos is offering Skye One as a blank canvas, allowing the buyer to work alongside the developer's design team to customise the home's layout, finishes and internal spaces.

The residence will feature a 247 sqm private rooftop terrace with its own swimming pool, sauna, steam room, outdoor kitchen and multiple entertaining areas overlooking the Brisbane River and CBD skyline.

The remaining four penthouses have been completed and are ready for immediate occupation, each offering four bedrooms, expansive open-plan living areas, soaring ceilings and private lift access.

[smartcode_project:default project_id=90059 project_image_fid=374059]

One of the defining features throughout the project is its use of Roman Classic Travertine, with more than 20,000 sqm of the natural stone imported from Italy after being personally selected by Pikos Group Founder and Executive Director Pedro Pikos, interior designer Julie Williamson and third-generation stone specialist Mario Caucci.

Pikos said the penthouse collection represented the culmination of the company's long-term vision for Skye.

"True legacy isn't measured by what we build today, but by what endures tomorrow," Pikos said.

"Our ambition is to create places that become more valuable with time, enrich the lives of generations, and stand as timeless landmarks long after we've stepped away."

[smartcode_project:default project_id=90059 project_image_fid=374060]

Williamson said the interiors were inspired by the natural character of Kangaroo Point and the Brisbane River rather than international design trends.

"Materiality tells the story of a place," Williamson said.

"We looked to the movement of the Brisbane River, the texture of the cliff face and the warmth of the surrounding landscape to create interiors that feel understated, enduring and unmistakably Brisbane."

Positioned above the Kangaroo Point cliffs, Skye places residents within walking distance of Howard Smith Wharves, South Bank and James Street while offering uninterrupted river and city views.

[smartcode_project_cta:default project_id=90059]

Joel Robinson

Brisbane's next apartment price record? Pikos unveils Skye's exclusive penthouse collection

Article summary

<ul data-end="888" data-start="289">
	<li data-end="442" data-section-id="8tsh6o" data-start="289">DVB Projects is preparing to launch its second Gold Coast apartment development, with demolition now underway at 137 Old Burleigh Road, Broadbeach.</li>
	<li data-end="573" data-section-id="1nyxl3e" data-start="443">The 34-level tower will comprise just 49 ultra-luxury residences, including half-floor, full-floor and penthouse apartments.</li>
	<li data-end="717" data-section-id="oiyimj" data-start="574">The launch follows strong demand at DVB's nearby Sea Glass project, which is more than 50 per cent sold and currently under construction.</li>
	<li data-end="888" data-section-id="epk9o9" data-start="718">The development adds to the transformation of Old Burleigh Road, with premium beachfront apartment projects continuing to reshape the tightly held Broadbeach strip.</li>
</ul>

<a href="https://www.apartments.com.au/developers/dvb-projects">DVB Projects</a> is preparing to launch its second Gold Coast apartment development, with demolition now underway on the Broadbeach site as the Sydney developer moves closer to bringing the ultra-luxury project to market.

The 34-level tower at <a href="https://www.apartments.com.au/new-apartments/137-old-burleigh-road-broadbeach-qld-4218">137 Old Burleigh Road</a> will comprise just 49 residences, ranging from half-floor apartments through to full-floor homes and a penthouse. The launch follows the strong sales performance of DVB's nearby Sea Glass development. More than half of the apartments at Sea Glass, on the other side of Broadbeach, have been snapped up, well ahead of its late 2027 completion

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="2944b4be-c84e-4b54-8dc1-c712e76704c0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/E02_Exterior_Street%20Level%20Entrance.jpg?VersionId=YoNig7pRdrE3HCue7sUj78LzJteeQf3H" />

The start of demolition at 137 Old Burleigh Road signals DVB Projects’ underlying confidence in the Gold Coast’s luxury beachside apartment sector.

“We see the Gold Coast as one of the most compelling lifestyle markets in Australia, particularly at the premium end where demand continues to deepen,” said Dean Brown, Managing Director of DVB.&nbsp;

“This project has been carefully designed to respond to that demand - delivering large-format residences with a level of quality, privacy and amenity that is still relatively rare in the apartment market on the beachside."

Brown says the site itself is "exceptional."

"Old Burleigh Road is one of the most tightly held beachfront strips, and opportunities to deliver a project of this scale and calibre in this location are extremely limited.”

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="398f377a-c037-455e-9250-0c5e0d84c35b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/I12_FF%20Balcony.jpg?VersionId=NwOiRWGMubR1c8wthuEfggklcja7al9." />

The project will comprise 40 half-floor residences of approximately 260 sqm, alongside eight full-floor residences spanning around 524 sqm.

A single penthouse will crown the building, featuring a private pool, barbecue area, indoor gym and dedicated entertaining spaces.

Residents will have access to a resort-style suite of amenities, including a 20-metre pool with daybeds, a gymnasium, hot and cold plunge pools, a sauna, and private residents’ lounge and dining facilities.

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="d1642bb0-9a66-4427-a022-dfc0988c6287" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/A02_Pool%20to%20View.jpg?VersionId=c0IXPyn_Gp_Kn3XCwzMrqIVkAdCEwVXP" />

Sales agent Todd Matheson, of <a href="https://www.apartments.com.au/project-marketer/pezet-matheson">Pezet Matheson</a>, which is marketing both 137 Old Burleigh Road and Sea Glass, said 137 Old Burleigh Road would address a clear gap in the market for genuine luxury products.

“There are very few opportunities on the Gold Coast where buyers can secure a residence of this size and quality in a new building,” Matheson said.

“What we’re seeing is a growing cohort of downsizers and interstate buyers who still want space - they’re not willing to compromise on living area, entertaining or finishes.

“This project has been designed with that buyer in mind. It offers the scale of a home, combined with the convenience and security of apartment living, in one of the coast’s most desirable positions.”

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="59aae0ca-5639-4320-8aca-d0bf60f48e43" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/E01_Exterior%20Hero.jpg?VersionId=DS8Zfy2WtgUEtdfe0TEUuf1W1GfcZq8S" />

Located on a 1,156 sqm site one block from the beachfront, the development will replace an ageing walk-up building and is expected to contribute to the ongoing transformation of the Old Burleigh Road strip into one of the Gold Coast’s most prestigious residential corridors.

With the development moving into the delivery phase, 137 Old Burleigh Road is slated to hit the market later this year.

[smartcode_project_cta:default project_id=145141]

DVB Projects to launch second Broadbeach apartment tower as demolition commences

A proposal to redevelop one of North Sydney's ageing commercial buildings has taken another step forward, with plans for a 38-storey mixed-use tower adding momentum to the long-awaited transformation of the Alfred Street precinct.

Now on public exhibition through the NSW Government's Housing Delivery Authority-led State Significant Development pathway, the proposal for 271-273 Alfred Street would replace an underutilised commercial building with 95 apartments, ground-floor retail, commercial space and affordable housing. The proposal was submitted by&nbsp;Tara Shore Pty Ltd, acting for the John Taylor Family Trust.

While the project will deliver much-needed housing on the southern edge of the North Sydney CBD, it also represents another piece of a broader precinct that has spent years in planning limbo.

<img alt="First look: New public domain vision underpins 95-apartment North Sydney tower on Alfred Street" data-entity-type="file" data-entity-uuid="7e1ce1b4-38df-48ab-992f-386814d86308" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Alfred%20St%20da%20podium.png?VersionId=sC_h6w.A9VEoB98qsqowPlIoz__sBZBt" />

Despite its proximity to both North Sydney Station and the Victoria Cross Metro, redevelopment of Alfred Street has progressed slowly over the past decade as broader planning controls, zoning and building heights remained unresolved. The introduction of the Housing Delivery Authority pathway has provided a new avenue for projects to progress, allowing rezoning and development assessment to occur concurrently and unlocking sites that have long been earmarked for renewal.

Designed by Office of Cortese &amp; Gilder, the proposal seeks to do more than replace an ageing office building. The architects have positioned the project as the first stage of a wider public domain vision that would improve pedestrian connectivity and create a more cohesive mixed-use precinct as neighbouring sites are redeveloped over time.

The proposal includes a widened Alfred Street setback, new street trees, landscaping and outdoor seating, along with a landscaped through-site pedestrian link connecting Alfred Street with Little Alfred Street. The connection is intended to become the first section of a future east-west pedestrian network extending across the precinct.

<img alt="First look: New public domain vision underpins 95-apartment North Sydney tower on Alfred Street" data-entity-type="file" data-entity-uuid="8ea39ac3-46ad-4562-b4a0-b862e91c2dda" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Alfred%20St%20da%20site.png?VersionId=K7umCd21KpetEFuVfsPlnJKhUOsmTTdV" />

The mixed-use tower would comprise retail space at ground level, commercial uses on level two and apartments from level three upwards.

In total, the development would deliver 95 apartments, including nine one-bedroom, 28 two-bedroom, 56 three-bedroom and two four-bedroom residences. Twenty-one apartments, representing 15 per cent of the residential gross floor area, would be secured as affordable housing and managed by a registered community housing provider for at least 15 years.

Nine basement levels would provide 133 resident car spaces, seven motorcycle spaces and 111 bicycle spaces.

According to the Architecture and Urban Design Report, the public domain strategy is designed to transform what is currently an inward-facing commercial edge into a more active and connected pedestrian environment, creating a stronger relationship between the commercial core and surrounding residential neighbourhoods.

Office of Cortese &amp; Gilder has also prepared a broader public domain framework spanning neighbouring properties between 263 and 283 Alfred Street, arguing that a coordinated approach to redevelopment will deliver better public spaces, improved tower separation and a more connected streetscape as the precinct evolves.

The proposal comes at a time where North Sydney is slated for future residential growth. Commercial developer FiveX has residential plans for the neighbouring site at 275 Alfred Street. They've proposed a 39-storey mixed-use tower with 184 apartments, while Freecity was recently approved for nearly 300 apartments across a 51-storey building on Walker Street.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-freecity-gets-green-light-for-mixed-use-apartment-and-hotel-tower-in-north-sydney">First look: Freecity gets green light for mixed-use apartment and hotel tower in North Sydney</a>

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-fivex-plans-39-storey-residential-tower-in-booming-north-sydney">First look: Fivex plans 39-storey residential tower in booming North Sydney</a>

&nbsp;

Alfred Street the latest North Sydney pocket to be transformed by residential development

Buyers considering a residence at boutique Gordon townhouse development <a href="https://www.apartments.com.au/new-townhouses/lume-gordon-43-47-dumaresq-street-gordon-nsw-2072">Lume</a>&nbsp;now have another reason to bring forward their decision.

For a limited time, purchasers of a residence at Lume will receive a BMW iX3 50 electric SUV, valued at more than $120,000, as part of their purchase. The offer is designed to add value for buyers while complementing the lifestyle envisioned for the architecturally designed Upper North Shore development.

Scott Timmins, Development Manager at <a href="https://www.apartments.com.au/developers/winim">WINIM</a>, said the partnership was created to provide buyers with a compelling reason to act.

"In today's market, buyers need a compelling reason to act now, and the BMW partnership was designed to create that catalyst. We wanted to add genuine value for our future purchasers. Choosing the all-electric BMW iX3 50 also reflects the values behind LUME, forward-thinking design, innovation and a more sustainable way of living. It's a premium incentive that complements the lifestyle our buyers aspire to and rewards those who commit early."

[smartcode_project:default project_id=7354 project_image_fid=374893]

Delivered by WINIM in partnership with Burtonwood Investment Partners, Lume comprises 14 architecturally designed two, three and four-bedroom townhomes created for families seeking the space of a freestanding house with the ease of modern, low-maintenance living.

The three-storey residences, designed by award-winning architecture practice <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a>, have been tailored for families and multi-generational living, featuring private internal lifts, flexible lower-level spaces, generous open-plan living and entertaining areas, media rooms, and landscaped outdoor spaces with custom outdoor kitchens.&nbsp;

Inside, engineered oak flooring, bespoke dining joinery with integrated wine fridges and backlit bars, sculptural porcelain bathrooms, Parisi freestanding baths and Astra Walker tapware create interiors that balance functionality with refined finishes.

Each townhome has been designed to combine generous internal spaces with sustainability initiatives such as EV charging infrastructure, while <a href="https://www.apartments.com.au/landscape-architect/arcadia-landscape-architecture">Arcadia</a>'s landscaped communal areas, centred around a restored creek line and native planting, encourage residents to connect with nature and spend more time outdoors.

[smartcode_project:default project_id=7354 project_image_fid=269527]

Rothelowman's Gary Tsui said the architecture was conceived to respond carefully to its Upper North Shore setting.

"Our vision was to create elegant, uplifting homes that draw on and positively contribute to the local character through meticulously considered design and an interaction with the surroundings."

The communal landscape has been designed as more than an open space between homes. Arcadia's Ben Newell and Kate Phillips said the adjoining reserve provided an opportunity to create a distinctive natural retreat for residents.

"Just as waterways carve their way through Ku-ring-gai's landscape, a raised boardwalk weaves through the reserve, connecting the homes to this tranquil oasis."

[smartcode_project:default project_id=7354 project_image_fid=374892]

Located just 300 metres from <a href="https://www.apartments.com.au/developments/gordon-nsw-2072">Gordon</a> Village and Gordon railway station, Lume offers convenient access to Sydney's CBD while placing residents close to some of the North Shore's leading schools, including Ravenswood, Pymble Ladies' College and Knox Grammar. Lane Cove National Park, Gordon Golf Club and a range of cafés and restaurants further reinforce the family-focused lifestyle on offer, with the BMW iX3 50 complementing everything from local trips around Gordon to weekend drives and city commutes.

Construction is underway with completion expected in mid-2027.

[smartcode_project_cta:default project_id=7354]

Boutique Gordon townhomes now come with a BMW iX3 50

Two apartments have sold for more than $10 million at EADE Byron Bay, setting some of the highest apartment prices ever achieved in the coastal town and underlining the growing appetite for luxury beachfront apartments in Australia's most popular coastal locations.

The $210 million project by Vitale Property Group has now secured more than $70 million in sales, led by residences that changed hands for $12.75 million and $11.75 million.

The record-breaking transactions reinforce the shift occurring in Byron Bay's premium property market, where affluent downsizers and lifestyle buyers are increasingly opting for high-end apartments over large beachfront homes.

<a href="https://www.apartments.com.au/new-apartments/eade-byron-bay-29-shirley-street-byron-bay-nsw-2481">EADE Byron Bay</a> occupies a rare 6,000 sqm absolute beachfront site on the corner of Shirley and Milton Streets overlooking Main Beach and The Wreck surf break, just 350 metres from Byron Bay's town centre.

The 25-residence development is the first beachfront apartment project approved in Byron Bay in more than a decade and is currently under construction, with completion expected in May 2027.

[smartcode_project:default project_id=145590 project_image_fid=359521]

The project has attracted a mix of local Byron Shire residents downsizing from larger homes, alongside interstate buyers from Sydney, Melbourne and Brisbane seeking a permanent coastal lifestyle without compromising on space.

Designed by <a href="https://www.apartments.com.au/architects/hayball">Hayball</a> and with interiors by <a href="https://www.apartments.com.au/interior-designers/alexander-co">Alexander &amp; Co</a>, EADE comprises&nbsp;10 garden apartments ranging from 284 sqm to 622 sqm, nine with private pools, five full-floor apartments and 10 rooftop residences with private plunge pools, expansive outdoor entertaining areas and uninterrupted ocean views.

[smartcode_project:default project_id=145590 project_image_fid=359527]

<a href="https://www.apartments.com.au/developers/vitale-property-group">Vitale Property Group</a> Managing Partner Chris Vitale said the project's combination of scale, location and limited future supply was driving buyer demand.

"There isn't another beachfront holding in Byron Bay of this size and position that could be developed again," Vitale said.

"Buyers are responding to the scarcity and the irreplaceability of a site of this calibre and to floorplans they can't find elsewhere in the market.

"We are seeing buyers place significant value on quality, space, design, resort-style amenities and the rarity of the location. The sales achieved to date demonstrate that discerning purchasers recognise the long-term significance of what is being created at EADE Byron Bay.

"Many are coming from larger homes in the Byron region, or from Sydney, Melbourne and Brisbane, and are after the space, security and convenience, without the upkeep of a house."

&nbsp;

[smartcode_project:default project_id=145590 project_image_fid=359523]

The Byron Bay project follows Vitale Property Group's delivery of the Mondrian Hotel and Private Residences at Burleigh Heads, with EADE continuing the developer's focus on luxury coastal developments.

Residents will have access to a resort-style swimming pool, gymnasium, sauna, cold plunge pool, concierge services and dedicated workspaces, while the project is targeting an 8-Star Green Star rating.

EADE Byron Bay is being exclusively marketed by Projx Australia in conjunction with WHITEFOX Projects.

WHITEFOX National Projects Director Phillip Rand said demand had been driven predominantly by owner-occupiers.

"We are seeing buyers at EADE place significant value on quality, space, design, resort-style amenities and the rarity of this location," Rand says.

"The sales achieved to date demonstrate that purchasers at this level recognise the long-term significance of what is being created at EADE Byron Bay."

Residences at EADE Byron Bay are currently priced between $4.75 million and $15.95 million.

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[smartcode_project_cta:default project_id=145590]

Vitale breaks Byron Bay records with EADE sales flurry 

Sydney’s property market is known for high prices, competitive bidding, and mounting pressure on first home buyers. But change is on the horizon.

From late 2025, eligible first home buyers in New South Wales will have access to a new federal government initiative aimed at addressing affordability: the Help to Buy Scheme.&nbsp;

<h2>What is the Help to Buy Scheme?</h2>

The program introduces a shared equity model intended to reduce the upfront cost of entering the property market, particularly in high-demand urban areas such as Sydney.

The scheme operates under a shared ownership structure in which the federal government takes an equity stake of up to 40 per cent for new homes, or 30 per cent for existing dwellings. This arrangement allows eligible buyers to significantly reduce their loan size and avoid the added cost of Lenders Mortgage Insurance (LMI).

Under this model, purchasers can enter the property market with as little as a two per cent deposit, well below the traditional 10 to 20 per cent usually required. The government’s contribution is not a loan but a co-ownership stake in the property. As such, there is no interest or rent charged on its portion.

Because the government’s equity combined with the buyer’s deposit typically meets or exceeds the 20 per cent threshold, LMI does not apply. The remaining balance, generally between 60 and 70 per cent of the property’s value, is financed through a standard home loan with a participating lender.

The government's equity in the property remains in place until the buyer chooses to repay it voluntarily or until the property is sold. Buyers can buy back the government’s share over time, in increments of at least five per cent, depending on their financial situation.

There is no fixed repayment timeline, but the amount to be repaid will be based on the property's market value at the time of repayment, not the original purchase price.

<h2>How do you qualify for the&nbsp;Help to Buy Scheme?</h2>

To qualify for the Help to Buy Scheme, applicants must meet the following conditions:

<ul>
	<li>Be an Australian citizen at least 18 years of age.</li>
	<li>Be a first-home buyer who does not currently own property.</li>
	<li>Intend to live in the property as their primary residence.</li>
	<li>Earn less than $100,000 per year for individuals, or $160,000 for couples.</li>
	<li>Purchase a property within the regional price caps, currently $950,000 in Sydney, though this is expected to rise to approximately $1.3 million ahead of the program’s launch.</li>
</ul>

While the Help to Buy Scheme does not solve affordability challenges across the board, it does offer a more accessible pathway for a defined segment of the market, particularly younger buyers with moderate incomes who have been priced out of traditional lending routes.

The scheme is expected to commence in NSW in late 2025, as part of a national rollout.

Under the new model, purchasers can enter the property market with as little as a two per cent deposit, well below the traditional 10 to 20 per cent usually required

Help to Buy Scheme: What first home buyers in NSW need to know

The First Home Owners Grant (FHOG) is a government initiative designed to help eligible first-time home buyers by offering financial assistance towards the purchase or construction of a new home.

While the FHOG is a nationwide program, it is administered separately by each state and territory, meaning the eligibility criteria, grant amounts, and property requirements can vary depending on your location. This means that the amount available and the conditions attached to the grant will differ, so it is important to check the specific guidelines for your state or territory.

It’s important to note that the FHOG is just one of several incentives available to first home buyers. In most states and territories, the grant is not linked to stamp duty exemptions or concessions, with the exception of the Australian Capital Territory (ACT). The FHOG is typically a one-off payment, reducing the overall cost of purchasing or building a new home before any stamp duty concessions are applied.

Below, we provide a breakdown of the First Home Owner Grants available across Australia, outlining the specific details for each state and territory.

<h2>New South Wales First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $600,000. For land purchases and owner-builders, the threshold extends to $750,000.

Stamp Duty Benefits: Provides full stamp duty exemption for homes valued up to $800,000, with concessions available for properties up to $1 million.

<h2>Victoria South Wales First Home Owner Grant</h2>

First Home Owner Grant: Provides a $10,000 grant for first-home buyers purchasing or building new homes valued up to $750,000.

Stamp Duty Benefits: Offers full stamp duty exemption for properties up to $600,000, with concessions available up to $750,000.

<h2>Queensland First Home Owner Grant</h2>

First Home Owner Grant: Offers $30,000 for contracts signed between 20 November 2023 and 30 June 2025. The FHOG applies to new homes valued up to $750,000.

Stamp Duty Concessions: Provides additional concessions for properties valued up to $800,000.

<h2>Western Australia First Home Owner Grant</h2>

&nbsp;

First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $750,000 in the southern regions and up to $1 million in the northern regions.

Stamp Duty Concessions: Available for homes valued up to $600,000 for transactions entered into on or after 9 May 2024.

<h2>Australian Capital Territory First Home Owner Grant</h2>

First Home Owner Grant: Replaced by the Home Buyer Concession Scheme, offering full stamp duty concessions for eligible buyers.

<h2>South Australia First Home Owner Grant</h2>

First Home Owner Grant: Provides up to $15,000 for new homes, including houses, apartments, and townhouses. As of 6 June 2024, there is no property value cap for eligibility.

Stamp Duty Relief: Available for new homes and vacant land purchases.

<h2>Tasmania First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes and off the plan purchases.

Stamp Duty Exemption: Between 18 February 2024 and 30 June 2026, first home buyers of established homes valued up to $750,000 receive a full exemption on property transfer duty.

<h2>Northern Territory First Home Owner Grant</h2>

First Home Owner Grant: The Northern Territory provides a $10,000 grant for new homes only. Additional government grants and concessions are available for first home buyers.

Stamp Duty Exemption: The only stamp duty exemption available to property buyers is the House and Land Package Exemption (HLPE).

Eligibility criteria and application processes differ across states. Prospective buyers should refer to their respective state revenue offices for full details on grant availability, conditions, and additional concessions.

Every First Home Owner Grant for new property by state

In the ever-evolving landscape of sustainable architecture and environmentally conscious design, systems and ratings in place can help determine the energy efficiency of residential buildings in Australia.

Australia has multiple building rating systems that evaluate energy efficiency and sustainability in existing and new building designs.

Some systems assess individual building components, while others provide an overall rating for the entire structure.

A rating system ensures that homes are comfortable and energy-efficient, whether you are buying, renovating, or building.

NatHERS (Nationwide House Energy Rating Scheme) is a common way for new homes to meet energy efficiency requirements.

As new developments continue to shape the urban environment, understanding NatHERS ratings becomes essential for developers and homeowners. This article delves into the concept of NatHERS ratings, their significance, and how they contribute to creating energy-efficient homes.

<h2>What is NatHERS?</h2>

NatHERS is a national initiative implemented by the Australian government to promote energy efficiency in residential buildings. The scheme aims to provide a standardised method for assessing the thermal performance of homes, considering factors such as insulation, orientation, ventilation, and building materials.&nbsp;

NatHERS ratings are the most common way new homes meet the National Construction Code's (NCC's) minimum energy efficiency requirements.&nbsp;

NatHERS assessments provide thermal and whole-home ratings for new homes, townhouses, and apartments.

The rating helps evaluate the energy performance of buildings, guides homeowners and developers to make informed decisions about the energy efficiency of their properties, and encourages the construction of more sustainable, comfortable, and cost-effective homes.

<h2>How NatHERS Ratings Work</h2>

NatHERS ratings are determined through four accredited software tools (AccuRate, BERS Pro, FirstRate5, HERO) using a calculation engine CSIRO developed to predict building temperature based on various factors.

The tools can model complex effects of building mass, insulation, window size, and other elements.

The outcome is a star rating that reflects the building's overall thermal efficiency, indicating how well it can maintain a comfortable indoor temperature without excessive reliance on heating or cooling systems.

The star rating scale ranges from 0 to 10, with a 6-star rating being the minimum requirement for compliance with the National Construction Code (NCC).&nbsp;

Achieving a higher star rating demonstrates a commitment to energy efficiency and sustainability, as the building is better equipped to minimise its environmental impact and reduce long-term energy costs.

Anyone can use NatHERS tools, but accredited assessors can provide certified ratings and professional advice.

<h2>Benefits of Higher NatHERS Ratings</h2>

Energy Efficiency: Buildings with higher NatHERS ratings are more energy-efficient, requiring less heating and cooling energy. This reduces the structure's carbon footprint and lowers occupants' energy bills.

Cost Savings: Homes with higher NatHERS ratings are generally more energy-efficient, resulting in reduced energy consumption for heating and cooling. This translates to lower energy bills for homeowners, making sustainable living environmentally friendly and economically viable in the long run.

Environmental Impact: Lower energy consumption directly translates to a reduced environmental impact. Buildings with higher NatHERS ratings contribute to the overall goal of mitigating climate change by lowering greenhouse gas emissions associated with heating and cooling systems.

Improved Comfort: Buildings with high NatHERS ratings offer better thermal comfort to occupants. Proper insulation, well-designed ventilation, and optimal orientation maintain a consistent and comfortable indoor temperature, providing occupants with a more enjoyable and healthier space.

Market Value and Desirability: Higher NatHERS ratings can enhance the market value of a property. As energy efficiency becomes a more significant consideration for homebuyers, a well-rated building may attract a premium price and stand out in the real estate market.

Compliance with Building Codes: NatHERS ratings are a vital component of the National Construction Code (NCC), and compliance with these ratings is often a mandatory requirement for new developments. Local councils and planning authorities may set minimum energy efficiency standards that must be met to obtain development approval.

The Nationwide House Energy Rating Scheme (NatHERS) is a crucial initiative shaping the future of energy-efficient, resilient, and cost-effective homes. With its recent upgrades, NatHERS has evolved into a world-leading tool for the building sector, supporting the global commitment to achieving net-zero emissions by 2050.

Staff Writer

What is a NatHERS rating in new off the plan apartment developments?

Mixed-use developments have gained significant popularity across Australia in recent years due to their unique blend of residential, commercial, and recreational spaces.

Unlike traditional single-purpose developments, mixed-use projects offer a harmonious integration of various functions within a single locale.

Residential units seamlessly coexist with commercial establishments, retail outlets, dining venues, entertainment hubs, and recreational facilities, with the combination not only enhances convenience but also fosters a vibrant lifestyle and a sense of community.

<h3>Convenience and accessibility</h3>

Mixed-use developments are designed with convenience in mind. They often integrate residential units with commercial spaces, retail outlets, restaurants, and recreational facilities, creating a self-contained community.

[smartcode_project:default project_id=114215 project_image_fid=204874]

The proximity allows residents to enjoy the convenience of having essential amenities and services within walking distance. Whether it's grabbing a cup of coffee, going grocery shopping, or accessing healthcare services, everything is conveniently located, saving residents time and effort.

<h3>Vibrant lifestyle and community</h3>

One of the major advantages of mixed-use developments is the vibrant lifestyle they offer. With a diverse range of amenities and communal spaces, residents have ample opportunities to interact, socialise, and build a sense of community.

[smartcode_project:default project_id=107714 project_image_fid=214122]

The presence of parks, community centres, and shared spaces fosters a lively atmosphere, encouraging residents to engage in various activities and events. The vibrant lifestyle within these developments creates a unique sense of belonging and camaraderie among the residents.

<h3>Potential for higher rental yields and property value appreciation</h3>

Mixed-use developments tend to attract a broad range of tenants and buyers due to their versatile nature. This high demand can result in higher rental yields for investors and potentially lead to property value appreciation over time.

[smartcode_project:default project_id=139989 project_image_fid=212887]

The integration of commercial and retail spaces attracts businesses, which can provide a stable rental income stream. Additionally, the popularity of mixed-use developments often drives up property values, making them a potentially lucrative investment in the long term.

<h3>Enhanced security and maintenance</h3>

Mixed-use developments typically have comprehensive security measures in place. With controlled access points, CCTV surveillance, and professional security staff, residents can enjoy enhanced safety and peace of mind.

[smartcode_project:default project_id=108019 project_image_fid=212658]

Additionally, these developments often have dedicated maintenance teams responsible for the upkeep of common areas, landscaping, and infrastructure. This ensures that the overall appearance and functionality of the development are well-maintained, creating a pleasant living environment for residents.

<h3>Live-work-play balance</h3>

One of the key attractions of mixed-use developments is the ability to achieve a desirable live-work-play balance. The integration of residential and commercial spaces allows residents to live closer to their workplaces, reducing commuting time and improving work-life balance.

The proximity to various amenities and recreational facilities encourages an active and healthy lifestyle. Residents can easily access fitness centres, parks, restaurants, and entertainment options, all within the same development, leading to a more fulfilling and convenient way of life.

alisonwarters@gmail.com

The top five reasons to buy in a mixed-use development

When buying a property, everyone needs to be aware of the additional costs that come as part of the buying process.

Often the largest outlay, after the deposit which goes to the bank, is stamp duty.

<h2 style="line-height: 1.38;">What is Stamp Duty?</h2>

Stamp duty is an extra tax to pay the government when you buy land, a property, and other certain assets.

It happens when the legal ownership is transferred. It can also be known as property transfer duty or transfer duty.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture" allowfullscreen="" frameborder="0" height="415" src="https://www.youtube.com/embed/C32BWkB5--c" title="YouTube video player" width="660"></iframe>

<h2>Who pays Stamp Duty?</h2>

In some circumstances, you may get an exemption. For some states, you won’t have to pay for stamp duty if you are a first home buyer or a pensioner for houses under a particular price. There are also stamp duty concessions, where you may be entitled to a discount.

<h2>How much does Stamp Duty cost?</h2>

Each state has different rules which affect how much you need to pay. These rules can affect the rate you pay, and the timeframe you will need to pay in. Before you buy land or a property, make sure you check the up-to-date information for your state’s stamp duty.

You can use a free stamp duty calculator online to see approximately how much you’ll need to pay. Find out if you’re eligible for an exemption by enquiring on a project via Urban!

Overall, the stamp duty you need to pay will depend on:

<ul>
	<li aria-level="1">How much your land/property is worth</li>
	<li aria-level="1">Where your land/property is located</li>
	<li aria-level="1">What type of land/property it is</li>
</ul>

Want to find out more? <a href="https://www.youtube.com/@UrbanAustralia?utm_source=YouTube&amp;utm_medium=Video&amp;utm_campaign=Subscribe&amp;utm_id=Subscribe">Subscribe to our YouTube channel</a> for more property videos.

Ellen Walker

Off-the-plan property explained: What is stamp duty?

When buying an apartment, most people compare the big-ticket items first. Floorplans. Kitchens. Balcony size. Natural light. The view.

But there's one everyday consideration that often doesn't come up until after moving in: how parcels are delivered.

As online shopping has become part of everyday life, parcel deliveries have shifted from an occasional event to a regular occurrence. Australians spent a record $82.6 billion shopping online in 2025, with almost one in every four retail dollars now spent digitally.

For apartment residents, that can present a challenge.

If nobody is home to accept a delivery, parcels may be redirected to a nearby Post Office, left in a building lobby or common area, or require building management to step in. In higher-density buildings, where dozens or even hundreds of residents may receive deliveries each day, parcel management has become an increasingly important part of everyday living.

That can create a range of frustrations. A missed delivery often means making time to collect a parcel elsewhere, while packages left unattended in foyers or mail areas can create clutter and increase the risk of theft. What seems like a minor inconvenience can quickly become a recurring issue for residents who shop online regularly.

It's one of those details that rarely features in a display suite but can have a noticeable impact once residents move in.

As a result, buyers are beginning to look beyond traditional apartment features and consider how a building supports day-to-day convenience, including whether there are secure options for receiving deliveries.

Australia Post's Parcel Lockers provide one solution.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share" allowfullscreen="" frameborder="0" height="315" referrerpolicy="strict-origin-when-cross-origin" src="https://www.youtube.com/embed/CkF2oKmlACg?si=C50sDaoUUn2nuLmq" title="YouTube video player" width="560"></iframe>

Rather than having a parcel delivered directly to an apartment, eligible deliveries can be sent to a nominated Parcel Locker. Once the parcel arrives, residents receive a notification through the AusPost app or SMS and can collect it using a QR code or one-time PIN at a time that suits them.

The Parcel Locker network now includes more than 1,500 locations nationwide, with installations at Post Offices, shopping centres, transport hubs and an increasing number of residential developments. By providing a secure collection point, Parcel Lockers help reduce missed deliveries and avoid parcels being left unattended in common areas.

For developers, parcel infrastructure is becoming another way to improve the resident experience. Rather than relying on concierge staff or leaving parcels in communal spaces, secure collection points help streamline deliveries while preserving the presentation and functionality of shared areas.

For buyers, it's a reminder that the best apartment features aren't always the most obvious.

A generous floorplan or quality finishes might help narrow the shortlist, but the conveniences that simplify everyday life, whether that's EV charging, secure bike storage or reliable parcel delivery, often become the features residents appreciate most once they're living there.

The apartment feature many buyers don't think about, until their first missed delivery

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Guest observation
Working with the banks on a daily basis, its easy to understand why tech savvy entrepreneurs are competing for their market share.
Innovation, like <a href="https://http//www.afr.com/p/business/companies/paypal_targets_aussie_business_loans_RrvZdKX866PcZidAXElHcJ">PayPal's </a>venture into the small business loans sector, will force our banks to become more competitive and accommodating when dealing with small to medium enterprises (SMEs) who continue to be forced to meet ridiculous hurdles when trying to access capital.
Although our banks would argue otherwise, in my opinion, other than continuing to channel huge amounts of dollars into property, our banks have played a very small role in helping SME’s grow during the post GFC years and the economic recovery in general.
If you were to look deeper into lending in Australia, you will see that most of the lending that does occur to businesses is supported by the security of Real Property.
Banks have effectively homogenised lending to the lowest common denominator, with very little room for negotiation when it comes to products, pricing or terms. They also almost always rely on Real Property Security as a substitute to critical credit analysis, where a lender would set pricing according to risk.
This standardised form of lending has ensured that the banks can continue to operate with the lowest cost base generating the highest returns.
Of course, this has been great windfall for shareholders, but at what cost to the real economy? 
<a href="https://http//www.afr.com/f/free/blogs/christopher_joye/houses_overvalued_official_up_to_OaTjLJaWNe179RZAhcUzJI">Our property market is one of the most expensive in the world</a>, <a href="https://http//www.smh.com.au/business/the-economy/australians-living-the-high-cost-life-20140430-37h4b">we have one of the highest costs of living </a>and yet our economy lacks efficiency and <a href="https://http//theconversation.com/australias-productivity-problem-why-it-matters-8584">productivity has deteriorated dramatically during the past decade</a>.
These imbalances are very obvious and have all been compounded by the fact that capital in Australia is not channeled into the most productive areas where it will achieve the maximum return.
Banks play a critical role in our economy. We need them to be profitable and well capitalised, but while they continue to remain protected from competition, remain “<a href="https://http//www.afr.com/p/business/financial_services/major_banks_pay_the_price_for_being_fSEQAeD1pHK9L8Qm6hJFkP">to big to fail</a>” and continue to rely on government guarantees underwritten by our tax dollars, they should be forced to make a greater contribution to the growth and success of our economy.
Or, to put it another way, they should not be allowed to conduct their business in a way the that kills productivity and put into jeopardy the hopes and dreams of future generations.
Con Katsiouras is the Director of Folio Finance.
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po-LsXgBTHBmX

Lending to housing is a productivity killer

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Christmas is coming, our homes (and soon our bellies) are filled with egg nog and mince pies. But that’s no reason to forget about your property portfolio.
With some time away from work to reflect on the year and the important things in life, it’s worth considering how you can improve your property portfolio. If you haven’t yet built your property portfolio, then here are some steps to bear in mind.
Here are seven questions to ask yourself over the break:
<img src="data:image/png;base64,iVBORw0KGgoAAAANSUhEUgAAABwAAAAgCAIAAACO148VAAAC4UlEQVRIie2VTU8TQRjHZ5ctmJRqzYJaloMHQg9qTBw9chGONPHUz9B+ACLfwKsm6I1EQiTxjI2fgURLQknZ7ewspU2aJi0vS2xh6e7+PWxf2LJtAONJ5/Zk//ntTJ7nN0PwFxb5Dx20HKsMc9UqJs7YU/BI/UcUxXiDJ9zjT2iVbw49z6K+DOMhuAJGwGUwCUwCl8EIuAJDRm0J5z+vC3XN9bPCczBiZkUwYuUFKy90y8aO6GjE0UhjR8TBs4vDtWtAf32DLjksCj1qqwTGrFsgrq6AhWxtFFxxNAJjFoy0M5qE041hUNdcx/4UGHE0AkZslYARt0DcQq/0PvkyxgTMzwOgdrWxe9dhUUcjjdwd6GNmVoQetfKCtTcOJprbEvRwY0cMyGj33VY1CFpfBiPQo2AE+hj0sUtlGEwEE6GHB2bqy/1QxypDl8ysaKvEVts9qW2NgJFmTmjmhG45MLMb6s5ZZ6cnK+3pMWbbP/f+75Vc2f4SezP3IpmOD8ngZMUHtYoJb3q8tngz5G2wpQqlTXmBUkppMjU1KNNSBVQWfdBz/RW4bOUFV1fcArH2xqGHmzkBXGmpgrkV+/ru8RylyfTMoExLm0Dppf/4RgxMAiNgITDSbkuvlCoZeYHSZGp6SAZGzAc9zCpgkpkVbW3UVom5LYGJta0RsJDXhEpGfk1pMjU9JNMPRYn2vPZmyJuejvuVzOQCpcn0zJAMStQHbfBEv9d+9ysZeZ7SZGpqSKa/Ue7RhwCvL7lfyTyYpzSZjg/J4Pi9//gX+9ClAK877nd3OjDDpCvDD6C2FOz1ddzPC3Z1Kch9uwo+fkv3eRR24IUCXByu2Wzyxu7ze/bR6mXOlUv6dAO6FOA1C4GFgu8H/2UaBAXQ+G6pkX6vO6XPfR61TzevAoIfPvcsi/rbs71HPa+Z1NwN9e4HLtvVmzx8vdUqw1xFZREHT8Aj4BEU46gs4uTjrZ7oP1v/OPQ35VNitOlG2U0AAAAASUVORK5CYII=" alt="">Do I have any underperformers in my portfolio?
First things first, it’s time to identify the properties that just aren’t pulling their weight. Perhaps this is through lacklustre capital growth with few future prospects, or even high vacancy rates and subsequently poor cash flow that’s draining your bank account dry.
Taking a critical look at your worst performers will quickly alert you to what needs to be done. Perhaps selling the property is an option, or maybe you’re willing to ride it out a little longer. Do your calculations around what your bottom line looks like with both your underperformers included and the money redirected elsewhere.
<img src="data:image/png;base64,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" alt="">Am I hitting my goals?
Part of investing in property is setting achievable, measurable goals that you can keep tabs on. If you haven’t set any goals, then now is the time to do so. If you had goals already, ensure that you are on track to meet them. If not, why not? What went wrong or changed? Perhaps your underperforming properties are holding you back from achieving what you had said out to do, or maybe your goals were too bullish.
<img src="data:image/png;base64,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" alt=""> Has my lifestyle changed, or is likely to change in the future?
Over the past year, you may have changed jobs, had a windfall or joint finances with another person. Revisit your portfolio with this in mind and consider your altered savings and discretionary income capacity.
You may find that you are now able to do more things with your money if you wanted, or to pay down debt more quickly. On the other hand, you might discover that your financial comfort is heading south.
Consider any upcoming changes over the next year that may impact on your finances. Obviously, not everything is predictable. However, if you’re actively looking into a job change or are trying for a baby, be aware of the financial pressures.
<img src="data:image/png;base64,iVBORw0KGgoAAAANSUhEUgAAABsAAAAdCAIAAADU74AfAAAC00lEQVRIidVVS0wTURR9HVsxUMyQSiA0ShSsmkgMvGA3Ll2CG93ozo1LEowmRAkJbly4QQxNFDESEle4g7hwaWJixKI0KZ2+maF8UiStlCEUGDszx0WHTj/TAsGYeHc3c+a8d887916Cvx3k3zHq6jKUMTXWvcMuQ6pNzvCIXUhL3UYqgMzyIRl3g0j2QW6A5AUjkDxgTjAnJA8YgeSF7EHiIXa/HYjRUCZ2olfAiBLkwIgadqhhRy5Nz3G6QHSBpOc4LLb9/jW+H+PWFESnzniIvBYhkH1GlBiiF8ylCccheXWBQPaBERMjOLH5riyjoUxgoQmM6AIBI1qEgBEjSoyolWY/FWDkU1De2jFqa5DcpnBiDcQaUzJbHYswEg9trYQx0Vug0UF0zMNoP+8XMmZWIDcXa3QQHXMYqRmZFYvRWB+212hPx/TX2pv+DkrpyMvqchhsDFuMaam7QkVq2PH+cSullFL6fMRdVpl4l8Wox65WqGhr5uwtf4c/d8dyyix1Woya2Fih6qnBc53+tv4e3z5Vy40W42bIC7EmPcfpjNcFkg6dgFilBDmIfOpz7Z1rHbfvnX794Dyl9OmzusSPuiKMGnao827ITXlvvdRumkvkwQjEKohV2TQ+7blOCyIw2lCEMe251G4xKsKNrMxahGgRU+/El2NgJPmpenK4fjJQP3D3EqW0p7dp5qOrCLMdcmyHCl8GqSGzE2SfeWz25GwqecFc009aKaWBV9VlMamhvLdWFyA6K/fMZH9LJffMu3JDc68LkwNH6pnEQOmkWNWZu6wzKsweRgyRh7ZqM80y6+O63GLvDMYps057h8ln9NSY3TTLhvIGotPGGYwD4+wdthFAYZRsha0Pm99PFjtjLy1wmMSrqSmUhO3mmkXyEeSGfPeAuSyHyR4k+rAbtPm30r7OLEMZRbwLixchuSG5EWtFvAsbLw6/XY8W/wPjHxT/BPCnX0cYAAAAAElFTkSuQmCC" alt=""> Can I move my portfolio ahead more quickly?
With a year behind you to reflect on the properties, you may find that you have an increased level of equity in the homes – especially given some of the recent strong rises in the market. If this is the case, it may be worth exploring your options around refinancing and buying another property, renovating with the equity and a number of other options that could help you reach your goals.
<img src="data:image/png;base64,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" alt=""> Do any of my properties need updating?
If you haven’t kept up to date with maintenance, repairs and even moderate renovations where possible then it’s time to start planning this. If any of your tenants are moving out soon then it’s the perfect opportunity to do a refresh.
Remember, keeping your homes in good working order is not only beneficial for the tenants who live there but also for protecting your assets.
<img src="data:image/png;base64,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" alt=""> Have I built in some risk mitigation?
Consider your insurances, savings and financial buffers and make sure you’ve considered the risks of property investing. Property prices can and do drop, so do consider how to protect yourself in the event of a falling property market or any of the aforementioned changes in your financial and personal circumstances.
In some cases, this risk mitigation will be leaving a certain amount of equity in the property, or paying it down a little more quickly, to avoid the possibility of negative equity. In other instances, you may want life insurance or another form of protection. Consider your own comfort levels with risk.
<img src="data:image/png;base64,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" alt=""> What is the plan looking ahead?
With all of the above information in mind, now it’s time to look towards the plan for the next year and in the future.
Noting down practical things to do (such as to get a valuation on a property or to sort out Landlord’s Insurance), as well as general comments around goals for the rest of the year, should put you on the right track.
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jduke-EHk3XBmHkn

Seven questions to ask yourself about your portfolio

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Reserve Bank (RBA) governor Glenn Stevens has “hosed down speculation” of a rate cut, according to an ANZ Research analysis of his latest media comments.
Stevens told The AFR that the problem with the economy is a lack of "animal spirits", rather than an issue with the price of money, and emphasized the importance of providing a steady and predictable monetary policy.
He pointed to the swinging expectation of economists and experts as to where rates would move to and when.
"We have had, a few times over the period of stability that we have already had, at various times some commentators saying they still think rates might go down a bit. That swung to “They will go up”. It swung around a few times," Stevens said.
ANZ Research’s latest bulletin notes that Stevens’ comments have reinforced their view that the "RBA clearly would prefer a substantially lower exchange rate to lower interest rates, and while it hasn’t closed off the possibility of a rate cut, at the moment it seems less than convinced that a lower cash rate would assist the recovery".
They pointed specifically to his comments that a cut in the cash rate “has to remain an open question” and that if the RBA believes it will assist confidence then it may be on the table for consideration in 2015.
Stevens noted that the position of the RBA is to foster confidence by giving people the sense that they can plan ahead. While he noted that not everything is predictable, their aim is to make it as stable as possible.
"If you think that confidence is the thing that is kind of the missing ingredient, then what can we do for confidence? The answer that I came up with is we could be steady and predictable and be clear about that. So that’s what we have sought to do," he said.
The main factor ANZ Research is watching will be the Australian dollar.
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RBA hoses down rate cut speculation: ANZ

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Guest observation
David Murray’s <a href="https://fsi.gov.au">Financial System Inquiry</a> may call for the removal of superannuation tax breaks but the government’s tax discussion paper, due to be released next week, is unlikely to advocate similar changes.
The FSI inquiry report recommends articulating the overarching purpose of the superannuation system so that future tax changes can be measured against the objective.
It says the purpose of superannuation is to “provide income in retirement to substitute or supplement the age pension”. This then prescribes, in theory at least, the tax breaks individuals can get from the system.
In this case, the maximum tax break an individual should get from superannuation would be roughly equal to the net present value of the age pension paid from age 65 to the median life expectancy.
The age pension is designed to keep people out of poverty after they leave the workforce. Yet how does the inquiry’s definition of superannuation fit with financial planning theory which says that people need to aim for <a href="https://www.oecd.org/daf/fin/44628862.pdf">70% of pre-retirement income</a> to maintain their lifestyle?
It makes redundant any discussion about whether the current compulsory contribution limit of 9.25% provides an adequate retirement income. It also implies that superannuation should attract few tax breaks.
The theory is don't use taxes to incentivise saving
However, this raises the question of whether the tax system should be used to encourage saving, either through superannuation or outside it. There are four reasons why the tax system should not be used for this purpose.
First, the tax revenue forgone through the concession is borne by all taxpayers, while only those using the concession benefit from it.
Second and third, tax benefits only go to the wealthy who have disposable income to save and who have access to information to maximise the benefits of saving, such as accountants and lawyers.
Finally, tax concessions don’t increase savings, they just move preferences to where people save.But the reality is that they are used.
The report observes that superannuation tax breaks <a href="https://www.smh.com.au/business/tax-breaks-on-housing-shares-and-super-distort-behaviour-benefit-the-rich-murray-20141207-121x1c">distort behaviour and favour the wealthy</a>. However, a number of its observations will be difficult for the government to implement.
The inquiry report endorses <a href="https://taxreview.treasury.gov.au/content/Content.aspx?doc=html/home.htm">Ken Henry’s tax review</a> recommendation to reduce the tax benefits of popular negative gearing investing as well as the over-taxation of income from deposits. It also advocates that income from large superannuation balances should attract more tax, however this has a whiff of retrospective tax about it.
Another suggestion that post-tax contributions should be further limited is also unlikely to be adopted by the government. Few people use these concessions and they benefit empty nesters who are selling down to enjoy a hipster inner city lifestyle rather than those trying to minimize their tax obligations.
The report says the system that taxes super earnings at 15% in the accumulation phase but not in the retirement phase, leads to asset allocation distortions, tax arbitrage and prevents funds offering “whole-of-life” financial products. However, it is doubtful whether any of these problems are tangible and important enough to warrant changing the system.
Finally, the report suggested removing the company share dividend imputation system and reviewing the capital gains tax discount. Interestingly, the report argues these incentives distort asset allocation yet both these measures were introduced with the intention of removing tax distortions.
Imputation credits were introduced to lower the cost of capital towards equity rather than debt funding. The capital gains tax discount was introduced to prevent the over-taxation that potentially arises from capital gains all being taxed in one year leading to higher marginal tax rates.
However, the report’s focus on changing interest withholding tax on foreign lending institutions should be addressed. This tax distorts the funding decisions of financial institutions and places Australia at an international competitive disadvantage. If it has to be paid then almost invariably it will be paid by the Australian borrower, not the foreign lender, so it just raises the cost of capital with little revenue to be gained.
Government unlikely to implement super tax changes
Should these tax observations be included in the tax issues paper? They seem to warrant considered discussion but with two overarching caveats.
First, superannuation is a very long-term savings vehicle and changes reduces confidence in the system.
Second, savings in the system are there based on the good faith continuance of existing tax laws. In the past 35 years there has been only <a href="https://www.aph.gov.au/binaries/library/pubs/bn/eco/chron_superannuation.pdf">minor changes </a>that adversely affected existing superannuation account balances.
However, the chances of the government implementing these tax changes is slight.
Though <a href="https://www.smh.com.au/business/treasurer-joe-hockey-urges-banks-to-cooperate-with-regulators-20141207-121vxt">Treasurer Joe Hockey backed</a> the report’s recommendations to lower fees for super funds, it is unlikely that many of the report’s observations in terms of tax will go ahead.
<a href="https://www.smh.com.au/business/the-economy/super-system-must-remain-strong-says-tony-abbott-20130926-2ufq0">Adverse changes to the superannuation system</a> are off the table for the first term of this government apparently. If superannuation tax breaks are measured against the age pension, a significant proportion of the population will be adversely affected.
Changes to capital gains tax is also unlikely to go ahead as most countries differentiate between regular income and capital gains. What remains is imputation credits for company dividends. Adverse changes here would be politically unwise as they are very popular among mum and dad investors and super funds.
Gordon Mackenzie is a Senior Lecturer at UNSW Australia Business School.
<img src="https://counter.theconversation.edu.au/content/35158/count.gif" alt="The Conversation" width="1" height="1">This article was originally published on <a href="https://theconversation.com">The Conversation</a>. Read the <a href="https://theconversation.com/murray-pushes-for-fewer-super-tax-breaks-but-change-is-unlikely-35158">original article</a>.
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Murray pushes for fewer super tax breaks but change is unlikely 

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Hi Margaret,
I was reading about Capital Gains Tax (CGT) on principal residences and I was wondering if CGT is applicable on an elderly parent’s home after they have moved to a nursing home. If the home is rented out to pay for the ongoing expenses of nursing care, is CGT applicable after she has passed and the home is sold? Alternatively, if a family member lives in the home until such time as she passes, is capital gains also applicable?
Presently there is family division (as usual) about the way her assets and home should be managed.
Regards,
Katherine
Margaret Lomas' answer is on the next page. Please click below.
<hr class="system-pagebreak">
Capital gains tax is a complicated issue, and I wanted to be sure I got this right for you, so I called my Property Success resident tax expert, Ian Rodrigues, and checked that my understanding around this was correct.
If you own a Principal Place of Residence (PPOR) from which you are absent and you rent it out, you have a six year period where you can have an exemption from CGT, as long as you don’t claim another PPOR exemption. 
If you don’t rent it out, the amount of time that you can claim that exemption is unlimited. This would mean that, as long as the period did not exceed 6 years, renting it out in order to help pay those expenses would be OK. 
Once she passes, the status of the person’s CGT position shifts to those who inherit – if it is still considered her PPOR (so in that six year period) then the CGT status transfers, and the beneficiaries have two years to sell before they incur CGT.
If a family member lived there, and it was to simply take care of the place for your mother, and not a market based arrangement on the same terms as a third party tenant, then this would likely be considered to be the same as if no one lived there.
Of course, if your mother bought the property prior to 19 September, 1985, then all of the above is moot – it’s a pre CGT asset anyway and no CGT applies in any circumstance.
Always check with a good accountant or even the tax office itself though, to ensure that your own situation is covered by these rules.  It’s quite easy to get a private ruling in the event that no one seems sure and that way, you have it all in writing!
Have a property question?  <a href="mailto:askmargaret@propertyobserver.com.au" target="_blank">Ask Margaret!</a>
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mlomas-KC9MUPZ6Ca

Ask Margaret: Is CGT applicable if an elderly resident moves to a nursing home?

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Anthony Cordato, the Cordato Partners property investment lawyer, says many first-time property buyers are buying an investment property to rent out, instead of buying a home to live in.
He said the trend made perfect sense for four reasons:
<ol>
<li>Since 2011, the withdrawal of the first-home owner grant and stamp duty concessions has encouraged first-home buyers to buy an investment rather than a home.</li>
<li>Lenders, particularly second-tier lenders, offer 30-year investment loans with five years’ interest only followed by 25 years’ principal and interest, which means low repayments for five years.</li>
<li>Direct property investment has tax advantages of negative gearing and depreciation.</li>
<li>Availability of new stocks of home units and house and land packages is increasing.</li>
</ol>
"First-home buyers have merely changed into first-home investors," he suggested to the Australian Financial Review.
In October, 11.6% of home loans were made to first-time buyers, as against a long-term average of 20%, according to the Australian Bureau of Statistics. 
You may also want to read: 
<a href="/expert-insights/buying/buying-an-investment-property-while-renting-the-pros-and-cons">Buying an investment property while renting: The pros and cons</a>
 
 
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jchancellor-FAypfDUnLy

Four reasons why more first home buyers are now first time investors 

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A five-bedroom, three bathroom period home at 15 Kalimna Street, Essendon, fetched $2.917 million at weekend auction.
The initial $2.35 million pre-auction price guidance was incased during the campaign to $2.5 million plus.
<a href="https://www.realestateview.com.au/Real-Estate/15-kalimna-street-essendon/Property-Details-buy-residential-7890096" target="_blank">The grand Edwardian home</a> sits on a substantial 1115 square metre block at 15 Kalimna Street in Essendon's Windy Hill district.
It last traded at $1.86 million in 2004 and before that $460,000 in 1991.
Prices had hit $2.75 million next door in April for a home on 1074 square metres.
 
<div class="module image-module module-image-650w366h id1227148415562">
<div class="module-content">
<div class="image-block image-650w366h">
<div class="image-frame"><img src="https://resources2.news.com.au/images/2014/12/08/1227148/415562-bfed1e14-7e61-11e4-9caa-85bf895cb19f.jpg" alt="The elegant period details are a highlight at 15 Kalimna St, Essendon." width="650" height="366"></div>
 
Nelson Alexander, Essendon sold the property that features ornate cornices, open fireplaces and rich timber tones.
</div>
</div>
</div>
A self-contained guest wing is located at the rear of the house.
The wide and leafy Kalimna Street is within walking distance to Pascoe Vale and Mount Alexander roads, but you can't hear any traffic.
It's the large Federation and Edwardian brick homes that make Kalimna Street the suburb's top street.
The house was the fifth most expensive home to sell in Australia last week, <a href="/expert-insights/buying/melbourne-beats-out-sydney-in-most-expensive-sales-of-the-week-corelogic">according to CoreLogic RP Data</a>.
 
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Edwardian Essendon trophy home sale at $2.9 million

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There are 1,324 auctions scheduled this week in Melbourne compared to 1,616 for the same time last year.
The highest volume of auctions will be in Reservoir, which has 33 expected.
Last week was the second largest weekend for auctions in the city's history with 1,733 auctions compared to 1,837 in late October. The clearance rate dropped from 71% to 66%; this comparison between the two almost identical weeks provides a very clear summary of the change in the market over two months.
There are only two weekends for auctions now until Christmas.
On a citywide basis, the time on market results for houses sold at private sale contracted from 32 to 31 days over the last week and vendor discounting eased slightly to -5%.
Key data:
<ul>
<li>Clearance rate week ending 7 December: 66%</li>
<li>Melbourne auctions expected week ending 14 December: 1,324</li>
<li>Melbourne private sales time on market week ending 7 December: 31 days (houses)</li>
<li>Melbourne vendor discounting market week ending 7 December: -5% (houses)</li>
<li>Listings being prepared for market are 0.4% higher in month ending 7 December (seasonally adjusted)</li>
</ul>
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rlarocca-zWhvjay44N

Reservoir homes go under the hammer: Melbourne's weekend auction preview

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Terracedale, the 1873 Northcote home, sold at mid-week auction for a record $2.782 million when offered through hockingstuart Northcote.
The property at 3 McLachlan Street has easy access to Merri Creek.
The bluestone and brick residence has wide lace-trimmed verandahs.
It sits on a land holding of 1650 square metres, shaded by towering peppercorn trees.
Terracedale was <a href="https://www.hockingstuart.com.au/3_MCLACHLAN_STREET_NORTHCOTE_VIC_3070" target="_blank" style="line-height: 1.3em;">built in 1873 for the pioneer engineer William Brown</a>, one of Northcote's original grand houses.
It was the site of Melbourne's first private telephone service, from the home to church. 
Close to Westgarth Village and Rushall Station, the property had been tipped to fetch $2.5 million-plus by hockingstuart's Sam Rigopoulos and Luke Maloney. 
It has been on and off the market since 2007, with $2.65 million sought on its 2012 relisting.
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Terracedale, Northcote's $2.78 million record setting mansion

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Evolve Development and Hassell architects have come together to create South Melbourne’s ‘Jewel’, a 65 apartment development at 244 Dorcas Street.
The seven levels of apartments at <a href="https://jewelsouthmelbourne.com.au/" target="_blank">Jewel</a> are expected to attract 60% owner occupiers and 40% investors. New residents are likely to move into the $45 million project by late-2016.
All apartments come with a storage and bicycle space, while all apartments except for all 19 one bedroom apartments and five of 15 ‘premium’ one bedroom apartments have car spaces.
In total, nine one bedroom plus study apartments and 22 two bedroom, two bathroom apartments will include parking.
A retail tenancy, with a car space, will also be featured in the development.
<img src="/images/2014/12/11/south-melbourne-dec-11-one.jpg" alt="">
The one bedroom apartments, spanning 45.1 square metres internally plus a further 4.9 square metre terrace, have price indications of $395,000 to $440,000.
The ‘premium’ one bedroom apartments will be priced from $450,000 to $575,000. They range from 48.5 square metres to 52.3 square metres internally with a 5.4 square metre to 24 square metre terrace.
One bedroom plus study apartments, spanning 56.4 square metres to 58.1 square metres internally, plus a 5.2 square metre to 28 square metre terraces, will be priced from $540,000 to $620,000.
The two bedroom, two bathroom apartments will range from $685,000 to $960,000, with internal sizes of 61.5 square metres to 93.9 square metres. They will feature terraces spanning from 7.0 square metres to 69.2 square metres.
The development is expected to achieve a 4 star/green star sustainability rating. Some of its features include solar power for the common areas’ electricity and a 15,000 litre rainwater tank in the basement.
Evolve director and founder Ashley Williams said that they are a Melbourne-only developer and the Jewel apartments are in a sought after location.
“Given the high quality of architecture and finishes we expect Jewel to appeal mostly to owner occupiers looking for an oasis to call home, with commanding sea and city views, with  the popular South Melbourne lifestyle at the doorstep,” said Williams.
Evolve Development has completed $11.8 million Keilor project The Orchard, $190 million Southbank project The Guilfoyle and $127 million Melbourne CBD Queens Road project Monarc. They are currently working on other projects in Epping, Williamstown and Mickleham. Future projects are expected to be seen in Southbank, Clyde, Hillside and Wollert.
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