Builder-developer <a href="https://www.apartments.com.au/developers/mcnab-developments">McNab</a> has wasted little time reshaping one of South Brisbane's most significant undeveloped apartment sites after acquiring the property earlier this year.&nbsp;

McNab has lodged plans to scrap an existing approval for two 30-storey towers and instead deliver a single 28-storey residential building, preserving part of the site for a future development opportunity.

The proposal, lodged over <a href="https://www.apartments.com.au/new-apartments/64-peel-street-south-brisbane-qld-4101">64 Peel Street and 9 Cordelia Street</a>, is for a residential-led mixed-use development comprising 124 apartments above a landscaped podium, alongside a boundary realignment that preserves part of the land for a future residential project.

<img alt="First look: McNab resets decade-old South Brisbane approval with 124-apartment tower" data-entity-type="file" data-entity-uuid="743bf564-3f8f-45fc-b8d3-bbf18f5b628f" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/mcnab%20Peel%20st%20podium.png?VersionId=EhCxGrVn_VFH3qTbKnI4WppGwaMnOn0t" />

Designed by <a href="https://www.apartments.com.au/architects/hayball">Hayball</a>, the development will deliver 119 two-bedroom and five three-bedroom apartments across 23 residential levels. A five-level podium will accommodate 135 car spaces, while the ground floor will include a 66 sqm commercial tenancy, an activated residential lobby with work-from-home spaces, and a publicly accessible landscaped plaza linking Cordelia and Peel streets.&nbsp;

Communal amenities will span Level 6 and the rooftop, including indoor and outdoor recreation spaces, a swimming pool, barbecue facilities, kitchen and dining areas, lawn space, sauna, steam room and yoga facilities.

The application also proposes a boundary realignment to create a standalone 1,290 sqm development lot while retaining an adjacent parcel for future redevelopment, allowing the balance of the site to contribute additional housing over time.

Hayball said the architecture has been shaped by the site's elevated corner position at the intersection of Peel and Cordelia streets and Brisbane's subtropical climate.

The design incorporates generous landscaped setbacks, a masonry podium wrapped with planting, large north-facing balconies, and a slender tower profile intended to maximise natural light, cross ventilation and long-range views. The rooftop has been conceived as a wellness-focused retreat overlooking Brisbane, with amenities positioned to capture views towards Mount Coot-tha and the CBD.

<img alt="First look: McNab resets decade-old South Brisbane approval with 124-apartment tower" data-entity-type="file" data-entity-uuid="c5f99e84-6ad8-4a87-82d1-869685b754d2" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/mcnab%20tower%20perspective.png?VersionId=Gw0IuJaSAlk.tvGBxInhZOcQAdIB..2b" />

The planning submission positions the proposal as a response to both changing market conditions and Brisbane's Kurilpa Sustainable Growth Precinct planning reforms.

McNab acquired the site after the previous approval was granted, with the existing scheme no longer reflecting current residential market demands, economic conditions, construction challenges, construction efficiencies or the quality of development outcome now being pursued, the planning report noted.

McNab continues to expand its residential development pipeline across Brisbane and the Gold Coast. The developer recently launched The Tannery in West End, securing more than 60 per cent of apartments before the project's public release. It is also delivering Elements Budds Beach in Surfers Paradise and Lucia Highgate Hill, an eight-apartment boutique development overlooking the Brisbane River.

Joel Robinson

McNab resets decade-old South Brisbane approval with 124-apartment tower

A steeply sloping Bellevue Hill site is set to accommodate a new mid-rise apartment development, with plans lodged for 20 homes that respond to the site's dramatic topography.

The proposal for the consolidated land at <a href="https://www.apartments.com.au/new-apartments/138a-140-bellevue-road-bellevue-hill-nsw-2023">138A-140 Bellevue Road</a> has been designed by Sydney architecture practice Common Office, which has used the site’s substantial fall to distribute the building’s scale and unlock 20 apartments without presenting the full height to the street.&nbsp;

“The unique design strategy leverages the site’s substantial topographical fall to facilitate increased density, presenting a seven-storey profile to Bellevue Road while rising to 10 storeys at the rear,” Common Office said in its architectural design report.

The apartment mix spans one, two, three- and four-bedroom residences. Four two-bedroom apartments are designated as affordable housing, while the plans also include two adaptable dwellings. The mix is majority three-beds, with the typical three-bed apartment offering around 144 sqm internally, with balconies of around 15 sqm.

The affordable housing component represents 15 per cent of the residential floor area and allows the project to access additional height and floor space under the NSW Government’s in-fill affordable housing provisions. The site also falls within the inner area of the Low and Mid-Rise Housing Policy because it is within 400 metres walking distance of Double Bay Town Centre.

<img alt="First Look: Plans lodged for topography-led affordable housing project in Bellevue Hill" data-entity-type="file" data-entity-uuid="b1230d0f-3bfa-4a11-abaf-0928c66ef345" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Bellevue%20da.png?VersionId=dZeMK3P.OutGjN8ycjsxm8uNsj_QFWQv" />

Common Office has arranged the building around a masonry podium and a lighter upper volume, drawing on two recurring elements of Bellevue Hill’s established architecture: sandstone bases and the vertical proportions of local Inter-war Art Deco apartment buildings.

“The proposal is governed by a holistic design language that reconciles the solid horizontal masonry of the neighbourhood’s podiums with the elegant verticality of its Art Deco heritage,” the architect said.

“The building maintains a consistent rhythmic logic utilising deep recesses and a sophisticated material transition to break down the 10-storey scale into a series of articulated, human-scale volumes.”

<img alt="First Look: Plans lodged for topography-led affordable housing project in Bellevue Hill" data-entity-type="file" data-entity-uuid="0147f503-1af1-4d51-97fb-c2f1cba63a9d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Bellevue%20bldg.png?VersionId=GoW7q3NlK67OpnePXhk7zvklrlKb72Qc" />

Large-format sandstone tiles will define the lower levels, establishing a robust base that negotiates the change in elevation from Bellevue Road. Above, red-tinted precast concrete frames, recessed balconies, anodised aluminium screens and expanded metal details will create a more vertically expressed façade. Integrated planter beds will introduce greenery across balcony edges and recessed sections of the building.

The elongated northern façade has been divided into three recessed vertical masses to reduce its perceived length. Triangular window elements and metal privacy screens reference the geometry of nearby Art Deco buildings while controlling overlooking toward surrounding homes. The southern elevation will incorporate further privacy screening, landscaped edges and deep balconies to maintain light and ventilation.

<img alt="First Look: Plans lodged for topography-led affordable housing project in Bellevue Hill" data-entity-type="file" data-entity-uuid="e8679cf1-18bc-4447-8a0f-0052b94ab83c" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Bellevue%20da%20rooftop.png?VersionId=5SQqQqRFf76rvE2p1TbxJSweMN70AIbc" />

Private and communal landscaping is distributed throughout the development. A landscaped garden apartment is positioned within the lower portion of the site, while a communal terrace on Level 5 will include a central timber deck, barbecue facilities, resident planting plots and areas for outdoor dining and informal gatherings.

Common Office described the terrace as an elevated sanctuary designed to capture district views and sunlight. Its planting strategy incorporates endemic species associated with the Eastern Suburbs Banksia Scrub, extending the landscape vertically through the building and providing habitat for local flora and fauna.

A second communal outdoor area is proposed at roof level, with built-in seating, paved gathering areas and perimeter planting.

Bellevue Hill is enjoying renewed momentum in the new apartment market, with several boutique developments recently launched and currently under construction. Positive Investment Enterprise is delivering the 16-apartment Kew Palm House on Birriga Road, while Chanine Developments is also under construction at Florian, a 36-apartment project on Banksia Road.

&nbsp;

Bellevue Hill is enjoying renewed momentum in the new apartment market, with several boutique developments recently launched and currently under construction.

First Look: Apartment development pitched for Bellevue Hill, Double Bay fringe

South Brisbane's apartment pipeline continues to build momentum, with <a href="https://www.apartments.com.au/developers/trk-property-group">TRK Property Group</a> lodging plans for a 161-apartment tower on Montague Road as developers accelerate investment across the Kurilpa Sustainable Growth Precinct.

The proposal for 176–186 Montague Road would replace an existing office building with a 20-storey residential tower designed by <a href="https://www.apartments.com.au/architects/cox-architecture">COX Architecture</a>, adding to a growing pipeline of high-density projects reshaping one of Brisbane's fastest-evolving inner-city precincts.

The project has been conceived as a "living building", featuring a flowing tower form, extensive vertical landscaping, and generous communal spaces that respond to the evolving Kurilpa Sustainable Growth Precinct.

TRK Property Group Development Director Matt Kan said the project reflected the confidence developers have in South Brisbane's long-term future.

"South Brisbane is entering an incredibly exciting period, and we see Montague Road sitting right at the heart of that evolution," Kan said.

"With the former Visy site directly opposite us and significant investment planned throughout the broader Kurilpa precinct, there is a real sense of momentum around this part of the city and what it will become over the coming years.

"For TRK, this is an opportunity to be part of that next chapter and deliver a project that responds to where the precinct is heading, while contributing to the continued evolution of Brisbane's river edge."

<img alt="First look: TRK Property joins South Brisbane apartment surge with Montague Road tower plans" data-entity-type="file" data-entity-uuid="590fe1ad-f892-4446-a679-80e33a16d029" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/TRK%20tower%20facade.png?VersionId=uOJStrcKpyHFcPE1w6_9SMAFzVMCcZll" />

The scheme includes a mix of one, two, three and four-bedroom apartments, incorporating multi-purpose rooms in selected residences to provide additional flexibility for home offices or expanded living areas. The proposed mix comprises 15 one-bedroom, 13 one-bedroom plus MPR, 73 two-bedroom, 26 two-bedroom plus MPR, 30 three-bedroom, and four four-bedroom apartments.

Rather than adopting a conventional rectilinear tower, COX Architecture has developed a sculpted form inspired by the movement of the Brisbane River.

"The proposal has been designed by COX Architecture as a 'living building' that responds to the site's riverine setting, floodplain history and evolving urban context within the Kurilpa Sustainable Growth Precinct," the planning report states.

"The architectural form draws from the fluid nature of the Brisbane River, with a curved and undulating tower form that creates a varied architectural edge and avoids a conventional rectilinear tower expression."

The podium has also been designed as an architectural feature rather than a conventional parking structure, with cascading planting, screening and natural-toned materials softening its appearance. Resident parking is elevated above ground level to address the site's flood constraints, while habitable apartments sit above flood planning levels. Upper-level communal facilities are designed to accommodate shelter-in-place arrangements during major flood events.

<img alt="First look: TRK Property joins South Brisbane apartment surge with Montague Road tower plans" data-entity-type="file" data-entity-uuid="01fa15d0-90df-46c7-9555-7941fc45373c" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/TRK%20podium.png?VersionId=mHyua.w1pHGBt9qEdWzrlsv.leztUCwO" />

Communal amenity is a major focus of the proposal. Around 1,815 sqm of shared resident space is proposed across the ground floor, level 19 and the rooftop, including co-working areas, indoor and outdoor recreation spaces, wellness facilities, dining and gathering areas, lawn spaces, a rooftop pool and spa, and extensive landscaping. At street level, a landscaped forecourt and approximately 345 sqm of publicly accessible open space along Montague Road are intended to improve the pedestrian experience while activating the building's frontage.

The development will provide 163 car spaces, including 152 resident bays and 11 visitor spaces, together with 144 bicycle spaces incorporating resident storage, visitor parking, bicycle maintenance facilities and e-mobility charging infrastructure.

The site sits within one of Brisbane's fastest-changing inner-city precincts, less than two kilometres from the CBD and within easy reach of South Bank, West End, the Queensland Cultural Centre and extensive public transport connections. The Kurilpa Sustainable Growth Precinct planning framework is encouraging higher-density residential development to help meet Brisbane's housing supply targets while supporting walkable, transit-oriented neighbourhoods.

TRK Property joins South Brisbane apartment surge with Montague Road tower plans

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]

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

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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Investment decisions in property are often presented as choices between yield and capital gains. In Melbourne, there is a small selection of suburbs where both objectives can be met; they have above average capital gains and a yield higher than the citywide one.
As past performance is not a guarantee of future performance in the property market these are not suburbs investors should automatically buy into, rather it shows that with some astute property hunting strong investment outcomes may be found.
Over the past decade the compounding annual growth rate for a house in Melbourne was 5.77% and 5.16% for a unit. The gross rental yield over the last year for a house was 3.6% and 4.1% for a unit.
In the unit market there were 34 suburbs that recorded capital growth and with yields in excess of the citywide outcome, and five of those stood out. In the market for houses there were 33 suburbs.
The five standouts in the unit market, predominantly because of reasonable sales volumes providing opportunities for buyers, were <a href="/news">Ferntree Gully</a>, <a href="/news">Brunswick West</a>, <a href="/news">Chelsea</a>, <a href="/news">Mount Martha</a> and <a href="/news">Boronia</a>.
In the market for houses the five that stood out were <a href="/news">Bayswater</a>, <a href="/news">Altona North</a>, Boronia, <a href="/news">Collingwood</a> and <a href="/news">Mooroolbark</a>.
In it interesting to note that many suburbs in the outer eastern suburbs, around the base of Mount Dandenong, have recorded above average yields and capital gains over the past decade.
The other area of Melbourne that has multiple suburbs with good capital gains and yield is in the inner east.
Obviously the skill for an investor is not just finding the right suburb but the right property and that can take time and requires both research and a strong understanding of the local market.
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The Melbourne suburbs offering both yields and capital gains

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Melbourne took out six of the top 10 sales of last week, according to CoreLogic RP Data.
There were three Sydney homes on the list, with Queensland also getting a look in.
This week, there were no luxury apartments in the top 10. The most expensive home was a $4.35 million Hawthorn family house.
The top 10 sales for the week ending Sunday 7 December:
<a href="https://www.59robinsonroad-hawthorn.com/" target="_blank"><img src="/images/2014/07/04/yellow-one.jpg" alt="" style="float: left;"> 59 Robinson Road, Hawthorn, Vic</a>
<img src="/images/2014/12/09/1.jpg" alt="">
This Hawthorn home sold for $4.35 million through Marshall White Hawthorn – clearing the second highest sale by more than $1 million. The mid 1920s house has four bedrooms and three bathrooms, sitting on 1,034 square metres.
Outside, there is a pool and a separate pavilion with a kitchenette and lounge.
The vendors purchased the home for $1,237,000 11 years ago. In that time, the property has more than tripled.
<a href="https://www.realestateview.com.au/Real-Estate/49-castle-street-eaglemont/Property-Details-buy-residential-7887756" target="_blank"><img src="/images/2014/07/04/yellow-two.jpg" alt="" style="float: left;">49 Castle Street, Eaglemont, Vic</a>
<img src="/images/2014/12/09/2.jpg" alt="">
This five bedroom, four bathroom house sold for $3.25 million through Barry Plant Ivanhoe. With spotted gum timber flooring throughout, the home opens with an entry foyer and before leading to a custom built library. The kitchen includes two dishwashers and a concealed butler's pantry with a built in desk and phone charging cabinet.
The home also has a saltwater pool and spa, with an accompanying pool house. It sold to the vendors for $1,003,000 in 2007.
<a href="https://www.realestate.com.au/property-house-nsw-vaucluse-118424567" target="_blank"><img src="/images/2014/07/04/yellow-three.jpg" alt="" style="float: left;">31 Macdonald Street, Vaucluse, NSW</a>
 <img src="/images/2014/12/09/3.jpg" alt="">
This Vaucluse home was the most expensive Sydney property to sell this week. Belle Property Double Bay secured $3.2 million for the three bedroom, three bathroom house. It sits on a 525 square metre plot overlooking the ocean, bordered by parklands on all sides. The home includes a covered barbecue station and a Jacuzzi.
<a href="https://www.realestateview.com.au/Real-Estate/8a-highfield-grove-kew/Property-Details-buy-residential-7908276" target="_blank"><img src="/images/2014/07/04/yellow-four.jpg" alt="" style="float: left;">8a Highfield Grove, Kew, Vic</a>
<img src="/images/2014/12/09/4.jpg" alt="">
A semi-detached house in Kew sold for $3.15 million through Little Real Estate. The home, near Studley Park, is set over three levels.
Each of the home's four bedrooms have en suites attached, with an additional main bathroom. It also includes a library, home office, marble kitchen with butler's pantry, private lift, home theatre and a north-facing entertainers' terrace and heated pool.
<a href="https://www.realestateview.com.au/Real-Estate/15-kalimna-street-essendon/Property-Details-buy-residential-7890096" target="_blank"><img src="/images/2014/07/04/yellow-five.jpg" alt="" style="float: left;">15 Kalimna Street, Essendon, Vic</a>
<img src="/images/2014/12/09/5.jpg" alt="">
Sitting on a 1,115 square metre plot is this five bedroom solid brick house. It sold for $2,917,000 last week, through Nelson Alexander Essendon. The home includes two bathrooms inspired by the house's period features, with timber cabinetry and spa baths.
The house last changed hands 10 years ago, for $1.86 million.
This article continues on the next page. Click below to continue.
<hr class="system-pagebreak">
 
<a href="https://www.realestateview.com.au/Real-Estate/234-danks-street-albert-park/Property-Details-buy-residential-7906386" target="_blank"><img src="/images/2014/07/04/yellow-six.jpg" alt="" style="float: left;">234 Danks Street, Albert Park, Vic</a>
 <img src="/images/2014/12/09/6.jpg" alt="">
This double fronted Victorian was sold for $2.91 million through The Block alumni Buxton Real Estate Albert Park.
The unrenovated home has five bedrooms and one bathroom, with 13 foot high ceilings and five fireplaces. The listing suggests the 420 square metre plot offers scope for renovations and expansion.
<a href="https://www.realestate.com.au/property-house-qld-chelmer-118297883" target="_blank"><img src="/images/2014/07/04/yellow-seven.jpg" alt="" style="float: left;">60 Laurel Avenue, Chelmer, Qld</a>
<img src="/images/2014/12/09/7.jpg" alt="">
The only Queensland home to make this week's top 10 list was a $2.9 million house sold through Place Graceville.
This 1922 Queenslander has five bedroms and three bathrooms. According to its listing, the former home of Queensland's Post Master General served as a "quiet getaway from the mania of the war rooms in the MacArthur Building headquarters in Queen Street" for General Douglas MacArthur, Supreme Commander of the Allied Forces in the Pacific during World War II.
Donaedie has since been extended and renovated by the vendors, who paid $675,000 in 1993. It sits over 1,629 square metres on four allotments, which it shares with a tennis court, in-ground pool and a <a href="/expert-insights/building/end-of-jacaranda-season-offerings-at-grafton-he-said-she-said">Jacaranda</a>.
<a href="https://www.realestate.com.au/property-house-nsw-clontarf-118530387" target="_blank"><img src="/images/2014/07/04/yellow-eight.jpg" alt="" style="float: left;">23 Allenby Street, Clontarf, NSW</a>
<img src="/images/2014/12/09/8.jpg" alt="">
Buyers paid $2.8 million for this five bedroom Clontarf home, sold through Richardson &amp; Wrench Seaforth. The two storey house is set on a 1,024 square metre northerly corner block. It includes formal and informal living spaces, with glass-topped atriums and a cabana with a wet bar.
<a href="https://www.domain.com.au/property/sold/house/vic/albert-park/?adid=2011605669" target="_blank"><img src="/images/2014/07/04/yellow-nine.jpg" alt="" style="float: left;">352 Montague Street, Albert Park, Vic</a>
<img src="/images/2014/12/09/9.jpg" alt="">
A Victorian terrace in Albert Park sold for $2.71 million through Hocking Stuart Albert Park (another Block veteran). The three bedroom, one bathroom house was sold with permits for a third level extension, which would deliver city views to the home. The house was purchased by the vendors for $955,000 in 2001.
<a href="https://www.realestate.com.au/property-house-nsw-strathfield-118422571" target="_blank"><img src="/images/2014/07/04/yellow-ten.jpg" alt="" style="float: left;">55 Mintaro Avenue, Strathfield, NSW</a>
<img src="/images/2014/12/09/10.jpg" alt=""> 
Vendors secured $2,686,000 for this Strathfield house, sold through Georges Ellis &amp; Co Strathfield. The six bedroom, four bathroom residence is set on an elevated 772 square metre north-facing plot, with an in-ground pool. The house features marble tiles, a games room and a double garage.
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Melbourne beats out Sydney in most expensive sales of the week: CoreLogic

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Brisbane's year of recovery and the ongoing struggle of the Gold Coast unit market are standout features of the latest quarterly Market Monitor from the Real Estate Institute of Queensland.
Also noteworthy are the solid 2014 performances of regional cities Toowoomba, Cairns and the Sunshine Coast.
Despite the general uplift in market activity on the Gold Coast, the unit market is still struggling to recover from the oversupply years in terms of prices.
The Gold Coast's median unit price up 4.4% in annual terms, but still 2% below the price levels of five years earlier, according to Market Monitor.
Specific markets have yet to move into positive territory on prices. The median unit price for Surfers Paradise is 4.2% lower than a year ago and it remains 6.3% below the level of five years ago.
Broadbeach has dropped 1.7% in 12 months and remains 3.8% lower than in 2009. Main Beach has shown a 0.9% annual rise, but is still 6.7% below the price levels of five years ago.
It's a more positive story in the housing market. Most housing suburbs have recorded annual growth in median prices, double-digit growth in a few cases – and most, though not all, now have price levels above those of five years earlier.
This tallies with the trend we've notice with sales levels. There's been a steady rise in sales activity in many of inland housing market on the Gold Coast over the past 12-18 months. Prices have reacted more recently.
Another Queensland icon Noosa continues to struggle. The unit market in the Noosa LGA has dropped 1.3% in 12 months and price levels remain 7% lower than in 2009.
The suburb of Noosa Heads is still a basket case, despite the rhetoric of local agents. The median unit price dropped 12% in the past 12 months and is 29% lower than five years earlier.
This is why we refer to Noosa Heads as the biggest lemon in Australian real estate. How did this place ever get its lofty reputation with investors?
Our previous comments about the need for caution in the Brisbane inner-city unit market appear to be reflected in price data in Market Monitor. The median apartment price for the Brisbane CBD fell 10.1% in the September Quarter. Others to record quarterly decline were Kangaroo Point (down 8%), Woolloongabba (2.5%), West End (13%) and Fortitude Valley (7%).
The result for the wider Brisbane City local government area was better, with a 0.6% quarterly rise and a 5% annual rise in the median unit price.
Houses generally are doing much better. The median house price for the Brisbane City Council area rose 8.7% in 12 months, including a 1% rise in the September Quarter.
Many of the better individual performers - suburbs that out-performed the city average – are in the northside areas of Brisbane City, including Chermside (up 13%), Kedron (up 15%), Sandgate (up 12%) and Stafford (up 15%).
The more distant reaches of the Brisbane metropolitan area are showing some life, with annual growth in median house prices in Logan City (up 4.5%), Moreton Bay (up 4%) and Ipswich City (up 3.2%). I'm expecting bigger numbers from these areas in 2015.
Toowoomba's recent solid performance is reflected in the figures. The median house price rose 1% in the quarter and 7.2% over 12 months. Price levels are now 24% higher than five years ago. Units are up 8.5% in annual terms, including a 2.5% rise in the September Quarter.
The recovery on the Sunshine Coast is also evident. The median house price rose 1.2% in the quarter and is up 6.3% in annual terms. Buderim, always the most popular housing market, has risen 7% in the past 12 months.
Cairns' revival is apparent, with house prices up 6.2% and units up 7.5%. Other places showing some spark after several poor years include the Fraser Coast, flood-affected Bundaberg and the Whitsundays, including Bowen. Townsville and Rockhampton remain sluggish.
Gladstone dropped a further 4% in the September Quarter and is 8% down on a year earlier. Mackay has taken a big hit on rentals but prices are down only moderately (3.5% in annual terms).
Isaac Shire, which includes boom-bust icon Moranbah, is down 38% in annual terms, while Emerald is down 15%.
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>.
 
 
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Gold Coast units still struggling, Noosa Heads still a lemon: the Queensland quarterly wrap 

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When it comes to owning a rental property, of course there will be some wear and tear from tenants who pay to live in the home and use the facilities.
This is usually an issue that arises at the end of the tenancy when undertaking a thorough inspection.
A certain degree of wear and tear is said to be acceptable – and this is “fair” wear and tear.
Unfortunately, the law doesn’t provide a clear cut explanation as to what fair wear and tear entails. It’s not surprising that landlords will regularly argue what falls under this banner and what instead counts as ‘damage’.
Common sense is a beautiful thing when determining the grey areas of tenancy law.
If what you consider ‘damage’ is an inevitable result of daily living and use, then it is not damage for the purposes of claiming money from your tenant. Things do get scuffed, carpets do fray around the edges, seals and taps and handles do come loose.
Investors must be prepared to expect this type of wear and tear in any property. Similarly, carpets, doors and other items do become worn over time and through exposure to the sun or elements.
You would be unable to claim that a tenant had caused the damage of broken guttering in a hailstorm, however you may be able to claim that they should have let you know of the damage, if it later causes bigger problems from lack of maintenance.
Avoidable damage, such as cigarette burns in the carpet or stains, cracked toilet cisterns, broken mirrors, significant scratches, holes in the walls and similar, would certainly be worth looking at and discussing a claim from the tenant’s bond.
Tenants' Union of ACT explains that 'fair' relates to the cause, while 'wear and tear' is the damage that occurs. Some items may be more difficult to ascertain - such as a wine spill, that occurs in the general and fair use of the area - they note that this would likely not be considered fair wear and tear, while carpet deterioration in high traffic areas would be.
Tenants do have a responsibility to keep the premises clean and to tell of maintenance required when it occurs. It can be argued that if a tenant has not been responsible with these two matters then the wear is greater than it should have been or that damage has occurred. The condition report and photographs taken during regular inspections should assist in these discussions.
Issues around wear and tear should initially be discussed between the tenant and the property manager to come to a mutually acceptable conclusion before taking it to tribunal.
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What is “fair wear and tear” in a rental? Investment terms explained

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It’s common investment talk that to do up a property with a new kitchen or bathroom should reap you thousands of dollars in added value.
However, this might not actually be so, according to Smartline Personal Mortgage Advisers’ executive director Joe Sirianni.
“Minor renovations are more likely to have an impact with a unit,” Sirianni said.
“But with a house, superficial renovations may make a property more saleable, not necessarily produce a greater value – particularly given that in Australia a large proportion of a property’s value is in the land.”
In fact, in many cases superficial renovations have the potential to result in a slight increase in purchase price, and perhaps more buyers, but usually attracts the people who are already looking.
“It’s not the new floorboards, a new kitchen or a renovated bathroom that will have the banks’ valuers applying additional value to a property,” said Sirianni.
Structural improvements, however, do have the potential to have an impact on a valuation.
This could include adding bathrooms or bedrooms, and possibly adding a new garage.
For home buyers who are looking to undertake “non structural” renovations, then the bank often lends without a new valuation.
“People who improve the look of a home with non-structural renovations generally don’t understand that’s all they have done – that is, take away the run-down look of the property,” Sirianni said.
“They haven’t added bedrooms, bathrooms, a garage or anything that will put it into a new category for buyers.”
As a result, it’s usually looked at in the same way by valuers.
“It’s acknowledged that you spent, say, $50,000 on it, but they know that you’re very unlikely to get more than your $50,000 return on it,” he said.
“Quite often the banks won’t even match the valuation to what you’ve spent unless there’s a big structural improvement.”
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A kitchen or bathroom renovation won’t deliver a windfall: Smartline

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For a period of time it seemed that everyone was expecting the next interest rate movement from the RBA to be a hike.
However five experts surveyed by finder.com.au have now changed their opinion, totalling eight experts expecting an increase.
The latest finder.com.au Reserve Bank Survey has eight leading experts predicting a possible drop next year.
<ol>
<li>Shane Oliver, AMP Capital 
</li>
<li>Scott Pape, Barefoot Investor 
</li>
<li>James Bond, Financial Services Council 
</li>
<li>Noel Whittaker, QUT Business School 
</li>
<li>Bill Evans, Westpac 
</li>
<li>Andrew Wilson, Domain Group 
</li>
<li>Stephen Koukoulas, Market Economics 
</li>
<li>David Scutt, Scutt Partners</li>
</ol>
The first five on this list have only recently altered their opinion on what the RBA is likely to do in 2015.
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The experts who are now predicting a 2015 rate cut

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The property market for houses in Perth has been given a higher risk status in five of a total seven points of measurement from Herron Todd White.
Of the seven points of measurement, the two remaining stable include:
New properties are ‘almost never’ sold at prices exceeding their potential resale value.
The ‘rental vacancy trend’, which, while not exactly for investors, remains at an ‘increasing’ level.
Here are the five indicators that have been upgraded to higher risk status:
<ul>
<li>
Rental vacancy situation - Oversupply of available property relative to demand 
</li>
<li>
Demand for new houses - Soft 
</li>
<li>
Trend in new house construction - Steady 
</li>
<li>
Volume of House Sales - Declining 
</li>
<li>
Stage of Property Cycle - Declining market
</li>
</ul>
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Perth property market has ‘higher risk-rating’ in five of seven indicators: Herron Todd White

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Summer Hill’s Flour Mill development, from EG, includes 300 apartments and terraces in total, with communal gardens and commercial spaces.
At the weekend event, stage one and stage two saw an 85% sellout, with a total of 127 apartments available.
Of the <a href="https://www.summerhillflourmill.com.au" target="_blank">Flour Mill </a>apartments, studios, one, two and three bedrooms were available, while three and four bedroom terraces could also be purchased.
Within the development there will be 12 studios, each at 50 square metres, and from $555,000, with 10 one bedroom apartments at 46 to 52 square metres from $520,000.
The most common option, with 68 available, are the two bedroom apartments from 82 to 90 square metres priced from $770,000. Two bedroom, plus study apartments are priced from $800,000 and span up to 94 square metres, with two bedroom terraces also available from $865,000.
With 15 three bedroom apartments, ranging from 93 to 115 square metres for the apartment and 161 to 175 square metres for the terrace, the prices are from $950,000 and $1,350,000 respectively.
Four bedroom terraces, up to 180 square metres, are priced from $1,375,000.
<img src="/images/2014/12/08/summer%20hill%20dec%208%20two.jpg" alt="">
While interest was seen across all the apartment types it was first home buyers who were purchasing the studios and one bedroom apartments, while terraces with underground parking and two bedroom apartments with parking were popular.
Overall, 65% of the purchasers were owner occupiers, while the remaining 35% will be investor owned.
Development director of EG, Grant Flannigan, said that the development includes contemporised heritage elements.
“The Flour Mill is all about great living, established open spaces and connectivity – a place to live, to work and a place where it’s easy for people to get together,” he said.
Designed by HASSELL, the development will see construction begin on the first of two stages next year, with completion expected in late-2017.
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Summer Hill’s Flour Mill sells 85% of apartments at weekend event

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Comparator websites are under investigation by the corporate and consumer watchdogs.
The Australian Competition and Consumer Commission reported in early December that while more than 70% of people who research products online in the sectors it is investigating use a comparator website, most are sceptical of the results as they don’t understand how the websites make money or the motivations of the operators.
The ACCC is looking into the benefits and risks to consumers of using websites that compare multiple service providers in the private health insurance, telecommunications and energy sectors. The Australian Securities and Investments Commission is reviewing websites that compare financial services such as mortgages.
Property Observer compared the remuneration models of several mortgage comparator websites. Here’s what we found.
<ul>
<li>Comparethemarket.com.au</li>
</ul>
This site only compares the products of participating brands, which include each of the major banks but only a few of the smaller banks and non-bank lenders.
They say: “If you decide to buy a product or service from one of our participating providers, [Compare the Market] may receive a commission from that provider. This commission is paid by the product or service providers and there is no extra cost to you for our service. “It’s important to note that our comparison tool is not influenced in any way by our commercial arrangements with our participating providers. We work hard to provide you with great options for your needs.”
<ul>
<li>Finder.com.au</li>
</ul>
Makes money by selling some ad space on its sites and through referral.
They say: “When you click through to or apply with a financial institution, broker or retailer from our website, that provider will pay us a small referral fee for sending you to there. We don't mark up the products just for listing them on our website, and we don't get ongoing or trailing commissions.”
<ul>
<li>InfoChoice.com.au</li>
</ul>
Charges fees to some institutions and advertisers which are negotiated on a case-by-case basis.
Some businesses pay InfoChoice subscription fees for using its data. Or, it may charge fixed cost development, licensing and hosting fees for the use of its financial calculators.
InfoChoice also receives fees from product providers for product advertisements on its website. The advertising fee may be based on a cost per impression or fixed monthly sponsorship fee. Referrals from the InfoChoice website may also earn the comparator a cost per click, a cost per application or a cost per lead for enquiries. It can also take a commission on referrals to third party advice providers such as mortgage brokers.
<ul>
<li>Mozo.com.au</li>
</ul>
Like Finder.com.au, Mozo makes money from advertising and referrals.
They say: “Mozo makes money in two ways. We sometimes charge a fee to financial institutions when we transfer potential customers to them, for example if you click on ‘Go to Site’ once you've found a great deal using Mozo. In some instances we link through to financial institutions without charging a fee in order to provide a service to you. We also host a small amount of advertising on the site to keep you up to date with the latest offers.”
<ul>
<li>Ratecity.com.au</li>
</ul>
Makes money from display advertising and by generating qualified leads for financial institutions. Leads are created when consumers visit the financial institution’s website via a link from the RateCity website. RateCity gets paid either for the click, or for transacting with the financial institution by opening an account or applying for a product online for instance.
It may also receive referral fees from brokers or financial advisers when the consumer requests that their details are passed on.  
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How mortgage comparison websites make money

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A lot of water has flowed under the bridge since we issued our calendar year <a href="https://petewargent.blogspot.co.uk/2013/11/property-observer-crystal-ball-gazing" target="_blank" style="line-height: 1.3em;">2014 property market forecasts</a> in November 2013.
To re-cap these were for various reasons generally softer than those projected by most analysts, alphabetically as follows:
<ul>
<li>Adelaide 0-3%</li>
<li>Brisbane 2-5%</li>
<li>Canberra -1 to -4%</li>
<li>Hobart -1% to +2%</li>
<li>Melbourne 2-5%</li>
<li>Perth 0-3%</li>
<li>Sydney 6-9%</li>
</ul>
No forecast was made for Darwin - as a former resident of the "Top End", personally I remain fairly unconvinced as to whether worthwhile forecasts are even possible in such a market.
Regular readers will be aware that we have been tracking progress throughout the year against <a href="https://www.corelogic.com.au/research/daily-indices" target="_blank">RP Data's Home Value Index</a>. Let's take a quick look how many hits and misses we'll score for 2014 and the reasons for them.
<img src="/images/2014/07/04/yellow-one.jpg" alt="">Adelaide (Forecast 0-3%)
I've taken an increased interest in Adelaide since working down there in 2008. 
Adelaide is usually a favourite pick for many property analysts, and continues to be, but our 2013 chart packs again pointed towards a struggling local economy with ongoing flat employment growth and only a tiny positive momentum in owner-occupier housing finance, while investor activity has remained fairly muted in South Australia over the longer term also.
Adelaide has relatively weak population growth and is comparatively speaking a less dense city, and thus should comfortably be able to manage a responsive supply. Wages growth has been solid but concerningly the local economy also faces some serious headwinds too as the car manufacturing industry closes.
The lowest interest rates in a generation could yet shunt prices a little higher, and sales volumes have certainly improved during this year, but land release new building should also easily be able to prevent booms in prices. Year to date price growth of 2.4% is well within our forecast range.
 <img src="https://2.bp.blogspot.com/-WQpAV8UcNuY/VIQmagiwwdI/AAAAAAAARt4/y646tWQdHJE/s1600/ADELAIDE.jpg">
Verdict: Hit. <img src="/images/2014/07/04/yellow-two.jpg" alt=""> Brisbane (Forecast 2-5%)
Our owner-occupier housing finance chart packs showed Brisbane identifiably turning a corner in Q3 2012 on a rolling annual basis, and momentum building steadily but surely ever since. 
This trend was clearly consistent with a gradually recovering market, which is exactly what we've seen play out this year.
Our latest 2014 chart packs suggest more of the same in 2015 too, with investor finance also now steadily picking up over a long period of time to its strongest level since 2007, and, importantly, at a slightly faster clip since Q3 2013 on a rolling annual basis. 
Population growth will be slower in Brisbane in 2015 largely due to net interstate migration as the mining construction boom unwinds but this is likely to be offset by further interest from interstate investors.
A word of warning, though. There is a large volume of construction in the pipeline for attached dwellings and asset selection will be vital in this era of low inflation. If you buy generic new or off the plan high apartment stock without due consideration, then you will do so at your own risk.
Year to date growth in Brisbane has been within our forecast range.
<img src="https://3.bp.blogspot.com/-XAPR8LqSkp4/VILnBYEHd5I/AAAAAAAARsk/Ot21Uhonvio/s1600/RP%2B-%2BBrisbane.jpg">
Verdict: Hit.
Article continues on the next page. Please click below.
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<img src="/images/2014/07/04/yellow-three.jpg" alt=""> Canberra (Forecast -1 to -4%)
Our forecast range for Canberra of negative growth was a reflection of expected trends in the labour force due to projected rationalisation.
RP Data's index does not provide us with daily data to provide the picture through the year, but <a href="https://www.corelogic.com.au/resources/pdf/reports/2014-12-01--corelogic-rpdata-home-value-index.pdf" target="_blank">year to date growth</a> up to November has been stone dead flat at 0%.
The Canberra market is now clearly in decline, posting a drop of 0.5% in November to record a horrible 3.3% loss over the quarter.
This is consistent with what other data providers such as Residex have seen playing out for the Australian Capital Territory over the past year and with the market now in decline this strongly suggests that by the end of the 2014 calendar year we will have seen a negative result for Canberra. In many respects Canberra is an artificial property market. High average disposable incomes and an artificial land scarcity due to restrictions and constraints on zoning. 
Verdict: Hit.
<img src="/images/2014/07/04/yellow-four.jpg" alt=""> Hobart (-1% to +2%)
Tasmanian property markets have faced ongoing challenges, including a near total absence of meaningful population growth and a weak labour force and the faltering of some local industries.
We did note in our forecasts that despite the weakened local economy and labour force there were plans already in place in 2013 to stimulate the property markets, including a substantial first home builders grant.
Unemployment remains high in the regions of Tasmania, although there have been some marginally more promising indicators and data sets flowing through our chart packs in respect of the capital city of Hobart (including e.g. more robust retail trade figures, healthier state final demand, and since Q3 2013, an improvement in wages growth).
RP Data provides no daily figures for us to chart for Hobart but over the <a href="https://www.corelogic.com.au/resources/pdf/reports/2014-12-01--corelogic-rpdata-home-value-index.pdf" target="_blank">year to date</a> the Emerald Isle capital has recorded 0.7% growth, which is in the middle of our forecast range.
Verdict: Hit. <img src="/images/2014/07/04/yellow-five.jpg" alt=""> Melbourne (Forecast 2 to 5%)
Forecasting property markets in Melbourne and Sydney at times feels like one of the old "incomplete records" questions from an accountancy exam.
Our chart packs contain hundreds of data sets from which it should theoretically be possible to build a fairly robust macro housing market model, although naturally plenty of unforeseen events can occur through the course of year to reverse a trend which existed at the beginning of the period.
The established uptrend in owner-occupier finance for Melbourne as at Q4 2013 was broadly reflective of a similar gradient to that of Brisbane, that being indicative of a solid, recovering market.
Investor finance in Melbourne in Q4 2013 was demonstrably stronger still, but working against this Melbourne already had elevated vacancy rates, surfeit of stock on market (double that of Sydney) and a significant volume of dwelling supply in the pipeline at that time.
On balance, a full 12 months looked to be a very long time for growth to be sustained in Melbourne as dwelling completions ramped up, and our moderate 2-5% growth forecast for 2014 reflected that view.
What our chart packs do not adequately capture or pick up, of course, are shifts in sentiment from overseas buyers and the impacts of foreign capital. Indeed our housing finance data series do not record even the loans written for offshore Australian buyers by domestic banks, let alone the effect of those buying residential property with funds sourced from overseas.
In other words, like an accountant who is missing an entire section of documentation, we're working from incomplete records and thus there must exist a very real element of guesswork to be factored in.
At various points in the year, we were left scratching our heads as the Melbourne dwelling price data seemed to defy the law of gravity, but anecdotally the two largest property markets in Australia have been significantly impacted by the increased role of foreign investors and capital which is likely to account for some of the discrepancy.
The Melbourne chart now appears to be finally coming back down to earth with a noteworthy 2.6% drop in November, and with a few weeks left in the year the final result may yet just sneak into the 5% range.
RP Data's index has seen home values increase by approximately $37,000 from $635,000 to $672,000 or 5.8% with a few weeks left in the year to go.
<img src="https://2.bp.blogspot.com/-qQ0thVj4i30/VIQpmA2bzTI/AAAAAAAARuE/p5ezNxwkmQo/s1600/MELB.jpg">
Verdict: {TBC - it looks likely to be very close}.
Article continues on the next page. Please click below.
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<img src="/images/2014/07/04/yellow-six.jpg" alt=""> Perth (Forecast 0-3%)
The trends in both Perth owner-occupier finance and investor loan finance in late 2013 were solid enough, but the city is pulling against a softening state economy as the mining construction boom unwinds. Our chat packs also suggest that a looming glut of apartment supply will impact the market in the years ahead. Detached housing, particularly that located close to key transport links, appears likely to be the better performer in Perth. 
Price growth in Perth in  2014 has been well within our 0-3% expected range.
 <img src="https://1.bp.blogspot.com/-9k-CVNJtpnM/VIQqlfexP9I/AAAAAAAARuQ/4D3qSntNbo8/s1600/PERTH.jpg">
Verdict: Hit. <img src="/images/2014/07/04/yellow-seven.jpg" alt=""> Sydney (Forecast 6-9%)
The Sydney market had an enormous momentum behind it at the end of 2013, with panic buying clearly evident to us in the market "on the ground", particularly at the back end of the year.
Here's what we wrote way back in November 2013 on Property Observer about our forecasts for the calendar year ahead:
"And finally, the problem child...Sydney. After years of weak supply in the harbour city, SQM Research put the cat among the pigeons when it forecast in its base case scenario that Sydney would <a href="https://www.theaustralian.com.au/business/property/sydney-on-track-for-property-boom-prices-set-to-rise-20pc-says-sqm/story-fn9656lz-1226721006886" target="_blank">record housing price growth of 15-20% in 2014</a>, and 20-30% should Australia experience a strong economic recovery and interest rate rises by mid-2014.
"Being a Sydneysider, I'm a vested interest in the Sydney market, but there has never been reason to doubt SQM's integrity (they correctly forecast market price falls in 2011, for example) and their forecast is based on some sound price-to-income logic. Sydney's housing markets were relatively more expensive in 2003 and early 2004 than they are today and thus there is certainly a chance that prices could continue unabated at the growth levels seen in 2013 until the market hits its next irrational peak.
"There is a plenty of new apartment stock due to come online in certain sectors of the Sydney market (inner south, Central Park) but this is unlikely to be enough to halt the present cycle in its tracks in my opinion. However, 12 months is a long time and a lot might happen to slow the present exuberance."
In the event we opted for a conservative 6-9% growth and scored a clear downside miss here with our projection, the Sydney market holding its momentum throughout the entire year, which was clearly a risk we acknowledged given that we don't hedge by providing a wide range of scenario-based forecasts.
Significantly net population growth into the harbour city has accelerated in 2014 as net interstate migration from NSW to the mining and other states has declined to the lowest level on record.
Investor finance has continued to rise, and in the absence of regulatory intervention the Sydney market appears likely to carry some of its momentum into 2015, although the volume of auctions has increased to record levels which should keep an effective lid on rampant price growth.
<img src="https://1.bp.blogspot.com/-9U-A0KJ-C6s/VIIyr9ukH8I/AAAAAAAARsE/DOtNwFCnOXI/s1600/RP%2B-%2BSYdney.jpg">
The Wrap
We scored hits on five cities and a downside miss for Sydney which looks set to record ~12% growth according to RP Data's index. The Melbourne forecast will be close but the result will go right down to the wire over the next few weeks.
Stay tuned for our 2015 forecasts.
You can visit <a href="https://allenwargent.com/" target="_blank" rel="nofollow">AllenWargent</a> property buyers (London, Sydney) or Pete's <a href="https://petewargent.blogspot.com/" target="_blank" rel="nofollow">blog</a>.
His latest book is '<a href="https://www.bigskypublishing.com.au/Books/General-Interest/Four-Green-Houses--and-a-Red-Hotel/1015/productview.aspx" target="_blank" rel="nofollow">Four Green Houses and a Red Hotel</a>' .
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