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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The residential property market differs from suburb to suburb in many different ways.
Some suburbs are tightly held, some are in high demand from buyers and in others, sellers are seeking to capitalise on improved local conditions.
It is in these suburbs that CoreLogic RP Data has recorded a substantial increase in the number of houses listed for sale compared to a year ago.
In undertaking this analysis only those suburbs within a 30 kilometres of the CBD have been considered as outside of this, development suburbs become more prevalent and that affects the outcome. In those suburbs the high rate of listings is a factor of developers’ centralised decision-making as opposed to the individual decisions of 100’s of owners.
The suburb where owners have been seemingly queuing up to sell is <a href="/news">Doncaster</a>.
Compared to a year ago there has been a 41% rise in listings. Over the same time the median sale price has grown by 15.5%, well in excess of the citywide 9.7%. This suggests that sellers have been motivated by high buyer demand.
Second on the list is <a href="/news">Heidelberg Heights</a> with a 33.3% rise in listings. Not unlike Doncaster, sellers have been rewarded for their decision with the median sale price rising by 14%.
Third on the list is <a href="/news">Burwood East </a>where those seeking to sell have increased by 30.9%. It is followed by <a href="/news">Sunshine</a>, <a href="/news">Forest Hill</a>, <a href="/news">Preston</a>, <a href="/news">Parkdale</a>, <a href="/news">Vermont South</a>, <a href="/news">Glen Iris</a> and <a href="/news">Altona North</a>.
The common factor in each case is an above average rise in the median selling price. Now of course there are exceptions to this, for instance <a href="/news">Bayswater</a> has seen a 17% fall in listings and 11.5% rise in the median selling price but the in the majority of circumstances strong local markets encourage owners to sell.
There are 1,570 auctions scheduled this week in Melbourne compared to 1,535 for the same time last year. The highest volume of auctions will be found in <a href="/news">Mount Waverley</a> where there are 26 expected.
The November CoreLogic RP Data November Home Value Index showed that house values fell by 2.8% and unit values fell by 1.5%.
The market in Melbourne clearly slowed in November as volumes rose and the clearance rate dropped resulting in a reduction in property values.
Over the year the Melbourne property market has showed healthy growth. With one month left in 2014 house values have risen by 6.5% and units by 1.6%. Viewed in conjunction with what has been a small rise in transactions compared to last year these results show a moderate and not booming market.
The clearance rate for November was 66.8% and there were 5,722 auctions held with 3,819 selling. This is lower than the 68.2% recorded last year
Volumes look set to remain high until the end of the year and this will be welcomed by buyers, especially as the clearance rate has been edging lower.
On a citywide basis, the time on market results for houses sold at private sale rose from 31 to 32 days over the last week and vendor discounting eased slightly to -4.9%.
Key data
<ul>
<li>Clearance rate week ending 30 November: 63%</li>
<li>Melbourne auctions expected week ending 7 December:  1,570</li>
<li>Melbourne private sales time on market week ending 30 November: 32 days (houses)</li>
<li>Melbourne vendor discounting market week ending 30 November: -4.9% (houses)</li>
<li>Listings being prepared for market are 0.5% higher in month ending 30 November (seasonally adjusted)</li>
</ul>
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rlarocca-zWhvjay44N

The suburbs where owners are queuing to sell: Melbourne weekend auction preview

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New South Wales’s fastest selling Masterplanned project, The Ponds, in Sydney’s north-west has now sold out with the last land plot purchased.
The UrbanGrowth NSW and Australand project is a $2 billion community with more than 4,200 home sites – all sold within seven years.
Development director for The Ponds, Jey Mahendra, said that in early 2003 they set a vision for the area that included 80 hectares of bushland and waterways and six kilometres of bicycle and walk ways.
“Eleven years later this vision has been achieved. It is estimated over 12,400 residents will call The Ponds home when the last remaining homes are built in 2015,” said Mahendra.
“A combination of strong leadership, clear project vision, a dedicated team with shared values, community input, combined with cooperative relationships with council, project partners and state government agencies were invaluable in the success of this project,” he said.
The homes will include detached and attached homes, terraces houses and courtyard homes.
Major infrastructure projects and housing saw an investment of over one billion dollars, with general manager, residential NSW for Australand, Nigel Edgar, noting that they had initially expected to finishing selling land and homes in the area in 2016.
“Twelve high profile industry accolades have been awarded including the coveted Urban Development Institute of Australia (UDIA) President’s Award for 2012 for the best project of the year in residential, commercial and retail development,” he said.
They have also received sustainability awards from the UDIA, Housing Industry of Australia and PIA.
“A broad range of purchasers have appreciated the lifestyle that has been created at The Ponds. There is nothing else like it in the North West of Sydney. Buyers who purchased in the early stages of the project have been our best sales force. The consultants involved with this project should be very proud of this thriving and functional community.”
The Ponds falls under the Blacktown City Council area.
Next year will see the completion of Peel Reserve Park, which will add to the outside amenitiess that include BBQ areas, playgrounds and sports facilities. In 2015 two schools, John Palmer Public School and a special school, will be complete, as will the second of two community hubs.
Also yet to open next year will be a retail and shopping centre amenity.
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jduke-EHk3XBmHkn

“Most successful masterplanned project in NSW history” sells out: The Ponds

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If the Real Estate Institute of New South Wales (REINSW) can't achieve their goals by lobbying political parties, they have an alternative strategy in place: become one.
According to REINSW president Malcolm Gunning, the group is considering the formation of a political party to change legislation regarding the real estate industry.
It is now too late for the industry group to form a political party to run in the March 2015 New South Wales election. However, Gunning tells Property Observer the REINSW has already made connections with the head of one party, which he declines to name.
"We've been approached now by another industry based single party to support them, which we'll consider," Gunning says.
"If we get co-operation by state government, we'll review it. But if we don't, if again we're pushed off, there's the framework in place."
He likens the potential real estate focused party to the Shooters and Fishers party, which holds two seats in the New South Wales Upper House. As a result of their government deals, hunters are now allowed onto public land in New South Wales.
"It's really about putting pressure on both sides of government to make sure property practice and agency practice is in line with public expectations."
The REINSW's potential political ambitions come after their sister organisation, the Real Estate Institute of Victoria, was <a href="/expert-insights/investing/tweet-of-the-day-reivs-anti-liberal-campaign-reckless">criticised by some</a> for running an <a href="/news/vic/reiv-locked-in-dispute-with-small-business-body-over-victorian-election-advertising">anti-Liberals campaign</a> ahead of last week's Victorian state election. 
Gunning claims any REINSW affiliated political party won't be campaigning on behalf of any major party.
"We're apolitical, we're policy driven," Gunning says.
"From an REINSW point of view, we prefer to argue policies in both sides of government, and not necessarily back any particular party."
Their main concern, he explains, is the <a href="/news/real-estate-agent-education-in-a-dire-state-reinsw">standard of real estate professionals</a> in the state.
"We've been lobbying state government and various ministers, and the Office of Fair Trading, for some time about improving the educational standards for entry into our industry," he says.
"And it's been really falling on deaf ears."
Gunning says despite the existence many qualified and long-practicing real estate agents in New South Wales, lax educational standards have allowed unqualified or unprofessional agents to practice, particularly in migrant populations.
"Through our international chapter, they're saying there's a sub-market taking place within Melbourne and Sydney's immigrant groups, and it's slipping under the radar of Fair Trading.
"A lot of the immigrants won't report real estate agents, and don't understand the legislation," claims Gunning.
He says the state's poor agent standards extend beyond selling agents, to property managers.
"A profile of a current property manager is a 26 year old female, maybe with a week of training," he explains.
"If that's the case, that young woman, or that person, has got to be mindful of swimming pool legislation in New South Wales, fire place safety, or people hanging themselves with blind cords.
"So you've got people who are assumed to be taking on responsibilities which they aren't equipped for."
He claims the increasing educational requirements for new agents will not negatively impact competition in the industry, with agents previously required to train for 12 months and then have two years of probation.
"So when it came to opening their own business, they were pretty well prepared," says Gunning.
Land tax and stamp duties would be another area a REINSW party would hope to reform after addressing their industry standard concerns.
"There are about 70% of Australians who have some interest in property.
"If you own a bit of real estate, you hope to have a voice in government," says Gunning.
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jrichardson-uRX5hFdKfN

Will the REINSW make the leap from lobby group to political party?

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The latest Adelaide Bank/REIA Housing Affordability Report for the September quarter has revealed that, unsurprisingly, New South Wales remains the least affordable place to buy.
Based on the loan repayments to percentage of income, it's unsurprising that the ACT manages to score the "most affordable" title on the list - as it has previously.
Adelaide Bank general manager Damian Percy said that the ACT is down 0.4% on its previous quarter.
However, it’s Western Australia that’s attracting attention.
“When compared to the June quarter, Western Australia stands out in two key measures, firstly the greatest improvement in terms of the proportion of income required to meet loan repayments, which fell 0.7 percentage points to 25.9% and as the state with the largest proportion of first home buyers who now comprise 20.7% of the Western Australian owner-occupied market,” he said.
The percentage figure noted below is the percentage if income to loan repayments:
<ul>
<li>
ACT - 19.4% 
</li>
<li>
TAS - 24.4%
</li>
</ul>
Average first home buyer (FHB) home loan decreased by 5.2%. The loan is now at $213,233.
<ul>
<li>
WA - 25.9%
</li>
</ul>
First home buyers totalled 20.7% of WA’s owner occupier market over the quarter, the highest proportion in Australia, and totalled 25.1% of all Australian FHB purchases recorded.
<ul>
<li>
SA - 26.8%
</li>
</ul>
The largest quarterly drop of FHBs was seen in South Australia, perhaps as a result of the end of the grant for established purchases.
<ul>
<li>
NT - 27.2%
</li>
</ul>
Largest increase in loans over this quarter and past year noted.
<ul>
<li>
QLD - 28.1%
</li>
</ul>
While improvements were seen in all the other states – this is an unchanged result for Queensland.
<ul>
<li>
VIC - 31.9%
</li>
</ul>
Victoria accounted for 26.4% of first home buyers across the country in the September quarter.
<ul>
<li>
NSW - 34.5%
</li>
</ul>
In New South Wales the average loan size to first home buyers is up 9.1% compared to the same quarter in 2013. The loan is now at $327,767.
Source: Figures - Adelaide Bank, Commentary - REIWA
The Australian average figure sits at 30.4%, an overall improvement – down 0.5% over the quarter.
The president of the Real Estate Institute of Western Australia David Airey said that the Western Australia situation is a good picture for those looking to avoid housing stress.
He also noted that first home buyers currently have a stamp duty exemption for buying under $430,000.
“This means that home buyers in WA can avoid ‘housing stress’ by remaining under the 30 per cent threshold regarded by economists as the safest benchmark for comfortable living with a balance between income and housing expenditure,” Airey said.
“The moderating house price growth in WA has translated into good news for those wanting to enter the housing market, with 20.7% of WA’s owner-occupied market now made up with first home buyers.”
However, the figure of loans to first home buyers are still low – down over the September quarter compared to a year prior by 8.3%.
Office of State Revenue figures for Western Australia note a jump from 1,535 first home grant payments in September to 1,826 in October.
First home buyers’ median purchase price was $450,000 for metropolitan Perth and $355,000 in the regions.
“This has dropped from a metropolitan peak of $470,700 in June and from a regional peak of $365,000 reached in August,” Airey said.
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Western Australia cements position as first home buyer hotspot: REIWA

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Investors are regularly told to try and get ahead in the property market by picking up on the signs that a change is occurring.
You need to know the norm for the area you are looking at. If it’s fast moving, then you may expect the statistics to swing a little more wildly. For larger areas, any significant changes should be noted carefully. Statistical reliability, and the problematic use of small sample set, is worth understanding. Always seek to know what caused the changes and whether it was as a result of a small number of properties rather than a market trend.
Of course, you will need to dig deeper – many statistics are broad market indicators and do little to help you specifically with individual properties, streets or types of housing, but the broad statistics can help you notice location-related changes first.
Here are seven statistics to keep on your radar to help you look for market movements. Each of these should be used in concert with one another and may lead to further research.
<img src="/images/2014/07/04/yellow-one.jpg" alt="" style="float: left;">Median price changes
A change in the median price can be more indicative of a market change than you might think. While experienced real estate experts regularly lament the use of the median as a change in value, and rightly so, alterations in the median price are certainly not useless information.
In fact, an increase in price in the area may alert you to the possibility that more expensive stock has been built or that the prestige stock in the area is on the move. A lowering of the median price may suggest that cheaper properties have been built or sold, or that first home buyers are moving into the suburb.
Usually, median price changes are available on a month to month basis, however looking for longer term trends in the 12 month, and three, five and 10 year figures can also be revealing.
<ul>
<li>
Read: <a href="/expert-insights/buying/short-term-median-price-data-can-be-interesting-but-more-often-its-confusing-or-misleading">Short-term median price data can be interesting, but more often it's confusing or misleading</a>
</li>
</ul>
<img src="/images/2014/07/04/yellow-two.jpg" alt="" style="float: left;">Rental yield trends
Trends in the rental yield can be an interesting figure to keep a close eye on. If the rental yield is starting to drop, particularly when the median price has remained steady, then you need to question whether tenants are potentially not paying as much for their rentals.
If the rental yield increases, then you might be finding an area where stock is starting to reduce – perhaps due to more owner occupiers buying in – and/or tenant competition is increasing, leaving them paying more rent for the homes. Look at the median rent figures and search listings sites to figure out why the number is changing.
High rental yields may also start to attract investors, so noting how strong the rental yield is relative to other local suburbs can also be a worthwhile exercise.
<ul>
<li>
Read: <a href="/expert-insights/how-to-use-the-rental-yield-statistic">How to use the rental yield statistic</a>
</li>
</ul>
<img src="/images/2014/07/04/yellow-three.jpg" alt="" style="float: left;">Vacancy rate
In line with the rental yield, the vacancy rate of an area is worth watching. This figure, supplied by a number of research houses such as SQM Research, and how it tracks over time can be crucial in understanding rental demand and how new developments affect a market.
Look for seasonal swings and changes, ensure you understand the area’s make up and note that some locations have routine dramatic vacancy rate swings.
<ul>
<li>
Read: <a href="/expert-insights/what-is-a-vacancy-rate-investment-terms-explained">The vacancy rate explained</a>
</li>
</ul>
<img src="/images/2014/07/04/yellow-four.jpg" alt="" style="float: left;">Stock on market
The amount of available stock on market can quickly alert you to whether it is a buyers or a sellers market and whether this has been shifting in recent times.
When there are fewer properties available, particularly when older stock is getting purchased, it’s a sign that the market may be heating up. If this is working in reverse and more stock is coming on the market it may be a sign that buyers have more choice and perhaps that owners are cashing in on their capital gains.
 Excess stock on the market, particularly when they are not moving fast (see Time on market) can be a warning sign, although may mean that deals are available.
<img src="/images/2014/07/04/yellow-five.jpg" alt="" style="float: left;">Time on market
The length of time properties spend on the market waiting to sell is important for a number of reasons. It is a useful quick barometer of potential buyer demand for the homes, but changes can also let you know how long it may take you to sell in the future.
In a hot market this figure usually reduces – it also drops when large new developments launch strong marketing campaigns for quick sales – whereas in a cold, slow-moving market the figure will increase.
<img src="/images/2014/07/04/yellow-six.jpg" alt="" style="float: left;">Vendor discounting
Vendor discounting is the amount that a seller drops their property’s listed price by. Usually represented as a percentage, a strong rate of vendor discounting can identify a cold or cooling market and can also signal a push for owners to move out.
It may suggest that further drops are expected. Similarly, areas with very little vendor discounting – and those that achieve over their listed price – can see the figure indicative of competition, heat in the market and strong sentiment.
A singular property being heavily discounted can often speak more of personal circumstance than market conditions. Be aware of the true cause.
<img src="/images/2014/07/04/yellow-seven.jpg" alt="" style="float: left;">Demographic changes
At the end of the list are the changes in the area’s demographics. This is a far slower indicator, usually gleaned from the latest Census results and from local council data, but is one that should not be overlooked.
Significant changes in the makeup of an area’s population can quickly assist investors in choosing areas that are gentrifying and seeing an increased number of young professionals.
<ul>
<li>
Read: <a href="/expert-insights/investing/how-australias-changing-demographics-are-affecting-the-property-market-for-investors">How Australia's changing demographics are affecting the property market for investors</a>
</li>
</ul>
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Seven statistics to watch to detect market changes

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 A million lopped off the asking price, years on the market – vendors just can't seem to shift these homes.
These are the 10 most heavily discounted homes in the country, according to <a href="https://www.sqmresearch.com.au/" target="_blank">SQM Research</a>.
<a href="https://www.realestate.com.au/property-house-tas-ranelagh-113279035" target="_blank"><img src="/images/2014/07/04/yellow-one.jpg" alt="" style="float: left;">2 Louisa Street, Ranelagh, Tasmania</a>
 <img src="/images/2014/12/04/discounted%20list.jpg" alt="">
Buyers aren't biting, despite Clifton's historic heritage. The circa 1865 home on a corner plot has been on the market for 615 days, and in that time its asking price has halved. Originally listed at $2 million, vendors are now seeking offers at $995,000.
Before a series of transactions from 2000, the property was passed down through a single family.
The property, with a 25 bed main residence and two separate cottages, was once used as a farming enterprise, and at other times as a bed and breakfast.
<a href="https://www.realestate.com.au/property-acreage+semi+rural-qld-rochedale-114981059" target="_blank"><img src="/images/2014/07/04/yellow-two.jpg" alt="" style="float: left;">948 Priestdale Street, Rochedale, Queensland</a>
<img src="/images/2014/12/04/2.jpg" alt="">
One of many rural or regional properties on the top 10 list, this 4.99 hectare property has also had a million dollar price chop. Its initial price guidance was $2.8 million, and it is now listed at $1.65 million (a 41% drop).
The 20 paddock property has been on the market for 412 days. It has multiple sheds and barns, and a three bedroom main house.
<a href="https://www.realestate.com.au/property-house-tas-wattle+grove-116035107" target="_blank"><img src="/images/2014/07/04/yellow-three.jpg" alt="" style="float: left;">78 Walters Road, Wattle Grove, Tasmania</a>
<img src="/images/2014/11/26/1.jpg" alt="">
This Wattle Grove property was until this week the most discounted home in Australia, with its asking price down 40% from $1.15 million to $685,000. It's been on the market for 285 days. T
he property has 10 acres, set over two titles. It holds a three bedroom, two bathroom house and a separate two bedroom cottage.
<a href="https://www.domain.com.au/property/for-sale/rural/nsw/leppington/?adid=2011255071" target="_blank"><img src="/images/2014/07/04/yellow-four.jpg" alt="" style="float: left;">61 Woolgen Park Road, Leppington, New South Wales</a>
<img src="/images/2014/11/26/2.jpg" alt=""> 
A 5.24 acre block running parallel to Camden Valley Why has been discounted by 39%. Around five months ago, it was listed for $1.55 million. Now, the vendors are asking for $950,000. Its currently rented for $300 per week by a horse owner.
<a href="https://www.realestate.com.au/property-residential+land-wa-carabooda-200627671" target="_blank"><img src="/images/2014/07/04/yellow-five.jpg" alt="" style="float: left;">292 Carabooda Road, Carabooda, Western Australia</a>
<img src="/images/2014/10/1/1.jpg" alt="">
Taking out the joint title for most heavily discounted home in Western Australia is a 7.1 hectare farm. The property's asking price has dropped from $1.65 million to $1,032,000 – a 37% drop.
The property has a three bedroom cottage, a double garage and water supplied by an on-property bore. It's been listed for 467 days.
Article continues on the next page. Please click below.
<a href="https://www.realestateview.com.au/Real-Estate/28a-malsbury-street-bicton/Property-Details-buy-residential-7962768" target="_blank"></a>
<hr class="system-pagebreak">
<a href="https://www.realestateview.com.au/Real-Estate/28a-malsbury-street-bicton/Property-Details-buy-residential-7962768" target="_blank"><img src="/images/2014/07/04/yellow-six.jpg" alt="" style="float: left;">28a Malsbury Street, Bicton, Western Australia</a> 
<img src="/images/2014/11/26/image3.jpg" alt="">
This two bedroom, one strata unit has also had a 37% price cut. The house has been on the market for a little over a year. At first, it was listed at $1.5 million. Now, vendors are asking for $950,000.
The vacant property is currently listed for rent at $480 per week. If tenanted and sold at its current advertised price, it would return a 2.6% yield.
<a href="https://www.realestate.com.au/property-house-tas-battery+point-108230936" target="_blank"><img src="/images/2014/07/04/yellow-seven.jpg" alt="" style="float: left;">1/23 Albuera Street, Battery Point, Tasmania</a>
<img src="/images/2014/07/09/6.jpg" alt="">
This schoolhouse conversion apartment is on the market for $1.4 million, down 36% from its initial listing price of $2.2 million. The luxury ground floor apartment has three double bedrooms, polished timber floors and pressed metal ceilings.
It's been on the market for more than three years.
<a href="https://www.realestateview.com.au/Real-Estate/2-wellington-street-richmond/Property-Details-buy-residential-6093682" target="_blank"><img src="/images/2014/07/04/yellow-eight.jpg" alt="" style="float: left;">2 Wellington Street, Richmond, Tasmania</a>
<img src="/images/2014/07/09/2.jpg" alt="">
Another historic Tasmanian estate, Mill House, can't seem to attract buyers. Originally given a $2.8 million price guide, it's now on the market for $1.8 million.
The estate, with a four bedroom, four bathroom main house and a self contained cottage, has been listed for 428 days. The vendors will consider selling the adjoining plot.
<a href="https://www.realestate.com.au/property-house-wa-carabooda-114289451" target="_blank"><img src="/images/2014/07/04/yellow-nine.jpg" alt="" style="float: left;">219 Bernard Road North, Carabooda, Western Australia</a>
<img src="/images/2014/10/1/2.jpg" alt="">
The rural property at 219 Bernard Road North shares a selling agent with 292 Carabooda Road and, unfortunately, the same difficulty finding a buyer. It's on the market for $2,727,000 after it was listed for $3.5 million.
The 15 hectare farm set over two lots has been on the market for 467 days. It includes a brick and tile home and farm sheds on one plot, and a "home in disrepair" on another.
<a href="https://www.realestate.com.au/property-house-sa-strathalbyn-107584093" target="_blank"><img src="/images/2014/07/04/yellow-ten.jpg" alt="" style="float: left;">21 Cotton Court, Strathalbyn, South Australia</a> 
<img src="/images/2014/04/30/strathalbyn.jpg">
This discount-list veteran has been on the market for 1,204 days – just over three years and three months. The Strathalbyn home was first put on the market with a $498,000 price guide. Now, it's listed at $325,000.
The owners purchased the three bedroom, one bathroom c1900 house on 1,229 square metres for $118,000 in 1955.
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Prices slashed: The 10 biggest property discounts in Australia

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The latest NSW 2014 edition of the Contract for Sale and Purchase of Land features a number of changes to the 2005 edition, including new clauses on electronic conveyancing.
The new 2014 edition of the Contract for Sale and Purchase of Land was issued by the Joint Copyright Holders, Law Society of New South Wales and the Real Estate Institute of New South Wales, last month.
While the 2005 edition of the contract was issued in both paper and electronic formats, the new contract has been released in an electronic format only, <a href="https://www.cbp.com.au/People/Gary-Newton?utm_source=Mondaq&amp;utm_medium=syndication&amp;utm_campaign=author-bio-link">CBP Lawyers</a> has advised.
Although the contract is largely the same as the 2005 edition, it contains a few changes:
<ul>
<li>The contract has been renamed, from "Contract for Sale of Land" to "Contract for Sale and Purchase of Land". </li>
<li>The front page of the contract has a few changes, including the addition of buyer's agent as well as storage spaces as an improvement and solar panels as a possible inclusion. </li>
<li>There are a few new boxes to tick, including the vendor agreeing to accept a deposit bond and the parties electing to use the new electronic conveyancing for completing the purchase. </li>
<li>One change that was badly needed was the removal of references to "vendor's duty". Although it was still relevant at the time the 2005 edition was being prepared, shortly after release the vendor's duty was scrapped. </li>
<li>A new clause on "breach by the vendor" has been added. This new clause 8.2 is important because in the previous drafts of the contract there had been extensive clauses in relation to termination for default by the purchaser, but there was no corresponding clause in relation to default by the vendor. This lack of mutual breach clauses could be seen as being an unfair contract term. The new clause restores the balance. </li>
<li>There is a new clause 30 on electronic conveyancing. Given the rollout of electronic conveyancing over the last year and the fact that it is expected that the first settlements of transfers in NSW will occur using the new electronic system at the time of publication of this article, the joint copyright holders thought it would be a good idea to put in an extensive clause that dealt with all of the key steps and processes required in order to complete a matter using the new electronic conveyancing.</li>
</ul>
Gary Newton, a partner at CBP Lawyers<a href="https://www.cbp.com.au/People/Gary-Newton?utm_source=Mondaq&amp;utm_medium=syndication&amp;utm_campaign=author-bio-link"></a>, says the new clause 30 on electronic conveyancing sets out a mechanism for the party's representatives to confirm if it is proposed that the matter will proceed using electronic conveyancing and a mechanism for a party's representative to notify the other party that the matter will need to default to the paper environment, as well as the payment of fees and costs associated with that change.
The electronic conveyancing clause sets out:
<ul>
<li>How to go about creating the work space </li>
<li>How to populate the work space with data </li>
<li>How to send certain invitations to join the work space </li>
<li>Subsequent communications between the parties as they prepare for settlement </li>
<li>Time frames for the supply of adjustment figures, completion of a financial settlement schedule and digital signings of all things necessary for each settlement</li>
</ul>
Newton, who is the author of the new book Real Property Law (4th edition, 2014) and is the co-author and co-editor of a new book titled Annotated Conveyancing of Real Property Legislation in NSW, noted the new clause 30 on electronic conveyancing provides a default mechanism for the provision of settlement documents outside the work space if not otherwise agreed by the parties and sets out the consequences of the computer systems of the land registry, the Reserve Bank of Australia or the electronic platform being inoperative at the completion time.
"Finally, the electronic conveyancing clause provides for amendment of other clauses of the contract as necessary, for example clause 16 is amended such that the place for settlement becomes the work space," he advised.
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jchancellor-FAypfDUnLy

Contract changes that buyers and sellers of land in NSW should know about

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Peter Martin, the economics editor of The Age, says the Reserve Bank of Australia is stirring.
He was confidently advised the Reserve Bank board is considering cutting its cash rate when it next meets on 3 February next year.
"A cut isn't completely locked in and a lot can change in two months," he told his readers adding most of the arguments line up in favour of a cut.
"One is that a cut would boost the economy without stoking damaging inflation. 
"Another is that a cut would help bring down the dollar, which itself would boost the economy."
Martin maintains the "only cause for concern" was it might restoke an unsustainable real estate boom.
"The Bank has other measures in mind to deal with that including tougher lending standards for banks that lend to real estate investors," <a href="https://www.theage.com.au/business/comment-and-analysis/why-the-reserve-bank-is-poised-to-cut-interest-rates-20141203-11ziz8" target="_blank">he advised</a>.
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The Age economics editor says RBA considering February 2015 rate cut

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GUEST OBSERVATION
Brighton is located on Port Phillip Bay 11 kilometres south of Melbourne’s CBD. One of Melbourne’s most exclusive suburbs, Brighton is home to a number of celebrities and prominent individuals.
Brighton’s demographic has traditionally consisted of middle-aged and older couples with children, along with older single residents. In more recent times, younger families have started populating the area. As of the 2011 census, Brighton had a population of just over 21,000.
The suburb offers a cosmopolitan lifestyle with a selection of attractive shopping precincts. Brighton’s main centre is situated along Church Street which houses supermarkets, an assortment of beauty salons, high-end fashion boutiques, a cinema and a shopping plaza. North Brighton’s historic Bay Street is another popular shopping strip boasting gourmet cafes, bars and restaurants, designer retail stores and gift shops.
Numerous upmarket hotels are scattered along Brighton’s famous Esplanade, which features a pedestrian and bicycle path lined with palm trees along its foreshore. Another area that’s popular among locals is Martin Street which contains a number of gourmet food stores.
Brighton is bordered by six kilometres of stunning coastline and is home to the iconic colourful bathing boxes at Dendy Street Beach. The area also boasts Middle Brighton’s Municipal Baths that were established in 1881 and are one of only a handful of remaining open water seas baths in Australia.
Brighton has a well-connected transport system with the Sandringham train line running through the suburb. Four stations; Gardenvale, North Brighton, Middle Brighton and Brighton Beach provide residents with quick and easy public transport links into Melbourne’s CBD. At the eastern extremities of the suburb, there is also a regular tram service into the city. Brighton is bordered by the Nepean Highway – an arterial route that offers direct access to the city and the Mornington Peninsula.
The area is popular among families with teenage children largely due to its exceptional schools that include; Brighton Grammar School, Brighton Secondary College, Firbank Girls’ Grammar School, Haileybury’s Castlefield Campus, St Leonard’s College, Xavier College’s Kostka Hall campus and Star of the Sea College.
With a median property price of $1.9 million for a house and $940,000 for a unit, Brighton is home to some of Melbourne's most luxurious properties. Almost half of the home owners in the suburb own their property outright. The types of property available in the area can be categorised as follows:
<ul>
<li>Large mansions boasting tennis courts and swimming pools. These can be found in the suburban streets as well as along the desirable Beach Road.</li>
<li>Large Victorian properties.</li>
<li>A good supply of Edwardian family homes and other period properties.</li>
<li>Recent years have seen an influx of modern townhouses.</li>
<li>In the past five to 10 years many new apartments have been built and a number of new developments are currently underway.</li>
</ul>
The majority of properties in the area are stand-alone houses, which make up over 60% of Brighton’s property types. Townhouse and unit housing account for 20% of the houses and the remaining 20% are apartment buildings. Renters make up almost a quarter of the market, so there is high demand for rental properties.
Property prices in Brighton have risen significantly in the past 10 years and as Brighton is a high demand market this is likely to continue. This strong demand has greatly affected the price and availability of property in the area. With an average of 43 people showing interest per property – almost double the state average - it pays to do your research and be selective when it comes to a property’s position, style and type.  
By getting a foothold on the property ladder in Brighton, you will more than likely be able to sit back and watch the value of your investment grow. 
Julian Augustini is director of <a href="https://www.hodges.com.au/brighton-real-estate" target="_blank">Hodges Real Estate Brighton</a>.
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JulianAugustini-CWBpkiJwAX

Brighton: High demand pushing prices higher

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GUEST OBSERVATION
“At present, we are stealing the future, selling it in the present, and calling it GDP.” — Paul Hawken
Imagine if a corporation used Gross Domestic Product (GDP) accounting to do its books: it would be adding all its income and expenses together to get a final number. Nobody would think that’s a very good indication of how well that business was doing. Herman Daly, a former senior economist at the World Bank, said that, “the current national accounting system treats the earth as a business in liquidation.” He also noted that we are now in a period of “uneconomic growth”; where GDP is growing but societal welfare is not.
The good news is that there are several alternatives to GDP being actively developed, discussed, and used. One of these is the <a href="https://genuineprogress.net/genuine-progress-indicator/" target="_blank">Genuine Progress Indicator</a> (GPI).
GPI starts with personal consumption expenditures — a major component of GDP — and adjusts it using 25 components. These adjustments include incorporating the negative effects of income inequality on welfare; adding positive elements not considered in GDP, such as the benefits of household work, volunteer work, and higher education; and subtracting environmental costs and social costs like the costs of crime, unemployment, and pollution. In doing so, it paints a more accurate picture of how far we’ve come over the last three decades.
Regional level
In the United States, the states of Maryland and Vermont officially report their GPI annually. In 2010, Maryland was the first state to officially adopt the GPI as an alternative to GDP. The state’s goal was “to measure whether or not economic progress results in sustainable prosperity”.
Since its beginning, Maryland governor Martin O'Malley has <a href="https://www.dnr.maryland.gov/mdgpi/" target="_blank">actively implemented policies to encourage the increase of GPI</a>. The media has also taken up the challenge of shedding light on the true picture of societal welfare, with media coverage now regularly reporting on changes in GPI.
In 2012, the state of Vermont passed legislation mandating the calculation of GPI. Since then, GPI has been estimated for other states including Colorado, Hawaii, Massachusetts, Michigan, Ohio, Oregon, and Utah, while 10 others have expressed interest in developing their own studies.
This movement towards GPI is part of an international trend, and GPI has been calculated in around 20 countries worldwide. The international research community has begun to develop what is being called “GPI 2.0”. GPI 2.0 seeks to improve standardization and robustness of the current GPI.
National level
GPI is not the only new measure of societal welfare being adopted around the world. The Kingdom of Bhutan began using <a href="https://www.grossnationalhappiness.com/" target="_blank">Gross National Happiness</a> (GNH) as an alternative to GDP in 1972 after fourth King, Jigme Singye Wangchuck, stated that “Gross National Happiness is more important than Gross National Product.”
GNH is estimated using a survey that takes approximately seven hours per person. In 2013, it was taken by more than 10% of the Bhutanese population. The Bhutanese government also established the GNH Commission to assess all new policies for their impact on the “happiness” or well-being of the population.
The Australian Bureau of Statistics also began moving in this direction with the <a href="https://www.propertyobserver.com.au/https://www.abs.gov.au/ausstats/abs@.nsf/mf/1370.0" target="_blank">Measures of Australia’s Progress</a> (MAP) initiative. MAP was established to address the question, “Is life in Australia getting better?” MAP provides Australians with 26 indicators related to society, economy, environment, and governance. Unlike the GPI, it does not aggregate the indicators into one overall measure, but allows viewers to make their own assessment regarding the well-being of the Australian population based on the individual indicators. However, funding was discontinued for MAP in early 2014.
<h2>Global effort</h2>
Currently, no global consensus exists regarding alternatives to GDP. However, there is growing agreement that the continued use of GDP as a proxy for overall well-being is not appropriate. A range of national indicators exist and are being used around the world
<a href="https://62e528761d0685343e1c-f3d1b99a743ffa4142d9d7f1978d9686.ssl.cf2.rackcdn.com/files/65809/area14mp/image-20141128-9764-1kqiz3c.png"><img src="https://62e528761d0685343e1c-f3d1b99a743ffa4142d9d7f1978d9686.ssl.cf2.rackcdn.com/files/65809/width668/image-20141128-9764-1kqiz3c.png" alt=""></a>
The <a href="https://www.un.org/millenniumgoals/" target="_blank">Millennium Development Goals</a>, which are ending in 2015, look primarily at health, poverty, and education. To replace them, a UN-led initiative has developed a set of 17 <a href="https://sustainabledevelopment.un.org/focussdgs" target="_blank">Sustainable Development Goals (SDGs)</a>. These new goals have a broader agenda that includes the environment, inequality, and sustainable and equitable economic growth, amongst other aspects.
Although metrics are being developed for each of the 17 goals and their sub-goals, as of yet, no overall indicator has been developed to assess the overall success of the SDGs.
Robert F. Kennedy once said that a country’s GDP measures “everything except that which makes life worthwhile”. The only way to dethrone GDP from its current role, is to start measuring all those things that do “make life worthwhile”.
Ida Kubiszewski is senior lecturer at Crawford School of Public Policy at Australian National University.
This article was originally published on <a href="https://theconversation.com" target="_blank">The Conversation</a>.
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