Apartment buyers in New South Wales are set to gain a decade of insurance-backed protection against major building defects, after the NSW Parliament passed the Fair Trading and Building Legislation Amendment Bill 2026.&nbsp;

The Bill establishes decennial defect insurance, known in the market as Latent Defects Insurance (LDI), as an alternative to the existing two-year strata building bond. It cleared the Legislative Council with amendments on Tuesday evening (August 4, 2026), with the Legislative Assembly agreeing to those amendments shortly after.

Under the reform, eligible developers can satisfy their statutory bond obligation by taking out an approved decennial-style policy that gives owners 10 years of cover for major structural defects from completion, claimable directly, without first having to pursue developers or builders through costly legal action.&nbsp;

The change forms the final tranche of amendments arising from the 2021 statutory review of the Strata Schemes Management Act 2015 and related legislation.

Resilience Insurance, which originated the cover in Australia and has delivered it in NSW since 2022, welcomed the passage and credited the NSW Government for delivering it.

“This is protection apartment buyers have needed for a long time, and the credit for delivering it belongs to the NSW Government,”&nbsp;said Corey Nugent, CEO of Resilience Insurance.

“Minister Chanthivong and his team have shown real leadership in replacing an outdated two-year bond with cover that matches the lifespan of the buildings people are buying into. Reform like this is what good, evidence-based regulation looks like.”

Resilience has delivered LDI in NSW since 2022, protecting thousands of apartments, giving the State, and now the country, real-world evidence of how decade-long, no-fault protection works in practice.

The reform also places NSW within a wider national shift.

NSW is the third jurisdiction to put decennial cover into law. The ACT legislated for it in 2024, with the scheme taking effect in late 2025, and Victoria passed its own framework on 17 June. Between them, the three cover the majority of Australia's apartment market.

The reform commences once the legislation is proclaimed, which is expected in the coming weeks. From that point, developers of Class 2 residential apartment buildings can meet their statutory obligation with an approved decennial policy in place of the bond.

Buyers who purchased into projects that took out the cover early are among the first in the country to take keys to apartments carrying decade-long structural protection.

“With the legislation passed, the focus now turns to making it work for buyers,”&nbsp;Nugent said.

“There are already thousands of apartments in NSW covered by this insurance, bought by developers who moved early. The question every buyer should be asking in a display suite is a simple one: does this building come with 10-year defect cover, and who stands behind it?&nbsp;

“We look forward to working with the Government and the Building Commission in coming weeks as the framework moves to implementation, and to sharing what we have learned over the past four years so the protection reaches owners as smoothly and quickly as possible.”

Other states are working through their own reform programs. Western Australia has indicated that decennial cover is within consideration a later stage of its reform sequence, and Queensland has been examining the settings as it looks at the development pipeline ahead of the 2032 Olympics.

Resilience Insurance acknowledges the NSW Government’s continued focus on strengthening consumer protection while supporting housing delivery across the State.

Fast Facts: What the reform means

<ul style="color:#222222; font-family:Arial, Helvetica, sans-serif; font-size:small; font-style:normal; font-variant-ligatures:normal; font-weight:400; text-align:start; white-space:normal; background-color:#ffffff; text-decoration-thickness:initial; text-decoration-style:initial; text-decoration-color:initial">
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">Proven at scale:&nbsp;Decennial cover has operated in NSW since 2022, protecting thousand of apartments.</li>
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">10 years of cover:&nbsp;Protection for major structural defects runs for a decade from completion, claimable directly and with no legal action required.</li>
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">An alternative to the bond:&nbsp;Eligible developers can meet their statutory obligation with an approved decennial-style policy in place of the 2% strata building bond.</li>
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">Part of a national shift:&nbsp;The ACT has had decennial provisions in force since 2025 and Victoria passed its framework in June. NSW now joins them.</li>
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">No-fault, first resort:&nbsp;Owners corporations claim directly from the insurer without first having to establish who is liable for the defect.</li>
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">Cost-competitive:&nbsp;At approximately 1.8% of build cost, LDI is typically priced below the 2% bond while offering broader, longer protection.</li>
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">Market position:&nbsp;Resilience originated LDI in Australia and has delivered it in NSW since 2022.</li>
</ul>

Fast Facts: What is Resilience LDI?

<ul style="color:#222222; font-family:Arial, Helvetica, sans-serif; font-size:small; font-style:normal; font-variant-ligatures:normal; font-weight:400; text-align:start; white-space:normal; background-color:#ffffff; text-decoration-thickness:initial; text-decoration-style:initial; text-decoration-color:initial">
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">Resilience Latent Defects Insurance (LDI):&nbsp;Covers major structural defects for 10 years from completion.</li>
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">Consumer-first:&nbsp;Direct claim access, no need for lengthy legal action.</li>
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">Cost advantage:&nbsp;At approximately 1.8% of build cost, LDI is typically priced below the traditional 2% Strata Bond while offering broader protection.</li>
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">Market leader:&nbsp;&nbsp;Resilience Insurance originated LDI in Australia and is the national market leader.</li>
</ul>

Joel Robinson

NSW parliament passes 10-year defect insurance laws for new apartment buyers

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.

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

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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<li>
Functional and stylish – don’t forget both elements There’s no point making something beautiful if it can’t be used in the way intended. Renovators should consider how a room is used as well as how it looks. Storage, access and use are just as crucial as giving something a contemporary, high end and luxury look. 
</li>
<li>
Be firm with your suppliers Many couples in The Block Glasshouse were faced great difficulty trying to get materials, such as cabinetry, from their suppliers, leaving some installing it 45 minutes before completion time. Some strict words did assist with speeding up the process. It’s crucial to let your suppliers know your expectations. Leave plenty of time as a buffer for any delays. 
</li>
<li>
Budget While many of the teams do well with budgeting, in The Block Glasshouse's office episode Carlene managed to max out their credit card earlier on in the piece by overspending on pricey fabric and making other extravagant purchases. Budget ahead of time, know where the bang for your buck items are. Think smartly about your spending choices. Some DIY furniture saved Michael and Carline in the end, using timber that was on site, however it could have worked out far worse. 
</li>
<li>
Find a focal point The couples that did the best knew to focus on a “wow” factor, and focus the room around that point. Those that missed out dressed either all of their room too much (such as Chris and Jenna with too many plants) or not enough. Think of the point of difference – a clever skylight, or a canopy bed – and enhance this with your styling. 
</li>
<li>
Teamwork Communication and strong team work are crucial when you’re suffering from lack of sleep, structural issues and a short time period. Many couples were unable to make decisions between them, or to trust each other to make choices. It’s crucial to stay in touch, to know whose is responsible for which task and to choose who will do what. 
</li>
<li>
Fitout may fade, but aspect is forever. While Steve and Chantelle’s renovating skills in The Block Fans v Faves may have left a lot to be desired at times, their street-fronting apartment had that all-important north facing aspect. With windows all along their western wall and huge arched windows at the north, their apartment was flooded with light. Should they wish to, changing the apartment’s furnishings will cost the buyers relatively little. 
</li>
<li>
Use the building’s natural features. Contestants in The Block Fans v Faves were lucky enough to makeover one of the most interesting buildings in Albert Park, the former Dux Picture Theatre. With townhouses and apartments in the suburb already in high demand, the rarity of The Block’s warehouse conversions were a huge pull for buyers and audiences. All four teams took advantage of this fact, playing up the industrial elements of their properties with complimentary timber work and exposed red brick. 
</li>
<li>
Location matters, even in TV land The Block’s producers have an impressive track record now of picking buildings in blue chip inner city suburbs, where demand runs hot and residences are hard to come by. As buyers’ advocate Frank Valentic noted, the couple who purchased the winning apartment this series had been seeking a home in Melbourne’s inner south for some time. With The Block Glasshouse taking part in Prahran, it's clear they have continued this trend. 
</li>
<li>
Treat your tradies well Trouble with tradies is a running theme across many of The Block seasons, as is those with the best tradie-relationships securing the best results. Poor planning meant that teams at times had to re-do their work with different tradespeople, while disputes in The Block Fans v Faves sees Alisa and Lysandra ditch one of their employees. 
</li>
<li>
Reno smart, sell smarter With the least experience and the least money, The Block Fans v Faves' Steve and Chantelle relied on strategy, channelling their energies into the kitchen and living spaces and their master bedroom, two of the most valuable areas for buyers. But it was their clever choice to go last in the auction proceedings that was the couple’s best play, with high demand and low supply the perfect ingredients for a winning price.</li>
</ol></body></html>

po-LsXgBTHBmX

10 novice renovator tips from The Block

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Almost 50% of first home buyers from Generation Y want early access to their superannuation or for their employer to salary sacrifice, to fund a deposit, according to <a href="https://www.mozo.com.au">Mozo.com.au</a>’s research.
In a survey undertaken to launch Mozo’s new First Home Buyers Hub, first home buyers were asked how they would prefer to fund their home purchase if given the option.
The majority, at 49%, were prepared to save diligently. If you’re one of these first home buyers, you can see some savings tips over the page.
However, 22% were keen to borrow the full purchase price without a deposit.
Here are the results from Mozo:
<img src="data:image/png;base64,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" alt="">
Mozo director Kirsty Lamont said that it’s interesting to see which option first home buyers would choose when facing increasing property prices.
“It’s clear Gen Y feel it’s unattainable to enter the property market by saving alone, and want the Government to seriously consider superannuation as the solution,” said Lamont.
“Using superannuation to fund property sounds good in theory but it’s not the silver bullet for first homebuyers,” she said.
She noted that first home buyers have to consider stamp duty, mortgage interest, maintenance costs and the lost returns the super could have earned.
“With this seemingly quick fix what’s also lost is the important discipline of regular savings, which can become a harsh reality when the mortgage repayments start,” she warned.
For those interested in Mozo’s savings tips, turn the page.
<hr class="system-pagebreak">
 With almost 50% keen to go the traditional route and save the funds for a deposit, Lamond suggests living off one salary if buying as a couple, or selling off unnecessary assets such as a second car.
Moving in with the parents may also be an option, she says, noting these are temporary choices.
They also suggest:
<ol>
<li>High interest savings accounts 
</li>
<li>Setting a budget 
</li>
<li>Getting a second job 
</li>
<li>Ditching credit cards 
</li>
<li>Selling old items online</li>
</ol>
You can <a href="https://mozo.com.au/first-home-buyers/rip-first-home-saver-accounts-what-now-for-deposit-savers" target="_blank">see more of their tips here</a>.
</body></html>

jduke-EHk3XBmHkn

Almost a quarter of Gen Y first timers want no deposit home loan

<html><body>
There is seemingly no rush to auction this spring in Sydney.
Yes school holidays slow things down, but until a few months ago, the auction schedule was chockers.
Typically 30% to 50% above the levels of the same time in 2013.
But this has changed considerably.
This week APM report Sydney has 723 listings, which is 3.1% up year on year.
Melbourne has 855, which is 1.1% up year on year, according to APM with RP Data, which includes Geelong and the Mornington Pensinsula putting the number at 992 auctions scheduled in Melbourne this week, down compared 1008 this weekend last year. 
Perhaps inversely the easing in high levels has something to do with the strong auction market, that is, buyers snapping up property, often before they are formally listed for sale.
Auction listings have flattened over recent weekends, with the regular gap between this year and past years almost disappearing.
Weekends over the winter months in Sydney were especially up on last year by 24%; 52%; 31%; 35%; 54%; 37%; 37%; 32% and 61% on the June long weekend. 
Listings on the Lower North Shore are down 10%, according to Raine &amp; Horne, making it a sensible time to sell ‘hard to shift’ properties.
Such properties that took three months to sell last year are being snapped up in the current market, the agency has noted.
SQM's Louis Christopher has detected the same overall easing trend in his data which includes private treaty volume.
"Sydney is leading the charge, with substantial decreases both on a monthly and yearly basis," said Christopher. 
"We can see that contrary to the seasonal trend which commonly sees an influx of listings hit the market at the beginning of spring, all capital cities recorded monthly decreases in stock, excepting Darwin which recorded a slight increase at 0.2%," he noted. 
<img 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" alt="">
Source: SQM Research
 
It is not to rule out that there won't be a late spring surge in volumes - especially for those who have held off until the garden is in full bloom.
And yes next weekend there is a small uptick. Sydney numbers look like dipping to just below 700, but that will be 13% up on the same time last year with Melbourne numbers up above 980, which is up 8% year on year.
However no super-dooper Saturdays on the horizon yet for Sydney. After this week there are only 10 weekends left this year for auctions, up to the Saturday December 19 last opportunity.
Melbourne has had seven 1,000 plus auction Saturdays so far this year, according to APM. And some 1800 auctions scheduled at the end of October 25, exceeding the previous record of 1600 set on the corresponding weekend last year.
Spring however will no doubt bring the constant Fair Trading crackdown stories with the tabloid and television headlines lapping up state government supposedly stepping up its vigilance against dodgy real estate agents.
There's already been chatter of NSW Fair Trading officers posing as young couples in order to expose underquoting.
 
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jchancellor-FAypfDUnLy

Low Sydney stock suggests early bird vendors have already got their spring buyers

<html><body>
The Block Glasshouse judge Shaynna Blaze predicts Maxine and Karstan's apartment will attract lots of bidders, perhaps putting it ahead of the competition at tomorrow's auction.
Blaze, or "Shaynna from Wantirna" to some, told TV Week that the aspect and size of the apartment apartment at <a href="https://www.realestate.com.au/property-apartment-vic-prahran-117846863" target="_blank">3/121-127 High Street Prahran </a>will appeal to buyers.
"I think there are going to be more people bidding for Max and Karstan's apartment due to the size of it, and it's north facing," she said.
Max and Karstan's apartment has 237 square metres of space. In The Block Glasshouse, first time renovators Chantelle and Steve took out the competition with their <a href="/news/substance-over-style-as-chantelle-and-steve-win-the-block-2014-fans-v-faves">north facing apartment</a>.
While Blaze thinks Max and Karstan's apartment will draw in buyers, she admitted that Carlene and Michael's styling made their apartment her favourite.
"I absolutely love it," she told TV Week.
“Just to walk in to it as a family home – I think that’s what they’ve done beautifully."
Do you agree with Shaynna that Michael and Carlene's is the apartment with the best renovation?
{mijopolls 52}
</body></html>

jrichardson-uRX5hFdKfN

Shaynna Blaze picks Max and Karstan's apartment as the top seller in The Block Glasshouse

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Across Queensland, a total of 56 suburbs record a rental yield higher than 6%. Of these, 22 record a rental yield above 6.5%, according to RP Data’s latest statistics.
Here are those top yielding suburbs, and their median prices, in alphabetical order.
<a href="/news">Aldershot</a>
6.5%
$189,000
<a href="/news">Clermont</a>
7.4%
$248,000
<a href="/news">Depot Hill</a>
7.1%
$160,000
<a href="/news">Gayndah</a>
7.5%
$224,000
<a href="/news">Granville</a>
6.6%
$207,000
<a href="/news">Healy</a>
7.5%
$420,000
<a href="/news">Helidon</a>
6.9%
$231,000
<a href="/news">Home Hill</a>
6.6%
$170,000
<a href="/news">Kingston</a>
6.8%
$253,000
<a href="/news">Logan Central</a>
6.7%
$257,000
<a href="/news">Manoora</a>
6.5%
$259,000
See over page for Maryborough to Woodridge.
<hr class="system-pagebreak">
<a href="/news">Maryborough</a>
6.6%
$200,000
<a href="/news">Mount Morgan</a>
7.8%
$131,000
<a href="/news">Pioneer</a>
7.0%
$368,000
<a href="/news">Queenton</a>
6.7%
$178,000
<a href="/news">Richmond Hill</a>
6.5%
$205,000
<a href="/news">Rockhampton City</a>
7.1%
$205,000
<a href="/news">Slacks Creek</a>
6.5%
$280,000
<a href="/news">Soldiers Hill</a>
6.8%
$350,000
<a href="/news">Sunset</a>
7.2%
$350,000
<a href="/news">Townview</a>
6.8%
$378,000
<a href="/news">Winston</a>
6.9%
$370,000
<a href="/news">Woodridge</a>
6.6%
$245,000
</body></html>

Queensland’s 22 highest yielding suburbs: 6.5% plus

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If you’re buying a property or renovating this spring season, it’s worth considering how depreciation plays into the equation. Even a couple of small decisions can have a significant pay off.
Tyron Hyde, chief executive of quantity surveying firm Washington Brown explains that there are some items that can be depreciated at 100%. Essentially, this allows you to maximise your return from the start.
“Depreciation is really about claiming the wear and tear on your property, from carpets and blinds to ovens and dishwashers,” Hyde says.
“It’s a way to reduce your taxable income and it’s perfectly legal,” he says.
He suggests new buyers remember that new properties have a higher rate of depreciation, and that higher developments can have more claimed on them due to lifts and structural requirements.
Developments with pools and gyms can also often see more claimed, due to a higher ratio of plant and equipment to the purchase price, and he notes that lower priced properties have a higher depreciation ration.
Here are his four tips to remember:
<ol>
<li>
Individual items under $300 can be claimed immediately. If you’re buying a microwave, buy one that’s $299 instead of $319. This is better than depreciating it at the prime cost rate of 10% per annum (or $30 in the first year). That’s a 1000% increase. 
</li>
<li>
Big ticket items can be claimed too. If your portion of an expensive item is under $300, you can claim it. For example, a garage door costs $2,500 in a building of 10 units therefore your cost is $250. This amount can be depreciated immediately. 
</li>
<li>
Items valued between $300 and $1,000 can be depreciated at a higher rate. Through the low value pool method, you can claim these at a rate of 37.5%. So if you bought an oven for $950 you can claim $356. 
</li>
<li>
Split your report to get more. If you have bought a property as a group, say with family or friends, as your Quantity Surveyor to split the depreciation report between the investors to get more bang for your buck.</li>
</ol>
“Depreciation is the only non-cash deduction available to property investors,” says Hyde.
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Four little-known tips about depreciation: Tyron Hyde

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There are 992 auctions scheduled this week in Melbourne compared to 1008 for the same time last year (the fourteenth week with over 1,000 auction this year).
The highest volume of auctions will be in Mount Waverly with 19 expected.
After a few weeks where sellers were holding the upper hand, last week showed that they still need to ensure that their sale price expectations are not too high.
While the Melbourne market is healthy, it is recording more moderate growth than in the two previous upswings in 2007 and 2010.
September quarter property values showed that the strongest growth in house values on a suburb basis were in the inner east.
Armadale saw a 25.4% rise over the last year and similar growth was recorded in nearby Malvern East, Glen Iris and Camberwell. It is often the case that in an improving market the most expensive segment records the strongest increase in values.
It was also interesting to note that Fairfield joined its neighbor, Alphington, as a suburb with a median house value of in excess of a million dollars. Buyers who can't afford Mont Albert or Balwyn are gravitating north of the Yarra.
On a city wide basis, the time on market results for houses sold at private sale rose from 39 days to 40 days over the last week while vendor discounting fell from -5.3% to -5.1%.
Key data
<ul>
<li>Clearance rate week ending 5 October: 69.1%</li>
<li>Melbourne auctions expected week ending 12 October: 992</li>
<li>Melbourne private sales time on market week ending 5 October: 40 days (houses)</li>
<li>Melbourne vendor discounting market week ending 5 October: -5.1% (houses)</li>
<li>Listings being prepared for market are 3.9% higher in month ending 5 October (seasonally adjusted)</li>
</ul>
 
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Melbourne buyers head north of the Yarra: RP Data's weekend auction preview

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This story is dedicated to my very best friend Tracey.
She is a real fighter and I think what she has proven recently can be applicable to us all. Today's message is: When you want something badly enough, you fight for it.
Trace and I go back a long time, we met in our early 20's playing sport and we went on to buy property together under a joint venture agreement, but mostly we've just hung out and had lots of fun times.
She's recently had to fight hard to win a battle with a large government agency. You see she missed out on a promotion after spending about a year preparing for it.
There was a dispute in her application that led to her just missing out by only one placement. This had massive implications on her career path, not to mention her emotions.
She didn't miss out because she wasn't good enough. She was aware of a discrepancy that meant that she actually should have been accepted but due to certain circumstances I can't talk about, she didn't make it.
She could have gone one of either two ways.
She could have accepted 'fate', moved on and forgotten about her dream of making it to this level.
Or, she could be very brave, speak up and expose the person and agency for the error that had occurred and fight for what she knew she deserved. This was not the easier option.
I'm proud to say Tracey took the second option. She spend a crazy amount of time researching the applicable Acts and becoming very familiar with her rights.
After her initial complaint fell on deaf ears, she engaged the best solicitor she could find who specialised in this area. She worked with him to ensure that the correspondence sent out truly represented her and what was in her heart.
It wasn't too long before the agency virtually admitted guilt (in a roundabout way) and she received a personal phone call from the 'big guy'. He offered her a chance at the role she was so focussed on achieving. She still has a lot of work ahead of her before she can be awarded this role.
All she wanted was an equal chance, one she had fairly won but was not given.
I have no doubt in my mind that she will not only achieve accreditation but exceed all expectations because she is determined.
My friend has drive. She is focussed on what she wants and she will get it. I know she will.
I can't help use Tracey's story as inspiration. I think to achieve our goals, there is nothing better than having a very focussed mind, a firm understanding of why we want to get there and  then, if we can add in a sprinkling of emotional energy we have a very powerful force.
So what is it that you are trying to achieve and do you want it badly enough? What are the emotions behind your goal? Is it to set up your financial future so you can spend more time with loved ones? Is it to know that the people you love will have enough? Is it to retire early and have more fun?
Many people I speak to want property investing to be their financial saviour.  It can be, but what you need to bring to the table is focus, determination and a strong passion to stay on track and drive your investment strategy.  If you want it badly enough, are focussed and have done your homework, you can achieve anything.
<a href="https://www.propertybloom.com.au" target="_blank"> www.propertybloom.com.au</a>
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Drive and determination can equal great achievement

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Guest observation
We have a lot of property related data in Australia.
Information is released regularly by the Australia Bureau of Statistics (ABS), the Reserve Bank (RBA), a wide spectrum of state and territory and industry organisations, and private corporations.
There are plenty of stories that could be told based on all that information. But are we being told the right stories?
There is a common belief that statistics can be manipulated to support any argument, even the most outrageous claims. However, data does not lie.
It is the people who tell stories they want to tell regardless of what the numbers are. And this is how statistics get bad reputations.
The deception or, more often than not, just the misinterpretation of information due to plain and simple ignorance about the facts is possible because the audience is mostly clueless about what the data really shows. So, we trust the presenter and his or her good judgement and intentions rather than the numbers provided in support of the argument.
It is an art to ask the right question to extract the correct information from a bunch of numbers. And it appears that our education system has failed miserably to teach us how to do it properly.
Consequently, we are at mercy of news headlines and commentary proclaiming one extreme or another – if it is not the imminent price crash, then it must be a bubble.
But which issues are really at play and which are just imaginary, media fuelled propaganda? That is the question.
To make my point clearer, I am sure you have come across hockey-stick-like charts of Sydney house prices (similar to the one provided below) and commentary implying: "... they have reached extreme levels... are not sustainable... something must be done about it immediately...".
 <img src="/images/2014/10/10/sydney_median_price.png" alt="">
Source: Based on ABS data
Well, in absence of other contextual information, the steep rising line can give the impression of rampant and uncontrolled growth.
The impact of this visualisation on an uninformed observer can be quite dramatic and makes it easy for the commentator to draw quite plausible sounding conclusions that "everything is out of control". But appearances can be deceiving. Have a closer look at the following charts.
<img src="/images/2014/10/10/relative_chane_in_median_prices.png" alt=""> 
Source: Based on ABS data
It is the same data that many commentators are using and comes from the same credible source – the Australian Bureau of Statistics. However, this chart puts the information in the right context – that is, the chart compares price growth in Sydney to other capital cities and over a very long time.
These charts are more useful for describing the current state of affairs than looking at the headline statistic of 14%+ Sydney median price growth and proclaiming it is "a rampant speculation beyond all reasons". That is to say, looking at a single number without considering the broader context is meaningless.
In this broader and relative context, you can clearly see that the recent high price growth has just allowed Sydney to catch up to Brisbane and that Sydney is still behind Melbourne and Perth.
More interestingly, over the last 28 years, Sydney prices have not increased significantly more, in relative terms, than the weighted average of eight capital cities.
That is, in June 2014, growth of Sydney house prices over the 28 year period was higher than the national average by only 6.1%. In comparison, Brisbane house price growth was higher by 6.4%, Melbourne growth was higher by 8.7% and Perth by 17.6%.
So, is the current Sydney property price growth a manifestation of mad and speculative exuberance that everybody seems to easily diagnose? Or is it more likely to be the result of a normal market reaction to a long term underperformance, which should have been expected?
To highlight another aspect of how dangerous it can be to take information on the face value, please consider the above chart in the context of advice given to investors to "forget Sydney" and that "Brisbane is the market everybody should focus on next for growth...".
Of course, it is hard to make forecasts and draw far reaching conclusions based on just one, simple chart. However, this chart points to the likely reason as to why Sydney prices had the opportunity to grow so dramatically and why Brisbane price growth is so sluggish in comparison. That is, Sydney underperformed other large capital cities for quite some time while Brisbane property appears to be fully priced at the moment.
I am the first to stress that the above chart is not perfect and that it is far from providing the full story. In particular, it has been constructed based on an assumption that property prices were reasonably balanced across all capital cities in June 1986.
As shown on the chart below, this is a reasonable assumption. That is, median house prices for capital cities were in a relatively tight range in mid 1980's.
 <img src="/images/2014/10/10/derived_median_house_prices.png" alt="">
Source: Based on ABS data
Things are visibly out of balance at present but let's leave the explanation of the reasons this has happened for another opportunity. The graphs provide enough to say for now that there is a clear divide between larger cities such as Perth, Melbourne, Brisbane and Sydney, and smaller cities like Canberra, Hobart and Adelaide, with Darwin the only exception.
If you are still in disbelief about Sydney property prices not being out of the ordinary and think that one chart doesn't prove anything, here is another perspective to consider – relative to average full time adult incomes, the cost of buying a median priced house in Sydney is still 21% less than in 1986.
<img src="/images/2014/10/10/long_term_purchase_affordability.png" alt="">
Purchase affordability in Sydney is declining and is lower than for Australia as a whole but there is still some room for prices and interest rates to move up before the affordability reaches uncomfortable levels (e.g. like it happened in 2008).
If Sydney property prices were indeed out of control, we would have seen the evidence no matter what statistic was used. This is clearly not the case.
In this article I highlighted only one issue – that is, incorrect interpretation of the growth of Sydney property prices. Just imagine how much more misinformation could be floating around in the media and on discussion forums, and how many prominent commentators may be totally clueless of what is really happening in the property market in Australia.
You cannot stop others from exaggerating facts and exploiting data for whatever purposes or agendas they may have, but you can control how you treat such information. I hope this example will make you think twice about what you read and trust from now on.
For a chance to learn more about what is happening with property prices in your area, post a comment below naming capital city you would like to be featured in a special report later this month.
Arek Drozda is an independent property market analyst.
 
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Lies, damned lies and housing statistics

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Guest observation
Most people seeking to sell their house want to do so quickly and for the highest possible price.
But not everyone takes the steps required to make this a possibility. While buying a house is a major, long-term commitment for most, it is still a decision that is often ruled by the heart. By making a few additions, repairs and alterations to your home, you can make your property attractive to the widest range of prospective buyers possible.
Make first impressions count
It's unlikely that a prospective buyer is going to decide they want to buy based on the outside of the house, but they may make the decision not to after looking over the exterior.
Good impressions should start from the minute people pull up outside, yet too many sellers forget about ensuring the façade of their homes are presentable.
This means everything from the driveway to the garden to the front door should be ready to impress.
<ul>
<li>Keep your lawn mowed at all times</li>
<li>Schedule a regime of weed and leaf clearing</li>
<li>Plant some flowers or shrubs to complement the season</li>
<li>Remove any unnecessary items from your garden and pathways</li>
<li>Make sure your windows are clean and in a good state of repair</li>
<li>Check for missing roof tiles and slates</li>
<li>Walk up to your door and imagine yourself as the buyer. What's your first impression? Would you want to take a look inside?</li>
</ul>
Attend to repairs  
The last thing people, especially first home buyers, want to be worrying about is costly repairs right after moving in.
Unless you're targeting property developers, you'll need to make sure that the obvious, niggling repair jobs that you've been putting off are all attended to in a professional manner. They may seem like quick fix jobs, but a broken doorbell or loose floorboard just gives buyers another excuse to walk away.
If they're easy enough for a new buyer to fix, they should be easy enough for you to fix first.
<ul>
<li>Make sure all your internal doors close properly, and that all the door handles in your home work as they should.</li>
<li>Attend to cracks in the walls and ceilings before painting or papering over them. But be sure to seek professional help from a builder or a structural engineer if the cracks appear serious.</li>
<li>Fix dripping taps and leaks.</li>
<li>Replace broken fly-screens.</li>
<li>Check that all your light fittings are working and that they are fixed with the appropriate light bulb.</li>
</ul>
Modernise and minimise
Keep things simple. While you may have loved the bright colours and quirky items of furniture in your home, the truth is that buyers often respond more favourably to neutral tones and colour schemes.
Buyers need to be given the freedom to imagine their lives in your home, and that can be difficult if it's adorned with patterned wall-coverings, too many personal photos and trinkets and ornaments from your last holiday.
<ul>
<li>Redecorate with neutral tones - magnolia, and shades of white are ideal.</li>
<li>Remove overly personal and niche item</li>
<li>Remove excess furniture and clutter, including newspapers, magazines, and children's toys</li>
<li>Avoid stuffing cupboards and drawers with clutter, as buyers may want to take a close look at the storage space available</li>
<li>If necessary, hire some storage space for items that aren't necessary to daily life. This will allow you to create the image of space, and allow your home to be the star of the show.</li>
</ul>
Get cleaning  
A quick flick of a vacuum cleaner and some light dusting won't cut it when you're showing your home to potential buyers. It's important to remember that your home is probably one of dozens in the area for sale, and even the slightest issue with cleanliness can be enough to scupper your chances of securing a quick scale.
When people are looking for a new home they want a fresh start -- so make sure the property reflects that.
<ul>
<li> Clear every room of furniture and perform a detailed clean on areas that would otherwise escape your attention.</li>
<li>Pay particular attention to the kitchen and bathroom where dirt and grime show up easily</li>
<li>Think about hiring a professional cleaning service just before you start inviting buyers into your home.</li>
<li>Remember that your home should be ready for those last-minute inspections that are an inevitable part of the selling process.</li>
</ul>
Consider hiring a 'home staging' service
 Sometimes, particularly for premium properties, even the most subtle of details can be enough to strike a chord with a prospective buyer. It might be an inviting smell, the way the light flows into a particular room, or the flow of your home's main reception room.
Although hiring an expert to 'stage' your property for viewing comes at a price, the premium it can deliver in the form of a higher sale price could be worth it.
There may be a lot of competition for the attention of buyers in your area. But with some careful planning, maintenance and staging, you can make sure it's your home that stands out on the market.
Zoe Pointon is the co-founder of real estate startup <a href="https://www.openagent.com.au/?tid=1003" target="_blank">OpenAgent</a>.
 
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