Avant Townhomes is adding to Ivanhoe’s family-sized housing options with <a href="https://www.apartments.com.au/new-townhouses/three-82-ivanhoe-382-upper-heidelberg-road-ivanhoe-vic-3079">Three 82</a>, a collection of just 16 four-bedroom townhomes on Upper Heidelberg Road.

The <a href="https://www.apartments.com.au/developers/intrapac-property">Intrapac Property</a> townhome division has taken a contemporary approach to the traditional family home, pairing larger floorplans with the lower-maintenance format of a townhouse.

[smartcode_project:default project_id=152069 project_image_fid=374394]

Designed by <a href="https://www.apartments.com.au/architects/arcadia-studio">Arcadia</a>, with landscaping by Landsite, the homes feature generous open-plan living and dining areas that connect directly to outdoor spaces, with layouts also designed to maximise natural light and privacy.

Natural stone is used throughout the interiors, including in kitchens that pair stone surfaces with bespoke cabinetry, considered storage and SMEG appliances.

The four-bedroom layouts include built-in wardrobes and a main bedroom with its own ensuite, while family bathrooms service the additional bedrooms. Each home also includes a lock-up double garage and intercom entry.

[smartcode_project:default project_id=152069 project_image_fid=374399]

Energy efficiency has been incorporated into the design through solar panels, double glazing and reverse-cycle heating and cooling, with the homes targeting 7-star energy ratings.

Rather than incorporating extensive communal facilities, Three 82 has been conceived around private residential amenity, with the 16-home scale keeping the focus on individual homes and their own indoor and outdoor spaces.

The development is located at 382 Upper Heidelberg Road, around one kilometre from Ivanhoe Village's cafés and retail and a short drive from Eaglemont Station and Ivanhoe Station.

[smartcode_project:default project_id=152069 project_image_fid=374393]

Several of Ivanhoe's established schools are also nearby, including Ivanhoe Girls' Grammar and Ivanhoe Grammar School. The address also provides access to the suburb's parklands and the wider Yarra River corridor.

<a href="https://www.apartments.com.au/project-marketer/nelson-alexander">Nelson Alexander</a> has been appointed to handle sales.

Construction is underway and progressing well, with Three 82 currently tracking toward completion in Q2 2027.

[smartcode_project_cta:default project_id=152069]

Joel Robinson

Three 82 brings boutique four-bedroom townhome collection to Ivanhoe

Builder-developer&nbsp;<a href="https://www.apartments.com.au/developers/graya">Graya</a> has secured a prime Newstead site from fellow developer Fraser, subsequently lodging plans for The Silo, a major mixed-use residential project in Newstead designed around a new public laneway linking the James Street precinct with the wider Gasworks and Newstead neighbourhood.

Proposed for the corner of Chester and Morse streets, the <a href="https://www.apartments.com.au/architects/bureauproberts">Bureau^Proberts</a>-designed project places its strongest emphasis at ground level, where retail, landscaping and a new cobblestone pedestrian connection would open the site to the surrounding neighbourhood. The design team describes The Silo as “more than a residential building”, positioning the development as an extension of Newstead’s public realm rather than a standalone apartment tower.

“A new cobblestone laneway and landscaped connection between James Street and Gasworks unlock a missing pedestrian link, improving walkability and stitching together two of Brisbane’s significant urban destinations,” Bureau Proberts said in its Urban Design Report.

<img alt="First look: Graya plans The Silo as new pedestrian link between James Street and Gasworks" data-entity-type="file" data-entity-uuid="0ea1b06a-75f5-40a5-b2c5-33c97bc86052" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/silo%20bldg.png?VersionId=KmjsAtNePu57_B31EM_DJ5T6KPJHtcmo" />

The Silo is planned as a mixed-use development incorporating apartments alongside a bar and centre activities including food and drink outlets, indoor sport and recreation, office and retail uses.

Architecturally, Bureau Proberts has conceived the building as a collection of vertically expressed, stepping forms rather than a single uniform tower. The composition rises from an articulated podium before being broken by a triple-height landscaped recreation level, with the upper section becoming more compact before terminating in a landscaped rooftop garden.

The project's name and architectural language draw directly from Newstead's industrial history. Patterned off-form concrete is proposed as the principal façade material, complemented by slender metal rod balustrades and extensive planting. The cylindrical and vertically ribbed elements give the building its silo-like expression, while curved balconies and planted edges introduce a softer subtropical layer.

“The Silo reinterprets its robust forms, scale and materiality through a contemporary subtropical architectural expression, creating a building that acknowledges its industrial legacy, while responding to the way the precinct is occupied today,” Bureau^Proberts said.

The recreation level is one of the defining breaks in the tower. Plans include a lap pool, mature subtropical planting and shared resident facilities within an elevated communal garden. Landscaping continues through the podium and onto the rooftop, where a further garden forms what the architects describe as a “subtropical crown” to the building.

<img alt="First look: Graya plans The Silo as new pedestrian link between James Street and Gasworks" data-entity-type="file" data-entity-uuid="f8451036-35a4-49a9-8d88-2ef4438eba3d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Silo%20Lane.png?VersionId=h8N31_rYmCEqoNrpt4kbYVQhJGZn60LH" />

At street level, the development has been designed to establish a more permeable block. Retail and hospitality tenancies address the public realm, while landscaped pedestrian spaces lead into the new laneway connection. Renders in the design report show the proposed “Silo Lane” as a substantial opening through the podium, framed by cylindrical concrete forms with cascading planting above.

The Silo continues Graya's move into larger apartment developments after building its reputation across high-end residential projects in Brisbane and the Gold Coast.

Graya buys Frasers Newstead site, plans The Silo between James Street and Gasworks precincts

<a href="https://www.apartments.com.au/developers/wickton">Wickton</a>’s completed Linacre Rise development in Hampton is giving Bayside downsizers the opportunity to move into a spacious apartment near the beach, with the developer covering stamp duty for a limited time.

The 27-residence development has been designed for buyers who want to simplify their living arrangements without giving up the space, warmth and quality associated with a long-term family home. Most apartments have already been secured by Bayside locals, leaving a select collection of two and three-bedroom residences and penthouses available.

Two-bedroom apartments are priced from $1.275 million, three-bedroom residences from $2.25 million and penthouses from $3.375 million, with the completed homes available to inspect and move into now.

[smartcode_project:default project_id=95289 project_image_fid=366760]

<a href="https://www.apartments.com.au/buildings/linacre-rise-hampton-8-10-linacre-road-hampton-vic-3188">Linacre Rise</a> occupies an elevated position on one of <a href="https://www.apartments.com.au/developments/hampton-vic-3188">Hampton</a>’s quiet, tree-lined streets, around 250 metres from the bay and 500 metres from Hampton’s village centre. Its setting gives residents access to the beach, local cafés, shops and Hampton Train Station while retaining the feel of an established residential neighbourhood.

Architecture and interiors by <a href="https://www.apartments.com.au/architects/ewert-leaf">Ewert Leaf</a> draw on the warmth and permanence of traditional brickwork, with the building integrated into terraced landscaping by <a href="https://www.apartments.com.au/landscape-architect/john-patrick-landscape-architects">John Patrick</a>. Ground-floor apartments are elevated above the street and include private garden courtyards, while several upper-level residences have generous balconies and outlooks toward the bay.

Inside, the residences favour natural materials and generous proportions. Herringbone-pattern European oak flooring, natural stone benchtops, premium joinery and Swiss V-ZUG appliances are among the key inclusions, while integrated storage has been incorporated across kitchens, bathrooms, studies and living areas.

The kitchens have been planned as practical spaces for both everyday use and entertaining, with substantial island benches, detailed cabinetry and adjoining dining and living zones. Full-height wardrobes, plush bedroom carpeting and carefully considered lighting reinforce the residential character Wickton sought to retain for buyers moving from larger homes.

[smartcode_project:default project_id=95289 project_image_fid=366769]

A Linacre Rise purchaser said the completed apartment had delivered the space, outlook and construction quality they had been seeking.

“The unit is very light, has views to die for over the bay, all construction materials and fittings are premium quality, we have secure parking for three cars, EV charging at very competitive rates, the neighbours are friendly and there is just a lovely ambiance about the place,” the purchaser said.

Environmental features include solar panels, shared electric vehicle charging stations, rainwater harvesting for toilet flushing and landscape irrigation, double-glazed windows and water-efficient fixtures and appliances.

[smartcode_project:default project_id=95289 project_image_fid=366762]

The development was built by Balmain &amp; Co, with Wickton managing the broader development process through its in-house team.

For downsizers, the project’s completed status removes much of the uncertainty associated with buying off the plan. Purchasers can inspect the finished apartments, understand their outlook and proportions, and move in without waiting for construction to conclude.

The remaining selection includes north-oriented balconies, corner configurations and penthouses with elevated bay views. The developer-paid stamp duty initiative is available for a limited time, with potential savings of up to $200,000 depending on the residence purchased.

[smartcode_project_cta:default project_id=95289]

Limited-time stamp duty offer at completed Linacre Rise apartments in Hampton

Luxury apartment buyers have long prioritised design, space and finishes, but increasingly they're placing equal importance on something less tangible: how easily they can live without relying on a car.

At <a>Richmond Square</a>, <a href="https://www.apartments.com.au/developers/fortis">Fortis</a> believes that convenience begins beyond the apartment itself, with the mixed-use precinct earning a near-perfect Walk Score of 99.

The development has been planned around the idea that some of the most valuable amenities aren't contained within a building, they're the restaurants, cafés, parks, transport connections and daily conveniences that can all be reached on foot.

Located just behind Swan Street and Church Street, <a href="https://www.apartments.com.au/new-apartments/richmond-square-1-wiltshire-street-richmond-vic-3121">Richmond Square</a> places residents within one of Melbo​u​rne's most established lifestyle precincts while offering a quieter residential setting removed from the busiest thoroughfares. East Richmond Station is moments away, trams run along both Swan and Church Streets, and the MCG, Melb​​ourne Park, Yarra River trails and the CBD are all within walking distance. At the same time, the precinct itself will introduce a curated mix of dining, retail, hospitality and wellness offerings, creating a destination that extends well beyond its residential buildings.

[smartcode_project:default project_id=13181 project_image_fid=348530]

For Fortis, that combination of location and scale was what made the site unique.

"<a href="https://www.apartments.com.au/developments/richmond-vic-3121">Richmond</a> is one of Melb​o​urne's most established and distinctive inner-city neighbourhoods, with a rare combination of dining, culture, recreation, public transport and proximity to the CBD," the developer said.

"The opportunity at Wiltshire Street was particularly compelling because the site sits slightly removed from the activity of Swan and Church Streets while remaining only moments from everything that makes the area desirable."

Rather than developing a standalone apartment building, Fortis consolidated 15 individual properties to create one of the larger development parcels assembled on Mel​b​ourne's city fringe in recent years. That allowed the team to deliver a genuine mixed-use precinct comprising 107 residences across Wiltshire House and Carmine House, premium office space, hospitality venues, retail, wellness offerings and a future 57-room hotel.

"The scale of the site allowed Fortis to think beyond a standalone apartment building," the developer said.

"Richmond Square could be planned as a complete lifestyle precinct, bringing homes, workplaces, dining, retail, hospitality and wellness together around a series of activated public spaces. The aim was to create a destination that feels connected to Richmond rather than separate from it."

[smartcode_project:default project_id=13181 project_image_fid=348533]

The emphasis on walkability has also resonated with buyers.

Interest has been strongest from established owner-occupiers, particularly downsizers from Richmond and Melb​ourne's inner east who want to remain close to familiar restaurants, workplaces, family and social networks while moving into a more secure, lower-maintenance home. The project is also attracting Mornington Peninsula and interstate buyers seeking a Melb​ourne residence they can lock up and leave between visits.

Many are looking for generous living spaces, room to entertain, quality finishes and confidence in the project team, but location remains one of the biggest deciding factors.

"For many buyers, Richmond Square provides a way to simplify the practical side of home ownership without reducing the quality of their lifestyle," the sales team said.

"Location is also a major driver of interest. Buyers can remain connected to the CBD, major sporting events, the arts centres, local restaurants, cafes and bars and their family while living in a private and secure residence that is easy to lock up and leave for weekends or longer periods away."

[smartcode_project:default project_id=13181 project_image_fid=348549]

The residences themselves have been designed with that buyer in mind. Award-winning architecture practice SJB and interior designers Hecker Guthrie have created spacious two and three-bedroom apartments and penthouses that prioritise generous living areas, natural light, bespoke joinery and private terraces. Above, a rooftop sanctuary by Acre includes landscaped lawns, bookable dining rooms, barbecue facilities, wellness spaces and panoramic views across the CBD, the MCG and Port Phillip Bay.

Fortis believes Richmond Square reflects a broader evolution in apartment living, where the surrounding neighbourhood becomes just as important as the residence itself.

"Richmond Square introduces a different proposition: generously proportioned residences within a genuinely mixed-use, hospitality-led destination," the developer said.

"The project's location and Walk Score of 99 further support a lifestyle where residents can complete many everyday journeys without relying on a car."

Fortis has assembled an experienced team that includes <a href="https://www.apartments.com.au/architects/sjb-architects">SJB</a>, <a href="https://www.apartments.com.au/interior-designers/hecker-guthrie">Hecker Guthrie</a>, <a href="https://www.apartments.com.au/landscape-architect/acre">Acre</a> and builder <a href="https://www.apartments.com.au/builders/hacer-group">Hacer Group</a>, reflecting the developer's commitment to creating projects with enduring design quality and meaningful connections to the communities in which they sit.&nbsp;

Richmond Square is an expression of that philosophy, bringing together homes, workplaces, hospitality and wellness within one of Me​lb​ourne's most walkable neighbourhoods.&nbsp;

Construction is now almost complete, providing purchasers with growing confidence ahead of its expected September 2026 completion.

[smartcode_project_cta:default project_id=13181]

Walk Score of 99 places Richmond Square at the heart of Melbourne's most connected lifestyle

<h3 data-end="19" data-section-id="1dvgwoe" data-start="0">Summary</h3>

<ul data-end="634" data-start="21">
	<li data-end="170" data-section-id="1o77v31" data-start="21">Walker Corporation has lodged plans for a second major residential development in the Maroochydore City Centre, a 29-storey tower known as Celeste.</li>
	<li data-end="327" data-section-id="1lb0y6t" data-start="171">The Plus Studio-designed proposal at Lot 30 Sunshine Coast Parade would deliver 208 apartments, including four four-bedroom sub-penthouses and penthouses.</li>
	<li data-end="487" data-section-id="za720" data-start="328">The application comes as Walker doubles down on Maroochydore following the strong sales campaign at SOL by Walker, where the first tower is nearing sell-out.</li>
	<li data-end="634" data-section-id="5sovec" data-start="488">Walker is a key partner in the transformation of the Maroochydore City Centre, which is expected to ultimately deliver at least 4,000 new homes.</li>
</ul>

Walker Corporation is doubling down on Maroochydore following the successful sales campaign at its first residential project in the emerging CBD.

The national developer has filed plans for <a href="https://www.apartments.com.au/new-apartments/celeste-30-sunshine-coast-parade-maroochydore-qld-4558">Celeste</a>, a new 29-storey apartment tower at Lot 30 Sunshine Coast Parade, just metres from its under-construction SOL by Walker development.

The plans, prepared by Plus Studio, would see 208 apartments delivered across a 100-metre tower on the 2,376 sqm site, which fronts Sunshine Coast Parade, First Avenue and Future Way within the Maroochydore Priority Development Area.

<img alt="Walker" data-entity-type="file" data-entity-uuid="17038209-6fea-4ed2-855d-fd4df65b3d02" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-10%20at%2010.24.16%E2%80%AFAM.png?VersionId=iZD.oVXcQn.aLpUytDAW.CWjxP4puWMy" />

The proposed apartment mix comprises 36 one-bedroom apartments, 48 two-bedroom apartments, 72 two-bedroom apartments with an additional multipurpose space, and 48 three-bedroom apartments.

The upper levels would be capped by two four-bedroom sub-penthouses and two four-bedroom penthouses, taking the total apartment count to 208. The preliminary yield study also provides 262 car spaces, 114 resident bicycle spaces and storage for each apartment.

It represents Walker's next major residential move in the new Maroochydore CBD after the success of SOL by Walker, its $220 million two-tower project nearby.

SOL launched to market in early 2025 and has since seen strong demand, particularly from local owner-occupiers. By February this year, Walker said the first SOL tower was nearing sell-out, with a strong waitlist also emerging for its recently released penthouse collection.

Construction is already underway on SOL, with the first tower expected to be completed in late 2027 and the second to follow in early 2028.

[smartcode_project:default project_id=147777 project_image_fid=319846]

<h2 data-end="2518" data-section-id="1b2dyo5" data-start="2459">Celeste to rise 100 metres over Maroochydore City Centre</h2>

Celeste would take a different form to the twin 19-storey buildings at SOL.

Plus Studio has designed a single 100-metre tower above an activated podium, with the architecture responding to the site's prominent position and three street frontages.

The podium would incorporate commercial tenancies and public art, with sweeping façade elements wrapping the street edges. The scalloped concrete podium has been inspired by the patterns created in sand at low tide, while extensive landscaping would continue vertically through the tower.

The ground level plans show three commercial tenancies addressing Sunshine Coast Parade alongside the residential lobby and landscaped public realm. The podium would then accommodate several levels of car parking before the residential tower rises above.

<img alt="Celeste" data-entity-type="file" data-entity-uuid="121f77b1-71c5-46d7-9b36-0a7d474211ca" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-10%20at%2010.24.47%E2%80%AFAM.png?VersionId=MGrg9Hb7HgzLN0Lelq_xrXNAruVl77ia" />

Plus Studio said the tower had been designed to maximise views from each apartment, taking in the Maroochy River, Sunshine Coast hinterland, Cotton Tree and Maroochydore Beach and ocean.

Those views have also shaped one of the project's key features, with Walker proposing to put the primary resident amenity on Level 29 rather than lower within the building.

The rooftop would feature a 284.9 sqm pool area with an infinity edge, along with a cold pool, spa, sauna, 93.2 sqm gym, sunset lounge, BBQ and dining areas, pool deck and private dining space. Cabanas and day beds are also shown across the recreation level.

The two penthouses would extend across the upper levels and each feature private terraces and plunge pools.

<h2 data-end="4202" data-section-id="v5f4ix" data-start="4160">Walker's growing Maroochydore footprint</h2>

Celeste further reinforces Walker's commitment to the transformation of Maroochydore City Centre.

Walker is one of the key partners delivering the new CBD alongside Sunshine Coast Council and SunCentral Maroochydore, with the broader 62-hectare Priority Development Area occupying the former Horton Park Golf Course and surrounding land.

The precinct is ultimately expected to accommodate at least 4,000 new homes as Maroochydore evolves into the Sunshine Coast's principal commercial and residential centre.

When SOL secured approval in February 2025, Walker Managing Director and CEO David Gallant described it as the "first of many residential projects" the company planned for the Maroochydore City Centre.

Celeste now provides the clearest indication yet of what comes next.

The site sits immediately within the new CBD, with the design report identifying Sunshine Plaza and surrounding parkland within walking distance and Maroochydore Beach around a five-minute drive away.

For Walker, the timing of the application comes as its first residential bet on the new CBD appears to have been vindicated.

SOL has progressed from planning approval to construction while its first release has approached sell-out, giving Walker confidence to push ahead with another 208 apartments and take its residential pipeline in the Maroochydore City Centre to around 450 dwellings across the two projects.

Celeste remains subject to planning approval, with the architectural material describing the scheme as a preliminary yield study that may change through the assessment process.

Walker doubles down on Maroochydore with 29-storey Celeste apartment tower

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?

For most Australians, buying an apartment is one of the biggest financial decisions they'll ever make

The location, floorplan and price are often the first considerations, but in recent years another question has become increasingly important: who is actually delivering the project?

A series of high-profile builder collapses, construction delays and defect concerns have fundamentally changed how many Victorians approach buying off the plan. The collapse of Porter Davis in 2023, which reportedly left around 1,700 homes unfinished, became one of the most visible examples of the risks that can emerge when a construction company fails. <a href="https://www.equifax.com.au/sites/default/files/lpassets/pdf/Final-Business-Market-Pulse-June-Sector-Deep-Dive-Report-2.pdf">Similar challenges across the broader construction sector</a> have left buyers asking more questions before signing a contract.

As Victoria continues encouraging higher-density housing to address supply shortages, transparency is becoming just as important as location or price.

One tool increasingly entering the conversation is the <a href="https://icirt.com/">Independent Construction Industry Rating Tool (iCIRT)</a>, an independent assessment framework designed to help buyers better understand the developer or builder behind a project. Originally developed by Equifax in consultation with government and industry as part of NSW's Construct NSW reforms, the system has since expanded nationally.

<h2 data-end="1519" data-section-id="7nmx3" data-start="1492">What is an iCIRT rating?</h2>

Most Australians are familiar with independent ratings in everyday life.

We compare ANCAP safety ratings before buying a car. We look at Health Star Ratings in supermarkets. Banks rely on credit assessments when lending money.

Until recently, however, there has been very little independent information available to help apartment buyers assess the business responsible for delivering a residential project.

That gap is what iCIRT was designed to address.

Builders, developers and other construction professionals with an iCIRT rating have demonstrated high-trust characteristics through an independent, evidence-based assessment across six criteria: Character, Capability, Conduct, Capacity, Capital and Counterparties. This involves a rigorous review of financial health, past project track record, and ethical conduct. Crucially, an iCIRT rating could help provide property buyers with confidence that they are working with a professional who has demonstrated the capability, capacity, and willingness to return and rectify issues.

Importantly, iCIRT is not a recommendation to purchase a particular property, nor is it a traditional credit rating. It is an independent assessment framework designed to provide objective information about a construction business using a <a href="https://icirt.com/sites/default/files/2025-08/iCIRT-Methodology-Issue1-May-2021.pdf">published methodology</a>.

The system has been widely adopted in New South Wales, where more than one-third of medium and large residential builders and developers now hold an iCIRT rating, representing over two-thirds of the state's residential building market by value as of 2025/26.

<h2 data-end="3126" data-section-id="h6ohtj" data-start="3084">Why buyers are doing more due diligence</h2>

For many buyers, particularly those purchasing off the plan, the biggest risk isn't whether they'll like the kitchen finishes.

It's whether the project will be delivered on time, to the expected quality, and by a company capable of completing the development.

<a href="https://icirt.com/sites/default/files/2026-07/iCIRT%202025%20Consumer%20Survey%20Report%20v05.pdf">Consumer research commissioned by iCIRT</a> found more than half of respondents believed current protections do not adequately safeguard buyers from builder insolvencies or defective projects. Other research found 88 per cent of prospective buyers would seek independent ratings or due diligence before purchasing, while 90 per cent said trust in construction professionals is essential.

That doesn't mean buyers should rely on a single rating alone.

Independent legal advice, understanding the contract, and seeking financial advice all remain important parts of the due diligence process.

However, an independent assessment can provide another source of information alongside those traditional checks.

<h2 data-end="4138" data-section-id="pquzxc" data-start="4094">Trust is becoming a competitive advantage</h2>

The conversation isn't only changing for buyers.

Developers are also recognising that trust has become an increasingly important part of the sales process.

Five years ago, purchasers typically asked about floorplans, finishes and settlement dates.

Today, sales teams are increasingly being asked about the developer's experience, financial stability, previous projects and construction partners.

For companies with strong governance and established delivery records, an independent iCIRT rating provides another way to demonstrate those credentials before buyers even visit a display suite.

According to Equifax, the assessment can also help businesses drive sales and <a href="https://icirt.com/resources-for-business/icirt-rating-helps-scion-secure-high-value-projects">secure high-value projects</a>, as well as identify operational improvements and <a href="https://icirt.com/resources-for-business/mirvac-reinforces-brand-trust-and-quality-independent-icirt-rating">attract top talent</a>.

<h2 data-end="4962" data-section-id="1j54ng5" data-start="4912">Beyond buyers: lenders are paying attention too</h2>

The influence of independent construction ratings is also extending beyond consumers.

According to Stamford Capital's Real Estate Debt Capital Markets Survey, an increasing number of lenders now incorporate iCIRT ratings into their due diligence processes when assessing residential development finance applications.

The survey found lender adoption has continued to rise, with many respondents saying independent assessments provide additional insight into governance, counterparties and delivery capability beyond traditional financial analysis. Some lenders also reported declining funding applications where businesses had poor or no ratings.

As construction costs remain elevated and access to development finance becomes more selective, demonstrating credibility is becoming increasingly valuable.

<h2 data-end="5801" data-section-id="1qazuxs" data-start="5772">What it means for Victoria</h2>

Victoria's apartment market is entering a new phase.

The state is seeking to accelerate higher-density housing while simultaneously introducing reforms aimed at improving confidence in residential construction.

For buyers, that means there are more tools available than ever before to research the businesses behind a project.

For developers, it signals that transparency is becoming another point of differentiation in an increasingly competitive market.

Buyers are asking more questions than ever before and increasingly expecting independent information, not just marketing material, before making one of the biggest financial commitments of their lives.

Find out how to get iCIRT rated <a href="https://www.icirt.com/sites/default/files/2025-08/iCIRT-Infographic-Assessment-Process-Final.pdf">here</a>.

<hr data-end="6469" data-start="6466" />
The information contained in this article is general in nature and does not constitute personal, financial, legal or tax advice. It does not take into account your personal objectives, financial situation or needs. Therefore, you should consider whether the information is appropriate to your circumstances before acting on it and, where appropriate, seek independent professional advice.

This article contains links to third-party websites. These links are provided for convenience only. Equifax Australia does not control and is not responsible for the content, accuracy or privacy practices of external sites.

Copyright © 2026 Equifax Australia Information Services and Solutions Pty Ltd. All rights reserved.

Buying off-the-plan in Melbourne? How independent iCIRT ratings are set to change Victorian property

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Australia’s biggest shopping landlords are being forced to offer discounted rental rates to new tenants as speciality store sales growth stalls and retailing remains subdued.
The leasing spread on new leases signed by GPT Group, which operates 17 shopping centres, has gone backwards by 10%, while Australia’s biggest shopping centre owner, Westfield, has given up 6% on new leases.
The leasing spread for the restructured Centro group, which has $6.6 billion worth of shopping centres under management, slipped by 2.2%, with Charter Hall Retail the only listed retail trust (REIT) to achieve growth on new leases. Charter Hall's spread rose 3.7%, the Australian Financial Review reported.
Leasing spread is a key metric in retailing representing the percentage increase over rental rates on existing leases versus rental rates on new and renewal leases.
It gives an indication of the strength of the retailing sector and the overall economy.
According to investment site Wealthmanagement.com, during periods of economic weakness, leasing spreads narrow and "some even go into negative territory".
“As the economy strengthens, and retailers are able to pay more rent, leasing spreads increase.”
Presenting Westfield's interim results update last month, co-chief executive Steven Lowy said lease incentives had increased in the subdued retailing environment, but added that Westfield was cautious about how it used rental incentives.
The drop in new lease spreads comes as retail sales figures recorded their biggest fall in almost two years, declining by 0.8% in July according to ABS data.
Research compiled by Merrill Lynch show that speciality retailers managed average comparable sales growth of just 0.6% over the past financial year to the end of June.
Despite the drop in leasing spreads,  the investment outlook for shopping centres anchored by supermarkets and food operators remains healthy, according to Colliers International,
“The stability of supermarket based retail and the food category in general has led to stronger interest in supermarket-anchored centres,” said Colliers International in its 2011-2012 National Retail Investment Review.
“The appeal of neighbourhood centres from an investment perspective lies in their ability to provide steady rental income through long term leases, underpinned by the large supermarket tenants, predominately Coles and Woolworths," says Colliers.
“The lower average occupancy cost for specialty tenants in food-based centres has also been an attraction for investors. This sector continues to dominate sales activity in volume terms, accounting for 42% of all deals.
“The price point remains the key driver of investment returns, with the average value of trades steady at around $20 million. There is generally strong interest in centres sub-$30 million.
“Investors in neighbourhood centres appear prepared to purchase lower value assets on sharper yields, as these are typically easier to debt fund, and less management intensive.”
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lschlesinger-FZcF9M3vE6

Shopping centre landlords forced to discount leases to attract new tenants

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A striking new glass rooftop with an outdoor terrace and an enlarged inner atrium to bring in more light are the main elements Macquarie Group will add to 48-50 Martin Place, in Sydney CBD.
Macquarie plans to turn the historic banking chamber into its state-of-the-art headquarters.
<img src="/images/stories/2012/09/macquarie3.jpg">
The diversified financial services giant has lodged an $82.8 million development application with the City of Sydney, with the rooftop plans part of a revised design of an already approved development proposal launched by previous owner the Commonwealth Bank.
The enlarged atrium would be topped by a “high-performance glazed elongated dome roof structure” to be used as a bespoke reception, meeting and event and function space with direct access to the terrace.
<img src="/images/stories/2012/09/macquarie1.jpg">
The rooftop has hosted a number of different structures over the 84 years it has stood in the Sydney CBD, with historical photos included in the application showing a range of large habitable structures dating back to when the original building was first opened in 1928. The photos include the current cream-coloured structure  (pictured above) added by the Commonwealth Bank in the 1980s.
The new headquarters will have about 26,000 square metres of space, with the ground floor banking chamber leased to the Commonwealth Bank and 10 office floors to house 2,000 Macquarie staff.
<img src="/images/stories/2012/09/macquarie2.jpg">
The proposal is seeking a six-star green star environmental rating for the building.
It will also seek to reduce its carbon footprint, with the number of car spaces halved to just 15 but the number of bike racks increased to 93.
JBA Urban Planning Consultants, which prepared the modified application on behalf of Macquarie Group, has likened the atrium to the glass dome atop the Reichstag in Berlin, designed by renowned UK architect Sir Norman Foster.
<img src="/images/stories/2012/09/macquarie4.jpg">
“This glazed structure will significantly increase the daylight (and in some instances sunlight) penetration into the enlarged atrium and the office floors below," says JBA.
“By curving and glazing the rooftop addition, dramatic light-filled meeting spaces and a modern and sustainable workplace are created."
Under the design proposal, the main atrium will be widened from 6 meters to 10.5 meters with the report noting “low daylight levels and the limited outlook” are major shortcomings of the office floors as it currently stands.
“The key to overcoming these difficulties is to increase daylight from above by opening up the ‘throat’ of the atrium at the rooftop levels and widening the main atrium.
“The enlargement of the void also dramatically exposes the original structural grid and atrium layout, which can be readily interpreted  notwithstanding the modifications made to widen the space,” says the JBA report.
The design by architects Johnson Pilton Walker and Clive Wilkinson Architects does not propose any changes to the exterior of the heritage-listed building - apart from the roof.
It was constructed between 1925 and 1928 for the Commonwealth Bank and is regarded as one of the finest 20th Century bank buildings in Australia and one of the most important examples of the inter-war Beaux-Arts architectural style.
Macquarie acquired the building from the Commonwealth Bank earlier this year for $130 million.
Between 1984 and 1990, the Commonwealth Bank undertook an extensive program of conservation works to the interior and exterior of the building. 
Macquarie currently has its much larger headquarters at 1 Martin Place.
The application is currently on exhibition until September 18.
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Macquarie Group to let the light shine into Martin Place headquarters with $83 million makeover

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The Gold Coast property market presents a myriad opportunities for those seeking an investment under $300,000, according to Herron Todd White’s September month in review report.

According to HTW’s Gold Coast valuation team, about 20% of properties currently being sold on the Gold Coast are priced under $300,000, but there is not much for that price on the more expensive Sunshine Coast.

“Provided buyers are not greedy in their house wants or are able to live comfortably in a unit, there is a myriad of options available for purchasers wishing to spend under $300,000,” says HTW’s Gold Coast office.

Looking at the unit market, HTW says there are plenty of sub-$300,000 options in Surfers Paradise, including older-style units starting in the low $100,000s and one-bedroom, one-bathroom units in modern high rises from $250,000 to $320,000.

A recent sale in this price range was a 7th floor one-bedroom apartment plus study with two bathrooms in Wings Residential on the Gold Coast Highway,  built around 2004, which sold on June 28, 2012, for $250,000.

Another one-bedroom unit at Wings (pictured below) on the fourth floor that measures 90 square metres is currently listed for sale by Raine &amp; Horne Surfers Paradise John Monteith, “very keenly priced” at $309,000.

<img src="/images/stories/2012/09/wings.jpg">

Other recent sales around the $300,000 mark include Unit 43 in Diamond Beach South in Mermaid Beach, a two-bedroom semi-modern unit in a three-storey walk-up, and a 1994 two-bedroom low-rise unit measuring 105 square metres.

The report suggests that sections of the Gold Coast apartment market are still very much a basket case, with HTW valuers highlighting Southport CBD medium-/high-rise developments, which have recorded severe drops in value over the past couple of years due to distressed sales and rising body corporate rates.

“While values are still slowly softening, the rental market has remained relatively stable."

According to HTW, a notable sale at the $300,000 price point was 715/2 Aqua Street, Southport – a 2009, two-bedroom medium-rise unit with single car basement car space measuring 84 square metres within the Meriton development Brighton on Broadwater (pictured below).

<img src="/images/stories/2012/09/brightonbroadwater.jpg">

Originally sold by the developer for $350,000 in 2009, the apartment sold in July 2011 for $300,000 and most recently sold for $286,250 in April this year.

 

<hr class="system-pagebreak">
 

HTW notes that the best buys generally remain stressed sales, “which are still dominating the lower end of the valuation echelon".

“The market has continued to soften into 2012, with recent indications that the market is starting to stabilise.

“Properties in this price bracket represent the highest sales rates currently on the Gold Coast but many are in fringe rather than central locations. Generally speaking the properties selling circa $300,000 are untidy and usually in need of at least some cosmetic improvement (around $10,000 to $20,000 cost) to lift their overall presentation and marketability.”

In the case of the Sunshine Coast, HTW valuers say $300,000 does give buyers some good options, but options and “bang for your buck” increase if buyers are willing to increase your spending to the low $300,000s.

“Along the coast options are largely restricted to units.

“In the main tourist areas of Mooloolaba/Caloundra and in some cases Noosa, you can purchase two- bedroom units for between $250,000 and $300,000.

In January, Graham Smith from Richardson &amp; Wrench Noosa Heads sold a two-bedroom unit in South Pacific Resort, 179 Weyba Road (pictured below), for under $285,000 in a distressed sale.

<img src="/images/stories/2012/09/noosaville.jpg">

According to <a href="https://www.myrp.com.au/" target="_blank">RP Data</a>, the median unit price in Noosaville is $437,500.

For those looking to buy a house around this price range, HTW says spending in the low $300,000 would buy into areas like Battery Hill, Mount Coolum and possibly Tewantin.

Currently listed for sale is a three-bedroom house being sold by Caloundra City Realty with an asking price of $319,000.

<img src="/images/stories/2012/09/batteryhill.jpg">

“As you move into the hinterland there is defiantly more options. The main service centre of Nambour provides a range of services and employment, with both older and reasonably modern homes selling sub-$300,000,” says HTW.

 “As we move to the railway townships the options continue.

“The key with any purchase is to keep your eye on the market. There are some great buys out there with pressured vendors being forced to sell, often at well below replacement costs. Calling agents, going to auctions and seeking good independent advice are all relevant tips to ensure that you don’t miss an opportunity,” says HTW.

Buying opportunities for under $300,000 was the theme of the residential aspect of this month’s report following <a href="https://www.propertyobserver.com.au/residential/high-yielding-investment-opportunities-for-under-%24500000-in-nsw-include-western-sydney-and-regional-areas-htw/2012060454984" target="_blank">Herron Todd White August report on how to spend a “lazy $500,000”.</a>

The switch to look at a more entry-level price barometer follows a “tastefully worded email” from a reader suggesting to HTW valuers that $500,000 was a bit too much to squander and they should “try and see things from a more reasonable perspective”.

<h2>Recently listed properties:</h2>

[smartcode_project:default project_id=93128]

[smartcode_project:default project_id=6769]

[smartcode_project:default project_id=24427]
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Plenty to buy on the Gold Coast for under $300,000 but not much on the Sunshine Coast: Herron Todd White

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<img src="/images/stories/2012/09/8mplus.gif">
The price expected for a 5,457-square-metre corner development site next to the Westfield Doncaster shopping centre, which is being marketed by Colliers International’s Peter Bremner and Shane Dargue. Bremner says 1 Grosvenor Street in Doncaster is a cleared site with unbroken views of the Dandenong Ranges, along with multiple street and parkland frontages. The site has permit-approved, architect-designed redevelopment plans in place for an apartment project. The site is two kilometres from the Eastern Freeway and a 20-minute drive to the Melbourne CBD.  The property is for sale by tender, closing Wednesday October 10 at 4pm.
<hr>
<img src="/images/stories/2012/09/450k.gif">
The estimated price paid for a 77-square-metre strata office suite at Stockland’s Tooronga Commercial, at 762 Toorak Road, Glen Iris, in the past few months. Colliers International Executives Ted Dwyer and Hamish Burgess negotiated the sale in conjunction with Knight Frank’s Tim Grant. Suite G.09 was sold as a vacant possession. The precinct contained office areas ranging from 77 square metres to 240 square metres in size, with secure basement parking for staff, bicycle storage and free three-hour visitor parking.  There are 300 dwellings above the commercial office space and 22 specialty stores on site, including a Coles Supermarket, First Choice Liquor, Amcal Chemist, Subway and Nandos.
<hr>
<img src="/images/stories/2012/09/1point2m.gif">
The unimproved capital value of the premises of Snap Fitness at 183 West Street in Toowoomba, which has been listed for sale by private treaty. The 567-square-metre site has a commencing rental of $180,100 per year leased to Crusaders Managers Pty Ltd, which trades as Snap Fitness on a seven-year lease commencing in July this year with renewal options. The property is being sold by Sam Hatcher, manager of Queensland retail investments at Jones Lang LaSalle.
<hr>
<img src="/images/stories/2012/09/1point225m.gif">
How much game and meat specialty business Game Keepers Meats has paid for an office and warehouse facility at Moorabbin in Melbourne’s popular bayside industrial precinct.  The 7 Edgecombe Court property comprises a 1,250-square-metre office and warehouse on a roughly 1,500 square metre site with on-site parking. According to selling agent Savills associate director of investments Ben Hegerty, who brokered the deal in conjunction with Gorman Kelly, Game Keepers will set up its Victorian headquarters at the site following its move from Cranbourne. The vendor was owner-occupier Slattery &amp; Acquroff Stairs, which has moved to larger premises.
<hr>
<img src="/images/stories/2012/09/1mplus.gif">
The prices paid for two strata office space at Stockland’s Tooronga Commercial, at 762 Toorak Road, Glen Iris, in the past few months. Colliers International Executives Ted Dwyer and Hamish Burgess, in conjunction with Knight Frank’s Tim Grant, negotiated the sale of Suite 1.01 (235 square metres) for $1.246 million to an owner-occupier, and Suite 2.05 (198 square metres) was sold as an investment for about $1.04 million returning $81,172 per annum plus GST with an approximate yield of 7.7%. The precinct contained office areas ranging from 77 square metres to 240 square metres in size, with secure basement parking for staff, bicycle storage and free three-hour visitor parking.  There are 300 dwellings above the commercial office space and 22 specialty stores on site, including a Coles Supermarket, First Choice Liquor, Amcal Chemist, Subway and Nandos.
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Commercial hammer prices: Glen Iris strata offices sell for $1 million plus

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The <a href="https://www.vcat.vic.gov.au/" target="_blank">Victorian Civil and Administrative Tribunal</a> (VCAT) has just finished hearing submissions in a case against McDonald’s opening an outlet in the town of Tecoma. The case is part of a growing trend of councils recognising the insidious impact of fast food on their communities and refusing permission on public health grounds.
It was brought by the multinational fast-food corporation after Yarra Ranges Shire Council declined to grant the company a planning permit to build. The <a href="https://tvag.org.au/McDonalds" target="_blank">campaign against the proposal</a> was spearheaded by the local Tecoma Village Action Group, and its efforts resulted in over 1,100 individual objections being sent to the council.
Our changing diets
Rates of obesity in Australia and many other developed nations have increased rapidly over recent decades. And unhealthy diets that include too much energy-dense fast food is a key contributor to the growing prevalence of obesity, diabetes and other adverse health conditions in both adults and children.
In 2009-10, Australian Bureau of Statistics <a href="https://www.abs.gov.au/ausstats/abs@.nsf/mf/6530.0/" target="_blank">data showed</a> that the average Australian household spent over $30 a week on fast food and takeaway items. That means each household spent over $1,500 a year on fast food, an increase of over $7 a week <a href="https://www.abs.gov.au/ausstats/abs@.nsf/PrimaryMainFeatures/6535.0.55.001?OpenDocument" target="_blank">from 2003-04</a>.
We know that many factors influence the food we choose to purchase and consume. Busier lifestyles, more working parents and longer working hours all play a role. But beyond individual factors, we suspect the number and type of food stores in our neighbourhood also contribute to food purchasing decisions.
Access = consumption?
Fast-food stores are now more accessible than ever. And the combination of more access and busier lifestyles has likely contributed to increasing consumption of these products. While the benefit of fast food and takeaway meals is that they allow us to achieve more in our day, such consumption comes at a cost to our health.
Major fast-food companies consider a number of things when choosing the location of new outlet, including the population characteristics of an area, ease of access and the visibility of the proposed site (for instance, whether it is on a main road). As a result of such considerations, a number of fast-food outlets are often located in close proximity to each other. And we often see neighbourhoods with large numbers of fast-food outlets.
Researchers and policy-makers are <a href="https://www.propertyobserver.com.au/https://www.ncbi.nlm.nih.gov/pubmed/20149118" target="_blank">increasingly paying attention to</a> the placement of fast-food and takeaway outlets in low-income neighbourhoods and near schools. The location of new stores is of interest because of the poorer health observed in low-income neighbourhoods and a recognition of how important it is for children to be making healthier lifestyle choices.
Although there’s <a href="https://www.heartfoundation.org.au/driving-change/current-campaigns/local-campaigns/Pages/food-sensitive-planning.aspx" target="_blank">increasing recognition</a> that the neighbourhood we live in influences health behaviours, planning laws often don’t recognise this. Traditionally, proposals for development can only be opposed on planning grounds, for instance, how the development would impact aesthetics, signage, crime, parking, and traffic.
Healthier food environments
Internationally, there are a number of recent examples of the use of planning laws to limit the amount of fast food that communities are exposed to. In 2008, the City of Los Angeles passed a bill prohibiting the opening of new fast-food restaurants in low-income areas.
And, in the United Kingdom, a <a href="https://www.sthelens.gov.uk/newsroom/2012/08/06/council-put-breaks-on-fast-food" target="_blank">local council banned</a> hot food takeaway shops from opening within 400 metres of schools, youth facilities and parks as a way to combat childhood obesity.
There’s a growing push in Australia too, for planning agencies to actively consider the health consequences of new fast food outlets. A <a href="https://theconversation.edu.au/%5Bhttps://theconversation.edu.au/residents-revolt-against-planned-mcdonalds-near-primary-school-7113%5D" target="_blank">recent South Australian case</a> highlighted the growing awareness of the impact local food environments on behaviours and health.
Residents of a western suburb in Adelaide tried to stop a McDonald's outlet being built within <a href="https://www.propertyobserver.com.au/https://www.abc.net.au/radionational/programs/backgroundbriefing/2012-05-20/4012846" target="_blank">200 metres of a primary school</a>. This case was a rare instance of fast-food access being considered in terms of consumption behaviour in Australia.
But studies considering the link between fast-food access and consumption with an adequate level of detail are rare and the evidence inconclusive. So the appeal could not be upheld on these grounds. Instead, the council decision to grant a planning permit to McDonald’s was overturned on appeal because it was at odds with other planning requirements.
Like the Tecoma and Adelaide cases, future battles between councils, communities and major food retailers will most likely be referred to the courts and administrative tribunals for final decisions.
In the meantime, the quest to better understand how different individuals interact with their local food environment and how new developments lead to changes in eating patterns continues. Better evidence would ensure that the health impacts of such proposals are more strongly considered in the future.
There’s a growing push in Australia too, for planning agencies to actively consider the health consequences of new fast food outlets. A <a href="https://theconversation.edu.au/%5Bhttps://theconversation.edu.au/residents-revolt-against-planned-mcdonalds-near-primary-school-7113%5D">recent South Australian case</a> highlighted the growing awareness of the impact local food environments on behaviours and health.
Residents of a western suburb in Adelaide tried to stop a McDonalds outlet being built within <a href="https://www.propertyobserver.com.au/https://www.abc.net.au/radionational/programs/backgroundbriefing/2012-05-20/4012846">200 metres of a primary school</a>. This case was a rare instance of fast-food access being considered in terms of consumption behaviour in Australia.
But studies considering the link between fast-food access and consumption with an adequate level of detail are rare and the evidence inconclusive. So the appeal could not be upheld on these grounds. Instead, the council decision to grant a planning permit to McDonald’s was overturned on appeal because it was at odds with other planning requirements.
Like the Tecoma and Adelaide cases, future battles between councils, communities and major food retailers will most likely be referred to the courts and administrative tribunals for final decisions.
In the meantime, the quest to better understand how different individuals interact with their local food environment and how new developments lead to changes in eating patterns continues. Better evidence would ensure that the health impacts of such proposals are more strongly considered in the future.
Lukar Thornton is Alfred Deakin Postdoctoral Research Fellow at the School of Exercise and Nutrition Sciences at<a href="https://deakin.edu.au/" target="_blank"> Deakin University.</a>
This article originally appeared on <a href="https://theconversation.edu.au/" target="_blank">The Conversation.</a>
McDonald's sign photograh by Gerard Stolk courtesy of <a href="https://www.flickr.com/" target="_blank">Flickr</a>.
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Fast food landlords could feel the squeeze as councils challenge take-away food retailers on health grounds

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There could be a severe shortage of housing stock in Perth over the next 20 years as the population grows faster than the city's supply of residential land, according to a report by Knight Frank.
A further 280,000 dwellings will be required over the next 20 years, but developers’ stock of lots with conditional approval is just 43,000, according to the Knight Frank englobo land report.
Australian Bureau of Statistics suggest an average annual population growth of 1.85% in the greater Perth region over the next 20 years, pushing the population up 727,000 to 2.49 million people by 2031.
<img src="/images/stories/2012/09/kfsept6.gif">
Source: Knight Frank
Knight Frank director John Corbett says there is an increasing gap between englobo land parcels (undeveloped land zoned for closer settlement growth with potential for subdivision) reaching the market and the demand for housing, with the median price for residential land up more than 10% over the last 12 months.
“The availability and development of englobo land has slowed in recent years and will lead to increased prices and significantly increased rents in established residential properties,” Corbett says.
“The many factors that have restricted residential land releases don’t appear to be abating. A tightening of credit and a softening in sentiment because of economic uncertainty in Europe are holding back the market, however, pressure is building for prices to increase”.
He says the current demand for housing lots is putting increasing pressure on government and developers with northern and southern suburbs such as Yanchep, Baldivis and Byford continually expanding to meet demand.
Baldivis, Yanchep and Byford are the top three suburbs for conditional approved lots, with 7,834 proposed lots between them.
The report says the supply of new land for residential development in WA is constrained by variations between councils on developer contributions; a constrained sand supply; environmental considerations and approvals; rising price and time costs associated with infrastructure; and access to reliable water supplies.
There is up to five years worth of potential future land supply with the current stock of lots, the report finds.
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Perth could face severe land shortage in next 20 years: Knight Frank

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The regional Victorian town of Dimboola, near the South Australian border, leads the regional Victorian list compiled by RP Data of suburbs where it is cheaper to buy a house than to rent one.
The median house asking rent in Dimboola is $160 a week.
RP Data estimates it is $83 cheaper per month to buy a house with a principal and interest variable mortgage than rent one in Dimboola.
Tenanted houses listed for sale in Dimboola include this three-bedroom house on Anderson Street (pictured below), being sold by Wes Davidson Real Estate with a listing price of $90,000.
<img src="/images/stories/2012/09/henderson1.jpg">
The property is currently rented at $150 per week or $684 per month.
With 10% deposit, borrowing $81,000 on a 25-year mortgage at an interest rate of 6.25% would mean monthly mortgage repayments of  around $635 per month.
Another savings opportunity is on offer for buyers of this three-bedroom bungalow on Ellerman Street (pictured below), which is up for sale at $79,900 by North West Real Estate. 
<img src="/images/stories/2012/09/ellerman.jpg">
The property is currently rented at $135 per week or $608 per month.
 
With a 10% deposit, borrowing $72,000 on a 25-year mortgage at an interest rate of 6.25% would mean monthly mortgage repayments of  around $575 per month.
RP Data compared the cost of a mortgage vs the cost of renting in four different ways: 1, Principal and interest loan on a variable mortgage rate; 2. Interest-only loan on a variable mortgage rate; 3. Principal and interest loan on a three-year fixed mortgage rate; and 4. Interest-only loan on a three year fixed mortgage rate.
The data contains both units and houses, but in most suburbs on the list it is cheaper to rent a unit than buy one.
Click to enlarge
<a rel="shadowbox" href="/images/stories/2012/08/rpsept33.gif" title="Click to enlarge"><img src="/images/stories/2012/08/rpsept33thumb.gif"></a>
<a target="_blank" href="https://www.myrp.com.au/buyorrent">For the full list of all suburbs,  </a><a target="_blank" href="https://www.myrp.com.au/buyorrent">visit RP Data's website.</a>
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Dimboola leads the regional Victorian suburbs where it is cheaper to buy than rent: RP Data

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You may have noticed throughout your property search that units and apartments are often presented as a single group in the analyses of the residential market.  However, it is important to be aware that the type and nature of these homes differs substantially.
In some parts of Melbourne, the market is dominated by multi-storey towers; in others, two-storey blocks of flats.  So, whether you are looking to purchase in an area that you would otherwise be unable to afford or searching for a perfect investment, it is important that you understand the differences.
The 2011 census provides insight
The 2011 census showed that the top three suburbs for all units and apartments were, as you would expect, the CBD, Southbank and Docklands.  In each suburb, between 97% and 99% of homes are apartments.
These suburbs, of course, dominate the list of apartment blocks of more than four storeys; however, when the data is analysed for one- to two-storey blocks of units and apartments, a different picture emerges.
In this instance, the top five were Glen Huntly, Dandenong, Carnegie, Fairfield and Ormond.  In these suburbs, medium-density housing forms a comparatively high proportion of the housing stock, with one- or two-storey units comprising between 35% and 47% of all dwellings.  In each case, median prices are well below those for detached housing, providing many people with the opportunity to live in an area they would otherwise be unable to afford.
Focusing just on three-storey blocks reveals a different set of suburbs, generally closer to the CBD: St Kilda, St Kilda East, Elwood, East Melbourne and South Yarra. In these suburbs, between 34% and 40% of all dwellings are located in three-storey complexes.  As expected, median prices for these homes are lower than those for detached housing.
Click to enlarge
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/2012/09/reivsept5.gif"><img src="/images/stories/2012/09/reivsept5thumb.gif"></a>
Click to enlarge
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/2012/09/reivsept51.gif"><img src="/images/stories/2012/09/reivsept51thumb.gif"></a>
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<a title="Click to enlarge" rel="shadowbox" href="/images/stories/2012/09/reivsept52.gif"><img src="/images/stories/2012/09/reivsept52thumb.gif"></a>
Source: <a href="https://www.reiv.com.au/" target="_blank">REIV</a>
Robert Larocca is communications manager of the <a href="https://www.reiv.com.au/" target="_blank">Real Estate Institute of Victoria</a>
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Not all apartments are created equal, so know what you're buying

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Mortgage Choice has attributed a marked increase in the popularity of fixed-rate home loans in August to more attractive reduced rate offerings and a penchant for borrowers to be conservative in their choice of home loans.
Fixed-rate home loans accounted for nearly one in five home loans arranged by Mortgage Choice mortgage brokers in August, a five percentage point increase from July.
<img src="/images/stories/2012/09/mcsept5.gif">
At the same time as fixed-rate demand increased ongoing discount rate loan demand fell for the first time in five months, from 44% to 38%.
Ongoing discount rate loan loans are those where the rate is discounted over the entire loan term.
Company spokesperson Belinda Williamson called this a surprising result and the first time in five months that demand for this loan type has diminished.
The other noticeable tend in the August data was that the popularity of no-frills, basic variable-rate loans reached a 14-month high of 21% of all new loans.
Williamson says lenders have been tweaking their fixed-rate loans, making the price of such loans more competitive in some cases when compared with variable rates.
“Looking at Mortgage Choice’s lender panel, the average three-year fixed rate, the most popular fixed rate term, currently sits at just over 6%. This is about 0.30 percentage points lower than the average basic variable rate home loan.”
According to research by Property Observer, the <a href="/news">current lowest rate available on a three-year fixed-rate mortgage is 5.44% offered by lender My Mortgage Freedom</a>.
The lowest variable rate offering is a 5.62% refinance loan from UBank, part of NAB.
“The upward trend in fixed-rate loan demand was evident in all states except Western Australia, where fixed-rate demand fell by one percentage point," says Williamson.
She says the data reflects the prevailing conservative attitude of Australians.
“Many more mortgage holders are locking in the interest rate on part or all of their loan so they can structure their repayments and take better control over their finances,” she says.
 “It is obvious that concerns about our domestic economy, rising utility bills and other living cost hikes along with predictions of fewer rate cuts taking place this year are having an effect on the purchasing decisions of Australians. Home loan choices are no exception.”
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Lower rates and conservative mindset drive fixed-rate demand to one in five home loans in August: Mortgage Choice

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<img src="/images/stories/2012/09/3point6percent.gif">
The median gross rental yield landlords are securing for houses in Melbourne, according to<a target="_blank" href="https://www.myrp.com.au/"> RP Data. </a> The median house price was $495,000 in August.
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<img src="/images/stories/2012/09/4point3percent.gif">
The median gross rental yield landlords are securing for houses in Adelaide, according to<a target="_blank" href="https://www.myrp.com.au/"> RP Data.</a> The median house price was $386,000 in August.
 
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<img src="/images/stories/2012/09/4point3percent.gif">
The median gross rental yield landlords are securing for houses in Sydney, according to<a target="_blank" href="https://www.myrp.com.au/"> RP Data.</a> The median house price was $590,750 in August.
 
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<img src="/images/stories/2012/09/4point5percent.gif">
The median gross rental yield landlords are securing for houses in Perth, according to<a target="_blank" href="https://www.myrp.com.au/"> RP Data.</a> The median house price was $465,000 in August.
 
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<img src="/images/stories/2012/09/4point5percent.gif"> 
The median gross rental yield landlords are securing for houses in Canberra, according to<a target="_blank" href="https://www.myrp.com.au/"> RP Data.</a> The median house price was $540,000. 
 
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<img src="/images/stories/2012/09/4point7percent.gif"> 
The median gross rental yield landlords are securing for houses in Brisbane, according to<a target="_blank" href="https://www.myrp.com.au/" style="font-size: 13px;"> RP Data.</a> The median house price was $430,000 in August.
 
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<img src="/images/stories/2012/09/5point2percent.gif">
The median gross rental yield landlords are securing for houses in Hobart, according to<a target="_blank" href="https://www.myrp.com.au/"> RP Data.</a> The median house price was $285,000 in August.
 
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<img src="/images/stories/2012/09/5point8percent.gif">
The median gross rental yield landlords are securing for houses in Darwin, according to<a target="_blank" href="https://www.myrp.com.au/"> RP Data.</a> The median house price was $545,000 in August. 
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