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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Australand is restoring the historic Chimney at Botanica, which originally provided light and power to the Lidcombe hospital through the boiler house. 
Cnthia Csernay, senior marketing coordinator for Australand, says the aims behind the restoration of the chimney were to bring the structure up to the current earthquake codes, as well as to make the building more visually attractive. 
The chimney dates back to 1901 and contained coal furnaces that fed into a generator to produce enough electricity to provide lighting and power to the entire hospital, as well as hospital wards and residences. 
<img src="/images/stories/2012/08/chimney.jpg">
The Lidcombe hospital closed in 1993, and the boiler house and chimney have not been active since. 
The Lidcombe hospital changed its name over time as the focus of care changed and developed. It was originally known as the Lidcombe Old Men’s home, though during the 1919 influenza pandemic, women had been admitted to the infectious disease ward. 
After 1913 the hospital changed names to Rookwood State Hospital and Home For Men, and changed twice more until it closed as Lidcombe Hospital. 
The chimney that fed electricity and power to the hospital is now a historical landmark within Australand’s Botanica. 
“It will be a piece of history that all the community can be proud of, and we look forward to the completed restorations,” says Australand NSW residential division general manager Nigel Edgar. 
Edgar also says that the chimney at Botanica is a treasured feature of the residential community and plays a very important role in understanding the history of site. 
Botanica is part of a new neighbourhood, which is spread over 44 hectares and is 14 kilometres from the Sydney CBD. 
The former hospital buildings are now known as “The gallery at Botanica” and are a collection of heritage-listed building that have been adapted by Australand into modern homes. 
There are currently 31 homes on sale at Botanica, with a some 500 new homes sold. 
Its three-bedroom houses are available from $660,000 to $740,000, and the four-bedroom house ranges from $715,000 to $940,000.
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Chimney at Botanica set for hot new look

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In real estate there is no truer commodity than vacant land.  Houses and units inherently show a qualitative bias; the value of a house or unit is influenced by various factors such as the size of the home, the state of repair, the architecture, the attributes of the home such as number of bedrooms and bathrooms and whether the home has value added components such as a swimming pool or shed.
The value of vacant land, on the other hand, is primarily influenced by geographic context and land area.  Sure there are other factors that can affect land value such as the council zoning and the shape of the land parcel, however compared with a dwelling it is much easier to quantify and compare land values across regions.
A simple way to do this is to use median land prices, however a median land price only shows the typical price for which a block of land sells; this measure takes no account of how big or small the block of land is.  A much better way to measure the value of land is based on a rate per square metre.
To illustrate this point, using the median land price measure shows Sydney to be the most expensive land market in the nation.  Based on sales over the past 12 months, the typical block of land in Sydney sold for $283,500.
Using a rate per square meter measure it is a different story.  On this basis, Perth is the most expensive vacant land market, with the typical vacant block selling at the rate of $555 per square metre.  Sydney is the second most expensive market at $547 per square metre and somewhat surprisingly, Adelaide is the third most expensive at $486 per square metre (despite having the second most affordable median sale price).
Click to enlarge
<a href="/images/stories/2012/08/rpaug27.gif" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/2012/08/rpaug27thumb.gif"></a>
The difference really comes down to the size of the blocks being sold. The median land area for vacant land sales in Adelaide is the smallest of any capital city at just 375 square metres. So, despite being the most affordable mainland capital city based on median prices, on a rate per square metre basis, Adelaide land is actually relatively expensive.
Conversely, the most densely populated capital city, Sydney, still has the third largest median land area across the major capitals at 544 square metres.
From a development perspective, why not reduce the typical land area to maximise the development yield and improve housing affordability? The reason probably comes back to the constraints of council zoning and town planning regulations.
Click to enlarge
<a href="/images/stories/2012/08/rpaug271.gif" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/2012/08/rpaug271thumb.gif"></a>
The small lot sizes in Adelaide may come as a surprise, however the production and development of small lots is likely to become more evident across the other capital cities over time and is partly due to a state government program whereby developers have to include a proportion of affordable housing within most new developments.
Smaller lots and smarter housing design is a fairly straightforward mechanism to combat housing affordability and to improve density around primary working nodes and transport corridors.  The trend towards smaller lots is evident across all of the capital cities but not to the same extent as in Adelaide.  The important part of shrinking lot sizes to make housing more affordable is to ensure that there are enough parks and recreational facilities close by to cater to the needs of those home owners.
Cameron Kusher is senior research analyst at <a target="_blank" href="https://www,myrp.com.au">RP Data</a>.
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Perth nudges out Sydney as the capital with the highest-priced land per square metre

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Buying a house with a granny flat can allow buyers to earn an income from their property while still living there. It’s a double whammy.
Or investors can buy one property and earn two incomes off the one site.
In rural areas properties with granny flats can be bought for as little as $69,000, though significant work may have to be undertaken.
Property Observer has found eight houses with granny flats – either recently sold or currently for sale – that could earn buyers an income for less than $200,000.
<a href="https://www.realestate.com.au/property-house-vic-eskdale-111001571" target="_blank">1. 8 Little Snowy Creek Road, Eskdale, Vic 3701</a>
$69,000
It’s not pretty, but it’s very cheap. The “quaint” weatherboard home comes with an equally quaint self-contained bungalow. It needs renovation, but it’s in a beautiful location in the Mitta Valley at the foothills of Mt Bogong. The property comes with views over the nearby caravan park. Eskdale is a town of 200 people, 50 kilometres south-east of Albury-Wodonga.
Its being market as a great investment for someone looking to do some hard work but in return the potential income would be for the house about $160 a week and the flat rental of about $100 a week.
Agent Murray Bingham from RMB Realty Jindera is selling the property.
2. <a href="https://www.realestate.com.au/property-lifestyle-vic-lismore-7435201" target="_blank">18 William Street, Lismore, Vic 3324</a>
$110,000
In somewhat better condition this post-war vinyl-clad home comes with a large granny flat that’s currently being used as a workshop. The house comes with a country garden with established roses and various plants. Ray White Ballarat agent Trevor Booth is selling the property and says self-contained flats like this can be a great opportunity to earn income.
“It does have the advantage of being able to reduce mortgage payments by generating extra income from the flat. Though sometimes they’ll be used for the exact purpose they were intended for – elderly relatives that may have sold up their property and want to be more accessible to their immediate family.”
He says the flat could earn around $70-$80 a week and the house would rent for around $150 a week.
3. <a href="https://www.realestate.com.au/property-house-nsw-deniliquin-107410675" target="_blank">313 Finley Road, Deniliquin, NSW 2710</a>
$155,000
An “understated” home with a separately tenanted granny flat is up for sale in Deniliquin, the rice-growing town 66 kilometres north of the Victorian border at Echuca. The town recently reopened the rice mill, one of the largest in the southern hemisphere, after a break in the 10-year drought.
The owners have apparently kept the rents for the properties low with elderly residents in both.  The main house is rented at $150 per week and the granny flat is $105 per week. With some renovation work, the main house could rent for $180 per week, and the flat at $120 per week.
With the rice mill reopened, demand for rental properties has increased. And for the first time in years farmers have been given their full water allocation and are expecting a bumper crop.
4. <a href="https://www.realestate.com.au/property-house-nsw-deniliquin-107583523" target="_blank">443 Wood Street, Deniliquin, NSW 2710</a>
$165,000
In the same town by the same agent, this three-bedroom house includes a two-bedroom self-contained flat. Each is fully fenced with garden sheds and its own carport. Agent Trent Lloyd of TLC real estate says the flat could rent for $110 per week while the main house would rent for $160 per week.
5. <a href="https://www.realestate.com.au/property-house-vic-robinvale-108803351" target="_blank">23 Ronald Street, Robinvale, Vic 3549</a>
$165,000 to $185,000
Back in Victoria, this time in Robinvale, this three-bedroom family home comes with a three-bedroom bungalow out the back. The bungalow is currently set up with a canvas annex covering a purple sofa. It’s on 590 square metres.
Agent Chris Katis from Barry Plant Mildura says Robinvale is an interesting case where properties tend to be rented out by the head rather than by the room. Up to nine people have been living in the cottage, each paying $60-$70 per week, giving a potential of more than $500 a week. 
“We’re very short of housing here, and there’s a big demand for labourers on the farms,” Katis says.
“The rental situation happens a fair bit because of the lack of housing.”
6. <a href="https://www.realestate.com.au/property-house-vic-nhill-110659773" target="_blank">184 Nelson Street, Nhill, Vic 3418</a>
$169,000
In Nhill, halfway between Adelaide and Melbourne, this three-bedroom period homes come with a self-contained unit. The main house comes with a large living area and a formal dining room.
Andrew Seers from Aaron Lewis Property Agents Horsham is selling the property.
7. <a href="https://www.realestate.com.au/property-house-qld-mount+morgan-109622406" target="_blank">15 Dobbs Street, Mount Morgan, Queensland</a>
$180,000
In Mount Morgan, 32 kilometres south of Rockhampton, a three-bedroom metal-clad home just sold for $180,000, with a fully separate granny flat. The house comes with a deck, air-conditioning, steel stumps and a fully concreted handyman's work area. The whole block is 814 square metres.
The utility meters on the property were recently changed to allow for separate renting. Agent Raine and Horne agent Kerri-Anne Percival says the property market in Mount Morgan is booming. She says a possible new mine site nearby and the purchase of Mt Morgan Mines could drive prices up quickly.
8.<a href="https://www.realestate.com.au/property-house-qld-childers-110773611" target="_blank"> </a><a href="https://www.realestate.com.au/property-house-qld-childers-110773611" target="_blank">6 Noakes Street, Childers, Queensland, 4660</a>
$180,000
This house in the mining town of Childers recently sold for $180,000. The granny flat needs a new kitchenette, which agent Michael Vella says would cost $4,000, but once that’s done the flat would rent for $180 a week while the house would rent for $220 per week.
Vella says there is a massive shortage or rental properties in the town driven by mining in surrounding areas. One rental agency in the town has no  empty properties, while the others have just a handful.
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Eight two-income granny flat investment offerings for under $200,000 across Australia 

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The Western Australia property market is set to improve in the second half of 2012, on the back of what has been a steadying market, but any recovery is expected to be gradual, according to the First National Real Estate 2012 Property Market Outlook Mid-Year Update. 
The Update, released this week, is based on a survey of the 400-plus member network, and provides an insight into what member agents expect the market to do, drawing on their experience at a grass roots level.
The optimism is a result of new projects translating into employment opportunities and a steadily improving property market. 
The mining and resources sector continues to underpin the state’s economy, which is attracting strong levels of population growth. 
Business confidence and the flow-through effects to employees will be an important influence on how the public perceives conditions and, ultimately, their behavior. 
The key challenges facing the state’s property market are vendors adjusting their price expectations to meet market demand, especially in Kalgoorlie and some parts of Perth, and banks and securing finance, particularly for Kalgoorlie residents. 
Consumer confidence, especially as a result of current and planned infrastructure projects, coupled with better buying conditions, will cause the state’s property market toe further stabilise and steadily improve over the coming six months. 
The Update says the strongest growth will come from first home buyers, followed by upgraders, then investors. 
Home buying activity will be driven by improving rental yields and returns for investors and increased affordability through low interest rates and falling property prices. 
Property prices should stabilise or steadily improve, with house prices on the rise and representing the strongest-performing sector. 
The rental market in Western Australia is expected to perform well in the coming six months, with vacancy rates trending downwards and weekly rents trending upwards. 
Interest rates are expected to reduce further, adding to improving affordability levels, stabilising prices, strengthening buyer confidence and stimulating activity in the slow property market. 
However, the slow market recovery to date is forcing the hand of many financial institutions, which are being forced in some areas of Perth especially to foreclose, and so mortgage defaults are increasing. 
The commercial property market in Western Australia is being driven by the strengthening mining industry, particularly in the Kalgoorlie region. 
This growing demand in the resources market will also positively affect the Perth office market, where tight vacancy rates will cause demand to begin to flow to the outer regions of the city. 
Increased job opportunities will significantly impact the state’s commercial property market, with the strongest growth expected to be in the industrial sector followed by the service industry. 
The rural property sector in the state will be driven by limited availability of stock in built-up areas, and a need for price adjustments where demand is low. 
According to the Update, lifestyle properties represent the greatest growth in the rural sector for the state, especially in areas like Swan Valley, which is always a popular spot.
Cambell Giles is Western Australian state chairman of<a href="https://www.firstnational.com.au/" target="_blank"> First National Real Estate</a><a href="https://www.firstnational.com.au/" target="_blank"> </a>
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Mining continues to underpin WA property market

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Investa Office Fund has bought 66 St George’s Terrace, Perth, for $82.375 million. The purchase came ahead of Investa Office Fund’s (IOF) annual net profit announcement - a slump of 29% to $101.9 million on the back of a series of asset sales in the US and a dismal performance from its European property portfolio.
Its Perth acquistion - 11,447 square metre A-grade CBD office space - reflected an initial yield of 8.1% after acquisition costs.
Investa maintains the 11-storey building is currently let at a low average rent of $550 per square metre.
With a 1.8-year weighted average lease expiry, the short lease expiry profile is tipped to allow crystallising an estimated rental reversion of 15%. Toby Phelps, the IOF fund manager, says it is an opportune time in the buying cycle.
"IOF is underweight in Perth, which is currently the strongest office market in Australia," he says.
Located on the north side of St Georges Terrace, 66 St Georges Terrace is a 1990 building between William Street and Barrack Street.
It comes with floor plates of approximately 1,000 square metres.
The property also includes two ground-floor retail tenancies totalling 180 square metres and 66 car bays.
The biggest four of its 11 tenants – comprising 74% of the building by income – are  Manpower; ASIC; Subsea 7 and Suncorp.
Its lease expiries by rental income are 54% in financial year 2013, 4% in fy 2014 and 37% in the 2015 financial year.
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Investa spends $82 million on St Georges Terrace Perth acquisition

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Business accommodation group Quest Serviced Apartments has launched studio-style apartment offerings in some of its Melbourne and Sydney properties.
The new brand offers hotel-style rooms with a kitchenette, work area and free Wi-Fi.
Quest company research found likely demand from its extended stay business travellers.
The apartments are in Bondi Junction in Sydney and Brighton, East Melbourne, Kew and Hawthorn in Melbourne. A sixth property in the Melbourne suburb of Frankston will be released in early 2013.
“Whilst most of our guests still prefer an apartment with a separate bedroom and living area, we wanted to provide a dedicated offering to those who would rather stay in a hotel-style room – but who don’t want to sacrifice all of the other apartment facilities,” says Quest’s Paul Constantinou.
Quest has properties in more than 140 locations across Australia, New Zealand and Fiji.
The company opened eight new properties this financial year in Australia and four in New Zealand.
In Adelaide, Kyren Group is halfway through building a mixed-use development at 70 Franklin Street.
The development includes 131 serviced apartments plus 20,000 square metres of office space and 700 square metres of retail.
Colliers’ Nicholas Shinnick says the decision to include a residential component comes as Adelaide faces high occupancy rates for short-term apartments.
The company recently won the Innovators Award at the Australia New Zealand Pacific Hotel Investment Conference for its role in driving the sustainable growth of the serviced apartments market.
 
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Quest Apartments offer studio-style accommodation

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Total returns across healthcare property investment were fairly steady between 2011 and 2012, easing from 10.9% to 10.8%, according to IPD.
Medical centre returns held steady at 11.7% during the year, while hospital returns fell from 10.7% to 10.3%.
Click to enlarge
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Returns for heath care property investors steady over 2011-12: IPD

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It’s obviously feel-good, family-friendly marketing, but the brutal reality is those “Sugar Glider Road”, “Wallaby Close” and “Fairy Wren Circuit” street signs are almost certainly memorials for absent friends rather than indicators of cherished co-residents.
As was so disturbingly articulated by wildlife veterinarian Dr Jon Hanger on <a target="_blank" href="https://www.abc.net.au/4corners/stories/2012/08/16/3569231.htm">Four Corners</a> August 20, when we clear bushland the wildlife doesn’t just move on. In almost all cases most of the lizards, mammals, small birds and koalas will die, either immediately during the destruction of their habitat, or eventually due to exposure to predators, lack of food or the sheer stress associated with losing their environment. And this kind of wildlife death is specific to Australia: in other countries, suburban sprawl moves over already-transformed rural landscapes. Here, it often envelopes the surrounding forest.
Although fairly tentative and inconclusive, the Four Corners program did highlight the complexity and inevitability of the impact urbanisation has on biodiversity, with the spotlight understandably focused on the tragically cute koala. The recent federal government listing of the species as “<a target="_blank" href="https://theconversation.edu.au/the-vulnerable-koala-are-we-in-time-to-save-our-national-icon-6757">threatened</a>” in Queensland, New South Wales and the ACT will apparently mean far greater scrutiny of activities that harm koalas or their habitat. The operationalisation of such a process is far from clear, but the cry of “<a target="_blank" href="https://theconversation.edu.au/spinning-green-tape-as-the-climate-changes-6632">yet more green tape</a>” can already be heard from developers and certain state government ministers.
Koalas and people share the same tastes in location, though not lifestyle. In coastal eucalypt woodlands and forest throughout the eastern seaboard, people are scrambling for spanking-new house blocks in vast new estates carved directly from the “vacant” bushland.
In the new suburbs surrounding Port Macquarie, Coffs Harbour, the Gold Coast and the Redlands of south-east Queensland, this is having a predictably catastrophic effect on the local, relatively abundant koala populations. Specialised koala hospitals and centres now operating in these locations all reported large numbers of koalas admitted because of injuries from vehicles, attacks by dogs and a variety of debilitating diseases. In some of these areas, the rate of these admissions has started to wane, principally because the numbers of local koalas have declined significantly.
The best data on koala population trends comes from the “Koala Coast” area of southern Queensland. Here, sizeable tracts of eucalypt forest were set aside for koala conservation in the 1980s (following vehement opposition to plans for new motorways through the areas). As part of the Queensland government’s ongoing monitoring of these koala populations, we now have a depressingly clear picture of a species declining to extirpation. And it’s the expected urban pressures: loss of habitat, cars, dogs and disease.
Each of these factors is being addressed, though in certain places, to a limited extent, and with mixed results. Domestic dog management is being talked about, seemingly seriously, though no one actually expects any real changes there. (Bear in mind that an appallingly high proportion of the koalas translocated from Coomera on the Gold Coast have been killed by <a target="_blank" href="https://www.sunshinecoastdaily.com.au/story/2012/08/09/feral-dogs-foxes-pose-biggest-threats-to-koalas/">apparently “feral” dogs</a>.)
Koalas appear to carry a remarkable cocktail of <a target="_blank" href="https://wildlifewarriors.org.au/research/koalas">diseases and pathogens</a>, often without showing any symptoms. Urban koalas, however, may be more susceptible to these ailments when subjected to the chronic stress of living in human-dominated landscapes. Wildlife disease experts are investigating diseases throughout the distribution of the species. There is hopeful work toward a vaccine for the most prevalent of all koala afflictions, chlamydia. As any of these researchers are quick to admit, however, we shouldn’t expect quick answers to this exceptionally complex picture.
Perhaps unexpectedly, one area showing surprisingly positive signs is reducing road causalities among roaming koalas. Unlike many species of wildlife – which shun roads and retreat further into the bush far from traffic disturbance – koalas are notorious for attempting to cross even major roads in search of favoured feed trees or a potential liaison.
To reduce the risk of koala road-kill, major local authorities and state agencies have been busy constructing specially designed exclusion fences to stop animals reaching the road. However, for koalas now living in an increasingly fragmented landscape of bushland patches often separated by roads, it is critically important that they are able to move from patch to patch safely.
To help koalas safely cross busy roads, Queensland Transport and Main Roads have been working with ecologists to install structures under bridges and in large culverts. But like many animals, koalas are highly reluctant to walk through water. To provide a dry alternative route under the road, a number of box culverts have been retrofitted: broad ledges are attached to the wall of the culvert with platforms leading from the land on either side of the road. Despite significant skepticism and jokes about whether “eucalyptus addicts” are capable of learning to do something no koala has ever needed to do before, the first animals were using the ledges within weeks and have continued to do so.
The enduring issue for urban koalas is, of course, whether people and koalas can actually coexist in the same environment. Depending on your perspective, it can be either a marvelous discovery or a “bloody nuisance” to have a koala visit the tree in your suburban backyard.
Darryl Jones is deputy director of Environmental Futures Centre at <a target="_blank" href="https://theconversation.edu.au/institutions/griffith-university">Griffith University</a>
This article originally appeared on <a target="_blank" href="https://theconversation.edu.au/">The Conversation.</a>
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Koalas and other wildlife often die when property developers move in

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Nathan Tinkler must complete a multimillion-dollar property purchase at Steel River this week.

The purchase became known after the development company Mirvac took the Tinkler company to court after it failed to complete its promised purchase of the land in a contractual dispute.
Tinkler had wanted the land parcel with Mayfield’s Steel River industrial park as part of a rail corridor associated with an export coal terminal the entrepeneur had been planning for the former BHP steelworks site, which the NSW rejected in January.
The NSW Supreme Court ordered that Nathan Tinkler’s companies, Buildev Group Pty Ltd (Buildev) and Ocean Street Holdings Pty Ltd as trustee for Ocean Street Holdings Trust (Ocean Street), must complete a purchase of the block in <a target="_blank" href="https://www.steelriver.com.au/about">the Steel River Industrial Estate</a> on or before 1 September 2012.
‘‘Buildev and Ocean Street consented to the orders entered by Justice Sackar, which brought about the end of Tinkler’s defence to the claim brought by Domaine Steel River Pty Limited,’’ the court said.
The sale price is reputedly$14 million plus.
Tinkler, the mining magnate who's estimated to be worth $915 million, moved from Newcastle to Singapore earlier this year.
His cashflow has come under media scrutiny after he failed to raise $28.4 million earlierthis month to buy a one-third stake of coal junior Blackwood.
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Nathan Tinkler must buy Mirvac Steel River land this week

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The Southern Moreton Bay island of Russell Island has ranked as Australia’s least resilient and poorest-performing suburb, with vendors having to discount their properties by an average of almost 30% and wait more than four months (127 days) to sell.
The figures are based on RP Data sales information for the 12 months to June, compiled for The Australian Financial Review.
The island, about 50 minutes from Brisbane and connected to the mainland by ferry and vehicle barge, has an oversupply of cheap residential land for sale, with some blocks priced as low as $25,000.
The list of least resilient suburbs includes the inner-Brisbane suburb of Hamilton on the Brisbane River, where properties take around three months to sell, with an average discount of 20%.
The list also includes a number of Perth coastal suburbs, including Dalkeith, which has a median price in excess of $2.6 million, and Swanbourne and Watermans Bay, which both have median prices in excess of $1 million.
The only NSW entrant is Copacabana in Gosford on the central coast, with prices discounted 18.5% on average and taking more than five months to sell.
Australia’s 12 least resilient suburbs
<table cellspacing="0" cellpadding="0" border="1" style="width: 470px;"><tbody>
<tr>
<td width="154" valign="top">
 
</td>
<td width="154" valign="top">
Discount
</td>
<td width="154" valign="top">
Days on market
</td>
<td width="154" valign="top">
Median price
</td>
</tr>
<tr>
<td width="154" valign="top">
<a href="/news">Two Rocks, WA</a>
</td>
<td width="154" valign="top">
-18.3%
</td>
<td width="154" valign="top">
124
</td>
<td width="154" valign="top">
$392,000
</td>
</tr>
<tr>
<td width="154" valign="top">
<a href="/news">Dalkeith, WA</a>
</td>
<td width="154" valign="top">
-18.4%
</td>
<td width="154" valign="top">
132
</td>
<td width="154" valign="top">
$2.6 million
</td>
</tr>
<tr>
<td width="154" valign="top">
<a href="/news">Copacabana, NSW</a>
</td>
<td width="154" valign="top">
-18.5%
</td>
<td width="154" valign="top">
164
</td>
<td width="154" valign="top">
$615,000
</td>
</tr>
<tr>
<td width="154" valign="top">
<a href="/news">Watermans Bay, WA</a>
</td>
<td width="154" valign="top">
-18.8%
</td>
<td width="154" valign="top">
80
</td>
<td width="154" valign="top">
$1.2 million
</td>
</tr>
<tr>
<td width="154" valign="top">
<a href="/news">North Booval, Qld</a>
</td>
<td width="154" valign="top">
-19%
</td>
<td width="154" valign="top">
79
</td>
<td width="154" valign="top">
$251,000
</td>
</tr>
<tr>
<td width="154" valign="top">
<a href="/news">Ottoway, SA</a>
</td>
<td width="154" valign="top">
-19.5%
</td>
<td width="154" valign="top">
98
</td>
<td width="154" valign="top">
$299,000
</td>
</tr>
<tr>
<td width="154" valign="top">
<a href="/news">Hamilton, Qld</a>
</td>
<td width="154" valign="top">
-20.1%
</td>
<td width="154" valign="top">
92
</td>
<td width="154" valign="top">
$906,109
</td>
</tr>
<tr>
<td width="154" valign="top">
<a href="/news">Swanbourne, WA</a>
</td>
<td width="154" valign="top">
-20.7%
</td>
<td width="154" valign="top">
124
</td>
<td width="154" valign="top">
$1.46 million
</td>
</tr>
<tr>
<td width="154" valign="top">
<a href="/news">North Fremantle, WA</a>
</td>
<td width="154" valign="top">
-20.9%
</td>
<td width="154" valign="top">
164
</td>
<td width="154" valign="top">
$841,000
</td>
</tr>
<tr>
<td width="154" valign="top">
<a href="/news">Macleay Island, Qld</a>
</td>
<td width="154" valign="top">
-21.1%
</td>
<td width="154" valign="top">
128
</td>
<td width="154" valign="top">
$250,000
</td>
</tr>
<tr>
<td width="154" valign="top">
<a href="/news">Rocklea, Qld</a>
</td>
<td width="154" valign="top">
-22.7%
</td>
<td width="154" valign="top">
94
</td>
<td width="154" valign="top">
$310,000
</td>
</tr>
<tr>
<td width="154" valign="top">
<a href="/news">Russell Island, Qld</a>
</td>
<td width="154" valign="top">
-29.6%
</td>
<td width="154" valign="top">
127
</td>
<td width="154" valign="top">
$225,000
</td>
</tr>
</tbody></table>
Source: <a target="_blank" href="https://www.myrp.com.au/">RP Data</a>/Australian Financial Review
One of the most recent sales was this distinctive, mock-tudor two-bedroom house (pictured below), which took 91 days to sell and sold at a 19% discount to its original asking price.  It sold for $160,000 through Ray White Russell Island in June, having been listed at $198,000 in April.
<img src="/images/stories/2012/08/russell3.jpg">
Other recent property sales include a four-bedroom house on Aquarius Road that sold for $380,000 in April, having been on the market since September 2009 at an asking price of $450,000 – a discount of 15%, with the listing held by three different estate agents.
 
<hr class="system-pagebreak">
 
In January this year a three-bedroom, two-storey Queenslander on a large 1,096-square-metre block on Banksia Street sold for $245,000, having been listed for nearly four years (1,202) days. Its listing price in October last year was $320,000 – a discount of 23%.
Darren Ashenden from Ray White Russell Island, who also lives on the island and is <a target="_blank" href="https://www.realestate.com.au/property-house-qld-russell+island-110834491">selling a two-bedroom house on Rossi Avenue for $175,000</a>, says it’s the best buyers’ climate he has seen for 11 years and won't last forever.
He tells Property Observer the downturn kicked off in the wake of the GFC and there has since been a “significant downturn in pricing".
“At the start of 2010 I was selling just four blocks of land under $50,000 – now there is a huge selection under that price.”
Another agent, Trent Jamieson from LJ Hooker Bay Islands, <a target="_blank" href="https://www.realestate.com.au/property-residential+land-qld-russell+island-200337535">is selling two 607-square-metre blocks for Just $25,000 each</a>. Jamieson says the market "won't last long" and is open to negotiation on the two blocks of land.
Ashenden says there is a currently a lot of residential land for sale, which had historically been earmarked for investment.
For young people with families, Ashenden says a standard residential block of land can be picked up for between $30,000 and $40,000.
“There’s a lot of it.”
“It’s a unique market place, really condensed from budget to top dollar."
He says around 70% of the market is budget, with the rest being lifestyle buyers seeking waterfront and water view properties price between $270,000 and $370,000.
Residents include working-class people who commute to Brisbane everyday via the passenger ferry or vehicle-access barges, which run about every half-hour.
In terms of amenities, Russell Island is “fully serviced” and includes a Super IGA, speciality stores, an RSL, and bowls club.
RP Data figures show that Russell Island house prices have risen less than 1% a per year over the past five years, up 4.7% with a median price of $225,000.
Russell Island estate agent Edward A'Bear, who originally opened for business on Russell Island in 1999 and is selling <a href="https://www.realestate.com.au/property-house-qld-russell+island-111392059">a two-bedroom house for just under $270,000</a> as well as other properties, says land values have risen from $5,000 per block of land from 1999 to around $25,000 to $40,000 today.
“The prime spikes were 2003 and 2007 where the same land rose from $5,000 to over $50,000 and now dropped back to the levels today.”
He describes Russell Island as a “big monopoly board” with only a few gilt-edged waterfront and water-view blocks of land available and lots of "Old Kent" properties" available.
“Dynamics are parking issues on the mainland and cost of transport to and from the islands. “The newly elected Redland City Council members and councillors are determined to resolve these matters and there is every confidence they will do so,” he says.
He describes Russell Island and nearby Karragarra, Lamb and Macleay islands as some of the best kept secret from a real estate perspective. “We are very confident of the market activity increasing and level of sales is just beginning to reflect this,” he adds.
A report in July on <a href="https://www.russellisland.com.au/" target="_blank">russellisland.com.au</a>, a local tourism and real estate website, notes that “land on Russell Island is cheap, it is so cheap that people are shying away because they believe there must be something wrong with it”.
“The price of land on Russell right now is a classic market over reaction. It has fallen too far people, it has intrinsic value much higher than where it is now.
“Good quality residential land under $40,000 within 40 kilometres of the capital city of the fastest-growing state in Australia is crazy,” says “local investor” on russellisland.com.au.
Russell Island is the biggest of the Southern Moreton Bay Islands located between the mainland and North Stradbroke Island, measuring eight kilometres long and nearly three kilometres wide and is only 50 minutes from the Brisbane CBD.
According to census 2011, Russell Island has 6,300 people with 4,274 dwellings – nearly all houses, mainly two- and three-bedroom properties.
It had its first European settlers in 1866 with farmers and oystermen the first inhabitants. The first small village, called Jacksonsville, was built in 1906 that had sawmill, pineapple canning factory, jetty and cinema. The first school opened in 1916.
Half of the population (49.9%) earns a gross weekly income of less than $600 – compared with 22.8% for the rest of Queensland.
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