Article summary

<ul data-end="785" data-start="311">
	<li data-end="459" data-section-id="5hbcyr" data-start="311">Pikos Group has released the five-penthouse collection at Skye Kangaroo Point, headlined by a two-storey sky home spanning more than 1,000 sqm.</li>
	<li data-end="561" data-section-id="1p7lq8n" data-start="460">Early buyer interest suggests the residences could set a new Queensland apartment price record.</li>
	<li data-end="667" data-section-id="1y70z0l" data-start="562">The collection includes four move-in ready penthouses and the highly customised Skye One residence.</li>
	<li data-end="785" data-section-id="yvm0y1" data-start="668">The release caps one of Bri​sbane's most ambitious luxury apartment developments overlooking the Brisbane River.</li>
</ul>

<hr data-end="790" data-start="787" />
Pikos Group has released the five-penthouse collection at its <a href="https://www.apartments.com.au/buildings/skye-residences-by-pikos-kangaroo-point-8-river-terrace-kangaroo-point-qld-4169">Skye by Pikos</a> development in Kangaroo Point, with early buyer interest indicating the flagship residences could eclipse every apartment sale previously recorded in Queensland.

The collection crowns the luxury riverfront development with five residences, including four completed penthouses and Skye One, a two-level sky home spanning more than 1,000 sqm that will be tailored to its eventual owner.

[smartcode_project:default project_id=90059 project_image_fid=374075]

Wanting to offer a fully customisable home, Pikos is offering Skye One as a blank canvas, allowing the buyer to work alongside the developer's design team to customise the home's layout, finishes and internal spaces.

The residence will feature a 247 sqm private rooftop terrace with its own swimming pool, sauna, steam room, outdoor kitchen and multiple entertaining areas overlooking the Brisbane River and CBD skyline.

The remaining four penthouses have been completed and are ready for immediate occupation, each offering four bedrooms, expansive open-plan living areas, soaring ceilings and private lift access.

[smartcode_project:default project_id=90059 project_image_fid=374059]

One of the defining features throughout the project is its use of Roman Classic Travertine, with more than 20,000 sqm of the natural stone imported from Italy after being personally selected by Pikos Group Founder and Executive Director Pedro Pikos, interior designer Julie Williamson and third-generation stone specialist Mario Caucci.

Pikos said the penthouse collection represented the culmination of the company's long-term vision for Skye.

"True legacy isn't measured by what we build today, but by what endures tomorrow," Pikos said.

"Our ambition is to create places that become more valuable with time, enrich the lives of generations, and stand as timeless landmarks long after we've stepped away."

[smartcode_project:default project_id=90059 project_image_fid=374060]

Williamson said the interiors were inspired by the natural character of Kangaroo Point and the Brisbane River rather than international design trends.

"Materiality tells the story of a place," Williamson said.

"We looked to the movement of the Brisbane River, the texture of the cliff face and the warmth of the surrounding landscape to create interiors that feel understated, enduring and unmistakably Brisbane."

Positioned above the Kangaroo Point cliffs, Skye places residents within walking distance of Howard Smith Wharves, South Bank and James Street while offering uninterrupted river and city views.

[smartcode_project_cta:default project_id=90059]

Joel Robinson

Brisbane's next apartment price record? Pikos unveils Skye's exclusive penthouse collection

Article summary

<ul data-end="888" data-start="289">
	<li data-end="442" data-section-id="8tsh6o" data-start="289">DVB Projects is preparing to launch its second Gold Coast apartment development, with demolition now underway at 137 Old Burleigh Road, Broadbeach.</li>
	<li data-end="573" data-section-id="1nyxl3e" data-start="443">The 34-level tower will comprise just 49 ultra-luxury residences, including half-floor, full-floor and penthouse apartments.</li>
	<li data-end="717" data-section-id="oiyimj" data-start="574">The launch follows strong demand at DVB's nearby Sea Glass project, which is more than 50 per cent sold and currently under construction.</li>
	<li data-end="888" data-section-id="epk9o9" data-start="718">The development adds to the transformation of Old Burleigh Road, with premium beachfront apartment projects continuing to reshape the tightly held Broadbeach strip.</li>
</ul>

<a href="https://www.apartments.com.au/developers/dvb-projects">DVB Projects</a> is preparing to launch its second Gold Coast apartment development, with demolition now underway on the Broadbeach site as the Sydney developer moves closer to bringing the ultra-luxury project to market.

The 34-level tower at <a href="https://www.apartments.com.au/new-apartments/137-old-burleigh-road-broadbeach-qld-4218">137 Old Burleigh Road</a> will comprise just 49 residences, ranging from half-floor apartments through to full-floor homes and a penthouse. The launch follows the strong sales performance of DVB's nearby Sea Glass development. More than half of the apartments at Sea Glass, on the other side of Broadbeach, have been snapped up, well ahead of its late 2027 completion

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="2944b4be-c84e-4b54-8dc1-c712e76704c0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/E02_Exterior_Street%20Level%20Entrance.jpg?VersionId=YoNig7pRdrE3HCue7sUj78LzJteeQf3H" />

The start of demolition at 137 Old Burleigh Road signals DVB Projects’ underlying confidence in the Gold Coast’s luxury beachside apartment sector.

“We see the Gold Coast as one of the most compelling lifestyle markets in Australia, particularly at the premium end where demand continues to deepen,” said Dean Brown, Managing Director of DVB.&nbsp;

“This project has been carefully designed to respond to that demand - delivering large-format residences with a level of quality, privacy and amenity that is still relatively rare in the apartment market on the beachside."

Brown says the site itself is "exceptional."

"Old Burleigh Road is one of the most tightly held beachfront strips, and opportunities to deliver a project of this scale and calibre in this location are extremely limited.”

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="398f377a-c037-455e-9250-0c5e0d84c35b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/I12_FF%20Balcony.jpg?VersionId=NwOiRWGMubR1c8wthuEfggklcja7al9." />

The project will comprise 40 half-floor residences of approximately 260 sqm, alongside eight full-floor residences spanning around 524 sqm.

A single penthouse will crown the building, featuring a private pool, barbecue area, indoor gym and dedicated entertaining spaces.

Residents will have access to a resort-style suite of amenities, including a 20-metre pool with daybeds, a gymnasium, hot and cold plunge pools, a sauna, and private residents’ lounge and dining facilities.

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="d1642bb0-9a66-4427-a022-dfc0988c6287" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/A02_Pool%20to%20View.jpg?VersionId=c0IXPyn_Gp_Kn3XCwzMrqIVkAdCEwVXP" />

Sales agent Todd Matheson, of <a href="https://www.apartments.com.au/project-marketer/pezet-matheson">Pezet Matheson</a>, which is marketing both 137 Old Burleigh Road and Sea Glass, said 137 Old Burleigh Road would address a clear gap in the market for genuine luxury products.

“There are very few opportunities on the Gold Coast where buyers can secure a residence of this size and quality in a new building,” Matheson said.

“What we’re seeing is a growing cohort of downsizers and interstate buyers who still want space - they’re not willing to compromise on living area, entertaining or finishes.

“This project has been designed with that buyer in mind. It offers the scale of a home, combined with the convenience and security of apartment living, in one of the coast’s most desirable positions.”

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="59aae0ca-5639-4320-8aca-d0bf60f48e43" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/E01_Exterior%20Hero.jpg?VersionId=DS8Zfy2WtgUEtdfe0TEUuf1W1GfcZq8S" />

Located on a 1,156 sqm site one block from the beachfront, the development will replace an ageing walk-up building and is expected to contribute to the ongoing transformation of the Old Burleigh Road strip into one of the Gold Coast’s most prestigious residential corridors.

With the development moving into the delivery phase, 137 Old Burleigh Road is slated to hit the market later this year.

[smartcode_project_cta:default project_id=145141]

DVB Projects to launch second Broadbeach apartment tower as demolition commences

A proposal to redevelop one of North Sydney's ageing commercial buildings has taken another step forward, with plans for a 38-storey mixed-use tower adding momentum to the long-awaited transformation of the Alfred Street precinct.

Now on public exhibition through the NSW Government's Housing Delivery Authority-led State Significant Development pathway, the proposal for 271-273 Alfred Street would replace an underutilised commercial building with 95 apartments, ground-floor retail, commercial space and affordable housing. The proposal was submitted by&nbsp;Tara Shore Pty Ltd, acting for the John Taylor Family Trust.

While the project will deliver much-needed housing on the southern edge of the North Sydney CBD, it also represents another piece of a broader precinct that has spent years in planning limbo.

<img alt="First look: New public domain vision underpins 95-apartment North Sydney tower on Alfred Street" data-entity-type="file" data-entity-uuid="7e1ce1b4-38df-48ab-992f-386814d86308" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Alfred%20St%20da%20podium.png?VersionId=sC_h6w.A9VEoB98qsqowPlIoz__sBZBt" />

Despite its proximity to both North Sydney Station and the Victoria Cross Metro, redevelopment of Alfred Street has progressed slowly over the past decade as broader planning controls, zoning and building heights remained unresolved. The introduction of the Housing Delivery Authority pathway has provided a new avenue for projects to progress, allowing rezoning and development assessment to occur concurrently and unlocking sites that have long been earmarked for renewal.

Designed by Office of Cortese &amp; Gilder, the proposal seeks to do more than replace an ageing office building. The architects have positioned the project as the first stage of a wider public domain vision that would improve pedestrian connectivity and create a more cohesive mixed-use precinct as neighbouring sites are redeveloped over time.

The proposal includes a widened Alfred Street setback, new street trees, landscaping and outdoor seating, along with a landscaped through-site pedestrian link connecting Alfred Street with Little Alfred Street. The connection is intended to become the first section of a future east-west pedestrian network extending across the precinct.

<img alt="First look: New public domain vision underpins 95-apartment North Sydney tower on Alfred Street" data-entity-type="file" data-entity-uuid="8ea39ac3-46ad-4562-b4a0-b862e91c2dda" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Alfred%20St%20da%20site.png?VersionId=K7umCd21KpetEFuVfsPlnJKhUOsmTTdV" />

The mixed-use tower would comprise retail space at ground level, commercial uses on level two and apartments from level three upwards.

In total, the development would deliver 95 apartments, including nine one-bedroom, 28 two-bedroom, 56 three-bedroom and two four-bedroom residences. Twenty-one apartments, representing 15 per cent of the residential gross floor area, would be secured as affordable housing and managed by a registered community housing provider for at least 15 years.

Nine basement levels would provide 133 resident car spaces, seven motorcycle spaces and 111 bicycle spaces.

According to the Architecture and Urban Design Report, the public domain strategy is designed to transform what is currently an inward-facing commercial edge into a more active and connected pedestrian environment, creating a stronger relationship between the commercial core and surrounding residential neighbourhoods.

Office of Cortese &amp; Gilder has also prepared a broader public domain framework spanning neighbouring properties between 263 and 283 Alfred Street, arguing that a coordinated approach to redevelopment will deliver better public spaces, improved tower separation and a more connected streetscape as the precinct evolves.

The proposal comes at a time where North Sydney is slated for future residential growth. Commercial developer FiveX has residential plans for the neighbouring site at 275 Alfred Street. They've proposed a 39-storey mixed-use tower with 184 apartments, while Freecity was recently approved for nearly 300 apartments across a 51-storey building on Walker Street.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-freecity-gets-green-light-for-mixed-use-apartment-and-hotel-tower-in-north-sydney">First look: Freecity gets green light for mixed-use apartment and hotel tower in North Sydney</a>

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-fivex-plans-39-storey-residential-tower-in-booming-north-sydney">First look: Fivex plans 39-storey residential tower in booming North Sydney</a>

&nbsp;

Alfred Street the latest North Sydney pocket to be transformed by residential development

Buyers considering a residence at boutique Gordon townhouse development <a href="https://www.apartments.com.au/new-townhouses/lume-gordon-43-47-dumaresq-street-gordon-nsw-2072">Lume</a>&nbsp;now have another reason to bring forward their decision.

For a limited time, purchasers of a residence at Lume will receive a BMW iX3 50 electric SUV, valued at more than $120,000, as part of their purchase. The offer is designed to add value for buyers while complementing the lifestyle envisioned for the architecturally designed Upper North Shore development.

Scott Timmins, Development Manager at <a href="https://www.apartments.com.au/developers/winim">WINIM</a>, said the partnership was created to provide buyers with a compelling reason to act.

"In today's market, buyers need a compelling reason to act now, and the BMW partnership was designed to create that catalyst. We wanted to add genuine value for our future purchasers. Choosing the all-electric BMW iX3 50 also reflects the values behind LUME, forward-thinking design, innovation and a more sustainable way of living. It's a premium incentive that complements the lifestyle our buyers aspire to and rewards those who commit early."

[smartcode_project:default project_id=7354 project_image_fid=374893]

Delivered by WINIM in partnership with Burtonwood Investment Partners, Lume comprises 14 architecturally designed two, three and four-bedroom townhomes created for families seeking the space of a freestanding house with the ease of modern, low-maintenance living.

The three-storey residences, designed by award-winning architecture practice <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a>, have been tailored for families and multi-generational living, featuring private internal lifts, flexible lower-level spaces, generous open-plan living and entertaining areas, media rooms, and landscaped outdoor spaces with custom outdoor kitchens.&nbsp;

Inside, engineered oak flooring, bespoke dining joinery with integrated wine fridges and backlit bars, sculptural porcelain bathrooms, Parisi freestanding baths and Astra Walker tapware create interiors that balance functionality with refined finishes.

Each townhome has been designed to combine generous internal spaces with sustainability initiatives such as EV charging infrastructure, while <a href="https://www.apartments.com.au/landscape-architect/arcadia-landscape-architecture">Arcadia</a>'s landscaped communal areas, centred around a restored creek line and native planting, encourage residents to connect with nature and spend more time outdoors.

[smartcode_project:default project_id=7354 project_image_fid=269527]

Rothelowman's Gary Tsui said the architecture was conceived to respond carefully to its Upper North Shore setting.

"Our vision was to create elegant, uplifting homes that draw on and positively contribute to the local character through meticulously considered design and an interaction with the surroundings."

The communal landscape has been designed as more than an open space between homes. Arcadia's Ben Newell and Kate Phillips said the adjoining reserve provided an opportunity to create a distinctive natural retreat for residents.

"Just as waterways carve their way through Ku-ring-gai's landscape, a raised boardwalk weaves through the reserve, connecting the homes to this tranquil oasis."

[smartcode_project:default project_id=7354 project_image_fid=374892]

Located just 300 metres from <a href="https://www.apartments.com.au/developments/gordon-nsw-2072">Gordon</a> Village and Gordon railway station, Lume offers convenient access to Sydney's CBD while placing residents close to some of the North Shore's leading schools, including Ravenswood, Pymble Ladies' College and Knox Grammar. Lane Cove National Park, Gordon Golf Club and a range of cafés and restaurants further reinforce the family-focused lifestyle on offer, with the BMW iX3 50 complementing everything from local trips around Gordon to weekend drives and city commutes.

Construction is underway with completion expected in mid-2027.

[smartcode_project_cta:default project_id=7354]

Boutique Gordon townhomes now come with a BMW iX3 50

Two apartments have sold for more than $10 million at EADE Byron Bay, setting some of the highest apartment prices ever achieved in the coastal town and underlining the growing appetite for luxury beachfront apartments in Australia's most popular coastal locations.

The $210 million project by Vitale Property Group has now secured more than $70 million in sales, led by residences that changed hands for $12.75 million and $11.75 million.

The record-breaking transactions reinforce the shift occurring in Byron Bay's premium property market, where affluent downsizers and lifestyle buyers are increasingly opting for high-end apartments over large beachfront homes.

<a href="https://www.apartments.com.au/new-apartments/eade-byron-bay-29-shirley-street-byron-bay-nsw-2481">EADE Byron Bay</a> occupies a rare 6,000 sqm absolute beachfront site on the corner of Shirley and Milton Streets overlooking Main Beach and The Wreck surf break, just 350 metres from Byron Bay's town centre.

The 25-residence development is the first beachfront apartment project approved in Byron Bay in more than a decade and is currently under construction, with completion expected in May 2027.

[smartcode_project:default project_id=145590 project_image_fid=359521]

The project has attracted a mix of local Byron Shire residents downsizing from larger homes, alongside interstate buyers from Sydney, Melbourne and Brisbane seeking a permanent coastal lifestyle without compromising on space.

Designed by <a href="https://www.apartments.com.au/architects/hayball">Hayball</a> and with interiors by <a href="https://www.apartments.com.au/interior-designers/alexander-co">Alexander &amp; Co</a>, EADE comprises&nbsp;10 garden apartments ranging from 284 sqm to 622 sqm, nine with private pools, five full-floor apartments and 10 rooftop residences with private plunge pools, expansive outdoor entertaining areas and uninterrupted ocean views.

[smartcode_project:default project_id=145590 project_image_fid=359527]

<a href="https://www.apartments.com.au/developers/vitale-property-group">Vitale Property Group</a> Managing Partner Chris Vitale said the project's combination of scale, location and limited future supply was driving buyer demand.

"There isn't another beachfront holding in Byron Bay of this size and position that could be developed again," Vitale said.

"Buyers are responding to the scarcity and the irreplaceability of a site of this calibre and to floorplans they can't find elsewhere in the market.

"We are seeing buyers place significant value on quality, space, design, resort-style amenities and the rarity of the location. The sales achieved to date demonstrate that discerning purchasers recognise the long-term significance of what is being created at EADE Byron Bay.

"Many are coming from larger homes in the Byron region, or from Sydney, Melbourne and Brisbane, and are after the space, security and convenience, without the upkeep of a house."

&nbsp;

[smartcode_project:default project_id=145590 project_image_fid=359523]

The Byron Bay project follows Vitale Property Group's delivery of the Mondrian Hotel and Private Residences at Burleigh Heads, with EADE continuing the developer's focus on luxury coastal developments.

Residents will have access to a resort-style swimming pool, gymnasium, sauna, cold plunge pool, concierge services and dedicated workspaces, while the project is targeting an 8-Star Green Star rating.

EADE Byron Bay is being exclusively marketed by Projx Australia in conjunction with WHITEFOX Projects.

WHITEFOX National Projects Director Phillip Rand said demand had been driven predominantly by owner-occupiers.

"We are seeing buyers at EADE place significant value on quality, space, design, resort-style amenities and the rarity of this location," Rand says.

"The sales achieved to date demonstrate that purchasers at this level recognise the long-term significance of what is being created at EADE Byron Bay."

Residences at EADE Byron Bay are currently priced between $4.75 million and $15.95 million.

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[smartcode_project_cta:default project_id=145590]

Vitale breaks Byron Bay records with EADE sales flurry 

Sydney’s property market is known for high prices, competitive bidding, and mounting pressure on first home buyers. But change is on the horizon.

From late 2025, eligible first home buyers in New South Wales will have access to a new federal government initiative aimed at addressing affordability: the Help to Buy Scheme.&nbsp;

<h2>What is the Help to Buy Scheme?</h2>

The program introduces a shared equity model intended to reduce the upfront cost of entering the property market, particularly in high-demand urban areas such as Sydney.

The scheme operates under a shared ownership structure in which the federal government takes an equity stake of up to 40 per cent for new homes, or 30 per cent for existing dwellings. This arrangement allows eligible buyers to significantly reduce their loan size and avoid the added cost of Lenders Mortgage Insurance (LMI).

Under this model, purchasers can enter the property market with as little as a two per cent deposit, well below the traditional 10 to 20 per cent usually required. The government’s contribution is not a loan but a co-ownership stake in the property. As such, there is no interest or rent charged on its portion.

Because the government’s equity combined with the buyer’s deposit typically meets or exceeds the 20 per cent threshold, LMI does not apply. The remaining balance, generally between 60 and 70 per cent of the property’s value, is financed through a standard home loan with a participating lender.

The government's equity in the property remains in place until the buyer chooses to repay it voluntarily or until the property is sold. Buyers can buy back the government’s share over time, in increments of at least five per cent, depending on their financial situation.

There is no fixed repayment timeline, but the amount to be repaid will be based on the property's market value at the time of repayment, not the original purchase price.

<h2>How do you qualify for the&nbsp;Help to Buy Scheme?</h2>

To qualify for the Help to Buy Scheme, applicants must meet the following conditions:

<ul>
	<li>Be an Australian citizen at least 18 years of age.</li>
	<li>Be a first-home buyer who does not currently own property.</li>
	<li>Intend to live in the property as their primary residence.</li>
	<li>Earn less than $100,000 per year for individuals, or $160,000 for couples.</li>
	<li>Purchase a property within the regional price caps, currently $950,000 in Sydney, though this is expected to rise to approximately $1.3 million ahead of the program’s launch.</li>
</ul>

While the Help to Buy Scheme does not solve affordability challenges across the board, it does offer a more accessible pathway for a defined segment of the market, particularly younger buyers with moderate incomes who have been priced out of traditional lending routes.

The scheme is expected to commence in NSW in late 2025, as part of a national rollout.

Under the new model, purchasers can enter the property market with as little as a two per cent deposit, well below the traditional 10 to 20 per cent usually required

Help to Buy Scheme: What first home buyers in NSW need to know

The First Home Owners Grant (FHOG) is a government initiative designed to help eligible first-time home buyers by offering financial assistance towards the purchase or construction of a new home.

While the FHOG is a nationwide program, it is administered separately by each state and territory, meaning the eligibility criteria, grant amounts, and property requirements can vary depending on your location. This means that the amount available and the conditions attached to the grant will differ, so it is important to check the specific guidelines for your state or territory.

It’s important to note that the FHOG is just one of several incentives available to first home buyers. In most states and territories, the grant is not linked to stamp duty exemptions or concessions, with the exception of the Australian Capital Territory (ACT). The FHOG is typically a one-off payment, reducing the overall cost of purchasing or building a new home before any stamp duty concessions are applied.

Below, we provide a breakdown of the First Home Owner Grants available across Australia, outlining the specific details for each state and territory.

<h2>New South Wales First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $600,000. For land purchases and owner-builders, the threshold extends to $750,000.

Stamp Duty Benefits: Provides full stamp duty exemption for homes valued up to $800,000, with concessions available for properties up to $1 million.

<h2>Victoria South Wales First Home Owner Grant</h2>

First Home Owner Grant: Provides a $10,000 grant for first-home buyers purchasing or building new homes valued up to $750,000.

Stamp Duty Benefits: Offers full stamp duty exemption for properties up to $600,000, with concessions available up to $750,000.

<h2>Queensland First Home Owner Grant</h2>

First Home Owner Grant: Offers $30,000 for contracts signed between 20 November 2023 and 30 June 2025. The FHOG applies to new homes valued up to $750,000.

Stamp Duty Concessions: Provides additional concessions for properties valued up to $800,000.

<h2>Western Australia First Home Owner Grant</h2>

&nbsp;

First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $750,000 in the southern regions and up to $1 million in the northern regions.

Stamp Duty Concessions: Available for homes valued up to $600,000 for transactions entered into on or after 9 May 2024.

<h2>Australian Capital Territory First Home Owner Grant</h2>

First Home Owner Grant: Replaced by the Home Buyer Concession Scheme, offering full stamp duty concessions for eligible buyers.

<h2>South Australia First Home Owner Grant</h2>

First Home Owner Grant: Provides up to $15,000 for new homes, including houses, apartments, and townhouses. As of 6 June 2024, there is no property value cap for eligibility.

Stamp Duty Relief: Available for new homes and vacant land purchases.

<h2>Tasmania First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes and off the plan purchases.

Stamp Duty Exemption: Between 18 February 2024 and 30 June 2026, first home buyers of established homes valued up to $750,000 receive a full exemption on property transfer duty.

<h2>Northern Territory First Home Owner Grant</h2>

First Home Owner Grant: The Northern Territory provides a $10,000 grant for new homes only. Additional government grants and concessions are available for first home buyers.

Stamp Duty Exemption: The only stamp duty exemption available to property buyers is the House and Land Package Exemption (HLPE).

Eligibility criteria and application processes differ across states. Prospective buyers should refer to their respective state revenue offices for full details on grant availability, conditions, and additional concessions.

Every First Home Owner Grant for new property by state

In the ever-evolving landscape of sustainable architecture and environmentally conscious design, systems and ratings in place can help determine the energy efficiency of residential buildings in Australia.

Australia has multiple building rating systems that evaluate energy efficiency and sustainability in existing and new building designs.

Some systems assess individual building components, while others provide an overall rating for the entire structure.

A rating system ensures that homes are comfortable and energy-efficient, whether you are buying, renovating, or building.

NatHERS (Nationwide House Energy Rating Scheme) is a common way for new homes to meet energy efficiency requirements.

As new developments continue to shape the urban environment, understanding NatHERS ratings becomes essential for developers and homeowners. This article delves into the concept of NatHERS ratings, their significance, and how they contribute to creating energy-efficient homes.

<h2>What is NatHERS?</h2>

NatHERS is a national initiative implemented by the Australian government to promote energy efficiency in residential buildings. The scheme aims to provide a standardised method for assessing the thermal performance of homes, considering factors such as insulation, orientation, ventilation, and building materials.&nbsp;

NatHERS ratings are the most common way new homes meet the National Construction Code's (NCC's) minimum energy efficiency requirements.&nbsp;

NatHERS assessments provide thermal and whole-home ratings for new homes, townhouses, and apartments.

The rating helps evaluate the energy performance of buildings, guides homeowners and developers to make informed decisions about the energy efficiency of their properties, and encourages the construction of more sustainable, comfortable, and cost-effective homes.

<h2>How NatHERS Ratings Work</h2>

NatHERS ratings are determined through four accredited software tools (AccuRate, BERS Pro, FirstRate5, HERO) using a calculation engine CSIRO developed to predict building temperature based on various factors.

The tools can model complex effects of building mass, insulation, window size, and other elements.

The outcome is a star rating that reflects the building's overall thermal efficiency, indicating how well it can maintain a comfortable indoor temperature without excessive reliance on heating or cooling systems.

The star rating scale ranges from 0 to 10, with a 6-star rating being the minimum requirement for compliance with the National Construction Code (NCC).&nbsp;

Achieving a higher star rating demonstrates a commitment to energy efficiency and sustainability, as the building is better equipped to minimise its environmental impact and reduce long-term energy costs.

Anyone can use NatHERS tools, but accredited assessors can provide certified ratings and professional advice.

<h2>Benefits of Higher NatHERS Ratings</h2>

Energy Efficiency: Buildings with higher NatHERS ratings are more energy-efficient, requiring less heating and cooling energy. This reduces the structure's carbon footprint and lowers occupants' energy bills.

Cost Savings: Homes with higher NatHERS ratings are generally more energy-efficient, resulting in reduced energy consumption for heating and cooling. This translates to lower energy bills for homeowners, making sustainable living environmentally friendly and economically viable in the long run.

Environmental Impact: Lower energy consumption directly translates to a reduced environmental impact. Buildings with higher NatHERS ratings contribute to the overall goal of mitigating climate change by lowering greenhouse gas emissions associated with heating and cooling systems.

Improved Comfort: Buildings with high NatHERS ratings offer better thermal comfort to occupants. Proper insulation, well-designed ventilation, and optimal orientation maintain a consistent and comfortable indoor temperature, providing occupants with a more enjoyable and healthier space.

Market Value and Desirability: Higher NatHERS ratings can enhance the market value of a property. As energy efficiency becomes a more significant consideration for homebuyers, a well-rated building may attract a premium price and stand out in the real estate market.

Compliance with Building Codes: NatHERS ratings are a vital component of the National Construction Code (NCC), and compliance with these ratings is often a mandatory requirement for new developments. Local councils and planning authorities may set minimum energy efficiency standards that must be met to obtain development approval.

The Nationwide House Energy Rating Scheme (NatHERS) is a crucial initiative shaping the future of energy-efficient, resilient, and cost-effective homes. With its recent upgrades, NatHERS has evolved into a world-leading tool for the building sector, supporting the global commitment to achieving net-zero emissions by 2050.

Staff Writer

What is a NatHERS rating in new off the plan apartment developments?

Mixed-use developments have gained significant popularity across Australia in recent years due to their unique blend of residential, commercial, and recreational spaces.

Unlike traditional single-purpose developments, mixed-use projects offer a harmonious integration of various functions within a single locale.

Residential units seamlessly coexist with commercial establishments, retail outlets, dining venues, entertainment hubs, and recreational facilities, with the combination not only enhances convenience but also fosters a vibrant lifestyle and a sense of community.

<h3>Convenience and accessibility</h3>

Mixed-use developments are designed with convenience in mind. They often integrate residential units with commercial spaces, retail outlets, restaurants, and recreational facilities, creating a self-contained community.

[smartcode_project:default project_id=114215 project_image_fid=204874]

The proximity allows residents to enjoy the convenience of having essential amenities and services within walking distance. Whether it's grabbing a cup of coffee, going grocery shopping, or accessing healthcare services, everything is conveniently located, saving residents time and effort.

<h3>Vibrant lifestyle and community</h3>

One of the major advantages of mixed-use developments is the vibrant lifestyle they offer. With a diverse range of amenities and communal spaces, residents have ample opportunities to interact, socialise, and build a sense of community.

[smartcode_project:default project_id=107714 project_image_fid=214122]

The presence of parks, community centres, and shared spaces fosters a lively atmosphere, encouraging residents to engage in various activities and events. The vibrant lifestyle within these developments creates a unique sense of belonging and camaraderie among the residents.

<h3>Potential for higher rental yields and property value appreciation</h3>

Mixed-use developments tend to attract a broad range of tenants and buyers due to their versatile nature. This high demand can result in higher rental yields for investors and potentially lead to property value appreciation over time.

[smartcode_project:default project_id=139989 project_image_fid=212887]

The integration of commercial and retail spaces attracts businesses, which can provide a stable rental income stream. Additionally, the popularity of mixed-use developments often drives up property values, making them a potentially lucrative investment in the long term.

<h3>Enhanced security and maintenance</h3>

Mixed-use developments typically have comprehensive security measures in place. With controlled access points, CCTV surveillance, and professional security staff, residents can enjoy enhanced safety and peace of mind.

[smartcode_project:default project_id=108019 project_image_fid=212658]

Additionally, these developments often have dedicated maintenance teams responsible for the upkeep of common areas, landscaping, and infrastructure. This ensures that the overall appearance and functionality of the development are well-maintained, creating a pleasant living environment for residents.

<h3>Live-work-play balance</h3>

One of the key attractions of mixed-use developments is the ability to achieve a desirable live-work-play balance. The integration of residential and commercial spaces allows residents to live closer to their workplaces, reducing commuting time and improving work-life balance.

The proximity to various amenities and recreational facilities encourages an active and healthy lifestyle. Residents can easily access fitness centres, parks, restaurants, and entertainment options, all within the same development, leading to a more fulfilling and convenient way of life.

alisonwarters@gmail.com

The top five reasons to buy in a mixed-use development

When buying a property, everyone needs to be aware of the additional costs that come as part of the buying process.

Often the largest outlay, after the deposit which goes to the bank, is stamp duty.

<h2 style="line-height: 1.38;">What is Stamp Duty?</h2>

Stamp duty is an extra tax to pay the government when you buy land, a property, and other certain assets.

It happens when the legal ownership is transferred. It can also be known as property transfer duty or transfer duty.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture" allowfullscreen="" frameborder="0" height="415" src="https://www.youtube.com/embed/C32BWkB5--c" title="YouTube video player" width="660"></iframe>

<h2>Who pays Stamp Duty?</h2>

In some circumstances, you may get an exemption. For some states, you won’t have to pay for stamp duty if you are a first home buyer or a pensioner for houses under a particular price. There are also stamp duty concessions, where you may be entitled to a discount.

<h2>How much does Stamp Duty cost?</h2>

Each state has different rules which affect how much you need to pay. These rules can affect the rate you pay, and the timeframe you will need to pay in. Before you buy land or a property, make sure you check the up-to-date information for your state’s stamp duty.

You can use a free stamp duty calculator online to see approximately how much you’ll need to pay. Find out if you’re eligible for an exemption by enquiring on a project via Urban!

Overall, the stamp duty you need to pay will depend on:

<ul>
	<li aria-level="1">How much your land/property is worth</li>
	<li aria-level="1">Where your land/property is located</li>
	<li aria-level="1">What type of land/property it is</li>
</ul>

Want to find out more? <a href="https://www.youtube.com/@UrbanAustralia?utm_source=YouTube&amp;utm_medium=Video&amp;utm_campaign=Subscribe&amp;utm_id=Subscribe">Subscribe to our YouTube channel</a> for more property videos.

Ellen Walker

Off-the-plan property explained: What is stamp duty?

When buying an apartment, most people compare the big-ticket items first. Floorplans. Kitchens. Balcony size. Natural light. The view.

But there's one everyday consideration that often doesn't come up until after moving in: how parcels are delivered.

As online shopping has become part of everyday life, parcel deliveries have shifted from an occasional event to a regular occurrence. Australians spent a record $82.6 billion shopping online in 2025, with almost one in every four retail dollars now spent digitally.

For apartment residents, that can present a challenge.

If nobody is home to accept a delivery, parcels may be redirected to a nearby Post Office, left in a building lobby or common area, or require building management to step in. In higher-density buildings, where dozens or even hundreds of residents may receive deliveries each day, parcel management has become an increasingly important part of everyday living.

That can create a range of frustrations. A missed delivery often means making time to collect a parcel elsewhere, while packages left unattended in foyers or mail areas can create clutter and increase the risk of theft. What seems like a minor inconvenience can quickly become a recurring issue for residents who shop online regularly.

It's one of those details that rarely features in a display suite but can have a noticeable impact once residents move in.

As a result, buyers are beginning to look beyond traditional apartment features and consider how a building supports day-to-day convenience, including whether there are secure options for receiving deliveries.

Australia Post's Parcel Lockers provide one solution.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share" allowfullscreen="" frameborder="0" height="315" referrerpolicy="strict-origin-when-cross-origin" src="https://www.youtube.com/embed/CkF2oKmlACg?si=C50sDaoUUn2nuLmq" title="YouTube video player" width="560"></iframe>

Rather than having a parcel delivered directly to an apartment, eligible deliveries can be sent to a nominated Parcel Locker. Once the parcel arrives, residents receive a notification through the AusPost app or SMS and can collect it using a QR code or one-time PIN at a time that suits them.

The Parcel Locker network now includes more than 1,500 locations nationwide, with installations at Post Offices, shopping centres, transport hubs and an increasing number of residential developments. By providing a secure collection point, Parcel Lockers help reduce missed deliveries and avoid parcels being left unattended in common areas.

For developers, parcel infrastructure is becoming another way to improve the resident experience. Rather than relying on concierge staff or leaving parcels in communal spaces, secure collection points help streamline deliveries while preserving the presentation and functionality of shared areas.

For buyers, it's a reminder that the best apartment features aren't always the most obvious.

A generous floorplan or quality finishes might help narrow the shortlist, but the conveniences that simplify everyday life, whether that's EV charging, secure bike storage or reliable parcel delivery, often become the features residents appreciate most once they're living there.

The apartment feature many buyers don't think about, until their first missed delivery

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Investors in housing have a range of options available to them: for example, cash; fixed-income; shares; commercial real estate; and annuities. Investment property is thus one solution competing amidst a menu of others for the “mind-share” of retail punters.
Within traditional super, residential real estate gets basically no portfolio weight at all. That is, super funds do not invest in established housing, primarily because they have not been able to efficiently do so. Residential property fares a little better in the $450 billion self-managed super sector, but still accounts for only a minority share of total assets.
Given the abysmal performance of conventional equities in recent years, share market promoters have been desperately searching out alternatives that will get traction with consumers.
One product that has been especially successful of late is the so-called “hybrid” security that purports to offer 8% to 9% per annum variable returns with low risk. This, therefore, competes smack-bang in the space targeted by investment property generating total, through-the-cycle returns in a similar ball-park.
Anyone seeking to purchase or sell real estate for investment purposes needs to understand the strengths and weaknesses of the competing alternatives. Today’s column will attempt to provide you with a primer on these attention-grabbing “hybrids”.
A month or two ago Woolworths issued $700 million worth of its highly oversubscribed hybrids, which will be officially listed on the ASX on November 25. Origin Energy is about to complete another $500 million hybrid issue, once again targeted at mums and dads, with an ASX listing slated for end December.
The principal marketing message seems to be that these hybrids offer a “premium” return over cash. While this is true, I would argue that it is quite inappropriate to compare hybrids to cash given the two wildly different risk profiles.
Indeed, it is almost as bad as saying a high-dividend-yielding stock, such as one of the big banks, is better than cash purely on the basis of a yield comparison. What about the fact that you are putting at risk a big chunk of the capital value of your investment when buying shares?
Any objective analysis finds that investors are getting a raw deal with these hybrids. In short, they are being asked to accept debt returns in exchange for significant equity risks.
The notion that this represents an unfair trade-off is confirmed when comparing them with the notably “non-hybrid” subordinated debt issues offered by other major Australian companies. These investments provide comparable, or better, floating-rate debt returns relative to the hybrids, but with substantially lower risk of loss.
When a smart investor thinks about the word “hybrid”, they normally conceive of an instrument that has debt-like downside protections with equity-style upside.
The Woolworths and Origin Energy hybrids literally turn this logic on its head: they lump investors with debt-like returns in exchange for equity risks. And this is not opinion: it is fact, as we shall see.
Given the favourable characteristics of these offers for the issuers, it is no surprise to see more and more coming to market. If you could get away with raising funding that has a debt cost of capital, but with equity risk-sharing attributes when things go badly, you would do so every day of the week!
Before we dive into the risks, one needs a bit of background.
Irrespective of whether a loan is “senior” or “first-ranking”, or “subordinated” or “second-ranking”, the normal lending rule is that the borrower must always pay their interest commitments.
The reason you invest in debt is precisely because (1) you get a secure, regular income based on guaranteed repayments by the borrower, and (2) if the borrower does not pay you that income, you usually have rights to force them to do so.
If the loan is secured by an asset, such as a home, you can take possession of it and recover your principal and interest. If the loan is unsecured, like these hybrids, you can normally force the company to take action to repay your interest or, at the limit, push it into liquidation.
Now let’s consider the unusual range of risks investors face when lending to Woolworths and Origin via the hybrids. And, remember, that’s what you are doing: you are providing funding to these companies, and are therefore a creditor to them.
The first thing to note is that both loans have super-long terms. Origin’s hybrids have a 60-year term, while Woolworths have a 25-year term.
As a lender, or investor in debt, your risk increases with the length of the loan term. Why? Because the longer the loan term, the higher the probability the borrower (Woolworths or Origin) will one day default.
Here Phil Bayley, publisher of the Debt Capital Market Review, adds, “There is a not insignificant risk that these [Origin hybrids] will become perpetual – any bond with a term to maturity of more than 50 years is effectively perpetual.”
Sure, they are listed on the ASX, so in theory you can trade in and out whenever you want. But that is during the “good times”. What happens if either company stops paying interest? You can bet liquidity will dry up quickly, and you may be stuck in the hybrids unless you are prepared to take a big mark-to-market loss.
 
<hr class="system-pagebreak">
 
The second, and perhaps most significant, feature of these two hybrids is that both companies have a free option to not pay you interest. Yes, that’s right—they get to choose whether they service the interest on your debt or not. And not just for a few months. The two hybrids allow Woolworths and Origin to pay you zero interest for up to five years.
These “deferred” interest repayments then roll-up and start earning interest on interest. While this might sound OK, you can bet that if they ever exercise this option you will have a double-whammy: the listed value of the hybrids will fall significantly as the market starts pricing in the risk that the company can never fully meet its obligations under the hybrid.
In the case of Origin, there is another catch. If the company suffers a “ratings downgrade” to below investment grade (i.e., BB+ or lower), the company must automatically stop paying you interest until it recovers its investment grade rating.
The only cost imposed on the companies when they cease paying you your interest is that they must also stop paying dividends to shareholders. But this would be the least one would expect in any default event: the hybrids purportedly rank “above” shareholders’ equity, and so normally the company would be forced to use its dividends to repay the interest on these loans.
Yet Origin and Woolworths don't actually have to do that. That is, they can stop paying interest for five years so long as they stop paying dividends, but they don't have to use any of the money saved from the dividends to make good on the hybrids.
The third issue is that neither hybrid has been rated by the rating agencies. A rating would be helpful to give investors better information on what the agencies think about their true level of risk.
Ironically, Standard &amp; Poor’s has assessed this question on behalf of the two companies. Specifically, they have evaluated whether the hybrids qualify as “equity” rather than “debt”, so as to reduce the companies’ riskiness (obviously at the cost of the holders of the hybrids).
In short, the more equity and the less debt the company has, the safer it is considered to be. This is because “equity” shares in the upside and downside risk of any company’s future. When things go bad (or good), equity usually falls (or rises) in value.
What investors in these hybrids may not fully appreciate is that Standard &amp; Poor’s have given the Origin hybrids a 100% equity “credit” (i.e., they are as good as normal equity for Origin) and a 50% equity “credit” for the Woolies hybrid.
It would appear that these instruments have been designed expressly for this purpose: i.e., they pay investors a debt-like return, but lump them with equity-style risks.
Indeed, since the hybrids count as part or whole equity on the companies’ balance sheets, they may actually help lower the interest rates the companies pay on their normal, senior-ranking debt.
In this context, Standard &amp; Poor’s classifies hybrids with “high” equity content as those having “very strong equity-like characteristics. They include features that help ... improve the overall quality of the issuer's capitalisation. Investors in ‘high’ issues typically bear equity-like risk, and we would expect the value of such instruments to have a high correlation with the value of equity.”
Investors in the hybrids are likely subsidising the companies’ cost of funding in two ways: first, despite their equity features, the cost of the hybrid funding is below the companies’ cost of equity; and, second, the fact that the rating agencies think the hybrids increase the amount of equity funding the companies have on their balance sheets makes them a less risky concern, which can help lower interest rates on their traditional debt.
Superficially, there are some positives with these investments: they are both issued by companies that have strong competitive positions in their respective industries and solid credit ratings; they are listed on the ASX and thus offer some level of liquidity; both have small minimum investment sizes; and since retail investors are diving into them, it is possible that the hybrids’ required interest rate post-listing will be lower than their current interest rates, which means they could actually appreciate in value and deliver investors capital gains.
How do the returns the hybrids offer stack up against other alternatives?
Woolies priced at a margin of 3.25% above the 90-day bank bill rate, which implies a total return of 7.85%. In contrast, Woolworths’ shares are currently yielding 7.1%, but with the benefit of keeping all the equity upside.
Origin is proposing to price at around 4.25% over bank bills, which means a total return of about 8.85%. Origin’s shares are currently paying a dividend yield of just under 5% with the prospect of significant capital gains if its LNG investments pay off (and risks if they do not!).
The most revealing comparisons, however, are with the traditional subordinated (i.e., emphatically not “hybrid”) debt securities offered by listed Australian banks and insurers.
While these issues are unlisted and have a minimum investment size of $500,000, they actually offer comparable, or better, returns (or “trading margins”) with materially lower risks than the hybrids.
I can think of at least three companies that have issued subordinated, floating-rate bonds that are outstanding in the market today. The margins generated by these issues are between 3% and 5% above the swap rate.
None of these companies have the right to defer paying interest for five years—any failure to do so would be an event of default, against which investors could take action.
All these subordinated notes are rated “investment grade” by the rating agencies, which means that there are no hidden equity risks.
Finally, the term of these loans tends to be much shorter, which suggests you have less risk of something going wrong compared with the 25-to-60 year terms under the hybrids.
The bottom line: retail investors and their advisors should exercise considerable care when thinking about investing in complex hybrid instruments that carry equity hazards.
Christopher Joye is a leading financial economist and a director of Rismark International and Yellow Brick Road Funds Management. The above article is not investment advice.
This article originally appeared on <a target="_blank" href="https://www.eurekareport.com.au/">Eureka Report</a>.
 
 
 
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Hybrids attack housing - where to park your money: Christopher Joye

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I don’t think many will be upset to see the end of this year.  It’s not been the best of times for the average investor – a term that should apply to us all.  After all, most have some form of investment, even if it’s just a small amount in their super. 
Many markets have suffered extreme volatility – our strong Aussie dollar has undermined exporters and tested the tourist sector.  Half the year was spent with bullish predictions about interest rate rises, and then the single call of a potential interest rate cut came from Westpac’s chief executive and proved correct.  All in all nothing could be described as predictable – nothing, that is, except for the real estate market. 
Capital city prices are down 3.6% over the 12 months to September 30 according to RP Data, however such movements can only be described as marginal – especially when viewed in comparison with the stock market.  Clearance rates have been stubbornly predictable.  Week in, week out, <city><place>Melbourne</place></city> – the auction capital – has averaged a clearance rate of around 53%.  Sales agents, instead of using comparable data sourced from the last few weeks to value a property due to market movements, are able to pull comparisons from results a few months old. 
Quoted ranges for auction sales – which in the past have been dramatically underestimated as agents fall afoul of a rising market – now commonly have the final selling price falling within the range.  Weekly property editors are finding it hard to find something new and fresh to write each week, and we seem to be stuck in something akin to the scenario outlined in the film Groundhog Day. 
It’s tempting to grasp onto anything that might produce a change in sentiment.  The 0.25% official cut in rates caused such a furore in the press you’d have been forgiven for thinking Christmas had come early.  Not that it was set to produce any perceptible change – conditions in the real estate sector have remained flat.  Much of the responsibility for this is down to vendor expectation, which has continued to be stubbornly resilient against any pressure to meet buyer’s cautionary needs. 
A buyer can give every indication he’s interested in a home, and yet when the time comes to make that final commitment, a happy medium can’t be negotiated between vendor and purchaser.  Therefore we’ve seen a large number of re-listings lingering on the market and very few new listings to break the stalemate.  In particular, RP Data reports new listings down 18.6% compared with this time last year. 
In the end there’s only one reason a property doesn’t sell in the major capitals where supply is tight, and that’s price.  Every home will sell if priced and marketed correctly, but working out the best path to reach an agreement on that price takes nifty negotiation skills. Only the experienced real estate agents have the ability to educate their vendors to meet buyers’ expectation, and in this risk adverse atmosphere neither party is budging – at least at the moment. 
Furthermore, many vendors are not in a position where they feel forced to take a large cut in price. Unemployment is low, and while many may feel financial stress, let’s face it: not at levels felt in either Europe or the US. We have a sound banking system, normal interest rates, a record of good lending practices, extremely low default rates – add to the equation a rising population, and you should be able to see what’s ahead for the housing market – even if it’s going nowhere at the present time.  Long term, we’re on the way up.
In <country-region><place>Australia</place></country-region>, what really stands us out from the crowd is our passion for property.  We all know the stats commonly quoted when the question of home ownership hits headlines.  About 70% of us own or are paying off a mortgage.  Half that number have little or no debt leveraged against their principal place of residence.  Property brings up ideals wrapped in feelings of security, wealth, and a connection to the land.  Unlike many countries, you have to be a resident of <place><country-region>Australia</country-region></place> to own an established piece real estate – or at the least meet the requirements of the foreign investment review board. 
To draw a comparison, it’s now being debated in the US whether to stimulate the market by providing permanent residency for anyone able to invest $500,000 in real estate.  That’s something we wouldn’t even think to consider this side of the Pacific –drastic measures indeed. 
However, to further understand our obsession with property, you need to witness it.  For example, head to Melbourne on a rainy Saturday during which you’d expect most to be relaxing indoors, and you’ll see – as I did this weekend – spectators braving wet conditions in thongs and T-shirts to watch an auction just for entertainment value.  These aren’t just neighbours, they are people at all stages of the property buying and selling cycle – people animated by real estate. 
I don’t choose to invest my disposable income in the share market – I don’t understand it, feel in control of it, or – particularly on recent observation – trust it.  However I understand property, I can see where the population is heading and the type of properties they want to live and invest in. Even in good times, Australia – unlike the US – has avoided building an oversupply in her capital cities. 
Like many investors, I’ve ridden the false stimulating measures imposed by policies such as the first-home owners’ grant and changes to tax models that have produced short-term blips to the long-term graphs.  And agree, especially in comparison with many of the world’s falling markets, our housing on the face of it looks extremely unaffordable – but blame for this can be laid at the feet of consecutive governments that have failed to provide for a “big” Australia, and it’s not going to change overnight.  Never let it be said we’re immune from future crashes, no one is – however we’re also not immune from the many factors that have held us solidly on the world stage thus far.  
The ebb and flow of the property market may be tumultuous as we head into a new long-term phase of tighter lending regulations and consumer caution, but it will take more than this to stop the property wheel turning in Australia.

Catherine Cashmore is senior buyer advocate for <a target="_blank" href="https://www.elitebuyeradvocates.com.au/">Elite Buyer Advocates</a>. With extensive experience in all matters regarding real estate, Elite Buyer Advocates purchases and negotiates more than $100 million worth of property each year for its clients. 
Photo by Jonathan Crowe
 
 
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Property Groundhog Day looks set to continue, but there could be tumult ahead: Catherine Cashmore

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Shares in Centro Retail Trust have surged 26% to a high of 31.5¢ today on hopes that a revised and sweetened restructure proposal will be accepted by shareholders.
Shares in parent company <a href="https://www.propertyobserver.com.au/retail/centro-sells-adelaide-shopping-centre-following-brisbane-settlement/2011092051630">Centro Properties, which has been selling off its regional  and neighbourhood centres this year</a>, also rallied, increasing by 8.3% to 3.9¢.
This follows the retail trust offering its external investors a 10% improvement on their stake in the new entity – Centro Retail Australia – which would emerge under the restructuring proposal.
The improved offer was made after New York hedge fund Marathon Asset Management, which holds nearly 9% of Centro Retail Trust, and Sydney-based Orbis Funds Management, which holds nearly 5%, indicated they would vote against the merger in its previous form.
Proxy votes from Centro Retail shareholders on the resolution were due by 4pm today, with remaining shareholders voting in Melbourne tomorrow.
Under the restructuring proposal Centro Properties Group will be wound up, with the remaining Australian assets held by subsidiary Centro Retail Trust and other unlisted Centro funds amalgamated into a new listed property trust.
Centro faces a December 15 deadline to pay back $3 billion of debt, which it cannot meet under its existing structure. Failure by the board to win approval for the restructure will most likely cause the company to be placed in the hands of external administrators.
 
 
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Centro shares up after revised restructure proposal

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RP Data has given an indication of the length of tenure among recent sellers in Melbourne suburbs. The most recent sellers in Melbourne have been happy in their homes for: 
<table style="width: 470px;" border="1" cellspacing="0" cellpadding="0"></table>
<table style="width: 470px;" border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td width="228" nowrap valign="bottom">
Suburb
</td>
<td width="160" valign="bottom">
Postcode
</td>
<td width="160" nowrap valign="bottom">
Average hold period in years
</td>
</tr>
<tr>
<td width="228" nowrap valign="bottom">
ESSENDON WEST
</td>
<td width="160" valign="bottom">
3040
</td>
<td width="160" nowrap valign="bottom">
19.1
</td>
</tr>
<tr>
<td width="228" nowrap valign="bottom">
WINDSOR
</td>
<td width="160" valign="bottom">
3181
</td>
<td width="160" nowrap valign="bottom">
17.6
</td>
</tr>
<tr>
<td width="228" nowrap valign="bottom">
IVANHOE EAST
</td>
<td width="160" valign="bottom">
3079
</td>
<td width="160" nowrap valign="bottom">
15.9
</td>
</tr>
<tr>
<td width="228" nowrap valign="bottom">
FAWKNER
</td>
<td width="160" valign="bottom">
3060
</td>
<td width="160" nowrap valign="bottom">
15.2
</td>
</tr>
<tr>
<td width="228" nowrap valign="bottom">
ORMOND
</td>
<td width="160" valign="bottom">
3204
</td>
<td width="160" nowrap valign="bottom">
15
</td>
</tr>
<tr>
<td width="228" nowrap valign="bottom">
VERMONT SOUTH
</td>
<td width="160" valign="bottom">
3133
</td>
<td width="160" nowrap valign="bottom">
14.9
</td>
</tr>
<tr>
<td width="228" nowrap valign="bottom">
EAST MELBOURNE
</td>
<td width="160" valign="bottom">
3002
</td>
<td width="160" nowrap valign="bottom">
14.9
</td>
</tr>
<tr>
<td width="228" nowrap valign="bottom">
OAKLEIGH
</td>
<td width="160" valign="bottom">
3166
</td>
<td width="160" nowrap valign="bottom">
14.7
</td>
</tr>
<tr>
<td width="228" nowrap valign="bottom">
IVANHOE
</td>
<td width="160" valign="bottom">
3079
</td>
<td width="160" nowrap valign="bottom">
14.7
</td>
</tr>
<tr>
<td width="228" nowrap valign="bottom">
NOTTING HILL
</td>
<td width="160" valign="bottom">
3168
</td>
<td width="160" nowrap valign="bottom">
14.4
</td>
</tr>
</tbody></table>
Source: RP Data
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The 10 suburbs in Melbourne with longer-than-average hold times: RP Data

Logan takes the biggest hit among Brisbane regional cities: September quarter REIQ

Brisbane median house prices September quarter 2011: A suburb-by-suburb guide

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Queensland vendors appear intent on holding onto their properties rather than selling in suburbs where prices are currently declining, new research by PRDnationwide has revealed.
Of the 20 Queensland suburbs to record the greatest drop in house sales activity over the six months to June this year (compared with the same period last year), 18 experienced price falls of between 2% and 12%.
In comparison, among the 20 suburbs to register the greatest increase in sales activity over the six-month period, 14 of these registered median price increases over this time, with only three recording house price declines of 6% of more.
Suburbs to record sales activity drops of more than 50% included Urraween in Hervey Bay (sales numbers down 52%, prices down 2%), Bowen near the Whitsundays (sales numbers down 59%, prices down 1%) and Douglas in Townsville, where sales activity fell 55% following a price decline of 11%.
<img src="/images/stories/queenslandsoftening.gif">
 Sales activity picked up in mining suburbs such as Gracemere (37 additional sales, house prices up 3%), Calliope (26 additional sales, house prices up 11%) and Dysart (24 additional sales, prices up 15%), while some coastal towns like Tannum Sands (26 additional sales, prices up 7%) also received increasing activity as a result of the mines.
The suburbs that recorded the largest drops in sales activity but without the corresponding drop in sales prices were The Gap in inner Brisbane, which registered a 57% drop in annual sales despite house prices remaining unchanged over the six-month period, and the far north Queensland town of Atherton, where sales numbers fell 63% despite the median house price rising 5%, to record the biggest percentage decline in sales activity of all suburbs in Queensland.
Overall, for the June 2011 half-year period, Queensland recorded a total of 53,707 settled house transactions, equating to an annual softening of 22.8% (15,900 sales) from the previous year.
<img src="/images/stories/queenslandhousesales.gif">
Source: PRDnationwide 
According to PRDnationwide research director Aaron Maskrey, the significant softening in sales activity and values reflected a drop in first-home buyers, where demand was pulled forward in 2009 due to the boosted first-home owners grant and low interest rates and an investor segment “patiently waiting to see if they can attain a better bargain with values declining across most markets in the state”. 
“Purchasers looking at property should consider that historically low sales activity, softening capital values and increasing rental yields, form an ideal market to buy a property primed for strong returns. These buyer favourable conditions also allow purchasers to exploit their position in the market place to acquire a property at a discounted price,” Maskrey says.
 
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Queensland vendors prefer not to sell at all rather than sell at a deep discount

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A national approach to thwart Nigerian property scammers is on the agenda of the upcoming meeting of state real estate institute chief executives.
Leading the push is chief executive of the Real Estate Institute of Western Australia Anne Arnold, given there have been two cases in her state in recent times where homes have been sold without the owner’s knowledge by scammers.
<a target="_blank" href="https://www.propertyobserver.com.au/western-australia/absentee-investor-alert-nigerian-scammers-sell-%24410000-house-they-didnt-own/2011081751195">Since the owners of two properties in Perth lost their properties</a>, the WA government has <a target="_blank" href="https://www.propertyobserver.com.au/industry-news/new-laws-to-help-protect-property-owners-from-nigerian-scammers/2011091351531">introduced 100-point identity checks</a>.
"We think if they can do it here, there is every chance they will try somewhere else,” Arnold says.
"I understand that the WA Department of Commerce has been communicating with their counterparts in other states and in fact I'm in Canberra for a meeting with my counterparts of other real estate institutes and it is one thing that I'll be raising with them."
<a target="_blank" href="https://www.propertyobserver.com.au/residential/nigerian-property-scammers-move-to-sydney-after-succeeding-in-perth/2011090851484">Nigerian scammers also attempted to sell a Sydney house they did not own</a>, less than a month after the same scam was successfully carried out in Perth.
She says estate agents were finding that the new identity checks for people selling property have been well received by the public.
“The two Nigerian property scams that have occurred in WA in recent times have been possible because identity checks have not previously been a requirement as part of the listing process when selling a home.
“However, as technology has advanced it has become possible for scammers to fake an identity and present themselves to a real estate agent as the legitimate owner of a property they don’t in fact own,” Arnold says.
In both Nigerian property scams that occurred in Perth, con artists were able to convince the agent, the settlement agent, the banks and Landgate that they were the title holder and could sell the property.
Once the transfers had occurred and the sales settled it became apparent that everyone had been duped, including the legitimate owners of the houses.
The WA state government has since implemented a system whereby the seller of a property must produce evidence of identity in much the same way as bank customers must when opening an account.
“Some agents were concerned this new onus on sellers might meet with some resistance, especially from long term and repeat clients well known to the agent, but I’m pleased to report that generally sellers understand this new requirement and endorse it,” Arnold says.
When sellers are unable to be with the agent at the time of listing their property they must have their identity documents sighted by a suitable witness such as JP, doctor, police officer, pharmacist, etc.
“We understand that this is probably inconvenient for sellers and agents, but most people would agree that it’s a small price to avoid another such incident.”
 
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jchancellor-FAypfDUnLy

Real estate institutes to tackle Nigerian property scams

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{yoogallery src=[images/stories/november21garner]}
A Fitzroy North house that has links to within Helen Garner’s late 1970s novel Monkey Grip has been listed for December auction. Located opposite Edwardes Reserve parklands, the restored early 1900s residence contains elements of Victorian, Art Nouveau and Federation design features.
“Helen Garner wrote the iconic Australian novel Monkey Grip while abiding under this roof,” Nelson Alexander listing agent Arch Staver <a target="_blank" href="https://www.realestate.com.au/property-house-vic-fitzroy+north-108712416">says in its marketing material</a>.
“The original owner was a pattern maker and his fondness for artistic flourish is immediately evident.
“More recent occupation testifies to the creative atmosphere, with musicians and writers among the long-term residents,” Staver adds.
More than $2.85 million is tipped for its December 10 auction.
Garner’s seminal Australian novel Monkey Grip starts with the line, "In the old brown house on the corner, a mile from the middle of the city, we ate bacon every morning of our lives."
It’s been suggested it referred to a Victorian residence at 27 Falconer Street.
Garner was credited by Good Weekend writer David Laser as being the strongest post-1960s feminist voice in Australian writing following her account of communal living, drug use and single mothers caught in the chemical reactions of their own love affairs in inner-urban Melbourne.
Garner may be famous in Melbourne for her portrayal of Fitzroy, but her most recently reported home was in Flemington in the inner west.
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Fitzroy North house linked to late '70s Helen Garner novel Monkey Grip listed for sale

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The auctions market is continuing to struggle along despite the interest rate cut, with the nation's largest markets recording clearance rates in the low 50s, suggesting activity will remain subdued for the next few months.

Industry experts also suggest the real test will come next week when hundreds of new listings are expected to be listed, although success is not expected as consumers remain cautious.
Analysts suggest the lack of activity is a combination of low confidence, prices remaining too high, and the time of year – listings usually fall in November-December.
"Fewer and fewer listings come along this time of year," SQM managing director Louis Christopher says. "It'll start quietening down until the last weekend before Christmas, and then the market will just shut down."
"We'll have to wait until February to see what happens, but I expect it'll open with a much higher clearance rate."
This weekend's results have been particularly poor. According to the Real Estate Institute of Victoria, Melbourne recorded a clearance rate of 53%, with chief executive Enzo Raimondo saying the result is typical of "consistently moderate levels of demand".
There were 668 auctions this weekend, of which only 352 were sold.
Sydney recorded a clearance rate of 52.4%, with 518 properties listed, while Adelaide and Brisbane recorded rates of 34.5% and 12.5% respectively.
Christopher says he believes the results are actually lower than this, given both REIV and Australian Property Monitors use a fraction of reported results. He suggests clearance rates in Melbourne could actually be in the 40s.
"This would be suggesting house prices are still falling in Melbourne, and that we haven't had too much of a kick yet from the interest rate cut."
"Listings will peak next week, or the week after next, and from then, it's just going to decline through the end of the year."
<a href="https://www.propertyobserver.com.au/auctions/melbourne-gets-its-super-saturday-test-after-all/2011111452343" target="_blank">Next week Melbourne is set for its biggest auctions week of the year</a>, with over 1,000 properties listed.
APM economist Andrew Wilson agrees, saying both Melbourne and Sydney have been moving sideways for much of the year. And although he notes that confidence and conditions may be improving, consumers simply aren't responding to the property market due to a combination of factors.
"Things have stabilised in terms of unemployment, and retail sales have increased as well. But I think it still reflects the mindset of the consumer."
"Certainly next week will be the big test for 2011. And over summer, there should be enough indicators to show that buyer activity could improve."
This article originally appeared on <a href="https://www.smartcompany.com.au/property/20111121-rate-cut-still-not-providing-a-boost-to-auctions-market" target="_blank">SmartCompany</a>.
 
 
 
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