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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Brisbane’s historic Albion Flour Mill is set to become the centrepiece of a $330 million urban village lifestyle precinct, developed by property and investment group FKP.
The heritage site is set to become an inner-city village.
The Albion Mill development site spans 7,336 square metres across two sites – the flour mill site and the car yard site – set 4.5 kilometres from Brisbane’s city centre atop Albion Hill in the inner north.
Kowalski Architects designed the $87 million first stage of the Albion Mill masterplan, The Hudson, to be built on the car yard site.
It will feature 134 spacious one-, two- and three-bedroom apartments.
The starting price for The Hudson is $390,000, including a car park.
For two-bedroom units, the prices start at $573,000 and from $1,175,000 for three-bedroom units. Three-bedroom apartments come with two car parks.
There are 16 apartment design options for buyers.
The complex will come with pool, barbecue terrace, sundeck and gymnasium.
Its interiors have been undertaken by Victoria Tabur of Brisbane-based Embody Design.
FKP opened The Hudson display suite last week with construction set to commence early 2012, aiming for early 2014 completion.
Gary Kordic, head of Queensland developments at FKP, says the Albion Mill masterplan would be rolled out over the next five years. Kordic says Albion was an average annual median price growth rate of 7.86%, as per a March 2011 report on the suburb,
The historic flour mill was constructed by Scottish migrants the Gillespie Brothers during the economic depression of the 1930s.
It remained Brisbane’s sole working mill until operations ceased in 2004.
There is currently over $20 billion in development underway in the Albion area, including construction on the new Airport Link tunnel; the rebuild of The Royal Brisbane and Women’s Hospital clinical services; and completion of the $93 million Inner Northern Busway.
FKP bought the site six years ago, and it has since unveiled several redevelopment proposals that did not proceed.
Reed Construction Data figures show that Brisbane is scheduled to have 7,600 newly built apartments by the end of 2012, according to the Australian Financial Review.
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jchancellor-FAypfDUnLy

Urban village to rise on defunct Brisbane flour mill site

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The outlook for the Tasmanian housing market and the state’s overall economy is poor, according to the latest Westpac Coast to Coast report. 
The report notes a softening of conditions in the first six month of the year, which lowered annual growth to 2%, the slowest of any of the states. 
“Consumer spending all but stalled over the first half of the year. Only South Australia saw a weaker outcome. The consumer spending strike is against the backdrop of labour market weakness, with total employment contracting by almost 1% in the four months to August,” the report says. 
Over the first six months of 2011, the Tasmanian housing market was affected by the twin headwinds of higher interest rates and a slowing of population growth. 
As a result building approvals have softened in recent months, “pointing to further declines over the second half of 2011”. 
“Weakness was also apparent in renovation work, which slumped by more than 10% in the June quarter – albeit following a near 12% rise for the March quarter,” the report notes. 
Another sign of weakness was reflected in new dwelling construction contracted in the June quarter, declining by 1.1% for the quarter and 6.2% for the year. 
According to the report, Tasmania’s economic development is being hampered by a shortage of major new private investment projects in the state and the structural challenges created by the mining boom. 
“The investment outlook remains uncertain. Non-residential building approvals are weak and infrastructure commencements have softened. Business confidence has slumped, to be approaching the lows of late 2008,” the report. 
The recent devaluation of the dollar and expectations of an interest rate cut in November and in 2012 are expected to give some impetus to the market.
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lschlesinger-FZcF9M3vE6

Poor outlook for Tasmanian housing market: Westpac

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I think it is safe to say that the concept of seasonal activity has been nonexistent in real estate this year – any expectations we held based on historical trends have essentially been thrown out the window.  Thanks in large part to continued interest rate uncertainty and in more recent months heightened concerns for global financial markets, the residential property market has certainly experienced a slowdown over 2011 and based on the sales activity that took place over September, the well-known “spring selling season” doesn’t look to be any different. 
Around the country we are seeing that in general, properties are certainly on the market and although buyers are still out there looking, many continue to show reluctance to make a purchase.  According to internal Century 21 data collated from our offices around Australia, there were almost 60% more properties listed in September 2011 than in September 2010, however the number of properties sold was down by just over 20%.  Nationwide, our offices recorded a conversion ratio of approximately 58% for the month, as opposed to a ratio of around 85% seen in September last year. 
Despite the reduced buyer activity there continue to be areas where properties are selling successfully.  Not surprisingly, these include locations where there is little property available and no future land releases or subdivisions planned.  Homes within the $400,000 to $800,000 price range also continue to be in demand, particularly for first- and second-home buyers. 
In terms of the sales prices being achieved, values in the mainstream market seem to have settled, as this is where much of the buyer interest continues to be.  Having said this, the market still looks to be lacking the rush of buyers that we have seen in the past.  Vendor discounting continues for many properties at the top end of the market and in coastal regions, and in most cases is taking place when sellers are concerned about a lack of interested buyers.  Many of those are not selling out of necessity look to be pulling their properties from the market if the desired sales price is not achieved. 
The heavy discounting seen at the top end of the market may actually see properties in this range come back strongly – buyers can see the price reductions that have occurred and understand that if they wish to make a purchase now may be an ideal time to do it. 
Market activity over the one and a half remaining months of spring will depend largely on levels of consumer confidence and certainty surrounding interest rates.  With predictions that the Reserve Bank may move to cut the official cash rate at its November meeting, I’m sure that real estate agents and vendors across the country are hopeful that this news could be the push buyers need to make purchase decisions, with such movement potentially resulting in a pre-Christmas gain in momentum.
Charles Tarbey is chairman and owner of <a target="_blank" href="https://www.century21.com.au/">Century 21.</a>
 
 
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ctarbey-W47GL9jwxa

Spring selling season not what it used to be

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Mortgage brokers are now writing about 43% of new home loans in Australia but have lost market power to their lender partners, according to the latest volume of the JP Morgan/Fujitsu Mortgage Industry Report.
 
The latest report says broker volumes have continued their recovery back to pre-GFC levels during 2011. Before the GFC brokers’ share of new lending peaked at about 45% in mid-2007. 
However, the commission pool is sitting at about two-thirds of pre-GFC levels. 
Along with the drop in profitability, the report notes that the “broker / funder” relationship is at an “interesting point, with market power having slipped from brokers since the onset of the GFC”. 
Despite the major banks cutting broker commissions following the onset of the GFC, the report says broker commission rates are still high compared with other jurisdictions. It says power has moved from the “provider of the demand for lending (i.e., the broker) to the provider of the source of funding (i.e., the bank)”. 
The report notes that brokers are still a “firmly entrenched player due to customer preference” as well as being a profitable channel for lenders.
<img src="/images/stories/brokerloans.gif">
Among the major lenders, the report notes that the three of the four big banks have remained focused on using mortgage brokers to sell their products. 
he Commonwealth Bank has retained broker usage levels despite a new focus on profitability over growth; ANZ continues its high broker usage rate to compensate for its underweight branch presence, while NAB has “aggressively re-engaged with the broker channel to accelerate its loan book growth profile following the acquisition of Challenger’s mortgage distribution arm in August 2009. 
Westpac is the outlier, focusing on its proprietary distribution channels (with mixed results) the report says.
<img src="/images/stories/brokerloans2.gif">
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Mortgage brokers gain market share but lose power: JP Morgan

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Sydney, with a 13% jump in fresh properties hitting the market in September, led the spring spike in residential property listings.
Across Australia properties listed for sale climbed 5.6% in September, according to data from SQM Research.
Homes listed for sale jumped to 383,287 in September from 362,793 in August across Australia.
The listings are up 24% on September last year, representing an increase of 74,805.
Sydney was the capital city to experience the largest monthly increase, climbing 13% to a total of 34,540 listings.
But Melbourne has a total of 49,613 listings after surging 11.4% in September.
“The Melbourne numbers are particularly alarming,” SQM managing director Louis Christopher says.
Properties listed for sale in Melbourne soared 65% from a year earlier, the most among Australia’s eight capital cities.
“It is possible the numbers might have been skewed by the October long weekend – in that listings were brought forward,” Christopher says.
“Still, it represents what I now regard as a massive oversupply situation for the city and I believe it will translate to further house price falls from here.”
An increase was to be expected given the normal seasonal rise in listings that occurs this time of year, Christopher says.
He notes that the rises recorded for Brisbane, Perth and Hobart were lower than anticipated.
“SQM are watching Brisbane and Perth closely as there may well be signs that we are closer to the bottom in that market than what we expected.”
The increase was to be expected given the normal seasonal rise in listings that occurs this time of year, SQM managing director Louis Christopher says.
The only capital city to experience a monthly decline in September was Darwin, falling by 3.3% (55 properties) to a total of 1,616.
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Melbourne 'massively oversupplied' with September listing spike 'alarming': SQM

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The Citigate Mount Panorama Bathurst hotel is entirely sold out this weekend as fans descend for the country’s premier V8 race, but the resort has yet to find a buyer. 
The hotel sits on a 1.6 hectare site on Conrod Straight perched at the end of the main straight. 
The hotel was listed for sale in May and expressions of interest closed on June 23. It was listed in 2008 with a reputed $30 million asking price.
Creditors are currently owed about $44 million for the project, which cost about $50 million to develop. 
It is being sold by CBRE Hotels' Andrew Jackson and Rob Cross on behalf of receivers and managers Christopher Campbell and David Lombe from Deloitte. 
Discussions are understood to be underway with a number of interested parties but no deal has yet been brokered. 
The property is being sold “in one line” but is strata titled and offers investors the opportunity to sell down the individual units as separate stratas and operate under a management agreement. 
The four-star hotel, which features 135 residential apartments over seven levels, has been in receivership since opening its doors to the public in September 2009, “a period marred by the economic downturn,” according to the investment report. 
Facilities include a restaurant and bar, rooftop conference facility / function centre, heated swimming pool and spa, gymnasium, reception, lift lobby, and a two-storey covered car parking building. 
In October 2009 racegoers forked out more than $7,000 for a four-night stay in a three-bedroom apartment in the newly opened hotel. 
The hotel is operated by Mirvac Hotels and according to the investor memorandum, in April 2011, the hotel brought in revenue of around $730,000 compared with $459,000 a year ago. Revenue for the year to April 2011 is recorded at $4.2 million.
Recent regional NSW sales include the Chifley Albury sold by Andrew Jackson to the Rydges chain for $14 million and the Country Comfort Wagga Wagga and Country Comfort Shepparton sold to private investors for $8.8 million and $8.5 million respectively.
Bathurst is both a regional services centre as well as a tourism centre and is located just over 200 kilometres west of Sydney on the Macquarie River. The Bathurst airport provides regular connections to Sydney. 
Outside of racing, education is the city’s largest industry. The region is serviced by educational facilities including the main campus of Charles Sturt University, two TAFE campuses, four private and two public schools, preschools, and a community college.
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Citigate fully booked for Bathurst 1000 but still seeking buyer

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The average rate for a 30-year fixed mortgage in the US has dropped below 4% for the first time in history “amid increasing global economic concerns”, government mortgage lender Freddie Mac says. 
The average annual rate on a 30-year fixed-rate mortgage has fallen to 3.94%, down from 4.01% a week ago. A year ago 30-year fixed-rate loans averaged 4.27%. 
Fixed-rate mortgages for 15 years are averaging 3.26%, down eight basis points from the previous week. A year ago 15-year fixed mortgages averaged 3.72%
Commenting on the historic lows, Frank Nothaft, vice-president and chief economist for Freddie Mac, highlighted testimony earlier in the week from Federal Reserve chairman Ben Bernanke, who said the economic recovery was “faltering” and stressed the need for lawmakers to act.
Nothaft also noted that in October US personal income fell 0.1%, the first decline since October 2009 while consumer spending remains flat. 
The decline in US mortgage rates have been in line with declining yield on 10-year government bonds amid growing fears of a worsening debt crisis in Europe and worries that the US will slide back into recession. 
Despite the low borrowing costs, home loan lending has continued to decline, with mortgage applications falling 4.3% in the last week of September, according to the Mortgage Bankers Association index. 
In addition, the S&amp;P Case-Shiller index of home values in 20 US cities decreased 4.1% in July from a year earlier. 
Sal Guatieri, a senior economist at BMO Capital Markets in Toronto, told Bloomberg the record low interest rates are a reflection of the times. 
“The US economy is fragile and the global economic headwinds remain brisk,” he says. 
Australian fixed rates have also fallen steadily since the start of the year, with the three-year average fixed rate falling from 7.43% in January to around 6.7% at the end of September, according to Ratecity.com.au. 
<a href="/news">This week NAB cut its three year fixed rate by 10 basis points to 6.44%.</a>
<a href="/news">Fixed-rate mortgages are becoming more popular in Australia.</a>
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US fixed-rate mortgages at historic lows

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<img src="/images/stories/waggahotel.jpg">
One of Wagga Wagga’s most iconic buildings, the All Seasons Pavilion Hotel, has been listed for sale.
The 45-room hotel’s standout features is its white canvas roof in the shape of inverted funnel.
It sits less than a block from the Murrumbidgee River in the centre of the NSW town and was constructed in the 1980s.
The three-level building is constructed around a feature atrium with the white roof rising above as a landmark of the Wagga Wagga central business district.
It is being marketed by Tony Bargwanna and Andrew Joliffe from Ray White Hotels who says owner-operator Peter McIntyre is committed to selling, but declined to give a likely selling range.
The last Wagga Wagga hotel to sell was the 85 bedroom Country Comfort Wagga Wagga just a few blocks from the All Seasons which was picked up by a private investor for $8.8 million in September.

Since buying the hotel seven years ago McIntyre has undertaken extensive refurbishment works, including adding the marquee-style roof.
Bargwanna tells Property Observer there has been interest from institutional investors as well as owner-operators nationally.
“Wagga Wagga is one of the top regional centres and is keenly sought after,” says Bargwanna, who adds he has received 30% more enquiries than for other similar assets in regional centres.
Wagga Wagga is the largest inland city in NSW and is an important agricultural, military and transport hub with a population in excess of 60,000.
The property located on a 2,700-square-metre site at 22-30 Kincaid Street is just west of the Murrumbidgee river and includes a conference centre, a garden atrium restaurant, café lounge and bar and a wine cellar. The bistro can seat about 60 patrons and has a commercial kitchen.
The ground floor has 13 deluxe rooms; the first level has eight deluxe rooms, six executive suites, one family room and one premier suite; and the second floor has eight deluxe rooms, six executive suites, one family room and one premier suite. 
A night in the hotel starts from about $140.
The All Seasons Pavilion Hotel is being offered for sale by way of expressions of interest closing on October 20 at 4pm.
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Landmark Wagga Wagga hotel seeks marquee buyer

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Residential property was the highest-returning asset over the past 24 years, according to research by ANZ Bank. For an investment of $100,000 in 1987 into an owner-occupied house you would have a return of $1,428,000 today for the same initial investment.
For an investment of $100,000 in 1987 into investor housing, you would have a final return of $810,000 today.
“Even when costs and taxes were factored in, owner-occupied housing generated 12% annual returns – the highest of six asset classes with – investor housing next best at 9.6% annual returns and then equities at 8.9%,” the report says.
The study reviewed the after-tax and after-cost returns of the major investment asset classes: owner occupied housing, investor housing, commercial property, equities (the ASX 200), government bonds and term deposits, the weakest performer.
The base date for the analysis used was March 31, 1987, the earliest possible date where all of the required data was available.
Comparison of historical and forecast average annual returns (after costs, taxes and gearing)
<img src="/images/stories/anzassetinside.jpg">
It notes retail property outperformed office and industrials by a strong margin given the two segments experienced marked downturns from 1990 to 1994 resulting from the early ‘90s recession and associated high vacancies.
The most significant factor in owner-occupied housing’s top ranking was its exemption from capital gains tax.
While noting both owner-occupied and investor housing indexes generated higher returns at a lower risk than equities, the ANZ forecast equities would be the strongest performer over the next 10 years, with a forecast 8% average annual return.
Commercial property with 5.8% annual returns is predicted to show strong returns over the next decade, sitting between equities and owner-occupied housing at about 5.3% forecast annual returns.
“Equities will be the highest-returning asset in the decade ahead (after costs, taxes and leverage), despite commercial property having the highest assumed raw total returns,” the ANZ report predicts.
“Commercial property produces large cash flows which are taxed at the full marginal tax rate.
“Equities, however, are assumed to deliver a higher proportion of its returns through capital gains, which are only taxed at half of the marginal tax rate.
“Higher stamp duties reduce property returns,” it notes.
It notes commercial property’s past weak performance was largely due to very weak returns rather than volatility.
The report warns that the forecast model is very sensitive to assumptions. It assumes that housing prices will rise by 5% per year over the period, in line with expected growth in average household incomes.
It also assume no structural shift in interest rates for the next 10 years. It assumes rental yields for housing converge to 3%.
The ASX 200 is assumed to have a gross (adding back franking credits) return of 9%.
The report notes diversification in property is more difficult than in stocks, due to the higher entry level for individual assets.
“Concentration risk is more of an issue for property investors,” the report notes.
A very important assumption made was that owner-occupied housing earns imputed rent, and that this is not subject to tax.
“Imputed rent is an implied form of rent that reflects that the investor no longer has to pay rent for somewhere to live,” it notes.
Maintenance costs were assumed to be 1.2% of the value of the property for owner-occupied housing, such as council and water rates, insurance, plumbing and general maintenance.
Maintenance costs for investor housing were assumed to be 1.8% of the value of the property given the extra costs such as advertising, GST on fees, real estate fees and management fees.
A gearing level of 50% was assumed for all assets, except for term deposits and government bonds.
Government bonds and term deposits were excluded from leveraging, as their effective total return level is always less than the debt rate, so leveraging would result in lower returns.
Returns were measured based on the return on equity.
The upward effect on returns from property owners renovating and improving properties was not accounted for in this analysis.
Finding data on the cash yield and capital growth for each asset was critical in calculating after tax returns.
This was particularly the case for assets that produce large cash flows that are taxed at the full marginal income tax rate, while assets that create returns through capital gains are taxed only at half of the marginal income tax rate (assuming the asset has been held for at least one year).
The S&amp;P ASX200 total return index provides information on average dividend yields and capital price growth.
In order to try to estimate the benefit of franking of dividends, the average amount of franking credit paid was assumed to be equivalent to a frankable company tax rate of 27%.
This is the average that was issued by the SPDR S&amp;P ASX 200 index tracking fund since mid-2002, when the company started reporting.
The average coupon rate and price growth for a portfolio of Australian government bonds were tracked using the Datastream Government Bond Index (all maturities).
Both the ABS and IPD data provide information on capital price growth and rental yields for each quarter.
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Owner-occupied housing top-performing asset over 24 years, but not in the next decade: ANZ

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As excitement builds for the Bathurst 1000, Holden has beaten Ford in a marketing campaign to sell five house and land packages in Windaroo on the outskirts of Brisbane.
Go View estate agent Danny Kumar offered buyers the choice of a Holden Commodore Series 2 V6 or a Ford XR6 valued at about $36,000 to those who snapped up the first five house and land packages (below) being built by CJ Homes listed at $399,000.
<img src="/images/stories/carhouse.jpg">
All five buyers picked the Holden over the Ford.
Kumar tells Property Observer he came up with the idea of offering the new cars in an effort to “do something different” and stimulate interest in the properties.
“We got a lot of enquiries,” he says.
Kumar cut his commission in half and chipped in a third of the price of the car (the builder and developer put in a third each) and he says he is more than happy to keep going with the promotion.
“I will be talking to the builder. If he can afford to do it, we will continue with the promotion.”
Kumar is part of a growing international trend among estate agents and vendors to offer incentives as diverse as alcohol, groceries and international flights to entice buyers in lacklustre property markets.
Robert Roach, a vendor in Benalla in regional Victoria, is offering a new $16,000 Mitsubishi Colt in an effort to find a buyer for a three-bedroom Californian Bungalow that has an asking price of $389,000 and has been on the market for six months (below).
<img src="/images/stories/carhouse2.jpg">
It is being marketed by Glenn Chibnall from LJ Hooker Benalla, who says the owner added the car to the sale to create more interest in a “steady” market awash with listings.
“We are hopeful of a sale… It is a buyers’ market.”
Roach says he hopes the car will help the sale over the line.
He negotiated the deal with the local Mitsubishi dealership and says the owner will get the car as soon as the house is sold.
“It’s a nice little car.”
Roach, who is retired, restored the house as a hobby, but says he can’t wait 12 months to sell the house.
“You can have the best product in the world but if no one knows about, it won’t do you any good,” says Roach, who honed his marketing skills as a butcher.
In Calgary, Canada estate agent Robyn Moser of MaxWell South Star Realty is offering C$1,000 worth of beer to buyers who snap up this four-bedroom house (below) asking C$349,000 in Coventry Hills, a suburb in city’s northwest.
<img src="/images/stories/carhouse3.jpg">
According to the Calgary Herald, she came up with the idea after reading about a Chicago vendor who offered beer to prospective buyers and saw a 300% increase in home showings as result.
In the UK, Bournemouth-based developer McCarthy and Stone is offering a year's free Waitrose groceries to potential buyers of a retirement property in a complex it has developed in Oadby, Leicestershire.
Other incentives that have been offered in the English Midlands include a luxury Mercedes car, a holiday, season tickets for either the Leicester Tigers Rugby Club or Leicester City Football Club and gym memberships.
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