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.

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<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.

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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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At time of writing, the world has come through one of its greatest financial crises on record, and some say there is more to come. For now, we have landed at a place we have never really been before where, like the butterfly effect, our global markets respond instantly to murmurs being heard half a world away.
Technology is the culprit and also the reason why the outcome is so hard to determine. History is simply not repeating itself, and so we, as reluctant players in the drama, must strap ourselves in, hang on for the ride and hope that it comes to an end before we suffer any real damage.
Australia hasn’t been immune to the GFC, and property investors in some markets are feeling the pinch. While-ever we have such uncertainty around the economy, we can also never be sure about interest rates.
You may be using this uncertainty as an excuse not to invest. If your personal cash flows are truly that tight, then I would agree that now may not be the time. While I’m quite confident that rates won’t move too far, and while each interest rate movement can be somewhat offset by an additional tax deduction and probably even an increase in rent, I never recommend that anyone buy property if they are struggling financially.
If, on the other hand, you feel that you can manage through these unstable times, or you are an investor who currently owns property that has had a blow to its cash flow because of interest rate increases, here are some tips that may help.
Claim your deductions now
This is obvious to a lot of investors, but many people still like to wait till the end of the year to make their deductible claims so that they can get a lump sum of money back. This makes no sense. The Tax Office will not pay interest to you for the privilege of holding your money for the year.
You, on the other hand, can save interest by using the tax you can get back from your deductions to make additional repayments into your loan, offsetting interest and adding a small amount to your cash flows.
To do this, you have to obtain an Income Tax Withholding Variation (ITWV) form, from the Australian Tax Office (ATO). You can even download one of these from www.ato.gov.au. Using this form, you must estimate the income you are to receive from your property, the expenses you will have throughout the year, and also the amount of depreciation you will be able to claim on the building, fixtures, fittings and furniture. For those who have held their property for some time, this information is easy to obtain, especially if you have been diligent with tracking your expenses and income. Those who have only just purchased will need to obtain past figures from the agent, or make as close an estimation as they can.
Depreciation is easy – simply have a depreciation schedule prepared by a reputable quantity surveyor, and you will have the exact figures for each year, for the entire life of the allowable depreciation.
Once you have completed the form and lodged it, it will be assessed and your employer will be advised of how much to reduce your tax to be withheld. The amount will be based on how much you have already paid for the financial year, and so it is important that you complete a new form at the start of each financial year.
If you are worried that you will over- or under-estimate, and so incur a penalty from the tax office for doing so, don’t be. As long as you keep track of your income and expenses, you should be able to tell within around two months of the end of the financial year how close you have been. If you are more than 10 per cent out either way, there will still be time to lodge another form rectifying this, prior to the year coming to an end.
Receiving your tax breaks weekly in your pay could provide an extra $40 or $50 a week to you, and this could mean the difference between being able to manage the costs, or having to sell up.
Adding value
This is a method that I am not quick to recommend, as in many cases the cost to add value has no marked effect on the ability to increase rent. However, if you decide to explore this option, there are some things you must do. Firstly, work out exactly how you intend to add value, and establish if it is an action which is likely to impact on your yield. For example, a property in a tropical climate may be more in demand and command a higher rent return if you install an air conditioner, whereas such an improvement may mean little to someone who rents property in Melbourne or Adelaide. The   addition of a bedroom could be the solution if your property is in an area where people demand property with more bedrooms than you currently have, but where your property is typical of the average home and already satisfies demand nicely, it may not be worth it. Aesthetic enhancements such as gardens, new paint and carpets or an upgraded kitchen may add an appeal that brings more tenants, but may not impact greatly on how much they will pay.
Be guided by your property manager in this regard, and then do a cost benefit analysis. For example, a new kitchen may cost $10,000, which at 8.5% interest will cost an extra $850 a year in interest on your loan. You would need to achieve an extra $17 a week in rent to pay for this. Alternatively, an air conditioner may only cost $2,000, or $170 a year, but could add $10 to the weekly rent return of a property in far north Queensland, and additional tax breaks when you depreciate that air conditioner.
Remember, if you are a long-term property investor, you are not looking to add value to achieve a higher sales price – you are after more rent. While adding value may give you a higher valuation which allows you to leverage into more property, if cash flow is your problem today you are probably not in a position to buy more property anyway, and so the ability to increase value becomes a moot point for the short term.
More on page 2
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Increase rents and have shorter-term leases
This may sound like I am stating the obvious, but I often meet many investors who are either too busy to keep their eye on market rent, are relying on their property manager to suggest rental increases, or do not want to upset what they perceive as a good tenant by increasing the rent.
Many parts of Australia are in the midst of great pressure on rent returns. For some years now, values have increased in unprecedented amounts in many areas, and rental yields have been left behind. After a period of sustained values growth, rental yields will also follow and experience a wave of pressure. If you add to that our current housing affordability crisis, and our alarming undersupply of housing, a fact which is being exacerbated by the inability of developers to access funding to build, then it is clear that pretty soon, people will be almost fighting in the streets to rent a property. It is likely that the current rent you are asking on your property is already out of date and an increase is easily achievable.
In addition, under such circumstances, be sure to keep all of your leases short term, usually around six months only. During these times when there are more tenants available than properties to house them, it is crucial that you keep up with the market. Locking a tenant into a longer term lease, no matter how good you perceive them to be, will mean that you will miss out on the frequent opportunity to increase rents and so ease your own cash flow issues.
For those of you who feel a responsibility toward a good tenant who you have had for years, now is not the time to be overly benevolent. By all means, allow them some privileges, but don’t charge under-market rent. Times are tough and keeping rents so low that you experience cash flow problems could mean that it becomes a case of you or the tenant – and it will most likely be you.
There are a lot of good tenants around at the moment, and your job in this world is not to be worrying about cash flow management for your tenant.
Spend less
Start in your own back yard. Examine your budgets and see where you can make cuts. It is during tough economic times that those who stick with budgeting and investing become the most successful. In the olden days, where positive cash flow property was abundant, investing in property was easy.
You could buy anywhere and do well, and many properties were positive cash flow, meaning that you had no commitment from your own pocket. Now that the yields are down, property investing has once again become difficult and only those with a desire to get ahead will see the opportunities which presently abound.
If, on the other hand, your cash flow is so tight that you are not able to meet your current commitments, then it could be time to sell. Be aware that to do so you will need to have a reasonable expectation of what you can achieve as a sales price, and you will be exiting a market which many others are exiting at the same time. Selling will be difficult unless you are prepared to take a lower price than anyone else. If you do manage to sell, and you exit the investment with cash left over, use it to immediately reduce your other commitments, so the time at which you can reinvest comes sooner. Resist the temptation to reward yourself with a holiday or new car and make your commitment to achieve a better financial situation complete by minimising debt wherever possible.
For those determined to stay in the market, remember you may be now facing a temporary period of low cash flows on property and it is time for you to make some sacrifices if you wish to be successful over the long term.
Tighten your belt and increase your commitment to your future financial security. Do anything you can to avoid selling because the situation is already easing every day andyou do not want to look back and wish you had tried harder to hang on to an asset which may have one day provided a comfortable future for you.
Margaret Lomas is a best-selling author and writes and hosts the popular Property Success With Margaret Lomas and heads up the panel on Your Money, Your Call, both on Sky News. This article is an excerpt from her latest book, Investing In the Right Property Now. For more information about the book, <a target="_blank" title="Investing in the right property now" href="https://majorstreet.com.au/53/investing-in-the-right-proeprty-now/">click here</a>.
Margaret will be speaking at the <a href="https://www.homebuyershow.com.au/special-offers/property-observer-offer/" target="_blank">Melbourne Home Buyer and Property Investor Show</a>. For free tickets, <a href="https://www.homebuyershow.com.au/special-offers/property-observer-offer/" target="_blank">click </a><a href="https://www.homebuyershow.com.au/special-offers/property-observer-offer/" target="_blank">here</a>.
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How to boost cash flow using your investment property

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Aussie Home Loans founder John Symond expects the RBA to cut interest rates on November 1 at its Melbourne Cup Day meeting.
“The next rate cut is not far around the corner. The Reserve Bank should, and I think will, cut interest rates in November,” Symond has told Channel Seven’s Sunrise program today.
Symond says the RBA is “finally waking up that our economy is stalling outside the mining sector”.
“I think they should have cut interest rates by a ¼% in October to give consumers some reason to go out there and start buying and helping retailers and manufacturers.”
A similar sentiment was expressed by CommSec economist Craig James, who says the odds for a Melbourne Cup day rate cut are “narrowing”.
James places importance on the next set of quarterly inflation figures due out on October 26.
“If inflation figures this month are on the low side – and I expect few retailers would be putting up prices in this environment … the RBA will give serious thought to a rate cut,” he says.
James says another factor is the Aussie dollar. If it continues to fall further, it could provide stimulus to the economy, which could push up prices.
The low dollar has already had an impact on petrol prices, which hit a four-month high last week to around $1.44 a litre.
Mark Bouris, chairman of financial services group Yellow Brick Road, is also calling for a November rate cut and has been calling for one since the beginning of June.
Yellow Brick Road is campaigning for a rate cut as part of its “RBA Appeal” - an initiative “created to educate the Reserve Bank of Australia on the plights middle Australians are facing under the threat of higher interest rates”.
John Mcgrath, CEO of McGrath Real Estate, does not like to speculate on where interest rates are going, but did comment in his Spring Market Review that interest rates are a key factor in market confidence.
“A key factor is interest rates. If the RBA moves to decrease rates further, this will supersede many macro-economic issues for the average buyer. Buyers have been concerned about interest rates moving upwards and we really need to see a rate reduction that puts the steep rises of the past 18 months behind us. With three-year fixed rates now below the variable, this indicates the banks’ belief that interest rates are on the way down,” he says.
Expectations of a rate cut in November are also growing among the major banks.
ANZ economists Warren Hogan and Katie Dean say the RBA’s monetary policy statement released yesterday following the decision to keep rates at 4.75% “presents a clear shift of tone”.
“The RBA has opened the door for a modest easing of policy, lowering both its short-term growth and 2012-13 inflation forecasts for Australia,” the economists say.
“A 25bps interest rate cut in November, followed by another 25bps of easing in February, now looks increasingly likely. This will be contingent on a modest core inflation outcome for the third quarter. ANZ is forecasting core inflation to rise 0.6% in the third quarter, opening the way for a rate cut in November.”
To get the rate cut over the line, Hogan and Dean believe three conditions will need to be met: namely confirmation that inflation is under control, further evidence that the labour market has softened and a further deterioration in global conditions.
CBA economist James McIntyre says the RBA statement represents a shift further away from a tightening bias, driven by the global uncertainty, but the bank remains “not yet convinced of an RBA cut”.
“The board noted that outside the confidence measures there was little evidence yet of the effects of recent turbulence on economic activity.  The expected weaker growth outcomes remain just that, an expectation.  For now the RBA board's weighing of the inflation question remains unanswered.  But, Europe has not yet reached its endgame either.  Either way, answers should arrive in the near term,” he says.
But McIntyre says a rate hike is now “clearly out of the question until a resolution in Europe is found and global uncertainties ease”.
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John Symond betting on Melbourne Cup Day rate cut

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A Main Beach, Gold Coast development site with approval for a 17-storey residential tower has been re-listed, this time by Colliers International. Offers are due by October 12.
Midwaters, a 1,232-square-metres property at 3496 Main Beach Parade, was to be the site of a $48 million tower by veteran development group Raptis.
Raptis is credited with changing the face of the Gold Coast skyline as we know it.
<img src="/images/stories/raptisgold.jpg">
Expressions of interest are being sought by Colliers agents Stephen Kidd and James Taylor, who are acting under instructions from the mortgagee Wellington Capital.
The 12 units in the 1970s block were consolidated in 2007 at a cost of $10 million.
Development approval has been in place since June 2008 for a 16-apartment tower with a ground-floor apartment, four half-floor apartments, 10-full floor apartments and a three-storey penthouse apartment.
Most apartments would have beach and river views along with the Surfers Paradise skyline.
“Raptis had spent a long time amalgamating this site knowing that it was special and could never be repeated due to its location and having water on both sides,” Kidd notes.
“Despite recent turmoil in the local market, demand for development sites is returning as the city remains one of the fastest-growing local government areas in Australia with a population of 515,000 and growing,” Kidd suggests.
“There currently are no other sites in Main Beach that are approved for a high rise.
“While the Gold Coast has experienced a recent influx of new high-end quality apartments with the completion of Oracle, the Hilton and Soul, the demand for such stock in a small boutique-style building is still relatively strong.”
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Raptis boutique Gold Coast site in receivership listing

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The growth of 24-hour gyms in NSW is being hampered by a lack of suitable space as franchisers look to expand their businesses, according to a new report by CBRE. 
Operators are seeking spaces of between 300 square metres and 500 square metres in retail strips and bulky goods centres in close proximity to larger traditional gyms. 
Recently US-based Anytime Fitness opened its 100th franchise in Thornton, NSW, choosing a site in the local Supa Centre. About two-thirds of its franchises are located in NSW. 
Anytime Fitness was recently named top franchisor in the <a href="https://www.smartcompany.com.au/smart50-2011" target="_blank">2011 SmartCompany Smart50 Awards</a>, which recognised fastest-growing small to medium-sized enterprises in 2010-11.
Jacinta McDonell Jimenez, who founded the business alongside her brother Justin McDonell,<a href="https://www.smartcompany.com.au/franchising/20110323-jacinta-mcdonell-jimenez/2-2" target="_blank"> told SmartCompany that site selection is a challenge</a>.
“Site selection is really where we get stuck just because of our parking requirements and the size of our tenancies sometimes makes it a little bit tricky, especially when you’re getting into tight metropolitan areas. Sometimes council requirements can be challenging as well,” she says.
CBRE senior negotiator Shane Cook recently negotiated three long-term leases with Anytime Fitness, with franchisees committing to 349 square metres at the House and Home centre at Nowra on the NSW South Coast, 510 square metres at the Lake Haven Mega Centre on the Central Coast and 368 square metres at the Blacktown Mega Centre in Sydney’s west. 
“The 24/7 gym operators target exercise-conscious professionals looking to work out close to home but also reduce non-essential spending,” Cook says. 
“These fitness clubs have smaller space requirements, typically between 300 square metres and 500 square metres, which, coupled with limited staff costs, results in lower overheads.” 
Another 24-hour operator, Jetts Fitness has 145 franchises with 19 in NSW. Fifty-nine franchises are in Queensland. 
 
According to Cook, the trend towards smaller, low-cost gyms has left larger traditional fitness clubs scrambling to compete through the introduction of different services and the expansion of their facilities. 
Gym group Fitness First has also been expanding signing a 10-year lease over 2,281 square metres of space on the ground, first, second and third floors of MBF building on 116 Adelaide Street, in the Brisbane CBD. 
Since expanding into Australia in 2000, Fitness First has established more than 90 clubs across the country, with Adelaide Street lease representing its third gymnasium in the Brisbane CBD. 
The new health club is due to open next month. 
Global health club chain Virgin Active has also been in expansion mode since opening its first Australian club in late 2008.  It has one club in Melbourne and three in Sydney.
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Gyms struggle to find space to stretch

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The ACT housing market is stable but buyers remain in the box seat for property priced above $500,000, according to CBRE’s latest residential research.
Its stable employment outlook was a critical factor.
“This is a significant advantage that Canberra holds over its interstate rivals,” CBRE research analyst Sam Reilly says.
But reduced enquiry and the current availability of stock is limiting substantial increases in capital values.
Its entry-level house and unit market up to about $500,000 have been performing well in areas such as the inner north, inner south, Woden and Weston Creek districts, the report says.
“But there was an element of concern over future interest rate rises and what effect this might have given that supply levels in the ACT were currently exceeding demand, albeit slightly,” Reilly notes.
Canberra’s middle market from $500,000 to $1 million has been a buyer’s market since the end of 2010, with marketing periods for residential property now ranging between two and six months – but expected to shorten in the busier spring trading period.
“It will remain critical that vendors adapt to the generally subdued market conditions in order to make a sale,” says CBRE associate director of valuation and advisory services Marcus Hon, adding that realistic pricing remains crucial to achieving a sale in this price bracket.
Subdued conditions are also evident in the prestige market, for units and houses priced above $1 million.
“Levels of supply are exceeding demand and this has resulted in marketing periods extending, as vendors appear generally unwilling to meet the market,” Hon says.
Subdued conditions are also evident in the prestige market, for units and houses priced above $1 million with levels of supply exceeding demand which has resulted in marketing periods extending, as vendors appear generally unwilling to meet the market,” Hon notes.
Canberra’s investment market had reasonable levels of demand and good sales results for properties priced up to $600,000.
However, Hon warns that the longer-term outlook for investment stock is less positive, given the level of supply expected to enter the market in 2012-2013 in areas such as Woden, Belconnen and Bruce.
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Buyers in the box seat in prestige Canberra market: CBRE

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ACT’s industrial market is set to improve in the long term and could be a good place for investment, according to valuer Herron Todd White. 
According to its Canberra valuation team, the ACT offers “some good opportunities to invest for the long term with the industrial demand likely to improve over time as the economy responds to increased population growth”. 
Investors looking for accelerated returns might consider bulky goods stores and showrooms in the industrial suburb of Fyshwick, the report says, as demand remains high and rental growth is likely to outperform neighbouring light industrial suburbs of Mitchell and Hume over the coming 18 months. 
The report says that unlike other capital city industrial markets, the ACT industrial market is “comparatively stable with demand restricted to those businesses that provide direct services to the ACT population”. 
However, there are some weaknesses in the market, with valuers noting that a decrease in construction within the ACT over the past 12 months has a flow-on effect in reduced demand or floor space to store building and construction materials. 
“While an exact figure is difficult to obtain due to the lack of leasing transactions, we estimate that rents have fallen by up to 7% in some markets.”
Overall, the general sentiment about the Sydney industrial market remains gloomy, with property owners in a “holding pattern”. 
But latest report does suggests investors consider strata industrial units in south Sydney or Artarmon, where the rental growth outlook is more positive than other Sydney markets.
Another exception to the otherwise lacklustre Sydney market has been the upper end of the market, where there has been a “flurry of activity” with several large firms including Big W, Volkswagen and Dick Smith pre-committing to new facilities, spurring new development in central and western Sydney. 
“The sale of the St Leonards Corporate Centre for $86.7 million and the rumoured sale of Sir Joseph Banks Corporate Park in Botany for $78 million has restored some faith at the top end of the market,” the report notes. 
Investors should steer clear of the lower end of the market where rental growth has been constrained. 
“Discussions with industrial agents across Sydney reveal that sales to investors have been minimal in the first half of 2011, with several industrial strata unit projects completed in the past two years remaining unsold,” Herron Todd White’s Sydney valuers have observed.
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Sydney industrial market in a 'holding pattern': Herron Todd White

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Demand for inner-city Melbourne land from Asian developers has reached “unprecedented” levels over the last 18 months, according to Savills Australia. 
Savills agents have negotiated the sale of more $100 million worth of development sites over the last 18 months in Melbourne, with more than half of this amount spent in September on two sites. 
In the last two weeks Savills had sold a 3,200-square-metre site with potential for more than 500 apartments at 224-250 La Trobe Street for $29.2 million, and an 8,000-square-metre office building on a 900-square-metre site at 150 Queen Street for $25.5 million, the latter earmarked for residential conversion by purchaser Chip Eng Seng of Singapore. 
Another major development site – a 2,250-square-metre site with a permit for 368 apartments at 420 Spencer Street, West Melbourne – is currently on the market for around $17 million, with significant local and Asian interest already registered. The site is being marketed by Savills head of division for city sales and investments Clinton Baxter and Nick Dempsey via expressions of interest closing on October 14. 
Before these purchases, Asian developers have spent an average of $12.5 million per month buying up another six sites, with buying activity kicking off in March 2010. 
Other Asian buyers had included SP Setia and Mammoth Empire Holdings both from Malaysia along with many mainland Chinese private developers. 
According to Savills divisional director of CBD sales and investments Nick Peden, buyers from China, Singapore and Malaysia have been attracted by Australia’s financial stability and Melbourne’s comparatively inexpensive land values 
“With the global economy experiencing some uncertainty, Australia, and more particularly Melbourne, is the destination of choice for Asian developers seeking to secure development land for high density apartment projects,” Peden says. 
“Melbourne offers sustained population growth, inexpensive land compared to home markets, the potential for significant growth, the benefit of freehold title, and it’s stature as the world’s most liveable city,” he says.
“This Asian demand really is unprecedented.” 
Clinton Baxter says the agency has sold 17 properties with residential development potential since March last year with more than half of those to off-shore Asian purchasers. 
“What has changed recently for these buyers, and particularly Asian developers, is Melbourne’s relative stability in an increasingly uncertain global economic climate. 
“In many cases they have a significant, additional,  competitive advantage over local developers by being able to source funding from off-shore, and in doing so enjoying cheaper costs of debt whilst avoiding the onerous capital restrictions of the local banks. 
“Given the current enquiry we have on the books we expect sales to Asian buyers to continue to play a significant hand in the sale of development sites across Melbourne,” he says.
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Asian investors snapping up Melbourne development sites: Savills

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Yesterday’s decision by the Reserve Bank to leave interest rates unchanged preserves what is a prime residential investment environment. The anomaly is that most potential investors are not seeing the signs.
Essentially there are four drivers to affordability for investors: income levels, rental yields, house prices and interest rates. And a case can be made that each of these factors is currently biased toward the residential investor.
Wage levels are showing growth, supported by low unemployment levels, which provides security in terms of attracting and retaining tenants. Additionally, rental yields are up, underpinning investor confidence.
Residential prices are currently flat and have even shown declines in some areas, and the stable interest rate environment, which has now remained steady for nearly 12 months, combines to create an ideal investment landscape.
Nevertheless, there seems a degree of reservation among investors, and buyers in general, given broader economic uncertainty. This is understandable but not necessarily advisable.
Investors in residential property can be classified as either ‘foresighters’ or ‘hindsighters’, and the latter often miss the boat. Those waiting for a rumoured decline in interest rates may find that the other drivers of affordability skew to a less favourable position.
The long-term nature of residential investment means the importance investors place on interest rates is sometimes over-emphasised.
While interest rates are obviously a factor investors need to consider, sometimes they are the subject of too much concern, or even paranoia.
Most investors will have a mortgage, but investors who have done their research and taken a measured, discerning approach can observe rate fluctuations without their hearts in their mouths.
However, a successful investment relies on more than just doing the research, it hinges on doing the right research and taking a long term view. A quick glance at recent sale prices and current vacancy rates in a given area opens investors up to numerous risks down the track.
Aviate considers over 100 points when evaluating a residential investment opportunity to mitigate risk and ensure long-term success.
Neil Smoli is managing director of the <a target="_blank" href="https://aviategroup.com.au/">Aviate Group.</a>
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Interest rates are important, but they should not be your only investment criteria

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Charter Hall Retail REIT will continue to re-weight its shopping centre portfolio in favour of Australian shopping centres anchored by Coles and Woolworths following the release of annual results for the year to June 30, 2011.
Strong sales from anchor tenants Coles and Woolworths helped the REIT deliver profits of $62.9 million for the year off a portfolio valued at $1.93 billion.
Coles and Woolworths occupy 67% of gross lettable space in the REIT’s $1.4 billion Australia portfolio.
The annual report highlighted the resilience of its two key tenants, with the listed property trust reporting that Coles and Woolworths are among the top retailers in the world. Charter Hall says its weighting to the “non-discretionary food retail sector” underpins its Australian portfolio.
Charter Hall’s dependence on Coles and Woolies follows property developer Mirvac highlighting the role of the two supermarket groups played in propping up its retail portfolio in the last financial year.
In its 2011 annual results <a href="https://www.propertyobserver.com.au/news/coles-and-woolies-help-mirvac-deliver-30-profit-increase/2011082351258" target="_blank">the two supermarket groups accounted for a quarter of Mirvac’s total retail rental income</a>.
During the financial year, the Charter Hall retail trust increased its weighting in Australian properties and sold many of its offshore assets.
The trust will look to offload its remaining US and New Zealand properties over the course of the next financial year, with a medium-term strategy to exit Europe and invest further in Australian properties.
“With a portfolio of predominantly Australian shopping centres anchored by leading national supermarkets, I am confident we are well positioned to deliver defensive and resilient income and capital growth prospects for unit holders,” says chairman John Harkness.
Its Australian shopping centres performed slightly higher than expectations, with net operating income growth of 3.8% and occupancy rates of 98.8%.
The trust acquired 15 Australian shopping centres during the course of the financial year, including eight neighbourhood and regional shopping centres from Woolworths in a $266 million joint venture with Telstra Super.
The most expensive of these was the Gordon Shopping Centre on the Sydney North Shore, anchored by Woolworths and Harvey Norman and bought for $67 million, and the Albany Creek Shopping Centre, in the north-western suburbs of Brisbane bought for $40 million, anchored by Coles.
In total its 70 properties in Australia worth $1.4 billion make up 91% of Charter Hall’s net tangible assets.
The remaining 9% are made up seven shopping centres in Europe (Poland and Germany), 13 in the US and two in New Zealand.
Its total portfolio comprises 93 shopping centres (down from 138 following offshore divestments) covering gross lettable area of 695,000 square metres.
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Charter Hall has a taste for Coles and Woolies

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Recently American economist Harry Dent spooked a lot of Australians when he predicted an economic tsunami that would take property prices back to levels we haven’t seen for over a decade. 
Others say that our resources boom and housing shortage will ensure that property values keep doubling every decade. 
Who’s right? 
It’s easy to sound smart in a property boom – you know what they say: “A rising tide lifts all ships.”  But you have to be very careful who you listen to at this stage of the property cycle. There are some interesting challenges ahead. 
If our economists are armed with all the research available in today’s information age, why can’t they agree on where are our property markets are heading? In fact, a better question would be: why do so many get it wrong? 
The simple answer is that market movements are far from an exact science. 
The fundamentals are easy to monitor. Things like population growth, supply and demand, employment levels, interest rates, affordability and inflationary pressures can be easily understood. However, one overriding factor that the experts have difficulty quantifying is investor sentiment. 
In a report earlier this year, AMP chief economist Dr Shane Oliver explained that people often suffer lapses of logic when investing and many of their investment decisions are driven by emotion. 
For example, we tend to extrapolate the present in the future. When things are booming we think the good times will never end and when the market mood is glum, we have difficulty seeing the light at the end of the tunnel. 
When the media reports falling property prices or an impending housing crash, many investors become scared and sit on the sidelines, believing the end of property is nigh and things will never improve, when in reality much of the risk has been removed from the market. 
Conversely, when property markets are booming and stories of investors seemingly making large gains overnight abound, people want to jump on the bandwagon and cash in, often at a time when the market is near its peak.
 
Other emotional traps include becoming overconfident, wishful thinking and ignoring information that conflicts with your current views. In other words, many investors create their own “reality.” 
Can you see how this type of activity, influenced by investor psychology, drives booms and busts? How the dominant investor mentality of the time helps drive the property cycle? 
Simply, when investors put on the brakes, housing values tend to stagnate or fall due to lack of demand. And when investors jump back into the market, demand rises and up go prices. 
Obviously one or two misguided investors won’t be able to influence property prices, but investor sentiment is contagious. People tend to want to do what others are doing - they follow the crowd because going against popular opinion is seen as risky. What if you make a mistake? What if the others are right and you are wrong? 
Oliver says this “collective behaviour” is magnified by: 
<ul>
<li>
Mass communication Now more than ever we are bombarded with messages from the media influencing how we think and feel about things. When we hear that real estate is doomed, all but a handful of sophisticated investors get scared out of the game. And when the media tells us housing markets are booming everyone wants a piece of the action.</li>
<li>
Pressure to conform If your friends or family are doing it, it must be right. Right? Human nature makes us reluctant to do the opposite of what our peers are doing. </li>
<li>
A major precipitating event The global financial crisis scared waves of investors out of the markets. On the other hand, the resource boom enticed thousands of investors into west coast housing markets to cash in on the resulting property boom. </li>
<li>
A general belief that grows and spreads When the belief that property values can only go up spreads through an uneducated new generation of investors they enter the market pushing prices up even further, perpetuating the belief and helping make it a reality! Similarly, when the crowd believes the market is going to crash, they steer clear, this gets reported in the media and the negative sentiment feeds on itself. </li>
</ul>
Oliver observes that these “lapses in logic” by individual investors and the magnification of such lapses by crowd psychology feeds property cycles and goes a long way in explaining why we see booms and slumps at different points in time. 
When investor sentiment is positive, the crowd jumps in feet first, pushes up demand and places upward pressure on prices – causing boom conditions. Conversely when sentiment is negative, the crowd backs off and frequently sells out of the game due to concerns that they’re about to lose everything – causing market slumps. 
What can an investor learn from this? 
<ol start="1">
<li>Our property markets are not only driven by fundamentals, but also by the often irrational and erratic behaviour of an unstable crowd of other investors. While the long-term performance of property is influenced by the fundamentals, its short-term performance is much more affected by market sentiment. </li>
<li>Booms never last forever, and neither do busts. Don’t be surprised when they come around, and don’t overreact. This will help you avoid being sucked into booms and spat out during busts.</li>
<li>Treat your property investments like a business and stick to a proven strategy to take the emotions out of your investment decisions.</li>
<li>Recognise that property is a long-term play and set up financial buffers to help you ride the property cycles. 
</li>
</ol>
Invest counter cyclically.
Warren Buffet once said: “We attempt to be fearful when others are greedy and to be greedy only when others are fearful.” 
This is also the investment strategy of many successful property investors. I’ve always been an advocate of counter-cyclical investing. I’m often sceptical of conventional wisdom – not because the crowd is always wrong but because the crowd is always late. 
Sure, it takes some courage to do the opposite of what everyone else is doing, but the results of your contrary behaviour will ultimately speak for themselves.
 
In the meantime successful investors will take a big-picture view, buy more well-located properties and see the value of their portfolio steadily increase.
Michael Yardney is a director of <a href="https://www.metropole.com.au/">Metropole Property Investment Strategists</a> who create wealth for their clients through independent, unbiased property advice and advocacy. He is best-selling author, one of Australia's leading experts in wealth creation through property and writes the <a href="https://www.propertyupdate.com.au/">Property Investment Update</a> blog.
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