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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Participants at this week’s Canberra Tax Forum should look at developing a “package” approach to reforming housing tax in which “the federal government supports state governments in reforming their systems”, according to Miranda Stewart, co-director of taxation studies at the Melbourne Law School at the University of Melbourne.
Stewart calls the current taxation system a “complex mess of federal, state and local taxes, exemptions and concessions” in an article for academic commentary website www.theconversation.edu.au.
“The combination of our capital gains tax 50% discount, the ability to negatively gear investment in rental property as a deduction in the income tax, state stamp duties and poorly designed land taxes causes a biased investment housing market that contributes to Australia’s lack of affordable housing,” she says.
Executive director of the Australian Housing and Urban Research Institute Ian Winter agrees, saying<a href="https://www.propertyobserver.com.au/residential/housing-academic-says-landed-gentry-destroying-fair-go/2011092851716" target="_blank"> the current tax system favours property investors (or the “landed gentry”)</a>. 
Ahead of the start of the Tax Forum tomorrow, Stewart says reforms to improve the taxation of housing would fix some of the worst problems in state tax systems, and would make income tax fairer and more neutral in its treatment of different kinds of income and investment.
“A tax reform that rebalances the system to tax housing assets more neutrally and fairly can make a significant contribution to improving housing fairness, efficiency and affordability,” she says.
Her recommendations include:
<ul>
<li>adopting a 40% discount on net savings income where investors would “net off their income and gains on investments, against expenses and losses on those investments”</li>
<li>retaining the 50% capital gains discount and the ability to “negatively gear” interest for rental housing investments that are developed in the National Rental Affordability Scheme</li>
<li>reforming land taxes to improve valuation rules and rate structures. Land taxes would usually be lower on apartments than on houses, supporting city planning goals and affordable rental housing.</li>
<li>abolishing stamp duties.  Land tax to be reformed so that it applies to all real estate, including the main residence, at a low flat rate.</li>
<li>designing tax concessions in the new land tax, so that people without sufficient cash flow, such as pensioners, can delay payment until sale of their house</li>
</ul>
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Academic calls on Canberra to fix housing tax 'mess'

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Frasers and Japanese joint venture partner Sekisui House have secured $550 million in funding for the 5.8-hectare mixed-use Central Park development on Broadway in central Sydney. 
The debt facility is being provided by ANZ and The Bank of Tokyo-Mitsubishi UFJ and will be used to fund the construction of approximately 1,400 apartments across five residential towers and a 16,700-square-metre multi-level retail centre at Central Park development. 
According to Frasers, the loan agreement is one of the largest development facilities agreed in Australia post-GFC.
 
Frasers Property Australia CEO Guy Pahor says the loan represents “a major milestone in the development of Central Park”. 
“Construction is well underway at Central Park and sales are progressing exceptionally well,with more than 80% of the 623 apartments within One Central Park now sold,” Pahor says. 
Earlier this month Watpac Construction was granted the $240 million contract for the second residential stage at Central Park, taking current construction commitments to over $600 million. 
In July 2011 Frasers Property Australia and Sekisui House Australia formed a joint venture partnership to jointly develop the majority of the $2 billion mixed-use Central Park development. 
When completed, the Central Park project will have 1,900 apartments as well as student housing, a hotel and a 70,000-square-metre commercial office campus. 
Key heritage buildings have been retained and will be restored, preserving the site’s cultural heritage. 
Central Park will showcase the talents of some of the world’s leading architects and international designers including French architect Jean Nouvel of Ateliers Jean Nouvel, the UK’s Foster + Partners, French botanist and artist Patrick Blanc, and Australian architects Johnson Pilton Walker, PTW Architects and Tonkin Zulaika Greer. 
Apartments currently for sale at Central Park range in price from $505,000 for a one-bedroom apartment to $2.295 million for a three-bedroom penthouse.
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Frasers secures record post-GFC loan for Sydney Central Park project

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Something that has always stuck in my mind was a comment my father made when I was a teenager, “Property is always a good investment”. 

He proved this in 1978, when he used the money from the sale of his deceased mother’s house, along with an interest-only loan, to buy four one-bedroom units in Parramatta, all of which now have been well and truly paid off. He now lives in his retirement off the rent earned from each of them. The units cost him $9,000 each back in 1978, and today they are each worth about $250,000 each. 

Knowing how important it was to buy into property, in 2001 he sold one of the units and gave each of his children and step-children some money to use as a deposit on our own houses. The unit sold for $145,000 and this was shared evenly between the seven of us, so we received just over $20,000 each. 

Back in 2001, house prices were still quite low, so this provided us with a serious leg up. It was good timing, because it was only a year later that Sydney prices went through the roof! 

I was in what I believed to be a solid relationship with my partner, after having been previously married to the father of my two children. That marriage had ended with nothing to show for it, as my first husband was unable to save money and spent everything we ever had on things like camping gear and video cameras. 

After the divorce I stayed in the house that we were renting and he moved to south of Sydney. My new partner had a good income and I was also working, so we were able to use the money gifted to us from my father and buy a house in the same suburb that I was renting in – Greystanes in Sydney’s west. We were very fortunate as we purchased at the end of 2001, just before house prices skyrocketed. 

We bought a brick four-bedroom house with a family room for only $300,000. Within months of settling, prices for a house of similar type in our area were well over the $400,000 mark. I have to admit, though, it wasn’t all smooth sailing at first. We were so happy to have the place and we set about doing some basic fixing up to it to make it more comfortable. The previous owners had the strangest taste in paint colour and had used really dark colours like blue, red, pink and yellow, with a different colour in every room. 

They were also smokers, so the carpets and blinds were ruined and we had to hire professional commercial cleaners to clean all of the walls before we could even consider painting. Even after that, we still had issues getting the nicotine to stop coming through the ceiling paint. 

We pulled up the carpet and sanded the floors ourselves and put in new blinds and my partner set about turning the two little bedrooms at the back of the house into one room to be used as a guest room/study. 

After four weeks of renovation and another four weeks of living in our home, a massive storm struck Sydney. It devastated our suburb and unfortunately (or fortunately) the neighbours’ massive 10-metre gum tree toppled over straight over the family room of our home and it was a write-off. We couldn’t believe it. Thank goodness for building insurance! 

I think I can now pay building insurance for the rest of my life and still not come close to paying what we ending up having replaced. That tree crashing through our home ended up being the best thing that could possibly happen, as the insurance payout covered the replacement of the entire back room. We had a great builder who had some fantastic ideas and used the money from the insurance company to do as much as possible. 

We ended up with a beautiful, modern back room with high ceilings and down lights, a proper guest room, massive decking all around the back and gorgeous doors that created a huge indoor/outdoor living area. The building took ages and I was without a kitchen for nine months. I can laugh now, but it wasn’t funny at the time. 

One of the rooms we were planning on renovating was the kitchen. Because of the tree disaster, we had to put the kitchen on hold and we were very lucky that the lovely kitchen supplier held onto our new kitchen for all that time until we were ready for it. I was great at doing BBQ meals and using the electric frypan for everything in the meantime! 

The newly renovated house was now considerably more valuable than when we had purchased only one year earlier. 

Wendy Lawrence is passionate about property investment and is co-author of the book Journeys Along the Property Path, published by <a href="https://www.ipip.com.au" title="Inspirational People in Property" target="_blank"> Inspirational People in Property</a>.  This article is an excerpt. 
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A perfect(ly timed) storm made reno possible

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The concept of home staging is relatively new here in Australia, while in the US it has been around for decades. In fact, most home sellers there do not even consider putting their property on the market without it being prepared by a professional stager. 
The term “staging” was coined in 1972 by Barb Schwarz to refer to the process of preparing a home for sale, and turned her idea into a brand-new industry. According to Schwarz part of selling a property involves the same activity as putting on a play: you have to design the sets so that the audience is drawn into the drama, where potential buyers are your audience and real estate agents the critics of each other’s listings. 
Home staging is the art of decorating a home to sell quickly and for top dollar. It can be anything from recommending de-cluttering and repairs to changing wall colours and arrangement of furniture and art. 
However, staging is not decorating. Decorating means injection of owner’s personality into the house and turning it into a home, whereas staging does exactly the opposite: it neutralises space, making it appeal to the broadest range of potential buyers.
Buyers should be able to visualise themselves living in the house and not be distracted with splashes of sellers’ personal taste such as collections, artwork and wall colour, which can often be quite exotic.
The main aim of house staging is to create warm inviting spaces so that potential buyers will immediately fall in love with the house.
Staging is an investment, not expense. 
However, there are still lots of home owners who are not able to recognise all the benefits of staging and look at it only as an expense. But in reality the cost of staging is always much lower than the cost of a first price reduction.
Statistics show that the services of a professional home stager will typically return more than 300% on the investment and gets home owner a higher initial offer in a shorter period of time (about half the time of an unstaged home). 
It is always sad to watch how the selling price of another baby boomer’s property has been reduced after being on the market for a couple of months only because the way property is presented doesn’t match the expectations of generations X and Y, their target market. Sellers often don’t realise that this collection of cute teddy bears and charming old sofas with floral patterns seems dated and depressing to younger people and unfortunately most of them just are not able to imagine how this beautiful old house would look if it was decorated differently. 
The home owner in today’s economy just cannot afford a “sell as is” mentality. It is no longer enough for homes to be neat and clean. A house has to be “packaged” so that it can appeal to the broadest range of potential buyers. 
It might be worthwhile to hire a professional stager to speed up the sale process, especially if you are time conscious and have to sell quickly. The most common scenarios are as follows: you are facing repossession, moving interstate or overseas, going through divorce, have already bought another property and sitting on two mortgages. In any of these situations not calling on a stager may seriously hurt your finances.
 
 
Why use a home stager?
 
<ul>
<li>You will sell your house faster and for more money</li>
<li>Your house has been on the market for some time and you have not had any good offers.</li>
<li>You don’t have time to do all the work by yourself.</li>
<li>You simply don’t know what has to be done to transform your house.</li>
<li>Stager will create welcoming spaces so that when your agent takes pictures for the agency’s website it will increase the number of buyers on each inspection. </li>
</ul>
 
 
The staging process is simple and stress free.
 
A professional stager will normally do two to three hours of consultation, explaining in detail what should be done in order to sell the property faster and for top dollar. At the end of the visit you’ll be left with a detailed list of instructions. You can do some things by yourself and ask your stager to take care of the rest: the choice is yours. Normally staging recommendations are based on the client’s budget, time availability and target market.
 
 
Some useful tips for staging your house.
 
1. De-clutter.Remove all the sporting equipment, vacuum cleaners, piles of documents and magazines from bedrooms and living areas. Turn rooms that have been used previously as dumping grounds for unwanted items into bedrooms or a home offices. 
2. Remove all family photos, religious artefacts and kids’ artwork. 
3. Create a focal point in every room such as a feature wall or oversized modern art work, mirror and console table. This will help potential buyers to memorise you house better. 
3. If bedding in your house is old and worn it is time to go and buy a new set. 
4. Get rid of unpleasant odours. If you are not able to detect an odour yourself, ask friend or relative if your house got one. Most common offenders are: pet smells, some food, cigarettes. Move pets’ beds and toilets to the laundry, do not cook curry or fish dishes before the inspection and smoke only outside. 
5. Put vases with fresh flowers and bowls with colourful fruits in living areas.
Bedroom before: This dated and tired bedroom needed a new wall colour and flooring
<img src="/images/stories/vlada1.jpg">
Bedroom after: Replacing the window treatment brings in more light. By changing flooring and adding contemporary lighting, wall art and bedding Home New Look team created a chic and welcoming bedroom.
<img src="/images/stories/vlada2.jpg">
Vlada Alfimov is a professional home stager at <a href="https://stagingdivadirectoryofhomestagers.com/home-new-look-house-staging-and-redesign" target="_blank">Home New Look House Staging and Redesign</a>
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A professional home stager can turn your offering into a standout property

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A heated battle is brewing between Lachlan Harris, founder of the One Big Switch mortgage campaign, and mortgage broker AFG.
AFG, which counts about 2,000 brokers on its books, has slammed the Choice-backed quasi-mortgage broking offering for not having any major lenders on board after email offers finally started reaching subscribers inboxes <a target="_blank" title="One Big Wait for One Big Switch" href="/news">six weeks after the registration process closed</a>.
Mark Hewitt, general manager for sales and operations at AFG, says it does not have a problem with “the concept of helping consumers get the best possible deal in the market” but says the problem for consumers is that “One Big Switch has failed to attract any major lenders to its panel”. 
“The proposition would be laughable if they weren’t putting people’s property on the line. And are they called One Big Switch or Big Bank Switch – judging from their own website, they don’t seem to know,” he adds. 
Harris has hit back strongly, telling Property Observer he stands behind the five non-bank lenders who have signed on to date and is “astounded” by the AFG attack.
“I cannot believe AFG think it’s their job to attack the quality of non-bank lenders in Australia,” he says. “They need to reflect and take a long and hard look at themselves.
“First people said it could not be done and now that we have done it, they are saying they don’t like our lenders.
“We have five lenders on board and we are very happy with who we have so far,” Harris says.
Property Observer can confirm lenders who have signed on include FirstMac, Resimac and MortgageEzy.
Discounted variable rate offers range from 6.69% to 6.85%, with the cheapest offering coming from Hemisphere Financial Solutions, a 0.25% discount for the life of the loan.
MortgagePort offering is a 0.24% discount off its three-year fixed-rate loan to 6.35% as well as $500 cash back.
The cheapest advertised variable rate product on mortgage comparison website Ratecity.com.au is 6.58% from loans.com.au, the online brand of FirstMac, while the cheapest three-year fixed rate is 6.29% offered by AMP.
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One big barney: Lachlan Harris defends One Big Switch after AFG attack

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As we look to what's ahead for 2012, Property Observer is republishing some of our most noteworthy stories of 2011.
 
The six houses in the Channel 10 series The Renovators have all been sold under the hammer – and the overall results weren’t pretty.
Only one of the six sales did really well. It was an auction where there were dozens of competitive bids. The least enthusiastic offering attracted just the one offer, which was accepted.
The reserve prices are undisclosed, so even the most ardent auction attendee won’t necessarily know the winner until the series finale scheduled to air around October 9.
Property Observer was not a signatory to keeping secrets for the next fortnight, as some media organisations have agreed.
And we don’t wish to spoil the enjoyment of laboured countdown to the finale for the viewers.
We did report the<a href="https://www.propertyobserver.com.au/auctions/channel-10-s-renovators-meet-reality-and-foolishly-seek-silence-on-sydney-auction-results/2011092851718" target="_blank"> initial two results of the public auctions </a>(spoiler alert) – but not the contestant details – as the prices gave a terrific indication of the state of the Sydney property market.
It’s unquestionably a buyers’ market.
Based on the costs of purchase and renovation – on which there was welcome disclosure – some of the six offerings only just broke even, and in one case fell well short.
This presumably means the collective prize money pool will be less than anticipated, if the reserve prices match the expenditure cost.
Of course the series is much about entertainment – highs and lows in what’s almost a game – and sadly so this aim even spilled to the listing agents, <a href="https://www.propertyobserver.com.au/renovating/diy-price-estimates-for-the-renovators-six-offerings/2011091351521" target="_blank">who when asked for indicative pre-auction price guides gave none under instructions from Channel 10</a>.
While many were turned off by the hours spent watching varnish dry, there are valuable property lessons in the outcomes, just like The Block 2011 in Melbourne. 
Just one of the four Block cottages sold under the hammer, and <a href="https://www.propertyobserver.com.au/victoria/take-two-auction-frenzy-as-only-one-offering-left-on-the-block/2011082351266" target="_blank">all in quick time afterwards</a>, and now they are <a href="https://www.propertyobserver.com.au/landlords/block-richmond-properties-hit-the-rental-market-with-yields-of-up-to-6.3/2011092851717" target="_blank">possibly rented at terrific gross yields</a>.
For expert commentary and analysis on lessons to be learnt from property reality TV, <a href="https://register.propertyobserver.com.au/lights-camera-auction/" target="_blank">download our e-book Lights, Camera, Auction!</a>
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Entertainment the winner in The Renovators as some of the six struggle

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Mortgage arrears are on the rise, with 28 of Australia’s 65 regions now considered to have high mortgage delinquency. 
According to Moody's, <a href="/news">Queensland and WA have been the hardest hit</a>, with NSW not far behind. 
The five worst postcodes for mortgage arrears in NSW are:
2766 (Eastern Creek, Rooty Hill)
2761 (Colebee, Dean Park, Glendenning, Glendenning DC, Hassall Grove, Oakhurst, Plumpton)
2760 (Colyton, Oxley Park, St Marys)
2753 (Agnes Banks, Bowen Mountain, Grose Vale, Grose Wold, Hobartville, Londonderry, RIchmond, RIchmond Lowlands, Yarramundi)
2262 (Blue Haven, Budgewoi, Buff Point, Doyalson, Halekulani, San Remo)
 
The five worst postcodes for mortgage arrears in Queensland are: 
4655 (Booral, Bunya Creek, Craignish, Dundowran, Eli Waters, Ghost Hill, Great Sandy Strait, Happy Valley, Hervey Bay, Kawungan, Kingfisher Bay, Nikenbah, Point Vernon, River Heads, Scarness, Sunshine Acres, Susan RIver, Takura, Toogoom, Torquay, Urangan, Urraween, Walieburn, Walligan, Wodunna)
4575 (Birtinya, Bokarina, Buddina, Kawana Waters, Minyama, Parrearra, Warana Warana Beach, Wurtulla)
4567 (Castaways Beach, Little Cove, Noosa Heads, Sunrise Beach, Sunshine Beach)
4217 (Benowa, Bundall, Chevrol Island, Gold Coast, Isle Of Capri, Main Beach, Paradise Island, Sorrento, Surfers Paradise, The Spit)
4213 (Austinville, Bonogin, Mudgeeraba, Springbook, Tallai, Worongary)
 
The three worst postcodes for mortgage arrears in WA are:
6168 (Cooloongup, Garden Island, Hillman, Peron, Rockingham)
6167 (Anketell, Bertram, Calista, Casuarina, Kwinana Beach, Mandogalup, Medina, Orelia, Parmelia, Postsans, The Spectacles, Wandi) 
6172 (Port Kennedy)
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The worst five postcodes for mortgage arrears in NSW and Queensland

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The slow in the drop in house prices in Brisbane suggests the market may be close to bottoming out, says RP Data analyst Cameron Kusher.
<a target="_blank" href="https://www.propertyobserver.com.au/residential/sydney-house-prices-hold-steady-as-national-decline-slows/2011093051753">According to the RP Data-Rismark August Hedonic Index results</a>, Brisbane prices declined by just 0.2% on a seasonally adjusted basis over August, compared with 0.4% fall in July.
“The Brisbane result is encouraging following fairly sizeable monthly falls,” Kusher tells Property Observer. “It suggests Brisbane may be near the bottom of the market.”
Perth prices fell by 2% over August following a 1.1% decline in July – a result that Kusher described as “surprising”
“We thought Perth was getting closer to the bottom,” he says.
Kusher says a possible reason for Perth’s current weakness is that mining activity has not yet filtered down into housing demand, set within the context of declining consumer confidence.
Taking a look at the overall 0.4% decline nationally in house prices, Kusher says it is difficult to read too much into one month of data.
“Houses prices declined 0.6% in July and have declined for the last eight months. Spring will tell a bit more of a story. But I think it will be more of the same for the rest of the year.”
Kusher says a rate cut, currently being forecast by many economists, might increase activity, but won’t necessarily push up prices.
“The real capital gains are some way off. People are first getting to a more comfortable debt situation,” he says.
According to Kusher, a trigger for more people stepping into the housing market could come when rents rise to a level that encourages people to take out a mortgage rather than pay rent.
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Brisbane could be at the bottom of the market: RP Data

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Australia’s biggest housing market has shown “noteworthy” resilience by bucking a 0.4% seasonally adjusted national decline in house prices over August, according to the RP Data-Rismark August Hedonic Index.
The 0.4% drop in national prices was the smallest seasonally adjusted decline since April 2011.
On a seasonally adjusted basis Sydney house prices remained unchanged over the month, the only major city not to undergo a house price correction.
Based on raw data, Sydney house prices rose 0.4% for the month.
RP Data senior research analyst Cameron Kusher says the Sydney resilience is one of the more noteworthy findings for August, but is not that surprising as the market fundamentals are strong.
“Sydney prices did not go anywhere for five years. Demand is pretty strong and there is not much supply. These fundamentals are supporting some level of growth," he tells Property Observer.
“Over the last 12 months, Sydney dwelling values have increased by 0.3%. Including rents, Sydney’s total return has been 5% over the past year, and is up 3.4% in the first eight months of 2011.
“Another key finding in August was a change in the Melbourne growth dynamics. In the four months prior to August, Melbourne home values declined by about 1% a month (down 1% seasonally adjusted and down 1.2% raw).
“In August, Melbourne home values actually rose in raw terms by 0.2% and reported a much lower seasonally adjusted decline of just -0.2%. It will be interesting to see whether this trend continues as the spring selling season kicks off,” Kusher says.
<img src="/images/stories/rpsept301.gif">
Property investors and owners will be buoyed by a 0.2% increase in total returns in August – a combination of capital growth plus income (or rents).
Total returns varied markedly on a city-by-city basis.
While Melbourne (-2%), Perth (-2%), Adelaide (-1.8%) and Brisbane (-1.6%) have all experienced negative total returns over the first eight month of 2011, Sydney (+.4%), Canberra (+2.8%), and Darwin (+1.8%) are all in the black.
<img src="/images/stories/rpsept302.gif">
Brisbane and Melbourne house prices declined by 0.2% in August, with Canberra registering the biggest monthly decrease of 1.8%.
For the July quarter, Perth is the weakest performing capital city with values down 3.8% on a seasonally adjusted based and down 7.1% year-on-year.
Darwin was the only capital city to record seasonally adjusted house price appreciation over the month – up a marginal 0.2%. It also continues to deliver the strongest rental returns with gross rental yield of 5.3% for houses and 5.8% for units.
Rental returns remain weakest in Melbourne with gross rental yields of 3.7% for houses and 4.3% for units.
According RP Data analysis, the premium sector of the market remains the most volatile.
The most expensive 20% of suburbs have recorded capital value falls of 5.5% over the last year compared with a3.1% capital loss across the broad “middle” market and a 2.9% capital loss among the 20% of most affordable suburbs.
Rismark economist Christopher Joye comments: “For most of 2011 Australian households were expecting to get slammed with two to three additional interest rate hikes on top of the circa two hikes they bore in November last year.
“As a consequence of the US and European sovereign debt ructions, and a bump up in the local unemployment rate, interest rate expectations have swung 180 degrees.”
The financial markets are now pricing in nearly six rate cuts by June next year.
As the most rate sensitive sector of the economy, Joye says the housing market will be the main beneficiary of any rate cut.
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Sydney house prices hold steady as national decline slows

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Days on market is a strong indicator of how the private treaty sales market is performing.
And the most recent statistics certainly show how the capital city markets are performing away from the auction rooms.
Things have slowed down as the details for the August month show.
The data has been provided by Australian Property Monitors.
Property Observer has put sunshine over the best-performing August of the past nine years… and clouds over the slowest performing August.
<img src="/images/stories/sunnytimeonmarket.jpg">
Source: APM
There are four capitals currently in the doldrums – Melbourne, Brisbane, Adelaide and Perth.
And the last ray of sunshine was Canberra in August 2007.
Perth’s August 2006 – when houses were walking out the door in real quick time, within 28 days of listing – was by far the quickest August of any of the capitals over the past nine years.
Interestingly August 2003 was Sydney’s halcyon era, getting nowhere near it ever since.
Melbourne too had its best August in 2003, but in August 2010 its private treaty listings sold in pretty quick time.
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