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.

&nbsp;

&nbsp;

&nbsp;

&nbsp;

&nbsp;

[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

<html><body>
It’s almost a weekend off for estate agents, according to Australian Property Monitors.
There are just the 50 or so auctions in Melbourne and some 160 in Sydney, where the Sunday NRL grand final doesn’t clash as directly with the traditional Saturday street theatre.
On the comparable weekend last year there were about 50 auctions in Melbourne.
And the 200 in Sydney in 2010 was Sydney’s recent peak as there had been 180 in 2009 and 128 in 2008.
Melbourne’s grand final day peak was about 135 in 2009, a big jump on the 22 in 2008, and up also on the 120 Melbourne homes for auction in 2007.
In 2009 some estate agents suggested selling a house in Melbourne amid grand final hype was almost sacrilegious.
In 2009 overseas buyers with no interest in the premiership were highly active and vendors sought auction-day bids.
At the time the CBD agent Robert Wright noted Chinese money had been pouring into blue-ribbon Melbourne real estate since the change in ownership laws in early 2009 and demand was running hot.
"Asian buyers do not stop for local football," Wright of Elite Real Estate told The Age.
Anthony Toop at the Adelaide agency Toop &amp; Toop says the 2011 football finals have had “less impact on the local market” than usual due to the ordinary season by the two South Australian teams.
</body></html>

jchancellor-FAypfDUnLy

Agents taking the weekend off and hope for property bounce next month

<html><body>
The importance of storage space in houses and apartments was brought home following the sale of a portfolio of 11,000 storage units to a large institutional investor. 
Chicago-based institutional investment firm Heitman has jointly acquired a portfolio of self-storage units from Investec Bank for $101 million in one of the largest specialised portfolios to be sold this year. 
The US firm has bought the 11 assets spanning New South Wales, Queensland, Western Australia and Tasmania that form the Investec Property Opportunity Fund (IPOF) in partnership with Brisbane-based storage group National Storage. 
Heitman, which has an office in Melbourne, is looking to expand its investment in the Australian property market. 
The acquisition of the self-storage units forms part of a joint $187.5 million joint venture agreement between Heitman and National Storage comprising 20 properties and two businesses, the Australian Financial Review reported. 
Nine self-storage properties were acquired from an unlisted fund run by APN Funds Management. 
The 20 properties total around 100,000 square metres of storage space across 11,000 individual units. 
IPOF acquired the self-storage portfolio for $69.3 million in late 2008 from National Storage and APN National Storage Property Trust. 
IPOF upgraded and expanded seven of the 11 assets to increase their value and boost revenue generated by operator National Storage. 
Head of property investments at Investec Bank Graeme Katz says the sale of the portfolio and triggers a considerable capital return to investors. 
“The fund has realised a return of greater than 20% per annum and over 60% return on equity,” he says. 
Heitman acquired 19 storage facilities in New Jersey and Pennsylvania in a similar joint venture arrangement with with US REIT Sovran Self Storage in August this year.
</body></html>

lschlesinger-FZcF9M3vE6

US property group buys 11,000 Aussie self-storage units

<html><body>
The battle to lock in fixed rate mortgage customers continues to heat up with online bank ING Direct reducing its three-year fixed-rate mortgage below the offerings of the major banks.
The online bank has cut its three-year fixed-rate home loan to 6.29%, below that of Westpac, St George as well as Greater Building Society and Credit Union Australia (CUA) who have all cut their fixed rates in the last seven days.
The bank has also cut its four- and five-year rates to 6.59% and 6.69% respectively.
ING Direct executive director of delivery Lisa Claes says the cuts are aimed at the bank maintaining its “competitive position in what is a very active market for fixed rate loans".
"Historically customers would need to pay a premium for a fixed loan. Currently that is not the case. We haven't seen such a difference between the variable rate and long-term fixed rates for some time.”
<a target="_blank" href="/news"> St George’s is offering its three-year fixed-rate mortgage at 6.39%</a>, while parent bank <a target="_blank" href="/news">Westpac is offering a rate of 6.44%</a>.
Commonwealth Bank’s three-year fixed rate stands at 6.59%, as does NAB’s online offering UBank.
<a target="_blank" href="/news">CUA is offering a rate of 6.34%</a> while the<a target="_blank" href="/news"> Greater is offering a three-year rate of 6.35%</a>.
The new ING Direct three-year fixed rate matches the rate offered on AMP Select Package Residential 3 Year Fixed, currently the cheapest fixed rate product offering according to comparison website <a target="_blank" href="/news">Ratecity.com.au</a>.
</body></html>

ING slices fixed rates to undercut all competitors

<html><body>
The Rockingham property market is not in distress, but showing some signs of struggle, according to recent sales data and observations from mortgage brokers and estate agents.
According to Moody’s latest mortgage delinquency report for post code 6168, comprising the suburbs of <a href="/news">Rockingham</a>, <a href="/news">Cooloongup</a>, <a href="/news">Garden Island</a>, <a href="/news">Hillman </a>and <a href="/news">Peron</a>, has a 30-day-plus mortgage delinquency rate of 5.31%, three times the national average of 1.67%.
Borrowers living in the post code are also the most heavily geared, with loan-to-value ratios of 86.5% on an average loan balance of about $172,000.
The neighbouring postcode 6167 (encompassing suburbs such as Bertram, Kwinana Beach and Parmelia) rated fifth with 5% of borrowers 30 days or more delinquent.
Joe Desousa, principal of Aussie Home Loans in Rockingham, says he has not noticed any higher rates of delinquencies and says refinancing work is easier than it has been for the last two years.
He says if the 5% arrears figure were for 90-day-plus delinquencies that would be cause for concern.
“A borrower being 30 days in arrears means they have missed just one payment, which could just be due a problem with a direct debit as happened with one of my clients today,” he tells Property Observer.
Val Pagett, a Mortgage Choice broker in Port Kennedy, Secret Harbour and Warnbro, has a different story to tell and says some borrowers are “struggling like crazy” due to falling property values at the lower end of town.
“People are getting into strife because when they try to consolidate their debts, they find the values of their homes have declined so they have no equity,” she says.
“Some homes in Rockingham and Warnbro have dropped $60,000 to $70,000 in value.”
According to Pagett, properties values are coming down by mortgagee sales in the area.
Realestate.com.au lists just under 2,000 properties for sale in postcode 6168, with five listed as mortgagee sales. A key word search using the word “reduced” brings up 65 listings.
Recent sales suggest houses and apartments located near the ocean have sold at or below their original listings prices.
According to RP Data a one-bedroom apartment on Rockingham Beach Road listed at $475,000 in early May sold two weeks later for $410,000.  It last sold in 2004 for $330,000.
A three-bedroom apartment on the same street sold for $940,000 in February having been listed for sale at $1.25 million in January 2009. It last sold for $745,000 in May 2004.
A little further away from the beach, a three-bedroom house on Seawind Drive sold for $447,500 in May just above its listing range of $445,000 to $465,000 in March 2010.
Land is also selling cheaply.
A 291-square-metre plot of land just one street from Cockburn Sound sold for $375,000 in April, having been listed in February for $425,000
James Eaves from the Mortgage Gallery in Rockingham says he was shocked to read about the high arrears rate.
He says many borrowers fly in and fly out of the area and earn healthy incomes working on the mines.
“It’s a blue-collar area, the average loan size is around the $400,000 mark,” he says.
According to Eaves, those in trouble might be borrowers who bought at the height of the boom and are trying to sell at the bottom of the market.
Estate agent Jim Baker from LJ Hooker Rockingham says from his point of view the market has not softened drastically.
“Properties in the right location, well presented and at the right price are moving. I have sold three this month,” he says.
He says the primary appeal of Rockingham is its beaches and recreational opportunities.
“Investors are popping their heads out,” he says, with demand for rental properties coming from the nearby naval base.
He also notes a lot of “fly in, fly out” renters who work in Port Headland but set their families up in Rockingham.
“Rents in Port Headland can be $1,000 a week. In Rockingham $400 gets you a three-bedroom house.”
Roger Moorhouse, co-owner of Fruit Property, describes the market as fairly “tight and tough” but says houses do sell if priced correctly. He has dealt with a few mortgagee sales but says they equate to less than 1% of sales and the percentage has not increased.
Recent figures suggest the WA market as a whole is struggling.
According to the latest WA Supreme Court statistics, there has been a 28% increase in the number of homes repossessed in the last financial year – 1,242, or more than three per day – compared with the same period a year ago.
A report by RP Data says recent property price declines have largely contributed to the state's high level of negative and low equity.
<a href="/news">Moody’s </a>does not provide 90-day-plus arrears data.
</body></html>

The most delinquent town in Australia says it's not that bad

<html><body>
Yesterday we noted that self-managed super funds often ignore residential property and put all of their money into commercial property. However, there are some significant benefits for SMSFs that are willing to buck the trend.
<a href="https://www.propertyobserver.com.au/residential/why-diy-super-funds-shouldn-t-snub-residential-property/2011092851730" target="_blank">Residential property can be an appropriate asset for SMSFs.</a> Here are 10 tips for investing in residential real estate. 
1. Buy your future retirement home through your SMSF
Under this strategy, your self-managed fund gears a house or apartment, receives a concessionally taxed rent, pays off the loan while you are still working, and finally transfers the property to you upon retirement. 
After your retirement, you can either: 
<ul>
<li>Take the property as a non-cash, lump-sum benefit. (Although CGT is payable on any capital profit, the tax rate is an effective 10% – provided the property was owned by the fund for at least 12 months.) </li>
</ul>
<ul>
<li>Buy the property from the fund for its market price. (No CGT is payable if the property is backing the payment of a superannuation pension. But you are personally liable for stamp duty on the purchase.) </li>
</ul>
Martin Murden, director of SMSF consulting for services provider to accountants Partners Group in Melbourne, suggests that you compare the CGT with the stamp duty – and take the cheaper option. 
2. Sidestep CGT on sale of a fund-owned property
Even if the property has multiplied in value during the fund’s ownership, it is still possible to legally sidestep CGT on its eventual sale by your fund. 
Provided the property is backing the payment of a superannuation pension, no CGT is payable by the fund. A popular strategy is to wait until the pension phase before selling a property. 
3. Expect lower yields, higher capital growth
Dean Kitchin, general manager of property with the Partners Group, emphasises that gross residential yields are typically between about 3% and 5% compared with, say, 6.5% to 7% for office or industrial property.
But Kitchin, a certified practising valuer, says that residential property historically produces higher long-term capital growth than office and industrial property. 
Kitchin has found that younger SMSF members are often willing to put up with lower yields in the expectation of long-term capital gains. By contrast, older members tend to seek higher yields. 
A key consideration here is whether a SMSF can comfortably meet interest payments for a geared residential property, given its circumstances – including the actual yield being received, loan-to-valuation ratio and level of member contributions. 
Sean Preece, managing director of residential property adviser and buyer’s agency Capital 360, believes that most SMSFs borrow 40% to 50% of a property’s value, making repayments less of a challenge. 
4. Gain comfort from low residential vacancy rates
Residential property with the rent set at market levels is most unlikely to remain vacant for long between tenants. 
It is obviously in a fund’s best interests to minimise the length of time between tenants – particularly if a property is geared and largely relies on rent to repay the loan. 
Kitchin says the residential vacancy rate in <city><place>Melbourne</place></city> is a very low 1%to 2.5%. (A vacancy rate of 3 per cent is generally regarded as suitable for a smooth changeover between tenants.) “We are seeing vacancy rates for commercial and office properties well in excess of 3%,” Kitchin adds. 
5. Beware of SMSF restrictions involving residential property
Self-managed funds are barred from acquiring residential real estate from related parties – who, of course, include fund members. 
And a SMSF is prohibited under the in-house asset rules in superannuation law from leasing or having investments with related parties involving assets that are worth more than 5% of the fund’s total market value. Business property – but not residential property – is among the few exceptions to the rule. 
This means that a fund with a valuable residential asset needs an exceptionally high total asset value in order to rent a residential property to a related party. 
6. Forget (in most cases) about owning a holiday house in your SMSF
Two problems immediately arise if you are thinking about holding your holiday house in your self-managed super fund: 
First, the sole purpose test – perhaps key provision in superannuation law – specifies that a super fund must be maintained for the sole purpose of providing retirement and death benefits. In practice, this means that a holiday house must stand up in its own right as an investment. 
Second, the in-house asset rules in superannuation law, as mentioned, stipulate that the market value of fund-owned asset leased to related parties (including members) must not exceed more than 5% of a fund’s total value. 
Michael Vrisakis, superannuation partner with national law firm Freehills, says a SMSF will not breach the sole purpose test by renting a fund-owned holiday home to its members at a commercial rent. However, he emphasises that a fund would need substantial assets not to breach the in-house asset rule. 
7. Watch for non-diversification trap
One of the biggest traps for SMSFs investing in residential property (or any other property for that matter) is to become overly dependent on the investment success of a single costly asset to provide retirement benefits. 
The reality is that a valuable residential property is likely to account for a large chunk of a SMSF’s assets. You should question whether this is a smart move given your fund’s circumstances.
Superannuation law does not prohibit a fund from owning only one asset. In fact, some funds are set up specifically to buy a property. 
However when preparing their compulsory investment strategy, fund trustees must consider diversification, investment risk, liquidity of investments and ability to pay member benefits. 
A costly residential property cannot always be readily sold at an acceptable price to pay member benefits. 
8. Calculate whether you are better off gearing in your name
High-income-earners in particular should calculate whether negatively gearing a property in their own names will produce superior after-tax returns over the long-term than gearing through a SMSF. 
Much will depend on the circumstances including the level of gearing, personal tax rates, extent of expected capital growth, and when the property is eventually sold. As discussed, if the property is sold when it is backing the payment of a superannuation pension, no CGT is payable. 
Keep in mind that any shortfall between the rent and deductible costs (mainly interest) is deductible against a personal investor’s other income. 
 
9. Question whether now is a smart time to buy 
Does the fall in national house prices over the past year create a buying opportunity or a warning to stay away?
Dean Kitchin of the Partners Group expects that the <city><place>Melbourne</place></city> market, for example, will produce “very modest growth” over the next three to five years. And he says there is a view that <city><place>Sydney</place></city> housing is better buying than <city><place>Melbourne</place></city> because it was hit harder with the GFC. 
Sean Preece of Capital 360 argues that buying opportunities are available in any market for astute investors. “It is really about finding the gold nuggets,” he says. 
“The residential property market is extremely inefficient; and opportunities present themselves in a range of ways,” Preece adds. “The obvious ones are non-local real estate agents trying to sell properties they don’t know about, divorce cases and distressed sales. 
10. Don’t ignore difference between a repair and an improvement
Following the release of a draft SMSF ruling last week, superannuation and property specialists report a jump in the number of self-managed funds interested in borrowing to invest in property 
With a few days of the draft ruling, buyers’ agent Capital 360 had nine inquiries from SMSFs about gearing residential property. And Dean Kitchin of the Partners Group says it is logical that the draft ruling will encourage more SMSFs to gear. 
<a href="https://www.propertyobserver.com.au/industry-news/smsf-renovation-tax-ruling-makes-property-investment-more-alluring/2011091451543" target="_blank">In the draft ruling, the ATO attempts to clarify its interpretation of the borrowing laws concerning the maintenance, renovation and alteration of geared assets in SMSFs.</a> 
Under superannuation law, a self-managed fund can drawdown on a non-recourse property loan to pay for the repair and maintenance a geared asset. But it is not allowed to drawdown on an existing loan to improve that asset.
The ATO gives a series of examples of what will be regarded as maintenance and improvements if the draft ruling is implemented. For instance, adding a bedroom, extending a kitchen or putting on another storey is regarded as an improvement.
Under superannuation law, a fund can only use a non-resource loan to buy a single asset. And the draft ruling gives examples of what actions may create a different asset. For instance, demolishing a geared house and replacing it with three strata units creates new assets, and is therefore unacceptable under its interpretation of the borrowing laws.
For more on property and self-managed super funds, download our e-book 16 questions self-managed super fund trustees should ask before investing in property.
</body></html>

mlaurence-vhAHaLZT8y

Ten tips for SMSFs investing in residential property

<html><body>
Esslemont, a 1916 Californian bungalow in Cremorne, has been sold by Kimberley McGurk.
McGurk's property developer husband, Michael McGurk, was murdered outside the Cranbrook Avenue property in September 2009.
The house last traded in 2000 for $1.65 million. More than $4.75 million had been expected when the heritage four-bedroom lower north shore Sydney house was listed earlier this year through Robert Simeon at Richardson &amp; Wrench Mosman.
The Esplin and Mould-designed house comes with a grass tennis court and pool on its 1,640-square-metre holding. It has a pitched roof, heavy timber beams, leadlight windows, sandstone foundations and an impressive veranda.
Clayton Utz, solicitor for the purchases, has lodged preliminary paperwork  before its upcoming settlement.
The price is yet to be revealed.
</body></html>

Cremorne house of the murdered Michael McGurk sold

<html><body>
For years governments have been lining their pockets at the expense of the housing market, and home buyers especially, to create the situation we have today. Affordability is at crisis point and the undersupply of housing cannot possibly meet the market’s needs.
The latest research highlights the absurdity of the taxation burden, particularly stamp duty, that the housing market in this country is faced with.
The<a target="_blank" href="https://www.propertyobserver.com.au/tax/hia-demands-tax-relief-for-new-housing-ahead-of-tax-summit/2011092951734"> CIE’s Taxation of the Housing Sector research report </a>makes numerous alarming findings, including:
<ul>
<li> In absolute terms, housing is the second largest contributor of tax to Australian governments;</li>
<li> New housing accounts for around 1.2% of value added in the economy but contributes 2.8% of government taxation revenues;</li>
<li> Most of the burden or incidence of taxation on housing falls on home buyers;</li>
<li> The most inefficient tax is levied at a state level, namely stamp duty; and</li>
<li> Due to the inefficiency of stamp duties, a mere $500 million cut to this tax would create a $738 million benefit to consumers and up to a $51 million benefit to producers.</li>
</ul>
The research was commissioned by the Housing Industry Association ahead of next week’s federal government tax forum.
Next week’s forum provides a perfect opportunity for reform at the federal level to recognise the disproportionate burden the housing market is being forced to carry and support an industry that is so vital from an economic and social perspective..
Stamp duty is the single greatest hurdle to affordability, and as this latest research identifies, is highly inefficient. This unfair tax is preventing the residential market and the economy as a whole from benefiting from a range of positive impacts and its abolition cannot come soon enough.
Developers occupy a vital position in the market but the sentiment at present is that there is little to be gained by proceeding with new projects. Excessive red tape and associated costs of development is not reflected in the margins achievable and so we are left at a standstill.
The massive housing undersupply and consequential affordability crisis has the market at a tipping point. A multi-pronged approach to reform that seeks to encourage new supply and support affordability is necessary from governments at all levels.
Let us hope the tax forum recognises and responds to this crisis before the great Australian dream fades to become merely a pipedream for many people.
Leanne Pilkington is general manager of<a target="_blank" title="Laing + Simmons" href="https://www.laingsimmons.com.au/"> Laing + Simmons</a>
</body></html>

lpilkington-GWhcD9raad

Reduce burden of tax on housing before great Australian dream becomes a pipedream

<html><body>
You need to consider selling your home if:
1. You cannot afford your loan repayments
2. You will be unable to afford your loan repayments for some years to come
You need to make this decision as early as possible because it is better to sell your home yourself rather than have the lender sell the home for you. You are more likely to get a better price for your home and avoid lots of legal costs if you sell your own home.
The decision whether to sell your home is most difficult when:
1. You are unemployed and trying to get a job, or
2. You are ill and trying to get well but you just don’t know when you will be well, or
3. You are waiting for a compensation payment.
In these situations you are hoping that you can make the loan repayments soon but you just don’t know when this will happen. The difficulty is that as time goes on things are going to get worse and you will get further and further behind on your loan repayments and incur lots of extra interest.
In these circumstances, it is recommended that you:
1. Make a repayment arrangement with the lender for up to six months;
2. If by the end of the six months you still cannot make the loan repayments you should put your home on the market;
3. Go back to the lender and negotiate a further arrangement on the basis you are selling your home.
Remember: If you get a job, get well or get a large lump sum of money before your home sells you still have the option of trying to negotiate a further arrangement on the basis you can now pay the loan (as long as the lender does not have a court judgment).
Important: You should file in an independent external dispute resolution scheme (EDR) if:
<ul>
<li>you are unable to make a repayment arrangement with the lender or</li>
<li>the lender is threatening to commence legal action or</li>
<li>the lender has issued you with a statement of claim but has not obtained a court judgment</li>
</ul>
When do I have to make a decision?
You need to make a decision to sell your home as early as possible but preferably before the lender commences any legal proceedings. It is never too late to ask for time to sell, but the lender is less likely to agree later in the enforcement process and enforcement costs will be added to your loan as the legal proceedings progress.
You need to give yourself as much time as possible to sell your home and get a good price for it.
I’ve decided to sell my home, what do I do now?
Step 1
You need to place your home on the market. You need to price the home realistically so that it will sell but for the best price possible. If you are using a real estate agent you should explain what time frame you need to sell the home within. This will usually be under six months but could be under three months depending on what arrangement you make with your lender.
Step 2
You need to give copies of evidence that you are selling your home to the lender. This evidence should include (where available):
(a) Copy of the contract with your real estate agent
(b) Evidence of advertising of your home
(c) Front page of the contract of sale
(d) Marketing plan
Step 3
Negotiate a repayment arrangement on the grounds of financial hardship with your lender. See Fact Sheet: <a href="https://www.cclcnsw.org.au/fact-sheets/financial-hardship-3/financial-hardship/">Financial Hardship</a> and <a href="https://www.cclcnsw.org.au/sample-letters/request-for-hardship-variation/">Sample Letter: Financial Hardship</a>.
You are negotiating the arrangement on the basis that:
(a) You are in financial hardship
(b) You can make regular repayments of what you can afford until the home is sold
(c) You have a reasonable time to exchange contracts for the sale of your home (ask for six months, but you may need to consider agreeing to three to four months).
(d) When the home is sold your loan will be repaid. 
Step 4 
If the lender:
(a) Will not agree to the proposed variation, or
(b) Threatens legal action, or
(c) Commences legal action
You need to consider filing in EDR and get advice.
What if my home is worth less than the amount of my loan?
If you think your home may be worth less than the amount you owe on your home loan, get legal advice.
For the 20 worst-performing suburbs for mortgage arrears, click <a target="_blank" href="/news">here</a>.
<a target="_blank" title="cclsnsw" href="https://www.cclcnsw.org.au/">Consumer Credit Legal Centre NSW</a> is a community legal centre specialising in financial services, particularly matters and policy issues related to consumer credit, banking and debt recovery.
</body></html>

po-LsXgBTHBmX

What to do if you are in mortgage stress

<html><body>
20 Carrington Street, Granville, NSW, 2142
<img src="/images/stories/carringtonst.jpg">
This renovated three-bedroom home is currently rented out at $430 per week. Although their lease expires on Saturday, October 1 listing agent Graham Ball of <a href="https://www.raywhite.com/nsw/granville/663343/" title="Ray White" target="_blank">Ray White Fairfield</a> says they are keen to stay on. The 638-square-metre block includes a seven-metre driveway to a spacious backyard, which will likely appeal to tenants with families. Bell says there has been considerable investor interest in the property, which he estimates will sell for the "mid-$400,000s". If it sells for $450,000 the buyer would secure a yield of 5%, higher than the indicative gross yield for Granville houses of 4.8%, according to RP Data. The gross rental yield does not consider the costs of maintaining the property, including council rates and other fees such as water bills and managing agent fees. The property will go to auction on Saturday, October 1 at 3pm. 
For more about indicative gross rental yields and prices in Granville, see the <a href="/news">RP Data suburb page</a>. 
For more investment opportunities going to auction this Saturday, see pages 2 and 3.
 
<hr class="system-pagebreak">
 
1/23 Rathmines Street, Fairfield, VIC, 3078
<img src="/images/stories/faifield.jpg"> 
In a quiet street near Yarra Bend Park and Fairfield Boathouse, this two-bedroom apartment could appeal to tenants. It is close to Station Street shops and cafes and transport. <a target="_blank" href="https://www.jelliscraig.com.au/property/FAIRFIELD-1/23-Rathmines-Street/3098137/">Jellis Craig</a> agent Bev Adam is marketing the property with price hopes of $380,000 plus and says it has the potential to rent for about $300 to $340 per week. If it sells for $380,000 and rents for $420 per week, that would be a gross rental yield of 5.8%, far higher than the indicative gross rental yield for Fairfield units of 3.9%, according to RP Data.  The gross rental yield does not consider the costs of maintaining the property, including council rates and other fees such as water bills and managing agent fees. The property will go to auction on Saturday, October 1 at 10am. 
For more about yields and prices in Fairfield, see the <a target="_blank" title="Fairfield" href="/news">RP Data suburb page</a>.
 
<hr class="system-pagebreak">
13/1 Wellington Crescent, East Melbourne, VIC, 3002
<img src="/images/stories/wellingtoncresc.jpg"> 
This recently redecorated one-bedroom apartment is on the edge of the city and is likely to appeal to young professional tenants. The building includes a gym, pool and sauna. The apartment also comes with a car parking space. <a target="_blank" title="Caine Real Estate" href="https://www.caine.com.au/view.php?OID=3097505">Caine Real Estate </a>agent Paul Caine is marketing the property with price hopes of $400,000 plus and says a rental analysis estimates the property could rent for between $440 and $480 per week. If it sells for $400,000 and rents at $480 per week, this would be a gross yield of 6.2%, far higher than the indicative gross rental yield of 3.6% for East Melbourne units, according to RP Data. The gross rental yield does not consider the costs of maintaining the property, including council rates and other fees such as water bills and managing agent fees. The property will go to auction on Saturday, October 1 at 10am. 
For more information about prices and yields in East Melbourne, see the <a target="_blank" href="/news">RP Data suburb page</a>.
</body></html>

cknowlton-QnEa6ntUYP

Friday Form Guide: Yields of up to 5% in Granville

<html><body>
As we look to what's ahead for 2012, Property Observer is republishing some of our most noteworthy stories of 2011.
 
Are you searching for your next investment in the mining towns of Mt Isa, Kalgoorlie, Boulder, Cloncurry or Blackwater? Perhaps you should re-think your choice of location. Why?
Towns such as <a href="/news">Mt. Isa</a>, <a href="/news">Kalgoorlie</a>, Boulder, <a href="/news">Cloncurry </a>and <a href="/news">Blackwater</a>, as well as <a href="/news">Port Hedland</a>, <a href="/news">South Hedland</a>, <a href="/news">Karratha</a>, <a href="/news">Weipa</a>, <a href="/news">Moranbah</a>, <a href="/news">Dysart</a>, Kambalda and <a href="/news">Middlemount </a>were fantastic mining town hotspots. Some markets tripled in value from 2004 to 2007, however now they've become either stagnate or they're on a slight slide, as the homes in these areas have now reached their capacity for capital growth.
The markets referenced above performed very well during the commodities boom from 2003 to 2008. These areas grew rapidly as wages were very high while housing prices were relatively low. Wages averaged about $120,000 a year, or $2000 per week, while home prices started at $100,000 in 2003.
Higher wages caused housing prices to grow exponentially, until the growth was no longer sustainable. For the average miner to afford houses in these areas now, he would have to make $200,000 a year for an $800,000 house in Port Hedland to grow in value.
Rather than buy somebody else's capital growth, in tired markets, investors should look for certain key indicators when searching for the next mining hotspots.
<ol start="1">
<li>
Infrastructure spending is key to finding good growth markets. An investor should look for towns with more than $1 billion in planned private investment. One thing to note is that although the old boom towns have a lot of planned private investment in the works, investors would be smart to have a growth strategy in mind when choosing where to buy. Rather than buy homes that have reached their potential, thus buying somebody else's capital growth, investors should sink their funds into markets where house prices are still low.</li>
</ol>
<ol start="2">
<li>
Look for areas with multiple market economies. Markets that rely solely on one resource, for example, copper, will have economies that rise and fall with commodity prices, whereas areas with a more diverse economy can weather market fluctuations. Diversifying into dual market economies are an investor's best bet at getting decent rates of return for his portfolio. I'm now a believer, having lived the last market cycle to diversify into dual market economies. I saw house prices in Cobar reverse 30% in 2008, mainly as it's a single-market economy. Returns in <a href="/news">Cobar </a>were 10% and now they are 6%. Homes are worth 25% less because of the global financial crisis.</li>
</ol>
<ol start="3">
<li>Choose cities with aggressive councils that will set in place procedures to encourage growth and investment in the area.</li>
</ol>
<ol start="4">
<li>
Look for areas where large corporations are injecting billions of dollars in the area, expanding existing infrastructure and building new facilities.s</li>
</ol>
<ol start="5">
<li>
Keep in mind the demographics of the mining market when selecting homes in different areas. Each mining town has different areas that are worth buying in, however it's important to note that a typical miner may not want to live on certain streets because of lower socio-economic social issues. Also, the local demographic does prefer a reasonable standard of accommodation, so I would suggest relatively new properties rather than older ones, otherwise the miner may as well live in a mining camp! </li>
</ol>
<ol start="6">
<li>
Practise due diligence when searching out investment opportunities in mining towns to uncover any potential issues that may interfere with profits. The housing or dwelling type is less relevant than some of the idiosyncrasies a township may have. For example, some mining areas are subject to flooding and have environmental issues as a result from the local refinery. Also, some title towns and streets have title issues, mainly as the mines have covenants over the lands, providing a potential problem should the mines have a need for a mine extension underground. Most of Dysart, for example, is leasehold land, so you’re not even buying Torrens or freehold title in some cases.</li>
</ol>
Mining towns are a fabulous investment for individuals who are looking to invest for retirement. Right now investors can mirror what happened in the last mining boom by seeking out new mining markets that are expected to follow a new commodities boom that is taking place right now. Real estate is an investment that will certainly help you retire comfortably. Bearing this in mind, you need to ask yourself this final question in regards to mining towns: will the mine be yielding and operating the date I retire, or will that be the year they close or slow down production of that commodity and my valuable asset becomes significantly less valuable?
Recently I have read the rebuttals from speculators and many industry “experts” scaring people away from investing in mining towns – claiming towns can simply “disappear” if the mining town goes bust or relocates to other lucrative areas.  I have seen many experts advising people to invest in city locations over mining towns; however based on my investing experience and research there is not just one market in which I would “put all my eggs” so to speak!
I would like to stress that a savvy investor works towards a balanced property portfolio, a portfolio that has both cashflow properties and capital growth properties. So my strategy for profit would be to invest in strong cities and then diversifying to major regional markets that have significant property pressures. I really would not suggest a client goes into a mining town like Gladstone with high rental yields in preference over another investment in a city location with less rental yield unless I knew their particular financial and personal situation.
Sam Saggers is CEO of<a href="https://www.positiverealestate.com.au/ME2/Sites/Default.asp?SiteID=697F1E57F8A54C7F9582C3C49417EEC4" target="_blank"> Positive Real Estate.</a>
</body></html>

Latest Expert Insights

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

Guides

Editor's Picks

Guides

Developments

New apartments

New townhouses

News

Latest Expert Insights

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

Guides

Editor's Picks

Receive the latest news stories to your inbox

Guides

Developments

New apartments

New townhouses

News