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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Notwithstanding high levels of overseas departures and motor vehicle sales rebounding, global volatility concerns and the weak state of the local housing market have been highlighted amid the reasoning behind the recent Reserve Bank Board decision to leave rates on hold in September.
“The housing market remained weak, with nationwide measures of dwelling prices falling again in July, to be 3–4% below their peak in late 2010. Building approvals had been flat in July, at levels well below average. Members noted that building activity had been significantly stronger in Victoria than in other states in recent years,” the minutes from the September meeting read.
Volatility is mentioned six times in the minutes in relation to foreign exchange markets, bond markets and global financial markets.
“Members discussed the financial position of the household sector in Australia. Over the past year, the household saving rate increased further and the debt-to-income ratio declined slightly.
“Given the recent renewed volatility in global financial markets, the prevailing mood of caution among households appeared unlikely to lift in the near term.
“While households in aggregate were managing their debt levels well, the mortgage arrears rate had drifted up over the first half of the year, but from a low level by international standards. Moreover, this rise mainly related to loans taken out prior to 2009, when banks' lending standards were weaker; newer loans were performing well despite an increase in interest rates.”
The minutes reveal that the RBA is awaiting "hard data" to determining “the extent to which recent global and domestic developments would reduce capacity pressures in the economy and, in due course, help to contain inflation”.
“Very little hard data were available, as yet, on which to base such judgements. As further information became available on the domestic and international economies, members would continue to assess the medium-term outlook for inflation and growth.
“For the present, however, members considered that the current setting of monetary policy left the Board well placed to respond to evolving global and domestic economic conditions.
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lschlesinger-FZcF9M3vE6

Housing weakness highlighted in cautious RBA minutes

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{yoogallery src=[images/stories/september20bourke]}
The 1966 Peter Muller-designed Bourke Street Hoyts Cinema Centre in Melbourne is being converted into strata offices.
It’s been re-launched as 140 East by its developers, Drapac Property.
CBRE agent Tom Tuxworth and David Combes of Alexander Robertson will steer the sale campaign
Whole and half floors as well smaller office ranging from 100 square metres to 605 square metres are being offered.
The cinema façade, which has strong Frank Lloyd Wright influences, is National Trust listed.
The building housed three cinemas on its opening. Drapac Property bought the building in 2004 after Hoyts moved its main theatre complex to Melbourne Central. The cinemas closed in 2004
The premium fit outs of the 7,000-square-metre space over the 10 floors will be designed by SJB Architects.
A half floor in 140 East has already been sold, with the level six strata space fetching $1.72 million, or $5,500 per square metre of building area.
Purchasers will also have the ability to buy car bays in the building which is accessed off Little Bourke Street.
Combes says the Bourke Street precinct has undergone a renaissance in recent years with the addition of the Southern Cross Office development diagonally opposite.
Tuxworth says with no other product like it in the Melbourne CBD he is expecting the project to be very well received.
"This precinct of the CBD currently – and historically – has the lowest vacancy rates, and there is no doubt rents are increasing and will continue to rise.'
Drapac Property purchased the building for $14.4 million. 
The anchor tenant of the lower levels will be Virgin Active health and fitness club. The adjoining 138 Bourke Street strata space was listed last October with $18 million hopes after the three-level complex was leased to Virgin Active on a 15-year lease returning about $1,542,000 a year.
The Virgin space did not find a buyer.
Muller also designed Hoyts drive-ins.
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jchancellor-FAypfDUnLy

Cinema centre begins sequel as strata offices

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There's been joyous celebration on the Cronin Island, the luxury Gold Coast location, just days after tears that followed an emotional auction elsewhere on the island enclave.
Nicole Bricknell, the former wife of the penniless former Billabong surfwear boss Matthew Perrin, has won her battle against the Commonwealth Bank, which was seeking to repossess her beloved family home.
The Queensland Supreme Court has found the former Billabong chief repeatedly forged the signature of his wife (and brother) to secure a $13.5 million loan from the Commonwealth Bank.
The ruling means the Commonwealth Bank cannot enforce its mortgage over the couple's Gold Coast mansion or enforce personal guarantees against Perrin's wife. Outside court, an emotional Bricknell, who is now divorced and who has reverted to her maiden name, said she was glad the proceedings were over.
Justice Philip McMurdo found Matthew Perrin went to "elaborate" lengths to forge his wife's signature. The court heard they were "very good forgeries."
In order to forge one document, he obtained a slip signed by his wife giving one of their daughters permission to take part in school sports, cut out the signature and "by a process of cut-and-paste" produced a backdated power of attorney, McMurdo found.
The $13.5 million was borrowed against the Cronin Island house when it was valued at $15 million in 2008.
"The plaintiff’s claim against the defendant (Perrin) will be dismissed," McMurdo ruled.
"The defendant has established that the register should be corrected to remove the bank’s mortgages.
{yoogallery src=[images/stories/august16mcivor]}
<a href="https://www.propertyobserver.com.au/queensland/former-equititrust-boss-mark-mcivor-lists-popov-designed-gold-coast-home/2011081651176" target="_blank">Meanwhile the luxury Gold Coast abode of the recently resigned managing director of besieged Equititrust, Mark McIvor</a> (pictured above), was passed in at weekend auction on a $4.9 million bid, well short of the wanted figure and reportedly $1.6 million beneath its most recent valuation.
After the two-storey riverfront home designed by Sydney-based architect Alex Popov was passed in the auction attendees noted McIvor's wife Stacey was in tears.
"It's a demonstration of a hard market given it is well below replacement cost," Mark McIvor told the local press.
"We are not in a hurry and we prefer to sell it to someone who appreciates what it has to offer, it is a magnificent home."
It’s one of the 33 properties on the island located just two kilometres inland from the coast.
McIvor, now managing director of Landsolve Partners, built the house on the $1 million block, which he bought in 1994.
The island’s highest sale was $8 million in 2004, when an older-style house on 2,300 square metres was sold.
Equititrust, which became known for using a Roman voussoir arch as its marketing logo to suggest structural stability, was among the many unlisted mortgage funds to take a battering following the 2008 financial crisis.
In April 2011 Equititrust confirmed it had stopped paying income distributions to unit holders in two funds housing more than $300 million worth of assets as it accelerated its debt repayments to its banks.
Equititrust investors have been through hell with their money frozen for more than three years, with interest payments stopped and the value of their units substantially devalue, and with no end in sight. Lawyers Piper Alderman continues to investigate the merits of a unit holder class action against Equititrust Limited.
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Nicole Perrin joyous, but Stacey McIvor distraught in Cronin Island home dramas

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?The Robina Woods and The Colonial golf courses on the Gold Coast have been bought by Queensland’s richest man, mining supremo Clive Palmer, for a reported $7 million.

The <a href="https://www.propertyobserver.com.au/news/babcock-and-browns-queensland-golf-course-investment-caught-in-the-rough/2011070750736" target="_blank">courses were put on the block in July</a> under instructions from Joseph Hayes and Jamie Harris from McGrathNicol, receivers and managers of Playmore Golf Pty Ltd.
Playmore, a Babcock &amp; Brown syndicate, acquired them in 2002 for $7.8 million from the American Golf Corporation.
The golf courses were marketed on behalf of receivers by Mark Witheriff and Paul Nyholt of CBRE, with McVay Real Estate’s Will and Sam McVay.
The courses attract green fees of about $8 million a year.
Palmer’s acquisition follows his purchase of the Hyatt Regency Coolum on the Sunshine in July of between $40 million and $60 million.
He told the Australian Financial Review at the time he felt Queensland had “enormous tourism potential”.
Robina Woods is an 18-hole, par 71 course on 61 hectares.
The Marsh Waston-designed course opened in 1990 and incorporates a landmark clubhouse with food and beverage facilities and banquet rooms. There are tennis courts and access to a wedding chapel.
The Colonial is an 18-hole, par 72 course on 75 hectares designed by Mitsuaki Kobayashi, which opened in 1992. Built by Nara Australia Pty Ltd, the course opened as Paradise Springs Golf Course. Its facilities include a Queenslander-style clubhouse, pool and spa.
Former Babcock &amp; Brown chief executive Phil Green has been one of the three directors of Playmore since 2002, along with Sydney entrepreneur Danny Goldberg, and Malta-based Eric Lucas.
Playmore Golf was placed in voluntary administration in April this year with debts of $3.86 million.
Another Queensland golf course on the market is the luxury <a target="_blank" href="https://www.propertyobserver.com.au/leisure/sea-temple-development-seeks-golfing-devotees/2011091551565">Sea Temple Golf and Country Club in Port Douglas</a>, as well as the adjoining housing estate, put by for sale by the Juniper Development Group.
The development is being sold via an expressions-of-interest campaign led by Paul Nyholt and Wayne Bunz from CBRE closing on October 13.
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Clive Palmer adds distressed golf courses to his Queensland trophy cabinet

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A New Zealand-based investor has acquired Wellington five-star InterContinental Hotel for NZ$50 million (A$40 million), the top commercial sale of the year to date across the Tasman. 
The hotel was put up for sale in June this year by Sydney-based owner Eureka Funds Management, with Jones Lang LaSalle Hotels appointed to market the property. 
The sale was negotiated by Jones Lang LaSalle executive vice-president Dean Humphries and senior vice-president Ross Beardsell. 
Built in 1990 in conjunction with the HP Invent Tower, the hotel incorporates 232 guest rooms and suites together with nine conference/meeting rooms, two restaurants, a bar, health club and swimming pool. It occupies a prime position in the heart of the Wellington CBD, with the upper floors offering spectacular harbour views.
Humphries says the sales campaign attracted a strong level of interest with over 50 initial enquiries.
“This level of enquiry underpins the continued investor confidence in the New Zealand hotel market that we witnessed over the past 12 months,” he says.
The InterContinental Hotel Wellington is the 12th major accommodation asset that Jones Lang LaSalle Hotels have sold this year across Australia and New Zealand, equating to 2,455 hotel rooms worth approximately A$600 million.
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Wellington InterContinental sold for NZ$50 million

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Resi Mortgage Corporation CEO Lisa Montgomery has expressed concern at the current mortgage war going on between the country’s four biggest banks for borrowers’ business with its focus solely on the cheapest rate.
“It is all about rate… All the rhetoric including from the government is about rate. It’s commoditising the service and sending a bad message to borrowers,” Montgomery says.
“I shudder for the borrower. The rate is important but it is not the only loan criteria. What value is being placed on offering guidance and support? Maybe there is a better way to structure your loan so you pay less overall?”
According to Montgomery, if the banks continue to push their interest rates above all else, they will create an oligopoly, since none of the other lenders can compete on this criteria alone.
Resi lends via its franchised stores on the eastern seaboard and Perth as well as through select broker groups.
Montgomery says the lender aims to offer a holistic service to borrowers, but struggles against the “white noise” of interest rate talk.
“Our aim is to help borrowers set goals and build wealth,” she says.
“We attempt to talk to about more than just the rate and compete on our service proposition.
“We aim to have an ongoing relationship with the customer.”
One the back of the CBA campaign, Jane Slack-Smith of Your Property Success warns investors they should always read the terms and conditions before signing any new deal.
“They say they’ll beat any advertised rate but many of my clients have actually been able to negotiate better than what’s advertised at the moment,” she says.
Kristy Sheppard of Mortgage Choice says smaller banks shouldn’t be forgotten either.
“Often they’re fighting even harder for market share and sometimes they’re more likely to offer affordable deals or better specials within their deals,” she says.
“If you already have a home loan and you’re looking to switch, there are a range of switching options, where you can have up to $1000 paid by the lender you’re looking to switch to.”
Sheppard advises approaching a lender with your head held high.
“Because the housing market is so subdued and housing finance commitments are at a 30-year low, lenders are really jostling to retain loans,” she says.
“It’s a terrific market to be in, if you’re looking for a new home loan.”
Official ABS lending finance statistics for July revealed that banks continue to outpace non-banks on the provision of mortgage finance.
On a seasonally-adjusted basis, the number of owner occupier mortgages financed by increased by 1.2% while those financed by non-banks fell by 2.8% over the same period.
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Mortgage wars not always good for borrowers: Resi

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The mortgage discount war being waged between the major banks is reaching a point where it is starting to eat into their bottom lines, according to a banking analyst.
JP Morgan analyst Scott Manning says the average discounts offered on standard variable mortgage rates has jumped from 0.7% to 0.9% over the past 12 months.
According to Manning, mortgages discounted by 0.9% are not profitable if sold through a mortgage broker and loss making above a discount of 1.2% if sold through a branch.
Banks pay brokers upfront commissions of about 0.5% of the loan amount and monthly trail payments of around 0.15%.
Mortgage brokers recommend about a third of all loans written by the major banks with the CBA the most dominant player in the broker space, accounting for 32% of all third-party loans, according to August analysis by mortgage software group Stargate.
“We estimate that current pricing is about as competitive as it can get prior to diluting group returns,” Manning says in a note to clients.
Commonwealth Bank is offering new clients who take out loans through an accredited mortgage broker discounts off 1.02% off its advertised standard variable rate provided they pay a deposit of 20% and borrow more than $500,000 the Australian Financial Review reports.
The discount takes CBA’s effective mortgage rate to 6.79% matching that of NAB’s UBank offer.
The battle for mortgage business is being led by CBA, which is offering to beat the advertised mortgage rate of its big four competitors for the month of September.
The bank is looking to regain market share lost to NAB and ANZ since the start of 2010.
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Banks sacrificing profit for mortgage holder growth

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<img src="/images/stories/lockyeroutside.jpg">
Darren Lockyer, the 36-time Queensland State of Origin team hero, has found the Brisbane property market as enduringly tough as his recent on-field experience.
His Paddington residence listed for early August auction remains for sale in the city’s challenging market.
<a target="_blank" href="https://www.propertyobserver.com.au/queensland/darren-lockyer-s-brisbane-house-for-sale-in-tough-selling-season/2011072850958">The contemporary Paddington property</a> cost Lockyer $1.49 million in 2004.
It now comes with $2,275,000 hopes.
The five-bedroom, three-bathroom place had been expected to fetch $2 million plus based on the standard growth (and then decline) experienced in Brisbane over the past seven years. A nearby $2.15 million will have given Lockyer some comfort.
No official public price estimate has been given by its listing agents Tim Douglas and Gail Miller at Place Estate Agents.
In March the Broncos captain announced he will retire from all forms of rugby league at the end of the NRL season, his 17th season in first grade.
Brisbane’s auction clearance rates have hovered around 25% in the first nine months of this year, according to Australian Property Monitors, although for the past three weeks there has been a notable improvement from 25% to 30% and a 42% clearance rate last weekend.
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Darren Lockyer gives Brisbane market a try but can't get his house over the line

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I heard the other day that the CIA has inducted exposure to Australian equities as an unofficial form of torture. Since January 2009 I have warned of the risk of painful "dead-cat-bounces" in the share market (see, for example, <a href="https://www.businessspectator.com.au/bs.nsf/Article/The-rocky-road-to-retirement-%24pd20090122-NHVS4?OpenDocument&amp;src=srch">here</a>). In May 2010, I argued <a href="https://christopherjoye.blogspot.com/2010/05/comparing-1987-and-2007-stockmarket">here</a> that there was every chance the 2007-08 crash would resemble its 1987 predecessor, and be followed by a protracted period of poor and volatile returns:



"2007 is looking eerily similar to 1987, at least judging by the equities market performance thus far...The bad news for equities investors is that it took until almost 1997 for the market to consistently recover its post-crash peak. Here's to hoping it does not take 10 years for the ASX to breach 6,800 points. (Note the 'dead-cat-bounce' in 1994.)"



In 2011 the Aussie share market is still 37% below its 2007 apogee with countless false dawns heralded by stock spruikers as the beginning of a new year of double-digit returns. It is an instructive exercise to troll back through either Business Spectator or the Australian Financial Review's “annual predictions” of where the share market will be in 12 months hence. It does not look pretty: according to the All Ordinaries Price Index, shares have delivered no net capital returns since 2005 (see chart, click to enlarge).
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/joyesept201.gif"><img src="/images/stories/joyesept201thumb.gif"></a>
Global shares have not been much better, and super funds, with their unnecessarily high weights to all forms of equities (another problem we have warned about for <a href="https://www.businessspectator.com.au/bs.nsf/Article/The-rocky-road-to-retirement-%24pd20090122-NHVS4?OpenDocument&amp;src=srch">many years</a>), have not protected investors. In fact, according to <a href="https://www.superratings.com.au/latestreturns">Super Ratings</a>, the average “balanced” or “conservative balanced” super fund has underperformed inflation over the last five years – that is, they have delivered negative "real" returns. The numbers look even worse if you allocated to any of the "growth" options offered by your super fund. Before inflation, the average five year return has been 0.5% to 1.3% per annum (after inflation, returns are substantially negative). 
Australian cash and fixed-income have been safe harbours during this turbulent time. Yet as the European sovereign debt crisis continues to rock the world, the risk is that the RBA temporarily "looks past" brewing inflation pressures, as many are calling on them to do, and cuts interest rates. 
In this respect, US investors have the worst of all possible outcomes: high inflation; low growth; low interest rates; and an extraordinarily volatile equities market. Many smart observers are recommending investors seek out "inflation hedges" in our increasingly “stagflationary” world, such as gold, commodities and even bricks and mortar. After years of selling their gold reserves, central banks are back buying again. And only yesterday Bloomberg published an <a href="https://www.bloomberg.com/news/2011-09-18/london-home-prices-surge-as-investors-seek-safety-in-property">article</a> with the headline "London Home Prices Surge as Investors Turn to Property Amid Market Turmoil." 
The inversion of the yield curve that I have been talking about regularly here has started reducing the term deposit rates offered by Australian banks. The concomitant benefit is that the price of fixed-rate home loans has also declined. If the RBA loses its nerve and cuts its official cash rate, I think we will see more capital shifted back into housing given its demonstrated value as a (relatively) safe store of wealth. This is one of the internal inconsistencies the extreme bears face: a recession means home loan rates are going to plunge, which will only help house prices in the unique Australian market where almost all debt is variable-rate. 
While the Aussie share market is still nearly 40% below its 2007 peaks, Australian house prices are about 10.3% above their pre-GFC highs. Notwithstanding this, we have had effectively no house price growth in nearly one and a half years while household disposable incomes have, according to the ABS, raced ahead at an 7% to 8% per annum rate. 
As other wise-heads have observed as we bounce from one crisis to the next, bad news sells and many cannot help themselves when it comes to peddling the end of the world. The online editors at the Sydney Morning Herald are a case in point, and especially fond of promoting doom-and-gloom. 
For example, last month RP Data-Rismark reported that house prices in <country-region>Australia</country-region>'s largest city, <place><city>Sydney</city></place>, had risen despite national values falling. The SMH nevertheless focussed on the national findings and subordinated the <city>Sydney</city> results, running with the headline "Prices fall faster in July" when, in fact, <place><city>Sydney</city></place> prices had actually appreciated slightly. 
If I search out "housing" or "house prices" on the SMH's website, recent headlines include, "Sydney housing in dire trouble", "Housing out of reach for many", "Housing shortage a myth, bears claim", "Domino effect shows as gloom spreads to housing", "House prices to stagnate as debt binges end", and "House prices to slide further in 2012". 
Now contextualise these claims against the hard fact that Australian capital city dwelling prices are merely 2.9% lower than their level of 12 months ago. That is substantially less than some of the more savage daily swings in the share market. Including rents, total gross returns realised by property investors have been positive! 
A more balanced analysis is that while the housing market is certainly soft, it is not collapsing, and, if truth really be known, we are seeing some partial, leading indicators that imply the market may be finding a base. 
The near-term outlook is, as I have been at pains to emphasise for the last 12 to 18 months now, heavily dependent on the course of interest rates, and, it would more recently appear, community perceptions of such. 
The conviction households have held that they would be smashed with at least two to three rate hikes this year has exacerbated the subdued conditions. But the hikes have not materialised, and economists, the financial markets, and journalists are all talking about the prospect of cuts, or at least rates remaining on hold for an extended period. 
Combined with a falling currency (currently down nearly 10% from its recent highs at just 1.018 US cents), which will help exporters and ex-pat demand for local homes, it is plausible that Australia's housing market is rapidly approaching a turning point. 
The final judge of this matter will, of course, be the house price data. But today it is instructive to review some of the aforementioned leading indicators. I would highlight three in particular. 
The first chart below shows the monthly number of AFG housing finance applications, which in August hit its highest level in 19 months. (AFG is <place><country-region>Australia</country-region></place>'s largest mortgage broker and accounts for about 10% of the market.) The three-month moving average is also trending up solidly following the flood-induced trough in January. Click to enlarge
 
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/joyesept202.gif"><img src="/images/stories/joyesept202thumb.gif"></a>
The second chart of interest illustrates the share of first-time buyers as a proportion of all borrowers. According to AFG, this hit a low of 9.5% in June 2010 and has gradually increased since to 13.8% in August 2011 (the enormous protrusion in the middle of the chart depicts the stimulatory effects of the government's first-time buyer boost). That is to say, there is some early evidence that first-time buyers are returning to the market given the improvement in housing affordability (ie, lower house prices in concert with robust disposable income growth). Click to enlarge
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/joyesept203.gif"><img src="/images/stories/joyesept203thumb.gif"></a>
The final chart shows weekly auction clearance rates for Sydney, <place w:st="on"><city w:st="on">Melbourne</city></place> and a weighted-average of all capital cities (noting that the auction sales mechanism is more common in the two biggest conurbations). What we can draw from this is that since the second quarter of 2011 clearance rates have stabilised at slightly above 50% in Sydney and Melbourne, and slightly below this level across the combined capital cities. That is, there is no sign of a continued deterioration. Click to enlarge
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/joyesept204.gif"><img src="/images/stories/joyesept204thumb.gif"></a>
The housing market probably needs a little more time to get accustomed to the striking change in interest rate expectations (ie, from several hikes to no hikes, or even cuts, if you believe AMP, Deutsche Bank, Goldman Sachs, Westpac or Macquarie). For what it is worth, I have not altered my own views, and still expect the next move to be up. But set against the cacophony of voices calling for easier monetary policy, my own opinions are likely irrelevant for overall consumer behaviour (having said that, consumers have had similarly hawkish perspectives to this point).



The next major marker will be the August house price index data. This will be a crucial guide to whether Australia's housing market is experiencing an accelerating decline, as folks like the perennial doomsayer <a href="https://www.propertyobserver.com.au/economy/when-harry-met-steve-a-bears-breakfast/2011091551566" target="_blank">Steve Keen would have us believe</a>, or treading water, as I think is much more likely.

Christopher Joye is a leading financial economist and works with <a target="_blank" title="Rismark International" href="https://www.rismark.com.au/">Rismark International</a>. Rismark and RP Data provide house price analytics products, and solutions that enable investors to go long and/or short the housing market. The above article is not investment advice.
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House prices merely treading water and unlikely to dive

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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.
 
In September <a target="_blank" href="https://www.propertyobserver.com.au/commercial/what-green-ratings-mean-for-commercial-property/2011081651174">I briefly explained to you the NABERS "green rating" system</a>, as it relates to commercial property.
Recent research (undertaken by the universities of Western Sydney and Maastricht in the Netherlands) has been released by the Australian Property Institute and Property Funds Association of Australia, under the title of Building Better Returns.
The report reveals that a five-star NABERS Energy-rated building would provide a 9% value premium overall, compared with buildings without any ranking.
Interestingly, there was no value premium found for office buildings below a three-star NABERS rating. In fact, rentals within these lower-rated buildings appear to be discounted by between 6% and 9%, compared with 5-star alternatives.
But that's not all bad news for landlords — because when times get tough, tenants tend to gravitate towards cheaper space.
Plus, with very few new five-star offerings currently in the pipeline, these lesser-rated buildings will experience significant rental growth over the next three to four years.
Bottom Line: If you do your homework, seek good professional advice and "cut your cloth" to fit within your budget, you can still make some serious gains over the next five years.
Chris Lang is an advisor to commercial property investors and gives keynote speeches and regular seminars on the best way to invest in commercial property. He maintains a blog, <a href="https://his-best.biz/" title="Chris Lang's blog" target="_blank">his-best.biz</a>, which he updates regularly about the best way to get the most out of your commercial property investment.
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