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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Scrapping stamp duties in favour of a broad-based land tax – as recommended by the Henry Review of tax — could reduce land prices by up to 10%, research by the Australian Housing and Urban Research Institute (AHURI) suggests.
The findings did however suggest that the proposed land tax’s capitalisation into land value reductions would more likely benefit well-to-do repeat home buyers and those with the financial capacity to invest in the higher-value segments of the market, rather than renters and home buyers in need of affordable housing, who will most likely seek to access housing in municipalities where property prices are lower.
The research shows the abolition of stamp duties and its replacement with a broad-based land tax would put downward pressure on land prices, improving affordability and increasing housing market efficiency by lowering the costs of moving.
It suggested it would encourage development of greyfield sites in inner areas where housing pressures are most acute. The institute suggests the tax reforms alone would not solve all the problems surrounding Australian housing affordability, but described them as an important first step.
But the research found that a land tax based on square metre land values would radically change the spatial incidence of the revenue by concentrating the tax burden in the inner ring of business districts and suburbs.
Almost half of the land tax revenue would be raised from land plots within 10 kilometres of the CBD (in the survey’s case of Melbourne), where land was most expensive.
Less than one-third of stamp duty revenue is currently levied from property transactions within the same 10-kilometre ring.
“On the other hand, the tax burden would be lower on the urban fringe where land is comparative cheaper,” senior AHURI researcher Professor Gavin Wood says.
“For example, within the 30- to 40- and 40- to 50-kilometre bands, only 4% of land tax revenue will be raised, as compared to 15% under stamp duties.”
The report acknowledged that the business sector had not been considered in the survey simulations, but it was clear that any redesign of the land tax could place relatively high land tax liabilities on businesses clustered around the CBD.
“It will therefore encourage some relocation and hence more employment opportunities in urban growth corridors, where some businesses can be expected to move,” the report suggests.
Wood presented the findings at the “Improving housing affordability through tax reform” seminar in Sydney yesterday.
“Downward pressure comes from the fact an annually levied land tax is hard to avoid,” Wood says.
“Land is immobile and fixed in supply. So when a broad-based land tax is introduced, potential buyers reduce how much they are willing to pay by the expected value of the land tax liabilities.
“The price of land is thus reduced to the point where the after-tax return is equal to the return on other investments.
“Whereas stamp duty is only payable when a property is purchased, the land tax would make holding on to unused property an expensive exercise.”
The research modelling used 2006 property valuations and sales data in metropolitan Melbourne, with rates and thresholds set to match the revenue lost from abolishing stamp duty, ensuring the reform would be a cost-neutral exercise for state governments.
It found that the expected decline in land value as a result of the proposed land tax would be greatest in the suburbs in and around the CBD, where land is currently most expensive at over $500,000 on average.
“The 10% reduction in average land value will make housing closest to the CBD, where employment sites are concentrated, more affordable for those seeking to locate closer to employment opportunities in the city,” Wood says.
“However, in suburbs further away from the CBD where property prices are typically more affordable for first homebuyers, it was found that the percentage decline in mean land value will be noticeably lower at 6% or below.”
Dr Ian Winter, AHURI's executive director, suggests the reforms would be one step toward restoring some balance and fairness in Australian housing markets.
“Twenty-two per cent of Australians own 55% of the homes across our capital cities," Winter says, "making us not so much a nation of home owners but rather, a nation of landowners and renters.
“There is a very real danger the great Australian dream of home ownership is beyond the means of the current generation'.
AHURI research (Yates 2009) shows median house prices are outstripping borrowing capacity of average workers by more than $250,0000.
“Our current tax settings have rewarded speculative property investment and provided tax shelters at the expense of home ownership,” Winter says.
Present land tax arrangements
<ul>
<li>Land tax is currently only levied on private rental housing and commercial or industrial use property</li>
<li>Owner occupied housing and primary production are exempt from the land tax</li>
<li>Land tax applies to the cumulative unimproved value of land:</li>
<li>Single property owners typically have a small or more often zero tax liability, while multiple property owners have relatively high tax burdens</li>
<li> This results in a contraction in the supply of rental housing</li>
<li> The current setting place a barrier to the attraction of private finance (superannuation funds, for instance)</li>
<li>Recommended land tax arrangements</li>
<li>Tax applied to all land uses except primary production</li>
<li> Tax levied on a per-square-metre basis</li>
<li> Tax calculated per land holding</li>
</ul>
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jchancellor-FAypfDUnLy

Swapping stamp duty for land tax would improve affordability: Institute

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A versatile three-level Darlinghurst building – which could suit retail, office, restaurant, artistic or residential uses – has been listed for sale.
The 900-square-metre Crown Street property with historic façade comes with parking for nine vehicles.
It is being sold with vacant possession, having been most recently tenanted and renovated by the contemporary office design company Zenith Interiors. It was Australian Playboy’s headquarters from 1982 to about 1990. The owner and vendor is Philip Mason, who was the publisher of Australian Playboy for 16 years.
It has been listed for October 11 auction through Cushman &amp; Wakefield agents Tony Anderson and Lindsay Sturrock.
It sits between Liverpool and Stanley Streets.
“The high ceilings and timber beams help shape a creative and flexible warehouse space which also benefits from excellent natural light,” Anderson says.
It is expected to attract strong interest from owner occupiers, residential converters and investors. There is access from Palmer Street.
Cushman &amp; Wakefield was presumably appointed to the listing given the company’s sale last year of the 500-square-metre Luxe Studios property around the corner, at 279-283 Liverpool Street, for $4.93 million.
 As reported by the Sydney Morning Herald magazine industry guru David Dale, it was in 1979 when Kerry Packer, flushed with the success of his new women's monthly Cleo, secured the rights to the US magazine Playboy, which had been founded in the 1950s by Hugh Hefner.
Hefner, who was interested in forming partnerships to produce overseas editions, did a deal with Packer, who had sent his lawyer Malcolm Turnbull to work on the deal in America.
The first issue of Australian Playboy in February 1979 sold nearly 200,000 copies.
Some three years later, Packer gave up the licence to produce Australian Playboy and it was taken over by a small shop called Mason Stewart Publishing, best known until then for the surfing mag Tracks and the rock magazine RAM.
Sales had settled at about 140,000 a month, with rival Penthouse becoming more explicit under American publisher Bob Guccione’s edict.
By 1996, Australian Playboy's circulation had fallen to 36,000 and in 1997 Mason's company was taken over by the British publisher EMAP, with Mason becoming its non-executive chairman of EMAP Australia.
Australian Playboy ceased publication in 2000.
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Philip Mason to discard his Darlo property

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105/152 Bulwara Road, Pyrmont, NSW, 2009
<img src="/images/stories/bullwarard.jpg"> 
This three-bedroom, two-bathroom property is leased until February 2012 at $840 per week, so it could be a good prospect for an investor. The 160-square-metre unit in the inner-Sydney suburb of Pyrmont includes a wrap-around balcony and access to a shared indoor swimming pool, barbecue and rooftop garden. <a href="https://www.mcgrath.com.au/buy/apartment-pyrmont-nsw-2009/136987/?searchID=9298328" title="McGrath Edgecliff" target="_blank">McGrath Edgecliff</a> agent Wayne Walter is marketing the property with $650,000-plus hopes. If it sells for $650,000 that would be a rental yield of 6.7%, far higher than the indicative gross rental yield for units in Pyrmont 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 administration fee for this property is $1,098 per quarter, and the sinking fee is $283 per quarter. The property will go to auction on Saturday, September 17 at 2.30pm.
For more on indicative gross rental yields in Pyrmont, visit the RP Data suburb page.
For other investment prospects going to auction this weekend, see pages 2 and 3.
 
<hr class="system-pagebreak">
 
3/61 Little Oxford Street, Collingwood, VIC, 3066
<img src="/images/stories/oxfordst.jpg">
This inner-Melbourne property is tenanted until January 2012 at $410 per week, so it could be a good prospect for an investor. The two-bedroom, one-bathroom unit comes with a car parking space and includes a European-style laundry. Paul Markovic of <a href="https://www.realestateview.com.au/cgi-bin/view.pl?OID=3013017&amp;s=535067635&amp;Sub=COLLINGWOOD&amp;BeL=0&amp;BeH=9999&amp;PrL=0&amp;PrH=99999&amp;Surr=&amp;IKW=&amp;PT=&amp;PTr=r&amp;CS=VIC&amp;OrderBy=&amp;OrderStr=&amp;Con=S&amp;SearchPage=&amp;Bkmk=_&amp;OFI=&amp;OFIDays=&amp;ListedDays=&amp;BS=15&amp;Thu=&amp;Qui=n&amp;tp=dev/71_resultsF" title="Peter Markovic Real Estate" target="_blank">Peter Markovic Real Estate</a> is marketing the property with price hopes of $450,000 plus. If it sells at $450,000 this would mean a rental yield of 4.7%, about the same as the indicative gross rental yield for units in Collingwood 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. This property goes to auction on Saturday, September 17 at 11am. 
For more information about indicative gross rental yields and prices in Collingwood, see the <a target="_blank" title="Collingwood" href="/news">RP Data suburb page</a>.
 
<hr class="system-pagebreak">
 
107/64 Wellington Street, St Kilda, VIC, 3182
<img src="/images/stories/wellingtonst.jpg"> 
This one-bedroom apartment in inner-Melbourne suburb St Kilda is tenanted at $300 per week until January 2012. It includes a car space and access to a communal rooftop. <a target="_blank" title="Run Property" href="https://www.runproperty.com.au/buying/search">Run Property</a> agent Carol Hayes is marketing the property with price hopes of $300,000 plus. If it sells for $300,000, that would be a gross rental yield of 5.2%, much higher than the indicative gross rental yield of 4.1% for units in St Kilda, 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 goes to auction on Saturday, September 17 at 11am.
For more information about gross rental yields and prices in St Kilda, visit the <a target="_blank" title="St Kilda" href="/news">RP Data suburb page</a>.
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cknowlton-QnEa6ntUYP

Friday Form Guide: Yields of up to 6.6% in Pyrmont

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Construction of the 11-storey Alex Perry-designed apartment block in Fortitude Valley is due to begin in January next year as a record number of inner-city Brisbane developments look to sell enough units off the plan to convince lenders to finance their construction.
A spokesman for the <a target="_blank" title="Alex Perry: Inspired by beauty" href="https://www.propertyobserver.com.au/queensland/alex-perry-inspired-by-beauty/2011060850445">Perry project</a> says developer Chrome Property Group is in final negotiations with the builder and says the development “on course”.
While reluctant to reveal exact numbers, he says the first “chunk” of apartments was sold to investors from Sydney who attended the June launch. Inquiries have come from as far afield as Romania.
<img src="/images/stories/alexperrydevel.jpg">
The 131-apartment development (pictured above) is expected to have an end value of $75 million, with one-bedroom apartments selling in the high $300,000s and two-bedroom units selling around the $550,000 mark.
<img src="/images/stories/belise.jpg">
Construction of another development, the 20-storey Belise at 510 St Paul’s Terrace (pictured above), is due to commence in the second quarter of next year.
The project comprises 199 apartments.
A spokesperson for this development told Property Observer about 50 had been sold off the plan since launching in October last year.
“We have just had our first interstate buyer from Perth, and we have also had one Chinese buyer,” he says.
<img src="/images/stories/mands.jpg">
Laing O’Rourke’s $250 million M&amp;A project (pictured above), which is currently under construction on McLachlan, Connor and Ann streets in Fortitude Valley, has sold more than 65% of the 234 one- and two-bedroom apartments. 
<img src="/images/stories/mosaic.jpg">
Another development under construction, Leighton’s 18-storey Mosaic project (pictured above) on East, Church and Ann streets had sold roughly half of its 212 apartments by the end of March and is due for completion by late 2012. 
The first four levels are due become serviced apartments or a boutique hotel. 
Other projects at the development stage include a number of approved projects by Metro Property Group, including the Brooklyn on Brookes development at 116 Brookes Street, which will consist of 191 apartments over 14 levels.
According to Troy Linnane, national director of valuation and consultancy at Colliers, financiers require a significant number of pre-sales to fund developments.
This could prove something of a challenge for the more than dozen other developments
Colliers has forecast 1,800 apartments to come up for sale in the inner Brisbane market over the next 12 months with a further 4,500 due to be released in 2013.
Currently Colliers estimates the annual take-up of apartments in the inner Brisbane market at around 1,200 with around 60% of the sales in the inner north market which includes Fortitude Valley, Bowen Hills, Newstead, Tenerife and Hamilton.
Linnane says developers are “pushed” at the moment when it comes to selling off the plan and for all the proposed projects to go ahead will require interest from interstate and overseas investors.
Another challenge for developers, according Linnane, is the similarity of the developments – they’re all mainly one- and two-bedroom units, he says.
In the inner-north Brisbane market, there were 108 sales from 20 projects during the first quarter from a total stock of over 1,200 apartments, according to the most recent Colliers report on the Brisbane apartment market.
While investor demand is continuing to underpin transaction volumes in the inner-city market, “especially for price-pointed, affordable stock generating strong rental income”, Collier warns that the market “may be adversely impacted by rising interest rates and increasing vacancy in the medium term”.
Sales volumes for new apartments declined for the second consecutive quarter during the three months to March 2011, though volumes are stabilising when compared against a moving annual average.
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lschlesinger-FZcF9M3vE6

Alex Perry development and others all the fashion in Fortitude Valley

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The reluctance by the major banks to lend on apartment developments creates opportunities for “speciality lenders” to step in prudently, according to Mortgage Choice spokeswoman Kristy Sheppard.
Speaking to Property Observer following the leaking of <a href="https://www.propertyobserver.com.au/news/bank-s-blacklist-bans-finance-for-373-buildings/2011091251504" target="_blank">a major bank blacklist of 373 apartment projects</a> that one unnamed bank will not lend against, Sheppard says providing finance where other banks decline is an area a number of lenders can leverage to build their market share.
“Some already are,” she says. “For example, speciality lenders and others who provide ‘alternative verification lending’ often scrutinise a borrower's situation more closely from an individual perspective while still abiding by serviceability rules and credit scoring systems.
“Obviously the balance of risk versus benefit has to be right for the lender and the customer in these circumstances too, but a less restrictive approach is taken when examining each deal,” she adds.
<a target="_blank" href="/news">Mortgage brokers have said that the existance of the blacklist makes their roles even more important.</a>
The most recent financial results for Mortgage Choice show that almost a third of its mortgages were arranged by banks outside the Big Four, with 10% of loans coming from non-bank lenders and building societies.
Lisa Montgomery, CEO of Resi Mortgages, says with borrowers now more cautious and lenders tightening criteria and reducing loan-to-value ratios on smaller apartments (between 40 and 60 square metres) there is “an appetite for all lenders to see if there is a deal”.
While the word “blacklist” evokes an emotion, Montgomery says it is prudent for the major banks to limit their exposure and risk on certain medium- and high-density projects.
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Building blacklist creates opportunity for specialist lenders: Mortgage brokers

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<a target="_blank" title="When Harry met Steve" href="https://www.propertyobserver.com.au/economy/when-harry-met-steve-a-bears-breakfast/2011091551566?source=flicker3">Visiting US economist Harry Dent</a> is the latest in a long line of doomsayers that predict Australia’s housing market is a bubble on the verge of popping, although the fact that the purpose of his visit is to promote his latest book should not be forgotten.
Regardless, natural population increase and net overseas migration continue to place pressure on the undersupplied housing market, and new housing starts are failing to keep pace.
While it is true that buyers are sitting on the sidelines, already the signs that spring could see an increase in transactional activity are emerging. Clearance rates in the past few weeks are encouraging and the number of listings is increasing, indicating vendors are adopting a more realistic approach and have the confidence to proceed with a sale.
Furthermore, investors remain wary of the share market in these volatile times and are therefore again looking at real estate as offering greater security, buoying demand.
Undoubtedly we have seen a flattening in house prices in recent times, but this is a natural and necessary part of the cycle. The fact remains that the level of supply is incapable of meeting demand at the moment, and until government intervention to remove red tape and provide incentives for developers to commence projects occurs, predictions of a housing bubble are quite simply silly.
The latest Australian Bureau of Statistics figures indicate<a target="_blank" title="Housing starts" href="https://www.propertyobserver.com.au/residential/housing-industry-asks-for-government-intervention-as-housing-starts-slide/2011091551564"> housing starts dropped 7% last financial year</a>. Dwelling starts fell 4.7% in the June 2011 quarter and, according to the Housing Industry Association, the 151,000 homes being started annually is substantially short of demand, which currently stands at about 175,000.
Concurrently, in 2010 Australia’s population grew by 1.5%, with every state and territory experiencing positive population growth, according to the ABS.
When you consider the rate of population growth in Australia, the increasing shortfall in housing supply will continue to insulate prices. It is not a bubble the residential property market needs to be worried about, but rather the lack of new supply and the barriers surrounding affordability.
Still the message is not getting through to some with vested interests elsewhere. An example is Dent’s theory that baby boomers are preparing for retirement en masse, and as such are curbing their spending habits having already purchased their homes, which could lead to an “economic tsunami” across global markets.
The retirement of the baby boomers could in fact have a positive impact on the market, particularly those markets with stock suitable for downsizers and sea-changers.
There is the potential for increased demand for smaller dwellings in newer communities, which could in turn increase availability of larger homes in established suburbs for families looking to upgrade.
The baby boomer generation’s move toward retirement will of course impact the real estate market, but those spruiking a bubble need only consider the fundamentals to realise the underlying strength of Australia’s housing market.
Leanne Pilkington is general manager of<a target="_blank" title="Laing + Simmons" href="https://www.laingsimmons.com.au/"> Laing + Simmons</a>
For more expert commentary about the spring property market and tips for buying and selling in spring, see our spring e-book <a href="https://register.propertyobserver.com.au/16-spring-selling-secrets/" target="_blank">16 spring selling secrets plus 8 tips for buyers</a>
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lpilkington-GWhcD9raad

Housing bubble predictions simply silly, given growing population

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NAB predicts the cash rate will stay on hold until November 2012 following the release of revised, softer inflation figures.
Should the prediction prove true, it would mean 24 months of no change to official rates. The last time rates went up was in November 2010, when the RBA pushed up rates by 25 basis points to the current level of 4.75%
The bank pushed back its May 2012 rate rise prediction after the ABS revised core inflation to a lower figure in the June quarter and in the words of the bank’s economist Alan Oster and Rob Henderson, “fundamentally altered the history of the underlying CPI”.
June quarter CPI is now estimated to have risen by 0.6% (down from the previous estimate of 0.9%), to be 2.5% higher over the year (previously 2.7%).
The September quarter CPI figure will be calculated under the revised methodology after the ABS found an increased number of expenditure classes to be seasonal and this has affected seasonality in the underlying CPI.
According to Oster and Henderson, it appears that about half of the downward revision in the June quarter was attributable to the seasonal adjustment of petrol, hospital and medical services and tobacco, although these are likely to be reversed in other quarters.
Westpac is sticking with its forecast of a December rate cut due to households' growing unemployment expectations, which rose 8.5% in September following on from a 2% gain in August. 
"It is also worth noting that both the level of unemployment expectations and the rate of change in unemployment expectations are now giving a strong signal that households are already under stress and that a rate hike based on domestic fundamentals is not called for. In fact the current survey is now giving a very strong signal that based on household fundamentals; the next more in rates is more likely to be down," says Westpac's economic team. 
"With every passing month, the message coming from household sector is increasingly clear: that interest rates are very contractionary and in fact, the case is building that they should be lowered if the RBA would like to keep a neutral to modestly tight policy setting."
<img src="/images/stories/westpacsept15.gif">
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Interest rates on hold until November 2012: NAB

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Two like-minded economic doomsayers met in Sydney yesterday. So demographics and debt were on the bearish breakfast agenda, with not a Donald in sight.
Property Observer’s cameras were there catching the moment when home-town debt doomsayer Steve Keen met noted American demographic analyst Harry Dent.
Keen says demographics aren’t part of his modelling because they would swamp his debt dynamics, but he reckons they are very much on the same wavelength.
“There are a handful of people around the world whose work I respect because it intelligently addresses facets of our current predicament that I don’t.
“The economic and demographic analyst Harry Dent is one of those people,” Keen says.
“Harry uses empirical data about consumption levels and population growth to accurately predict economic trends.”
Both have similar views on the direction of Australia’s property market. Dent predicts the world will experience a second, deeper downturn, starting in the first half of next year in Europe, and spreading to the United States, China and eventually Australia.
"Australia is probably the best place in the world to survive this, but ... will not escape as well as it did from the last [2008] crisis," Dent says, predicting Australia's house prices would return to late 1990s levels.
And Keen has told Peter Switzer’s Sky Business program to expect Australian real estate to be down about 40% over the next 10 to 15 years, and maybe 15% to 20% over next two to three years.
Both also happen to be spruiking something – Dent’s got his book The Great Crash Ahead - How to Prosper in the Debt Crisis of 2010-2012 and his <a href="https://securethefuture.com.au/" target="_blank">upcoming lecture tour on wealth preservation</a>  in Sydney from October 11to 13, and in Brisbane on October 14 through 16.
And Keen is soon to publish an updated <a target="_blank" href="https://www.amazon.com/Debunking-Economics-Revised-Expanded-Dethroned/dp/1848139926/ref=sr_1_2?ie=UTF8&amp;qid=1314854361&amp;sr=8-2/">Debunking Economics.</a>
Apparently there are no plans for them to catch up with the ultra-bullish Donald Trump.
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When Harry met Steve: A bears' breakfast

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The luxury Sea Temple Golf and Country Club in Port Douglas as well as the adjoining housing estate has been put by for sale by the Juniper Development Group.
A spokesperson for Juniper declined to give a price estimate for the 6,100-square-metre 71-hole Thomson, Wolveridge and Perrett-designed championship golf course and the remaining 51 home sites, which have an average size of 764 square metres.
The development is being sold via an expressions-of-interest campaign led by Paul Nyholt and Wayne Bunz from CBRE closing on October 13.
The links-style golf course is located on Old Port Road in Port Douglas on the edge of the ocean, framed by tropical rainforest and mountain views.
The golf course is home to a variety of native mammals and birdlife, with some lucky golfers able to tee off under the watchful gaze of a crocodile.
It has existing development approval for an additional 10 fairway lots averaging 1,333 square metres.
It was launched by Juniper in October 2007 as a $38 million house-and-land development with plans for 63 lots to envelope the golf club.
The listing of the Sea Temple golf course, country club and housing estate follows receivers being appointed in July to sell two Queensland golf courses bought in 2002 by a Babcock &amp; Brown investment syndicate.
The Robina Woods golf course has been listed for receivership sale through CB Richard Ellis and McVay Real Estate, along with the nearby The Colonial course.
The listing of the Sea Temple golf course, country club and housing estate follows receivers being appointed in July to sell <a target="_blank" href="https://www.propertyobserver.com.au/news/babcock-and-browns-queensland-golf-course-investment-caught-in-the-rough/2011070750736">two Queensland golf courses bought in 2002 by a Babcock &amp; Brown investment syndicate</a>.

The Robina Woods golf course has been listed for receivership sale through CB Richard Ellis and McVay Real Estate, along with the nearby The Colonial course.
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Sea Temple development seeks golfing devotee developer

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The Housing Industry Association and the Master Builders Association have demanded government action to arrest the slide in new dwelling starts following a third decline in four quarters. 
Dwelling commencements are down 7% for the 2010-11 year after a 4.7% fall in the June quarter to 37,820 following the release of ABS data. 
Detached house commencements fell by 2.2% to 23,106 while commencements of “other dwellings” dropped by 8.8% to 14,406. 
The number of seasonally adjusted dwelling commencements fell in five of eight states and territories in the June 2011 quarter.
Dwelling commencements fell by 20.1% in NSW, 16.3% in Queensland, 1.3% in Western Australia, 14.3% in Tasmania, and 69.4% in the Northern Territory.
Dwelling commencements increased in Victoria (6.8%), South Australia (4.5%), and the Australian Capital Territory (30%).
HIA chief economist Harley Dale says the renewed weakness in dwelling commencements, which began in mid-2010, “reflects a lack of policy reform progress in reducing the high cost base to new housing and a deterioration in household confidence and demand”.
Dale expects commencements to fall considerably further in 2011-12. 
Dale says dwelling commencements are running at an annualised level of just over 151,000 in the June 2011 quarter. 
“The urgent need for stimulus to kick-start new home building is crystal clear as Australia moves further away from the underlying demographic demand for around 175,000 dwellings per annum.”
Peter Jones, chief economist at the MBA, says residential building has failed to kick-on after recovering ground lost in the GFC and is in danger of weakening further unless policy changes.
“Housing faces a potential crisis-in-the-making given past levels of underbuilding, and for a wider economy desperate for a traditional driver to spark activity in parts of Australia caught in the slow lane of the two speed economy.
“At the very least, a long period of interest rate stability from the Reserve Bank is vital to ensure an upswing in the interest-rate-sensitive residential building sector becomes entrenched.”
“Governments at all levels need to address inefficient developer charges and other policies that add an unfair cost premium to new dwellings.”
CBA economist James McIntyre noted the continued weak demand for private sector housing starts, a downward trend that has now run to six consecutive quarters. 
“The ‘fiscal fade’ effect has been significant in this segment of the housing construction sector, as the effects of the removal of the boost to first home buyer grants and higher interest rates work through,” he says. 
“We expect some near term improvement in private housing commencements, on account of improved housing sentiment and the extended pause in the rate hike cycle. 
“However the recent pattern of approvals has been weak, and could be exacerbated by the recent financial market turmoil.  This suggests downside risk to our outlook. 
Whilst we expect a pickup in dwelling commencements in late 2011, we expect any recovery to be short lived.  Our call for a resumption of the rate hike cycle in 2012 will weigh on the sector. 
The bank expects the next rate hike to occur in February 2012.
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