<p>ASX-listed developer <a href="https://www.apartments.com.au/developers/stockland">Stockland</a>&nbsp;is continuing its push back into the new apartment market, filing plans for a prominent gateway site between Collingwood and East Melbourne.</p>

<p>The development giant, which moved back into the new apartment space when it announced Stanton Place in Sydney's Rosebery and have since filed plans for a 50-storey tower, are jumping into the off the plan Melbourne market.</p>

<p>They are hoping to create a mixed-use neighbourhood precinct for <a href="https://www.apartments.com.au/new-apartments/79-81-victoria-parade-collingwood-vic-3066">79-81 Victoria Parade</a>, replacing an existing commercial building with a scheme by <a href="https://www.apartments.com.au/architects/john-wardle-architects">Wardle</a>&nbsp;for 478 apartments,&nbsp;ground-floor retail, new public open spaces and a publicly accessible pedestrian laneway.</p>

<p><img alt="First look: Stockland plans new mixed-use neighbourhood precinct for Collingwood gateway site" data-entity-type="file" data-entity-uuid="72dbbca9-3918-4073-afad-a0c0c35be8e7" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/stockland%20pers.png?VersionId=bzMVUKKxvwuNK1m0v_td126Rgct32uk_" /></p>

<p>The design report identifies the public realm as a central driver of the proposal.</p>

<p>"Collingwood has limited access to high-quality parks and public open space, and the proposal delivers valuable new areas for respite, social interaction and fine-grain retail activity."</p>

<p>The development would deliver a diverse mix of housing, including studio, one, two and three-bedroom apartments alongside townhouse-style residences. Two basement levels are proposed beneath the development, providing resident and retail parking as well as extensive bicycle facilities.</p>

<p>Wardle's design draws heavily on Collingwood's industrial character, using articulated building forms, brickwork and robust materials inspired by the suburb's warehouse and manufacturing heritage. The built form has been broken into a series of smaller volumes to better respond to the surrounding streetscape while extensive communal gardens, rooftop amenities and shared resident spaces are integrated throughout the project.</p>

<p><img alt="First look: Stockland plans new mixed-use neighbourhood precinct for Collingwood gateway site" data-entity-type="file" data-entity-uuid="7b2135ed-65df-4253-ad53-f216f06bd467" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/stockland%20podium.png?VersionId=l1B6Hqn8zs772VxH6L1fDPg0KHshan9v" /></p>

<p>The planning documents describe the existing office building as offering little engagement with the public realm, with the redevelopment intended to create a more permeable and active neighbourhood destination.</p>

<p>"The proposed scheme presents a significant opportunity to deliver a vibrant retail plaza and a local neighbourhood hub serving both existing and future Collingwood residents."</p>

<p>The 79–81 Victoria Parade site occupies a strategic location about 1.5 kilometres east of Melbourne's CBD, at the threshold between Collingwood and East Melbourne. It is well served by tram services along Victoria Parade and sits within walking distance of St Vincent's Hospital, Fitzroy Gardens, the Fitzroy activity centre and a broad range of employment, retail and hospitality destinations.</p>


Joel Robinson

Stockland plans new mixed-use neighbourhood precinct for Collingwood gateway site

<p>An 1880s timber cottage that has survived Kangaroo Point's transformation from riverside suburb to high-density apartment precinct is set to become the centrepiece of <a href="https://www.apartments.com.au/developers/zephyr">Zephyr Group</a>'s proposed Banksia development.</p>

<p>Rather than see the locally heritage-listed Alpha Cottage as an obstacle to navigate, plans integrate the landmark home into a new 18-storey residential tower, giving one of the suburb's oldest surviving residences a new role as the project's communal hub.</p>

<p>The development application covers a 1,177 sqm amalgamated site at 127-133 Lambert Street and 30 Shafston Avenue, where Zephyr Group plans to deliver 64 apartments above three basement levels. Designed by <a href="https://www.apartments.com.au/architects/joe-adsett-architects">Joe Adsett Architects</a>, the proposal carefully weaves the retained heritage cottage into a contemporary residential scheme, with the tower elevated above the historic building to preserve its presence within the Lambert Street streetscape.</p>

<p><img alt="First look: Zephyr Group's Banksia to wrap new Kangaroo Point tower around 1880s Alpha Cottage" data-entity-type="file" data-entity-uuid="f9dc5bdb-d691-4c60-bf2b-c3ed405a3e75" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Banksia.png?VersionId=Jh4bjlewU.o8HXWt0V4KaFA_lPcF7KWM" /></p>

<p>Named after the native Australian Banksia flower, the project draws inspiration from its distinctive form through curved balconies, sculpted planter boxes and cascading subtropical landscaping that soften the building's profile.</p>

<p>As the design report explains: "The tower's identity is defined by its feature facade, drawing direct inspiration from the Banksia wildflower. The building departs from traditional rigidity through the use of elegant, GRC-moulded planter boxes that appear as if shaped by the breeze."</p>

<p>Plans propose 64 apartments, comprising 32 two-bedroom and 32 three-bedroom residences, across an 18-storey tower. Residents would have access to rooftop amenities including a swimming pool, spa, gym, sauna, private cinema, dining spaces and landscaped recreation areas, while more than half the site is dedicated to planting and open space.</p>

<p><img alt="First look: Zephyr Group's Banksia to wrap new Kangaroo Point tower around 1880s Alpha Cottage" data-entity-type="file" data-entity-uuid="16041b5f-033e-47fa-8fbe-9886e072c1f2" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/pool.png?VersionId=kpx5w4EbLx0_TdWfDoD1vrSs0_cZ5Ao1" /></p>

<p>The heritage component is the defining feature of the proposal. Constructed in the early 1880s and occupied from at least 1883, Alpha Cottage is recognised by Brisbane City Council as an important surviving example of Kangaroo Point's nineteenth-century residential development and as a representative transverse-gable timber cottage. Despite extensive redevelopment across the peninsula, the building has retained a high degree of its original form and internal fabric.</p>

<p>As part of the redevelopment, the cottage will be carefully relocated a short distance within its original allotment to facilitate construction before being returned to a prominent position along Lambert Street. Original verandah elements will be dismantled, catalogued and reinstated, while significant internal features, including timber flooring, wall linings, joinery, doors, windows and hardware, will be retained. Later additions, including the enclosed rear verandah, will be removed to better reveal the building's original form.</p>

<p>Once restored, Alpha Cottage will accommodate the building manager's office, mail room and parcel facilities, providing an active everyday use that supports its long-term conservation rather than preserving it as a static display. The heritage strategy also maintains landscaped space around the building, allowing it to remain visually distinct beneath the new tower.</p>

<p><img alt="First look: Zephyr Group's Banksia to wrap new Kangaroo Point tower around 1880s Alpha Cottage" data-entity-type="file" data-entity-uuid="43b027e1-576e-4624-a66c-7cc54ea8b7be" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/banksia%20tower.png?VersionId=2W6E2yfkj2AQlWlLeV986grA5zB9f817" /></p>

<p>The Heritage Impact Assessment concludes that "the proposal secures the ongoing occupation, maintenance and conservation of Alpha Cottage," finding the development would result in "no more than a minor impact on the cultural heritage significance" of the building while ensuring its long-term future.</p>

<p>Joe Adsett Architects have designed the tower to sit above the heritage building rather than overwhelm it, creating a clear visual separation between old and new. The development's flowing balconies, integrated planting and organic façade respond to Brisbane's subtropical climate while complementing the restored cottage below.</p>

<p>Banksia occupies a prominent corner in Kangaroo Point within walking distance of the Kangaroo Point Bridge, Brisbane River, ferry services, QUT, the CBD and the Woolloongabba precinct. The site also benefits from direct access to active transport infrastructure and sits within an area earmarked for continued higher-density residential growth.</p>


Zephyr Group's Banksia to wrap new Kangaroo Point tower around 1880s Alpha Cottage

<p>Buying into a masterplanned community often means committing to a vision still years from taking shape. At <a href="https://www.apartments.com.au/new-apartments/kew-tallawong-23-27-schofields-road-tallawong-nsw-2762">Kew Tallawong</a>, that vision is already visible.</p>

<p>Residents have moved into the completed first stage, landscaped spaces are established, and the next chapter is now underway. Stage 1 has been completed and settled, with Stage 2 now selling off-the-plan.</p>

<p>Designed by <a href="https://www.apartments.com.au/architects/pbd-architects">PBD Architects</a>, <a href="https://www.apartments.com.au/new-apartments/kew-tallawong-23-27-schofields-road-tallawong-nsw-2762">Kew Tallawong</a> combines attainable apartment living with sustainability initiatives rarely seen at this price point, including rooftop solar, battery storage and a resident EV-sharing program.</p>

<p><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/6RNt3AvtBpI?si=JUhuCV2ZRXsYaoJZ" title="YouTube video player" width="560"></iframe></p>

<p>Located on Schofi​elds Road, just moments from Tal​lawong Metro Station and Schof​ields Train Station, <a href="https://www.apartments.com.au/new-apartments/kew-tallawong-23-27-schofields-road-tallawong-nsw-2762">Kew Tallawong</a> has been designed to appeal to a broad mix of buyers, from first-home purchasers looking for a foothold in Sy​dney's property market to downsizers seeking a connected, low-maintenance lifestyle.</p>

<p><a href="https://www.apartments.com.au/new-apartments/kew-tallawong-23-27-schofields-road-tallawong-nsw-2762">Kew Tallawong</a> has been conceived as a thoughtfully planned masterplanned community that will evolve over multiple stages, with buyers now able to secure one, two and three-bedroom apartments within a neighbourhood that is already beginning to establish its identity.</p>

<p>One of the project's defining features is its focus on sustainability. Solar energy systems, battery storage and future EV charging infrastructure have been incorporated throughout the development, reflecting a long-term approach to both environmental performance and everyday convenience.</p>

<p>Sustainability sits at the centre of the development's vision, with solar energy systems, battery storage and future EV charging infrastructure integrated throughout the community.</p>

<p>That emphasis on future-ready living extends beyond the technology. Landscaped communal gardens, outdoor gathering spaces and plans for a future retail precinct aim to create a neighbourhood where residents can access daily conveniences without travelling far from home.</p>

<p>[smartcode_project:default project_id=149637 project_image_fid=351027]</p>

<p>The apartments themselves have been designed with liveability front of mind. Rather than chasing maximum density, the focus has been placed on creating practical homes with generous natural light, usable layouts and strong connections to outdoor space.</p>

<p>Importantly, these design principles have been applied consistently across the one, two and three-bedroom apartment offerings.</p>

<p>The appeal of <a href="https://www.apartments.com.au/new-apartments/kew-tallawong-23-27-schofields-road-tallawong-nsw-2762">Kew Tallawong</a> is also closely linked to its location within Syd​ney's rapidly evolving north-west growth corridor. Over the past decade, major infrastructure investment has transformed the area, with new transport links, business precincts and community facilities reshaping suburbs like Talla​wong and Schofiel​ds.</p>

<p>The agent says buyers are increasingly recognising the area's long-term potential.</p>

<p>"Typical buyers that we're finding across <a href="https://www.apartments.com.au/new-apartments/kew-tallawong-23-27-schofields-road-tallawong-nsw-2762">Kew Tallawong</a> especially are your first-home buyers, your investors, your upsizers as well as your downsizers," Hawes says.</p>

<p>Connectivity remains one of the project's strongest drawcards. Residents have access to both Tallaw​ong Metro Station and Schofi​elds Train Station, providing links to the Sydn​ey CBD, Norw​est Business Park, Macquari​e Park and other major employment hubs. Retail centres including Rous​e Hill Town Centre and Sch​ofields Village are also nearby, alongside schools, parks and future healthcare infrastructure.</p>

<p>[smartcode_project:default project_id=149637 project_image_fid=351031]</p>

<p>For Stage 1 resident Roji, it is the balance between convenience and comfort that has defined the experience of living at Kew.</p>

<p>"For me, it's a balance of quality and convenience," she says. "Everything I need is right here."</p>

<p>"If I wanted to catch the train, Scho​fields Station is just around the corner. Tallaw​ong Metro connects me to the city."</p>

<p>More importantly, she says, the development has delivered something that cannot be measured in floorplans or specifications.</p>

<p>"<a href="https://www.apartments.com.au/new-apartments/kew-tallawong-23-27-schofields-road-tallawong-nsw-2762">Kew Tallawong</a> feels like home."</p>

<p>[smartcode_project:default project_id=149637 project_image_fid=351024]</p>

<p>As Stage 2 enters the market, that lived experience may be one of the project's strongest selling points. Buyers are not purchasing into an untested concept or a future promise. They are joining a community that is already taking shape.</p>

<p>Ongoing investment in transport, retail, healthcare and public open space continues to strengthen the appeal of Syd​ney's north-west growth corridor, while <a href="https://www.apartments.com.au/new-apartments/kew-tallawong-23-27-schofields-road-tallawong-nsw-2762">Kew Tallawong</a>'s established first stage provides buyers with a tangible sense of the community's future direction.</p>

<p>For a limited time, buyer can secure a new home at <a href="https://www.apartments.com.au/new-apartments/kew-tallawong-23-27-schofields-road-tallawong-nsw-2762">Kew Tallawong</a> with just a $10,000.</p>

<p>[smartcode_project_cta:default project_id=149637]</p>


Kew Tallawong: A growing community taking shape in Sydney's north-west

<p><a href="https://www.apartments.com.au/developers/freecity">Freecity</a> has received development approval for its 51-storey mixed-use tower at 153-157 Walker Street, North Sydney, set to be one of the tallest mixed-use residential-led buildings in one of Sydney’s most sought-after commercial and residential addresses.</p>

<p>Lodged as a State Significant Development Application (SSDA) through the Housing Delivery Authority (HDA) pathway and approved by the NSW Department of Planning, Housing and Infrastructure following a comprehensive public exhibition and submissions process, <a href="https://www.apartments.com.au/new-apartments/153-walker-street-north-sydney-nsw-2060">the project</a> will deliver 296 apartments, alongside a 170-room, luxury hotel, activated retail and significant public domain improvements.</p>

<p>Situated just 200 metres from Victoria Cross Metro Station, on one of the largest developable sites in North Sydney, the development will rise to 234 metres, making it one of the tallest buildings in the suburb. With an end value of approximately $1.5 billion, the project responds directly to the NSW Government’s mandate to accelerate housing delivery in well-located, transit-connected areas.</p>

<p><img alt="Freecity gets green light for mixed-use residential and hotel tower in North Sydney" data-entity-type="file" data-entity-uuid="192ec455-94bf-4e01-83ef-922b1b269d67" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Freecity%20-%20Walker%20Street%20North%20Sydney%201%20RESIZED%20.jpg?VersionId=Bzqp0SBHCDvLAHjA4QXkjuGoOEIh73Jl" /></p>

<p data-end="1160" data-start="703">The apartment mix will cater to a broad range of buyers, with 65 studio and one-bedroom apartments, 139 two-bedroom residences, 35 three-bedroom apartments, 48 four-bedroom homes, and nine penthouses. Residents will have access to a dedicated amenity level on Level 33, featuring a swimming pool with views towards the Harbour Bridge, Sydney Opera House and North Sydney CBD, as well as a gym, library, shared kitchen, lounge and outdoor entertaining areas.</p>

<p data-end="1394" data-start="1162">The hotel will occupy the lower six levels of the building and include meeting and function spaces, a wellness centre with gym, yoga studio, swimming pool and sauna, further strengthening North Sydney's growing hospitality offering.</p>

<p data-end="1767" data-start="1396">At ground level, the development has been designed to improve pedestrian connections through the precinct. More than 700 sqm of retail space will activate the street frontage, while a landscaped through-site link connecting Walker Street, Little Walker Street and Doris Fitton Park will provide new public open space with seating, paving and extensive native landscaping.</p>

<p data-end="1936" data-start="1769">Freecity Group Co-Founder and Joint CEO Tony Sun said the project represents one of the most significant development opportunities currently available in North Sydney.</p>

<p data-end="2070" data-start="1938">"This is one of the most significant development sites in North Sydney and it comes at a pivotal moment for the precinct," Sun said.</p>

<p data-end="2230" data-start="2072">"North Sydney is undergoing a genuine transformation, and this project will contribute housing the city urgently needs while creating a landmark destination."</p>

<p data-end="2397" data-start="2232">Executive Director of Development Michael Romano said demand for both residential and hotel accommodation would continue to strengthen as the Metro precinct matures.</p>

<p data-end="2600" data-start="2399">"The structural demand for high-quality housing and hotel accommodation in North Sydney is compelling, and will only grow as the precinct continues to evolve around the new Metro station," Romano said.</p>

<p data-end="2805" data-start="2602">Architectus has designed the tower, orientating the apartments to maximise views towards Sydney Harbour while introducing a sculpted façade intended to respond to light, wind and the surrounding skyline.</p>

<p data-end="2942" data-start="2807">Architectus Principal Marko Damic said the design sought to create a tower that contributes to the public realm as much as the skyline.</p>

<p data-end="3078" data-start="2944">"We wanted to design a tower that doesn't just sit in the skyline but actively participates and contributes to city life," Damic said.</p>


First look: Freecity gets green light for mixed-use apartment and hotel tower in North Sydney

<p><a href="https://www.apartments.com.au/developers/abadeen">Abadeen</a> and <a href="https://www.apartments.com.au/developers/perifa">PERIFA</a> have celebrated the topping out of <a href="https://www.apartments.com.au/new-apartments/putney-wharf-harbourfront-precinct-20-waterview-street-putney-nsw-2112">Putney Wharf,</a> marking a significant milestone in the delivery of one of Syd​ney's most anticipated waterfront communities.</p>

<p>Located on Sydney's harbourfront at <a href="https://www.apartments.com.au/developments/putney-nsw-2112">Putney</a>, the project has now reached its highest structural point, with construction progressing strongly towards completion in 2027.<br />
&nbsp;<br />
The milestone was celebrated on-site with project partners Phoenix Property Investors, Mitsubishi Estate Asia, Versatile Construction, <a href="https://www.apartments.com.au/architects/sjb-architects">SJB</a>, consultants and stakeholders, to recognise the collective effort behind the transformation of the historic waterfront site into a vibrant new residential, marina and lifestyle destination.</p>

<p>[smartcode_project:default project_id=13962 project_image_fid=362240]<br />
&nbsp;<br />
<a href="https://www.apartments.com.au/new-apartments/putney-wharf-harbourfront-precinct-20-waterview-street-putney-nsw-2112">Putney Wharf</a> will deliver a mix of waterfront residences and terraces, complemented by a private 36-berth marina, waterfront dining opportunities and a revitalised foreshore designed to reconnect the community with the river's edge.<br />
&nbsp;<br />
Abadeen Executive Chairman and Founder Justin Brown said the project represented a rare opportunity to create the next chapter in Sydn​ey's long history of successful waterfront precincts.<br />
&nbsp;<br />
"Throughout Sydney, some of the city's most sought-after addresses have emerged from carefully considered waterfront precincts such as Woolloom​ooloo Wharf, Walsh Bay and Breakfast Point," Brown said.</p>

<p>[smartcode_project:default project_id=13962 project_image_fid=362566]<br />
&nbsp;<br />
"What makes these places so successful is that they become much more than residential developments," Brown said.</p>

<p>"They bring together homes, hospitality, marina facilities, public spaces and a strong sense of community in locations where future supply is incredibly limited."</p>

<p>Brown has long described absolute waterfront land in Sy​dney as "finite."</p>

<p>"Once these opportunities are developed, they are rarely replicated. That's why Syd​ney's waterfront precincts have consistently demonstrated strong demand and long-term value growth over many decades.<br />
&nbsp;<br />
"<a href="https://www.apartments.com.au/new-apartments/putney-wharf-harbourfront-precinct-20-waterview-street-putney-nsw-2112">Putney Wharf</a> is one of the few remaining opportunities to secure a residence within a masterplanned waterfront community that combines direct water access, marina ownership opportunities and a genuine village lifestyle just moments from the Sy​dney CBD."</p>

<p>[smartcode_project:default project_id=13962 project_image_fid=362564]<br />
&nbsp;<br />
PERIFA Founder and Managing Director Fabrizio Perilli said the project reflected a shared commitment to delivering exceptional places that create long-term value for residents and the broader community.<br />
&nbsp;<br />
"The topping out milestone is a significant achievement for the Versatile Group and a testament to the collaboration between all project partners, consultants and contractors involved," Perilli said.<br />
&nbsp;<br />
"Beyond the residences themselves, <a href="https://www.apartments.com.au/new-apartments/putney-wharf-harbourfront-precinct-20-waterview-street-putney-nsw-2112">Putney Wharf</a> will establish a new waterfront destination that celebrates the history, character and lifestyle of this unique location while creating a lasting legacy for future generations."</p>

<p>[smartcode_project:default project_id=13962 project_image_fid=291195]<br />
&nbsp;<br />
Construction is being delivered by <a href="https://www.apartments.com.au/builders/versatile">Versatile Construction</a>, with structural works now substantially complete across the precinct. Attention will progressively shift to the construction of the waterview terraces, apartment façades, services and interior fit-out works over the coming months.<br />
&nbsp;<br />
With limited residences and marina berths remaining, <a href="https://www.apartments.com.au/new-apartments/putney-wharf-harbourfront-precinct-20-waterview-street-putney-nsw-2112">Putney Wharf</a> continues to attract strong interest from owner occupiers and downsizers seeking a premium waterfront lifestyle within close proximity to Putne​y Village, Rh​odes, Top Ry​de and the Syd​ney CBD.<br />
&nbsp;<br />
As one of the last opportunities to secure a residence within a new masterplanned waterfront community on Sy​dney Harbour, <a href="https://www.apartments.com.au/new-apartments/putney-wharf-harbourfront-precinct-20-waterview-street-putney-nsw-2112">Putney Wharf</a> is expected to remain a highly sought-after address for years to come.</p>

<p>[smartcode_project_cta:default project_id=13962]</p>


Abadeen, PERIFA, top out Putney Wharf harbourfront precinct

<p>Sydney’s property market is known for high prices, competitive bidding, and mounting pressure on first home buyers. But change is on the horizon.</p>

<p>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;</p>

<h2>What is the Help to Buy Scheme?</h2>

<p>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.</p>

<p>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).</p>

<p>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.</p>

<p>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.</p>

<p>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.</p>

<p>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.</p>

<h2>How do you qualify for the&nbsp;Help to Buy Scheme?</h2>

<p>To qualify for the Help to Buy Scheme, applicants must meet the following conditions:</p>

<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>

<p>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.</p>

<p>The scheme is expected to commence in NSW in late 2025, as part of a national rollout.</p>


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

<p>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.</p>

<p>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.</p>

<p>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.</p>

<p>Below, we provide a breakdown of the First Home Owner Grants available across Australia, outlining the specific details for each state and territory.</p>

<h2>New South Wales First Home Owner Grant</h2>

<p><strong data-end="252" data-start="225">First Home Owner Grant:</strong> 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.</p>

<p><strong data-end="413" data-start="389">Stamp Duty Benefits:</strong> Provides full stamp duty exemption for homes valued up to $800,000, with concessions available for properties up to $1 million.</p>

<h2>Victoria South Wales First Home Owner Grant</h2>

<p><strong>First Home Owner Grant:</strong> Provides a $10,000 grant for first-home buyers purchasing or building new homes valued up to $750,000.</p>

<p><strong>Stamp Duty Benefits</strong>: Offers full stamp duty exemption for properties up to $600,000, with concessions available up to $750,000.</p>

<h2>Queensland First Home Owner Grant</h2>

<p><strong data-end="920" data-start="893">First Home Owner Grant:</strong> 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.</p>

<p><strong data-end="1162" data-start="1135">Stamp Duty Concessions:</strong> Provides additional concessions for properties valued up to $800,000.</p>

<h2>Western Australia First Home Owner Grant</h2>

<p>&nbsp;</p>

<p><strong>First Home Owner Grant:</strong> 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.</p>

<p><strong>Stamp Duty Concessions:</strong> Available for homes valued up to $600,000 for transactions entered into on or after 9 May 2024.</p>

<h2>Australian Capital Territory First Home Owner Grant</h2>

<p><strong data-end="1617" data-start="1590">First Home Owner Grant:</strong> Replaced by the Home Buyer Concession Scheme, offering full stamp duty concessions for eligible buyers.</p>

<h2>South Australia First Home Owner Grant</h2>

<p><strong>First Home Owner Grant:</strong> 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.</p>

<p><strong>Stamp Duty Relief:</strong> Available for new homes and vacant land purchases.</p>

<h2>Tasmania First Home Owner Grant</h2>

<p><strong>First Home Owner Grant</strong>: Offers a $10,000 grant for new homes and off the plan purchases.</p>

<p><strong>Stamp Duty Exemption</strong>: 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.</p>

<h2>Northern Territory First Home Owner Grant</h2>

<p><strong>First Home Owner Grant:</strong> The Northern Territory provides a $10,000 grant for new homes only. Additional government grants and concessions are available for first home buyers.</p>

<p><strong>Stamp Duty Exemption</strong>: The only stamp duty exemption available to property buyers is the House and Land Package Exemption (HLPE).</p>

<p><em>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.</em></p>


Every First Home Owner Grant for new property by state

<p>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.</p>

<p>Australia has multiple building rating systems that evaluate energy efficiency and sustainability in existing and new building designs.</p>

<p>Some systems assess individual building components, while others provide an overall rating for the entire structure.</p>

<p>A rating system ensures that homes are comfortable and energy-efficient, whether you are buying, renovating, or building.</p>

<p>NatHERS (Nationwide House Energy Rating Scheme) is a common way for new homes to meet energy efficiency requirements.</p>

<p>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.</p>

<h2>What is NatHERS?</h2>

<p>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;</p>

<p>NatHERS ratings are the most common way new homes meet the National Construction Code's (NCC's) minimum energy efficiency requirements.&nbsp;</p>

<p>NatHERS assessments provide thermal and whole-home ratings for new homes, townhouses, and apartments.</p>

<p>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.</p>

<h2>How NatHERS Ratings Work</h2>

<p>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.</p>

<p>The tools can model complex effects of building mass, insulation, window size, and other elements.</p>

<p>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.</p>

<p>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;</p>

<p>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.</p>

<p>Anyone can use NatHERS tools, but accredited assessors can provide certified ratings and professional advice.</p>

<h2>Benefits of Higher NatHERS Ratings</h2>

<p><strong>Energy Efficiency:</strong> 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.</p>

<p><strong>Cost Savings:</strong> 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.</p>

<p><strong>Environmental Impact:</strong> 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.</p>

<p><strong>Improved Comfort: </strong>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.</p>

<p><strong>Market Value and Desirability:</strong> 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.</p>

<p><strong>Compliance with Building Codes:</strong> 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.</p>


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?

<p>Mixed-use developments have gained significant popularity across Australia in recent years due to their unique blend of residential, commercial, and recreational spaces.</p>

<p>Unlike traditional single-purpose developments, mixed-use projects offer a harmonious integration of various functions within a single locale.</p>

<p>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.</p>

<h3>Convenience and accessibility</h3>

<p>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.</p>

<p>[smartcode_project:default project_id=114215 project_image_fid=204874]</p>

<p>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.</p>

<h3>Vibrant lifestyle and community</h3>

<p>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.</p>

<p>[smartcode_project:default project_id=107714 project_image_fid=214122]</p>

<p>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.</p>

<h3>Potential for higher rental yields and property value appreciation</h3>

<p>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.</p>

<p>[smartcode_project:default project_id=139989 project_image_fid=212887]</p>

<p>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.</p>

<h3>Enhanced security and maintenance</h3>

<p>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.</p>

<p>[smartcode_project:default project_id=108019 project_image_fid=212658]</p>

<p>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.</p>

<h3>Live-work-play balance</h3>

<p>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.</p>

<p>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.</p>


alisonwarters@gmail.com

The top five reasons to buy in a mixed-use development

<p style="line-height: 1.38;">When buying a property, everyone needs to be aware of the additional costs that come as part of the buying process.</p>

<p style="line-height: 1.38;">Often the largest outlay, after the deposit which goes to the bank, is stamp duty.</p>

<h2 style="line-height: 1.38;">What is Stamp Duty?</h2>

<p>Stamp duty is an extra tax to pay the government when you buy land, a property, and other certain assets.</p>

<p>It happens when the legal ownership is transferred. It can also be known as property transfer duty or transfer duty.</p>

<p style="line-height: 1.38;"><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></p>

<h2>Who pays Stamp Duty?</h2>

<p>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.</p>

<h2>How much does Stamp Duty cost?</h2>

<p>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.</p>

<p>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!</p>

<p>Overall, the stamp duty you need to pay will depend on:</p>

<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>

<p style="line-height:1.38">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.</p>


Ellen Walker

Off-the-plan property explained: What is stamp duty?

<p>For the first time in a long time, Australia's inflation story is starting to look more like a landing than a fight.</p>

<p>The latest Consumer Price Index figures from the Australian Bureau of Statistics showed annual inflation eased to four per cent in May, down from 4.2 per cent in April. On the surface, that might not seem like a major move. Inflation remains above the Reserve Bank's target range and some categories continue to record stubborn price growth.</p>

<p>But the significance of this result lies less in where inflation sits today and more in what it means for where interest rates are likely heading next.</p>

<p>The biggest takeaway is that inflation continues to move in the right direction.</p>

<p>Markets had been bracing for another sticky result after a period where progress appeared to stall. Instead, headline inflation came in softer than expected, helped by falling fuel prices and easing transport costs. Annual transport inflation halved from 6.6 per cent in April to 3.3 per cent in May, while automotive fuel prices fell 11.9 per cent during the month following lower oil prices and the impact of reduced fuel excise measures.</p>

<p>While petrol prices don't solve Australia's affordability challenges, they are one of the most visible and immediate costs for consumers. Falling fuel costs feed through the economy quickly, helping ease pressure on household budgets and business operating expenses.</p>

<p>The ABS data also showed headline inflation is now sitting at its lowest annual level in several months, reinforcing the broader trend that price growth is gradually moderating.</p>

<p>That trend is important because it aligns with what many economists and lenders have been saying for the last month.</p>

<p>Prior to this week's inflation data, ANZ, NAB and Commonwealth Bank had all shifted their forecasts, now believing the Reserve Bank had likely reached the peak of the interest rate cycle. Following the May inflation release, ANZ reaffirmed that view.</p>

<p>In its latest economic update, ANZ said it expects quarterly trimmed mean inflation to come in at 3.7 per cent for the June quarter, slightly below the Reserve Bank's forecast of 3.8 per cent. Importantly, the bank said that outcome, when combined with slowing economic activity, "supports our view that the cash rate has peaked".</p>

<p>The Reserve Bank has spent the better part of three years attempting to bring inflation under control through higher interest rates. If Australia's major banks are correct and rates have now peaked, the conversation shifts from how much higher rates could go to when they might begin coming down.</p>

<p>Westpac's caution comes from underlying inflation. The trimmed mean, the measure most closely watched by the Reserve Bank, increased from 3.4 per cent to 3.6 per cent annually. Housing inflation remains elevated at 6.5 per cent, reflecting ongoing increases in rents, electricity costs and new dwelling construction.</p>

<p>Electricity prices remain particularly problematic, rising 21.1 per cent over the past year following the removal of government rebates.</p>

<p>Housing construction costs are also showing signs of renewed pressure. ANZ noted new dwelling costs rose 0.9 per cent in May and are now running at an annualised pace of 8.6 per cent over the past three months. Builders continue to face higher labour, fuel and material costs, a reminder that inflationary pressures have not completely disappeared.</p>

<p>Housing affordability has deteriorated largely because of higher interest rates rather than higher property prices alone. Even modest reductions in mortgage rates would improve borrowing capacity, increase buyer confidence and reduce repayment pressure on existing homeowners.</p>

<p>While August is far from a certainty, the latest inflation result has strengthened the view that the next move in rates is more likely to be down than up. For borrowers, buyers and the development sector, that alone represents a significant shift from the conversation that dominated much of the past two years.</p>


The inflation result the property market was waiting for

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<p>A top floor commercial tenancy at Murarrie has been leased to a wholly owned subsidiary of Japanese Giant Mitsubishi Corporation.</p>
<p>The business has secured 838 sqm of commercial office space at <a href="https://www.realcommercial.com.au/property-offices-qld-murarrie-502377526" target="_blank">Building 2, Gateway Office Park, 747 Lytton Road</a>.</p>
<p>Shaw Harrison at Savills struck a deal with the incoming tenant at an attractive rate over a 5 x 5 year term on behalf of GARDA Diversified Property Fund.</p>
<p>“Executives of parent company Mitsubishi were scouting the market for suitable premises, and we took them around a number of properties including Building 2 which was occupied at the time," he said.</p>
<p>“GARDA were pleased of our introduction as their existing tenant was due to vacate in a few months."</p>
<p>The newly formed company will be working intimately with businesses in the SME market to help them reduce the overall cost of vehicle ownership while improving driver safety and OH&amp;S compliance in this area.</p>
<p>The location of the building is key for the company given the ease of access to the CBD, airport and coast-to-coast motorway.</p>
<p>The building, which forms part of Gateway Office Park, is situated on the corner of Lytton Road and Creek Road, with excellent proximity to the CBD, surrounding commercial precincts and the Gateway Motorway interchange. </p>
<p>“There is limited vacancy now within the building and, in addition to the quick take up of this floor, we have had significant interest from other tenants looking to occupy within the area.</p>
<p> </p>
<p> </p>
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j.ballantyne1990-6AQqhLzZaK

Mitsubishi Corporation’s subsidiary secures top floor at Murarrie

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<div>
<p>The Melbourne-based Smorgon family have listed their retail holding on the Queen Street Mall in Brisbane.</p>
<p>It has been dubbed Brisbane's best retail corner.</p>
<p>The property reportedly could fetch up to $100 million. There was a fully leased net income of $4.46 million per annum.</p>
<p data-gtm-vis-first-on-screen-7770372_137="6100" data-gtm-vis-total-visible-time-7770372_137="4000" data-gtm-vis-has-fired-7770372_137="1">The Smorgon family have owned the property for 27 years.</p>
<p data-gtm-vis-first-on-screen-7770372_137="6100" data-gtm-vis-total-visible-time-7770372_137="4000" data-gtm-vis-has-fired-7770372_137="1">It recently signed McDonalds for a 10-year lease with two 10-year options, becoming the biggest McDonalds in the southern hemisphere.</p>
<p>Norman Smorgon and his wife, Tania, are the key Smorgon family members in the holding company Vesco Nominees.</p>
</div>
<p>The 3771 square metre property includes the 853sq m McDonald's as well as an 801sq m Showgirls, plus fashion store Forever New and UGG Shop, a Money Exchange, Gellatissimo and a Suncorp bank.</p>
<div class="cq-article-content-media section"> </div>
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Smorgon family list Queen Street Mall retail holding with $100 million hopes

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<p>Griffith Central, the largest shopping centre in Griffith in the NSW Riverina region, has been listed for sale.</p>
<p>The centre at <a href="http://commercialpropertysearch.savills.com.au/f50bad55-9158-e811-80e4-005056816353/Sale/Griffith/10-12-Yambil-St" target="_blank">10-12 Yambil Street</a> opened in 2007 and is anchored by Ritchies Supa IGA and Target and mini majors Chemist Warehouse and Cotton On.</p>
<p>It is supported by a further 31 stores and includes a 200 seat food court.</p>
<p><img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/6/20/grif2.jpg" alt=""></p>
<p>Griffith Central attracts over 1.25 million customers annually, equating to 23,000 per week.</p>
<p>It has a fully leased net income over $2,165,551 per annum across its 11,520 sqm lettable area.</p>
<p>Expressions of interest close July 4 through Savills agents Jonathan Tyson and Steven Lerche.</p>
<p> </p>
<p> </p>
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jrobinson-rf4aSBido9

Griffith Central shopping centre for sale

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<p>Vicinity Centres have sold Gympie's Goldfields Plaza for $27.5 million.</p>
<p>The move comes after Vicinity Centres announced it was to sell $1 billion worth of shopping centres to refurbish their higher assets. </p>
<p>It's been bought by Lascorp Development Group, who have outlined plans for a major overhaul of the neighbourhood centre.</p>
<p class="p3"><span class="s1">The sale reflected a 1.1 percent premium to Book Value, in a transaction brokered by Savills agents Peter and Jon Tyson.</span></p>
<p class="p3"><span class="s1">Goldfields Plaza comprises an enclosed neighbourhood shopping mall anchored by a Coles supermarket and Target department store.</span></p>
<p class="p3"><span class="s1">Peter Tyson, Savills’ national retail director, said that the neighbourhood shopping centre asset class remains very popular with investors.</span></p>
<p class="p1"><span class="s1">“The sale campaign for Goldfields Plaza attracted strong buyer interest, with multiple offers from investors as well as developers given the asset’s value-add profile.</span> </p>
<p class="p1"><span class="s1"><img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/6/20/GOLD2.jpg" alt=""></span></p>
<p class="p6"><span class="s1">“Goldfields Plaza features the only Coles and Target offerings in an expansive trade area with the nearest alternatives located at Noosa to the south and Maryborough to the north,” he said.</span></p>
<p class="p7"><span class="s1">Run by veteran Melbourne retail developers Michael and Matt Lasky, Lascorp has over 40 years history developing and refurbishing shopping centres on Australia’s eastern seaboard.</span></p>
<p class="p6"><span class="s1">Michael Lasky said that they were attracted to the Centre due to it having the right fundamentals.</span></p>
<p class="p6"><span class="s1">“We like Goldfields Plaza. It is centrally situated next to the town’s centre, has great parking and is underpinned by a very strongly trading Coles supermarket.</span></p>
<p class="p7"><span class="s1">“We feel we can apply our expertise and add value to the centre through repositioning the mall and specialties” he said.</span></p>
<p class="p1"><span class="s1">Matt Lasky said that the Centre has great bones, and will benefit from our planned refurbishment as it hasn’t had an upgrade in many years.</span></p>
<p class="p3"><span class="s1">“Our plans include refreshing the façade, extensive upgrades to the mall areas and amenities and implementing a releasing program,” he said.</span></p>
<p class="p6"><span class="s1">Savills’ Peter Capps has been appointed to lease the repositioned centre on behalf of Lascorp.</span></p>
<p class="p9"><span class="s1">Capps said that the refurbishment program will completely refresh the look and feel of the mall with improved traffic flow and opening of the sightlines between Coles and Target.</span></p>
<p class="p3"><span class="s1">“We will be targeting key food and service lines, rather than discretionary spending. It is easy to see that following the refurbishment, Goldfields Plaza will be the most convenient food and service offer in the local market,” he said.</span> </p>
<p class="p10"><span class="s1">Lascorp’s purchase of the Gympie mall follows the groups’ sale of the refurbished Morningside Plaza Shopping Centre in Brisbane earlier this year for $23.8 million through an off market transaction also brokered by Savills’ Peter Tyson.</span></p>
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Vicinity Centres sells Gympie's Goldfields Plaza

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<div>SQM Research reported its always-excellent vacancy rates index today for the month of May 2018, with vacancy rates nationally at 2.1 per cent, down marginally from 2.3 per cent a year earlier. </div>
<div> </div>
<div>And the figures showed a fifth consecutive decline for vacancies in Brisbane.</div>
<div> </div>
<div>Brisbane's city-wide vacancy rate was down to 2.9 per cent, from 3.5 per cent a year earlier. </div>
<div> </div>
<div>This accords well with what we've been seeing on the ground in Brisbane.</div>
<div> </div>
<div>Indeed, family-appropriate dwelling stock is now often renting at the first open home, with numerous instances of multiple offers and rentals achieving above the asking price. </div>
<div> </div>
<div>There are still some notable pockets of pain, of course, most evidently in the inner-city high rise 'investor stock', where rental guarantees mask what is often optimistically pitched product.</div>
<div> </div>
<div>There are also more high-rise units in the post for the CBD, with the SkyTower construction now well underway. </div>
<div> </div>
<div>Generally speaking and across the city, however, the rental market is rebalancing as construction slows, thanks to positive interstate migration and somewhat pacier net overseas migration, and is in better nick than a year earlier.</div>
<div> </div>
<div>Plotted below are the vacancy rate figures by capital city smoothed on a 6mMA basis (not seasonally adjusted). </div>
<div> </div>
<div>As you can see, while Brisbane has now turned a corner, Sydney is now experiencing a high rate of unit completions with considerably more new apartment stock choice for renters. </div>
<div> </div>
<div>Sydney's vacancy rate of 2.5 per cent was well up from 1.7 per cent in May 2017. </div>
<div> </div>
<div class="separator"><img src="https://2.bp.blogspot.com/-R1Whw2TAGEA/Wyh6EPlQOqI/AAAAAAAAqpM/hLFxcsPFy80keuHyZQR13T_y6O6xMJCrgCLcBGAs/s640/SQM1.jpg" width="640" height="362" data-original-height="800" data-original-width="1410"></div>
<p> </p>
<div>Elsewhere, Perth is grinding its way back from its punishing rental market nadir (please don't email about terminology: if you don't like it substitute with an antonym; it's really not that difficult!), while Hobart remains a tight rental market despite a slight loosening year-on-year.<br><br>It will be interesting to see at what point rising prices in Hobart spark a significant supply response, in what is a relatively small city, though some developers are reluctant to stray from the mainland due to the additional logistical challenges. </div>
<div> </div>
<div>Melbourne's vacancy rate was the same as it was a year earlier at just 1.4 per cent, despite hectic rates of dwelling construction. </div>
<div> </div>
<div>The Adelaide rental market has generally been tightening for some time now.<br><br>And finally, Canberra's rental vacancies have plummeted since the experiment with housing taxation, and it remains to be seen when a new rental market equilibrium is reached. </div>
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pwargent-M4siyDbqQY

Brisbane rental guarantees mask optimistically pitched apartment product: Pete Wargent

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<div>The Reserve Bank released its Board Meeting Minutes today for June 2018. </div>
<div> </div>
<div>I noted the other day that there was an addition in June relating to declining mortgage rates on outstanding loans. </div>
<div> </div>
<div>It was interesting to note that in today's release the wording was given a little tweak to add a bit more clarity, suggesting that mortgage rates on new housing are no longer falling. </div>
<p> </p>
<div class="separator"><img src="https://1.bp.blogspot.com/-XUa5IBHKl30/Wyi8hJGD8LI/AAAAAAAAqqQ/uOGb4cMNgIYJvLI3hzpxqcC0W1ZQETVaQCLcBGAs/s400/RBA%2BTweak.jpg" width="392" height="400" data-original-height="713" data-original-width="704"></div>
<p> </p>
<div>There was a bit of discussion about the positive impacts of immigration on the ageing population.<br><br>Australia has experienced strong population growth over the past decade.<br><br>Thanks to young migrants, notably the median age had declined in New South Wales and Victoria.<br><br>There was a murmur of excitement due to there being no direct reference to the next move in rates being up.</div>
<div> </div>
<div>Not sure I'd read too much into that personally, although currency markets flickered a little!</div>
<div> </div>
<div>There was also a reference to wages being 'low and stable' which isn't wording that exactly screams imminent tightening, although there is reportedly some evidence of wage pressures in parts of the economy. </div>
<div> </div>
<div>In any event, reality is dawning on financial markets, with RBA meeting overnight indexed swaps looking increasingly skinny and now not pricing in a hike until 2020. </div>
<p> </p>
<div class="separator"><img src="https://2.bp.blogspot.com/-DKhJxLca4W0/Wyi8IWgEHSI/AAAAAAAAqqI/S7QL7LzI-4kS9hTrJTk-Uw1HH1ntXiVTQCLcBGAs/s640/OIS.jpg" width="640" height="406" data-original-height="787" data-original-width="1240"></div>
<p> </p>
<div><em><span style="text-decoration: underline;">Source: Martin Whetton, ANZ</span></em></div>
<p><br><span>And a lot might change between now and 2020 - including the government.</span><br><br><span>As you were.</span></p>
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Financial markets now not pricing in a cash rate hike until 2020: Pete Wargent

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<div>The ABS released its residential property price indexes for the March 2017 quarter.</div>
<div> </div>
<div>Although these figures are retrospective, they are always instructive, and reflected tighter lending conditions this quarter.<br><br>The total value of the dwelling stock was a nick lower at $6.9 billion - albeit well up from $4.4 trillion in 2011 - putting the mean price of residential dwellings at $687,700, and leaving housing market equity of around $5.1 trillion or so.<br><br>At the national level there was a quarterly decline in prices of 0.7 per cent, now leaving prices just 2 per cent higher than a year earlier.<br><br><div><img src="https://3.bp.blogspot.com/-9R8EKvyr-OM/Wyj1MIgAlSI/AAAAAAAAqqs/5G67ClzQiVoeyNpa8vqZZzemSMEV9LrEACLcBGAs/s640/A4.jpg" width="640" height="366" data-original-height="799" data-original-width="1395"></div>
<br>The quarterly price decline was mainly accounted for by the most populous city, Sydney, with Melbourne also posting a moderate 0.6 per cent decline. </div>
<p> </p>
<div><img src="https://2.bp.blogspot.com/-_I8O3aTkJ5o/WyiF8ypih3I/AAAAAAAAqpo/R3vnm6-7XlATYOwm8AF8keBapidus9SHgCLcBGAs/s640/A1.jpg" width="640" height="366" data-original-height="802" data-original-width="1395"></div>
<p> </p>
<div>Zooming in on the New South Wales capital, from a year earlier attached dwelling prices in Sydney were still 0.4 per cent higher, but house prices were 0.8 per cent lower (though all dwelling types were below their respective June 2017 cyclical peaks).  </div>
<div> </div>
<div><img src="https://3.bp.blogspot.com/-wNnHFlyHk1U/WyiF8slwydI/AAAAAAAAqpk/_RjURGNUegYrdMBsqwgjfrbrq_qZ-6NYgCLcBGAs/s640/A2.jpg" width="640" height="352" data-original-height="803" data-original-width="1457"></div>
<p> </p>
<div>Over the year to March 2018 the strongest price growth was seen in Hobart at 14.1 per cent, and the weakest was seen in Darwin at negative 6.5 per cent.<br><br>There was moderate year-on-year price growth in Melbourne (6.2 per cent), Canberra (3.8 per cent), Adelaide (2.6 per cent), and two-speed Brisbane (1.6 per cent), while Perth looks (-1.5 per cent) looks to be bottoming out.<br><br>Finally, there was all the usual explosive commentary about crashing transaction volumes at unprecedented lows (and imploding dwelling completions), as there is each and every quarter.<br><br>But, of course, these numbers are preliminary, and as such they are always apparently crashing or at unprecedented lows - until they are revised up next quarter.</div>
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ABS suggests Perth property downturn looks looks to be bottoming out: Pete Wargent

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<p class="p1"><span class="s1">EXPERT OBSERVER</span></p>
<p class="p1"><span class="s1">The core task for investors is to find the growth locations, preferably before values rise significantly.</span></p>
<p class="p1"><span class="s1">It’s not an easy one because there’s a shortage of helpful information. Mostly the media and the research companies give us historical information and usually in a generalised way.<span class="Apple-converted-space"> </span></span></p>
<p class="p1"><span class="s1">This means they tell what’s happened recently, which doesn’t necessarily inform the future, and usually with a single growth figure to describe an entire major city.</span></p>
<p class="p1"><span class="s1">But something that came recently from CoreLogic was a little more helpful, because it provided some segmentation of sub-markets. Rather than simply tell us that Sydney and Melbourne prices are falling, it acknowledged that this is only true of some market sectors – and that others are still rising.</span></p>
<p class="p1"><span class="s1">There are some patterns with this data which are handy to observe and useful in deciding what happens next and where.</span></p>
<p class="p1"><span class="s1">One of the things I know to be true, from a scary number of years of experience, is that up-cycles often/usually begin in the inner-city areas. Over time they ripple out to the middle-ring suburbs and latterly to the outer-ring areas.</span></p>
<p class="p1"><span class="s1">Why is it so? One reason, probably the biggest single one, is that real estate markets are largely driven by local economic conditions – not by national factors like interest rate levels or taxation policies, but by what’s happening in the economy at a local level.</span></p>
<p class="p1"><span class="s1">This helps to explain why Sydney and Melbourne, underpinned by the No.1 and No.2 economies in the nation, have had booms while the cities afflicted by the weakest of the state/territory economies, Perth and Darwin, have had markets in reverse.</span></p>
<p class="p1"><span class="s1">When economies rise, the first people to notice are those in the business community – the ones earning the most money. They react before anyone else does and they tend to live in the millionaire suburbs. Those markets rise first and others follow over time.</span></p>
<p class="p1"><span class="s1">When you get towards the end of the cycle, those early adopters have passed their peaks and it’s the cheaper areas on the fringes that are experiencing the busiest markets and the strongest annual price growth.</span></p>
<p class="p1"><span class="s1">So, according to the recently-published CoreLogic figures, it’s overly simplistic to claim that Melbourne house prices are falling. CoreLogic’s analysis says that prices in the upper end of the market are down 3.5 percent (generally speaking), but prices at the affordable end are up more than 10 percent.</span></p>
<p class="p1"><span class="s1">This correlates with Hotspotting research which indicates that the outer-ring precincts in the Greater Melbourne area – suburbs in LGAs like Hume, Whittlesea, Casey, Melton and Wyndham – have strong sales activity and price growth. And this is what we would expect at this point in the Melbourne cycle.</span></p>
<p class="p1"><span class="s1">There’s a similar scenario in Sydney – the upper end price levels generally are falling but there’s still some growth in the cheaper outlying areas.</span></p>
<p class="p1"><span class="s1">The pattern for Hobart is interesting and informative, because it suggests that the Tasmanian capital is still pumping but that the peak might be near. The top end of the Hobart market is still rising (up almost 10 percent) but the cheaper end is up a lot more (around 18 percent, according to these figures).</span></p>
<p class="p1"><span class="s1">That suggests the market overall is still strong but the lower end is the strongest.</span></p>
<p class="p1"><span class="s1">In terms of how all this informs the future, Perth is a good case study. When I recently looked at all the numbers for Perth, one of the things that stood out was that many of the million-dollars suburbs had recorded good growth in their median house prices but elsewhere this was not the case.</span></p>
<p class="p1"><span class="s1">The CoreLogic figures would tend to confirm that, because they find that the upper end has risen but the cheaper end is still slightly in the negative.</span></p>
<p class="p1"><span class="s1">This, taken with other information, confirms for me that Perth is moving into a recovery phase in response to improvements in the local economy – and, as I would expect, the upper end areas are the first to react.</span></p>
<p class="p1"><span class="s1">I’ve seen evidence of a similar scenario in Adelaide, with many of the top end suburbs showing good annual price growth, ahead of what I expect to be a strong showing by the Adelaide market generally in the next 12-18 months.</span></p>
<p class="p3"><span class="s2">T<em>erry Ryder is the founder of hotspotting.com.au</em></span></p>
<p class="p3"><span class="s3"><a href="https://mailto:ryder@hotspotting.com.au"><em>ryder@hotspotting.com.au</em></a></span></p>
<p class="p4"><span class="s2"><em>twitter.com/hotspotting</em></span></p>
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terryryder-YECXbqmri2

Pinpointing where house values are rising and where they are falling

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<p>A vacant block comprising of over 700 square metres, across the road from the Ettalong foreshore with views to Lion Island and beyond, has been listed for sale. </p>
<p>It is offered by Larry Altavilla from One Agency. </p>
<p><a href="https://oneagencyplatinum.agentboxcrm.com.au/1P0078" target="_blank">Located at 44 The Esplanade, Ettalong Beach</a>, it provides an opportunity for development with a current zoning of B2 Local centre, and for development with a mixture of residential and commercial. </p>
<p>A new unit complex just metres down the road have all but sold off the plan.</p>
<p>Ettalong Beach offers a relaxed sea side lifestyle and is the gateway to both Brisbane Water and Pittwater offering many opportunities for water activities, from boating, fishing, swimming, snorkelling, surfing and more.</p>
<p><img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/5/31/ETTALONG%20BEACH%202.jpg" alt=""></p>
<p>The town itself hosts many cafes, restaurants, a supermarket and speciality shops as well as the Ettalong Diggers Club and Ettalong Beach Pub.</p>
<p>Ettalong is also host to the Ettalong Markets complex offering weekend market stalls. The town has a six screen cinema complex.</p>
<p>It is located a 15-20 minute drive to Gosford and Erina Fair shopping complex, five minutes to Woy Woy rail station, a 20 minute ferry ride to Palm Beach and an hour drive to Sydney. </p>
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Vacant Ettalong Beach foreshore block on the market

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<p>A mix residential and commercial property situated in the centre of Bangalow has been sold.</p>
<p>Set on its 304 square metre Byron Street block, it has been bought by the Mayo family from Bellevue Hill.</p>
<p><img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/6/20/Bare%20Bones.jpg" alt=""></p>
<p>It was sold by Sharon McInnes from Byron Bay McGrath. </p>
<p>Located 44 Byron Street, Bangalow, it includes a fully self-contained residence and separate workshop. </p>
<p><img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/6/15/bangalow%202.jpg" alt=""></p>
<p>The front three rooms currently operating as Barebones Art Space for 24 years, while the large enclosed workshop area set below with private entrance.</p>
<p>Other features include the large deck overlooking private gardens and rear street access.</p>
<p>It was last traded for $165,500 in 1994.</p>
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