Repeat buyers are one of the strongest measures of confidence in any apartment development.

At <a href="https://www.apartments.com.au/new-apartments/era-newcastle-west-124-126-bull-street-newcastle-west-nsw-2302">ERA</a> in Newcastle West, some purchasers are returning to <a href="https://www.apartments.com.au/developers/gwh">GWH</a> after living at the developer's One Apartments. Their decision to purchase again was driven by the quality of life they found after moving into their first GWH home.

Keith Wilton had spent years living in a house in East Maitland before deciding it was time for a change. Apartment living had always been on his radar, but he was selective about what he wanted.

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"I had some boxes I wanted to tick," he says.

Keith points to the open-plan design, generous outdoor areas and considered inclusions as key reasons One Apartments worked for him.

“One of those things was a nice indoor open plan area, but also I wanted a nice outdoor open area that I could entertain on in summer or Christmases or birthdays,” he says.

He also found value in the smaller details, from integrated appliances to shared resident spaces including the pool, cinema and rooftop areas.

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After comparing several developments, he chose One Apartments because of GWH's longstanding local reputation and his own experience working with the developer on a commercial project more than a decade earlier.

"I knew that they were local, that the quality of the build was going to be up there. I'd looked at other apartment complexes around and close by, and I just knew that here was a better decision location wise."

Today, Keith says the move has completely changed how he experiences Newcastle.

"I enjoy living in this location because it's more of a lifestyle change. That Newcastle city living where you can walk to restaurants and bars and even beaches and parks and even shopping across the road."

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Beyond the location, he says it's the sense of community that has surprised him most.

"Everyone loves living here because they chose to live here, but everyone looks out for each other. It's a real great community feel here."

For Aimee and Lyle Goodman, the journey started almost by chance.

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The couple happened to be having coffee in Newcastle when they noticed the site where One Apartments was about to begin construction.

"We were aware GWH was planning a development," Aimee says. "We made one phone call and things moved pretty quickly after that."

As busy business owners, they initially thought apartment living would simply reduce the maintenance that came with larger homes. Instead, it fundamentally changed how they spent time together.

"We actually catch up more as a family now," Aimee says.

"We've had homes with big yards and lots of space, but everyone ended up in different rooms. Here we'll have dinner together, the kids can play, and we spend far more quality time together."

[smartcode_project:default project_id=135096 project_image_fid=356829]

Lyle says their confidence came from GWH's reputation within Newcastle's building industry.

"I know people who've worked across different apartment projects, and whenever GWH came up the feedback was always the same. They're rock solid. They're quality."

That confidence only grew throughout the buying process.

"One of the things that really impressed us with GWH was the whole process, was the communication," Lyle says. "It was consistent, it was regular, there was no problem if we had some weird questions, there was no problems in getting answers."

[smartcode_project:default project_id=135096 project_image_fid=351104]

Aimee says one moment stood out.

"The project actually finished on time. We realised we needed to hurry up and sell our house because everything was happening exactly when they said it would."

The positive experience at One Apartments ultimately gave all three buyers the confidence to purchase again with GWH, this time at ERA.

Their confidence reflects what many buyers are seeking in today's apartment market. Location remains important, but so too does certainty around delivery, quality and long-term liveability.

[smartcode_project:default project_id=135096 project_image_fid=356822]

ERA builds on those foundations with 280 one, two and three-bedroom apartments across two landmark towers in <a href="https://www.apartments.com.au/developments/newcastle-west-nsw-2302">Newcastle West</a>.&nbsp;

Designed by <a href="https://www.apartments.com.au/architects/fk-australia">Fender Katsalidis</a>, the project will include more than 2,000 square metres of resident amenities, including a resort-style pool, gym, sauna, private cinema and rooftop entertaining spaces overlooking the harbour and coastline.&nbsp;

The development is also within walking distance of the Newcastle Interchange, Honeysuckle, Darby Street, the harbour foreshore, restaurants, retail and the city’s beaches, continuing the walkable lifestyle that existing GWH buyers say has transformed how they live.

[smartcode_project:default project_id=135096 project_image_fid=356826]

For Keith, the appeal remains straightforward.

"You feel at home even before you've moved into your home."

For Aimee, the change is measured in time.

“I just felt like I had more time,” she says.

[smartcode_project:default project_id=135096 project_image_fid=351102]

Construction at ERA is now underway, with more than half of the residences already sold and limited two and three-bedroom apartments remaining in the East Tower release. Priced from $980,000 for two-bedroom residences and $1.46 million for three-bedroom residences, buyers can secure an apartment with a 10 per cent deposit, with premium homes offering ocean views from Level 8 and harbour views from Level 10.

ERA is also backed by Resilience Insurance's 10-year Latent Defects Insurance policy, providing protection against structural or waterproofing defects for 10 years after completion. The project is anticipated to be completed in early 2028.

[smartcode_project_cta:default project_id=135096]

Joel Robinson

From ONE to ERA: Why buyers are choosing GWH again in Newcastle West

Virgate Property Group is preparing to commence construction of Verdé, its new apartment development in Melbourne's Arts Precinct at Southbank, following a strong run of sales that has seen more than half of the project's 173 apartments secured.

Verdé has attracted a broad mix of first home buyers, owner-occupiers upgrading from nearby inner-city suburbs and investors, with younger owner-occupier couples aged between 28 and 45 accounting for the strongest enquiry. Many are already living in Southbank, South Melbourne, Albert Park, Port Melbourne, South Yarra and the CBD.

"Verdé is located in one of the most desirable pockets of southern Melbourne," Blair Property Group Director Darren Blair, who is managing sales at Verdé, said.

"It's within walking distance of the Arts Centre, Royal Botanic Gardens, Albert Park Lake, and Southbank's restaurants and retail. It's a great lifestyle location with strong amenity and liveability, which made it a very attractive choice for the project."

[smartcode_project:default project_id=4661 project_image_fid=372549]

Virgate was already familiar with the precinct, having previously delivered the successful Domain House development in neighbouring South Melbourne. That experience gave the developer confidence to acquire the Coventry Street site and continue expanding its presence in Melbourne's inner south.

"We had been keeping an eye on the site and the broader precinct for a few months before deciding to move forward with the acquisition," Virgate said.

The project was ultimately secured in 2020 following feasibility studies, planning assessments and due diligence, with the brief centred on delivering "a high-quality, considered design that feels both refined and fit for purpose."

[smartcode_project:default project_id=4661 project_image_fid=314259]

Designed by <a href="https://www.apartments.com.au/architects/bruce-henderson-architects">Bruce Henderson Architects</a>, Verdé comprises 173 one, two and three-bedroom apartments priced from $599,000. The architecture is distinguished by a faceted glass façade that responds to both the site's outlook and Melbourne's changing light conditions.

According to Bruce Henderson Architects, the coloured glazing gives the building a distinctive identity while also providing privacy and solar shading, with residences oriented to capture views across the bay, city skyline and surrounding parklands.

Inside, <a href="https://www.apartments.com.au/interior-designers/designoffice">DesignOffice</a> has created interiors focused on natural light, efficient planning and enduring materials. Apartments feature engineered oak flooring, natural stone benchtops, floor-to-ceiling glazing and SMEG appliances, while a restrained material palette aims to complement the expansive outlooks rather than compete with them.

[smartcode_project:default project_id=4661 project_image_fid=372550]

Resident amenity has also been designed around everyday functionality rather than occasional use. Facilities include a concierge-serviced lobby, residents' lounge with fireplace, library and co-working space, gym, terrace garden with barbecue facilities, ground-floor café, and package delivery management.

The project's location continues to be one of its strongest drawcards. Positioned on Coventry Street, Verdé sits within walking distance of the National Gallery of Victoria, Arts Centre Melbourne, Royal Botanic Gardens and Albert Park Lake, while Southbank's dining precinct, Sturt Street trams and the new ANZAC Station are all nearby. The surrounding education catchment also includes Melbourne Grammar, Melbourne Girls Grammar, Mac.Robertson Girls' High School and several major university campuses.

The sales team says buyers have responded particularly well to the combination of location, design quality and long-term liveability.

"They're responding really positively to the quality of the design, premium resident amenities and the uninterrupted views. Many also appreciate the location and how connected it is to everything they need."

The ability to secure stamp duty savings before completion has also been a key factor for purchasers, alongside the opportunity to personalise finishes ahead of settlement.

With construction set to commence soon and more than half the apartments already sold, Verdé enters its next phase as one of the Arts Precinct's more established apartment developments, offering remaining buyers an opportunity to secure a residence before construction advances further. Expected completion is scheduled for late 2027.

[smartcode_project_cta:default project_id=4661]

Virgate's Verdé Southbank moves toward construction as sales fly past halfway stage

Downsizer-focused apartment development Kooyongkoot in Hawthorn has been recognised at the 2026 Better Future Melbourne Design Awards, taking home Gold and Silver awards in two categories.

<a href="https://www.apartments.com.au/new-apartments/kooyongkoot-hawthorn-1-kooyongkoot-road-hawthorn-vic-3122">Kooyongkoot</a>, currently being delivered by developer PQD and designed by Cera Stribley, received Gold in the Interior Design – Proposed category and Silver in the Architecture – Proposed category.

The dual recognition reflects the design approach behind the boutique development on prestigious Kooyongkoot Road, where the focus has been on creating homes for downsizers seeking the space, quality and functionality of a detached house within a low-rise apartment building.

Rather than maximising apartment numbers, <a href="https://www.apartments.com.au/developers/pqd">PQD</a> and <a href="https://www.apartments.com.au/architects/cera-stribley-architects">Cera Stribley</a> limited the development to just 18 residences, allowing for larger floorplans, greater privacy, generous landscaping and expansive communal spaces.&nbsp;The majority of the apartments also benefit from corner aspects, allowing for dual sources of natural light.

Now around 70 per cent complete and on track for completion in November 2026, Kooyongkoot will comprise a mix of garden residences, ter​race apartments, sub-penthouses, and is crowned by two half-floor penthouses with direct lift access and private rooftop terraces.

[smartcode_project:default project_id=102717 project_image_fid=355297]

The Silver Award for Architecture recognised the way the building responds to its prominent corner position at the ent​rance to Hawthorn's Scotch Hill precinct, one of Melbourne's most established residential neighbourhoods.

Rather than competing with the grand homes that line Kooyongkoot Road, the architectural approach focused on restraint and longevity, using curved brickwork, generous landscaping and carefully considered proportions to integrate with the existing streetscape.

"The form feels fluid and timeless, as though shaped by the landscape itself – architecture that belongs, rather than competes," said Chris Stribley, Co-Founder and Managing Principal of Cera Stribley.

The judging submission also highlighted practical innovations throughout the building, including lift cores servicing only nine homes each, a central landscaped lightcourt designed to bring daylight and ventilation into the building, and fully enclosed private storage rooms with lighting, power and shelving to better accommodate residents transitioning from larger family homes.

[smartcode_project:default project_id=102717 project_image_fid=355293]

The Gold Award for Interior Design recognised the project's focus on long-term liveability rather than display-home aesthetics.

According to the awards submission, the interiors were designed from the inside out, prioritising how homes would function over decades of daily use through generous proportions, practical storage, durable natural materials and flexible layouts.

The specification includes natural stone throughout, upgraded acoustic glazing, V-ZUG appliances and fully enclosed storage rooms, alongside an amenity offering focused on wellness, entertainment and everyday convenience.&nbsp;

Residents will have access to a gym and yoga studio, a wellness centre featuring traditional and infrared saunas, a cold therapy shower and treatment room, as well as a residents' lounge and golf simulator/cinema room for entertainment.&nbsp;Kooyongkoot has also considered the everyday convenience of its residents by offering a private carwash and pet wash facilities on site as well as dedicated parcel lockers and oversized fully enclosed storage rooms.&nbsp;

[smartcode_project:default project_id=102717 project_image_fid=355303]

The project's attention to detail has already resonated with buyers. Earlier this year, Kooyongkoot recorded one of Boroondara's highest apartment sales when an $8 million penthouse was purchased by a Melbourne CEO downsizing from a nearby family home.

"Every detail feels deliberate, from the overall design down to the smallest touches," the purchaser said.

"The level of quality and refinement is exceptional, but what really sold it was how liveable it felt... It felt like a place where everything had been considered, not just a luxury building."

[smartcode_project:default project_id=102717 project_image_fid=355304]

Sustainability also formed a key part of both award submissions. Kooyongkoot is targeting a minimum 7.5-star NatHERS rating across all residences, supported by passive design principles, high-performance glazing, EV charging infrastructure, water reuse systems and a wellness model focused on lower-energy dry facilities rather than pools and large wet areas.

Located within walking distance of Scotch College, Methodist Ladies' College, Koo​yong Lawn Tennis Club, Aubur​n Village and Camberwell Junction, Kooyongkoot continues to target owner-occupiers looking to remain in Melbourne's inner east without compromising on space or quality. A limited selection of two, three and four-bedroom residences remains available, with prices starting from $1.9 million.

[smartcode_project_cta:default project_id=102717]

Kooyongkoot wins Gold and Silver at Better Future Melbourne Design Awards

New apartment supply has become increasingly constrained across <a href="https://www.apartments.com.au/developments/parramatta-nsw-2150">Parramatta</a> in recent years, with fewer projects progressing through to completion as development conditions have become more challenging.

It makes <a href="https://www.apartments.com.au/developers/novm">NOVM</a>'s 2021-completed <a href="https://www.apartments.com.au/buildings/the-lennox-parramatta-12-phillip-street-parramatta-nsw-2150">The Lennox</a> one of the most recently completed residential towers on the Parramatta River, and among the newest apartment developments in Sydney's second CBD.

With the project largely completed before the sharp escalation in construction costs and inflation following the pandemic, The Lennox is now offering pricing that would be difficult to replicate in a comparable new development in Parramatta today, or across much of Western Sydney.

The majority of the 413 apartments at The Lennox sold before and shortly after completion. A limited release of the remaining apartments has recently been brought to market by capital partner <a href="https://www.apartments.com.au/project-marketer/equitifund-group">Equitifund</a>, with entry-level pricing from $700,000 and two-bedroom apartments available from under $1 million.

Rising above the Parramatta River at 12 Phillip Street, The Lennox comprises one, two, three and four-bedroom apartments, appealing to first home buyers, young professionals, families, downsizers and interstate investors seeking a completed apartment in one of Australia's fastest-growing economic centres.

[smartcode_project:default project_id=5743 project_image_fid=372394]

Rather than positioning Parramatta as an alternative to Sydney's CBD, Equitifund believes the city has reached a point where it stands on its own merits.

"Parramatta is no longer simply an alternative to Sydney CBD, it's becoming a destination in its own right," Equitifund Executive Chairman Greg Huxley said.

"The Lennox captures that evolution with a level of quality and amenity that's difficult to match at its price point."

[smartcode_project:default project_id=5743 project_image_fid=953]

Designed by <a href="https://www.apartments.com.au/architects/marchese-partners">Marchese Partners</a>, the tower responds directly to its riverfront setting through expansive glazing and open-plan layouts that maximise views across the Parramatta River and city skyline. Interiors feature engineered timber flooring, stone benchtops, stainless steel appliances and floor-to-ceiling glazing, while generous balconies extend the living spaces outdoors.

Marchese Partners says the project was conceived to balance high-quality apartment living with practical, long-term functionality, pairing larger, efficient floorplans with amenities more commonly associated with five-star hotels.

That emphasis continues through the resident facilities, which include a 20-metre rooftop swimming pool, fully equipped gym and wellness spaces, full-time concierge, a residents' lounge, function room, private lifts, secure basement parking and rooftop communal areas overlooking the Parramatta River. Ground-floor boardwalk retail and dining further activate the riverfront and integrate the building into the surrounding public realm.

[smartcode_project:default project_id=5743 project_image_fid=925]

Australian housing and finance group Equitifund has secured the remaining apartments, believing there are few completed apartment opportunities in Parramatta that offer the same combination of location, amenity and pricing.

Equitifund National Sales Director Ben Hamblett says buyers are increasingly recognising that premium apartment living no longer needs to come with Sydney CBD pricing.

"The Lennox is where aspirational living becomes attainable," Hamblett said.

"Wake to river and mountain views, step into Sydney's Second CBD, and arrive home to resort-calibre amenities, all without the harbour price tag."

Hamblett says owner-occupiers are also attracted by the convenience of having Westfield Parramatta, Church Street's dining precinct, Parramatta Park, Riverside Theatres, Western Sydney University and major transport connections all within walking distance.

"At The Lennox, lifestyle is not an afterthought, it is the foundation."

[smartcode_project:default project_id=5743 project_image_fid=5374]

The Lennox places residents within walking distance of Parramatta Square, Westfield Parramatta, Church Street Eat Street, Parramatta Station, the ferry wharf, Light Rail, the future Sydney Metro West, Parramatta Park and CommBank Stadium, reinforcing Parramatta's position as one of Australia's most connected metropolitan centres outside Sydney's CBD.

Equitifund says buyers visiting the display suite consistently comment on the quality of the finishes, generous floorplans, river and skyline views, and the walkability of the location. The project has attracted a broad mix of local professionals, upsizers, downsizers, buyers relocating from Sydney's inner suburbs and interstate investors seeking long-term growth opportunities.

That demand aligns with Parramatta's continued evolution as an economic powerhouse. Equitifund Research and Market Insights specialist John Bekiaris says sustained population growth, infrastructure investment and expanding employment opportunities continue to support long-term housing demand across the city.

"Parramatta has evolved from a satellite city into one of Australia's most important economic centres. Population growth, infrastructure investment and employment are all supporting sustained long-term housing demand."

[smartcode_project_cta:default project_id=5743]

The apartment price gap drawing Sydney buyers west

A luxury beachfront apartment at Rainbow Bay has more than doubled in value since it sold off the plan six years ago, setting a new local apartment record in the process.

The three-bedroom apartment in the Flow development on Petrie Street, the first of four new projects locally by Paul Gedoun's S&amp;S Projects, has sold for $7.4 million, after originally selling for $3.27 million when the project launched in 2020.

The seventh-floor apartment, comprising 187 sqm of internal living space and a 54 sqm balcony overlooking Froggies Beach and Snapper Rocks, was purchased by a local family.

The transaction was negotiated by Pezet Matheson director Kerry Pezet and equates to more than $30,000 per sqm.

Pezet said the sale reflected the limited opportunities to buy into the boutique beachfront development.

"The sale highlights the rarity of opportunities within the boutique beachfront development, where residences seldom become available," Pezet said.

"Flow is one of the Gold Coast's most tightly held buildings. Buyers from our database move quickly when residences become available, and achieving an off-market sale at $7.4 million demonstrates the depth of demand for property of this calibre."

<img alt="Flow" data-entity-type="file" data-entity-uuid="c585b206-2130-4eee-a50c-3f27c51a7c70" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-06%20at%208.33.25%E2%80%AFPM.png?VersionId=m3pHRDV62Y3fvN.XQuQHq.52ilTWpRLf" />

Flow was the first of four luxury apartment developments delivered by Paul Gedoun's S&amp;S Projects at Rainbow Bay and was completed in 2023.

Positioned on the beachfront overlooking Snapper Rocks, the residence includes three bedrooms, three bathrooms, a powder room and views stretching north along the coastline towards Surfers Paradise.

Pezet Matheson Residential principal Mitchell Lambert said buyers continued to prioritise quality beachfront apartments in tightly held locations.

"Flow Residences offers a rare combination of elevated beachfront positioning, architectural excellence, comprehensive resident amenity and premium finishes, which is exactly what discerning purchasers are seeking," Lambert said.

"The transaction further reinforces Rainbow Bay's reputation as one of Australia's premier coastal lifestyle destinations, where limited supply and growing demand continue to support strong market performance."

Pezet Matheson originally marketed and sold out Flow off the plan, making the latest transaction a return to one of the project's original buyers.

Paul Gedoun is selling his third project, <a href="https://www.apartments.com.au/new-apartments/radia-rainbow-bay-271-boundary-street-coolangatta-qld-4225">Radia Rainbow Bay</a>, after recently completing, and selling out, <a href="https://www.apartments.com.au/buildings/esprit-217-227-boundary-street-coolangatta-qld-4225">Esprit</a>. He has plans for a <a href="https://www.apartments.com.au/news/qld/first-look-s-s-projects-proposes-88-apartment-wellness-tower-at-coolangattas-boundary-street">fourth building</a>, 88 apartments on <a href="https://www.apartments.com.au/new-apartments/209-213-boundary-street-coolangatta-qld-4225">Boundary Street</a>.

Rainbow Bay apartment doubles in price since off the plan sale during pandemic

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?

For the first time in a long time, Australia's inflation story is starting to look more like a landing than a fight.

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.

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.

The biggest takeaway is that inflation continues to move in the right direction.

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.

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.

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.

That trend is important because it aligns with what many economists and lenders have been saying for the last month.

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.

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".

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.

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.

Electricity prices remain particularly problematic, rising 21.1 per cent over the past year following the removal of government rebates.

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.

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.

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.

The inflation result the property market was waiting for

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The first stage release of Ascot Green, the $950 million residential masterplan at the historic Eagle Farm Racecourse in Brisbane developed by Mirvac is now on the market.
Stage One of Ascot Green will feature two towers, Ascot House and Tulloch House, with one, two, three and four bedroom apartments.
The nine storey Ascot House and 12 storey Tulloch House, both have expansive rooftop terraces with views.
Each apartment has large open plan living areas, bedrooms with extensive storage and very generous balconies overlooking the racetrack to the north or out towards Brisbane city to the south. 
Mirvac general manager of residential in Queensland Warwick Bible says Ascot Green was an Australian first, the first residential development to be built alongside a racecourse.
“Despite being surrounded by open space and greenery afforded by the Eagle Farm Racecourse, Ascot Green is unique in that it is just a few kilometers away from Brisbane city and very well connected to main transport routes and surrounded by established lifestyle amenity of Racecourse Road,” he noted.
Eagle Farm Racecourse is steeped in history, having been the centre of Ascot for some 150 years.
“To have this parcel of land become available is a truly unique opportunity as Ascot is renowned as one of Brisbane’s premier blue-chip suburbs and some of Brisbane’s best homes can be found in the 4007 post code. Ascot Green is an extension to this fantastic suburb.”
Ascot House is currently under construction, with the first residents scheduled to move in mid-2018.
For more information, <a href="https://ascotgreen.mirvac.com/?utm_source=Property+Observer+List&amp;utm_campaign=ddbce96d96-EMAIL_CAMPAIGN_2017_06_22&amp;utm_medium=email&amp;utm_term=0_a523fbfccb-ddbce96d96-245386345" target="_blank">click here</a>.
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j.ballantyne1990-6AQqhLzZaK

First stage release of Eagle Farm, Brisbane's trackside Ascot Green

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The Terrace Central Shopping Centre at Raymond Terrace, north of Newcastle, has sold for $33.5 million to Panthera Property Group on a passing initial yield of 6.55 percent.
David Mathews, JLL’s Director, Sales &amp; Investments, New South Wales, said Terrace Central generated significant interest from a range of investors such as institutions, syndicators and private investors.
“We continue to see institutions divesting assets within their portfolio which are non-core to their investment strategy," he said.
"Conversely, private investors, syndicates and boutique funds management groups are seeking to grow their exposure to the tightly-held neighbourhood shopping centre sector.
“JLL has recorded just 17 neighbourhood transactions in Australia so far in 2017 totalling $381.1 million, but only 5 have been in NSW - including Terrace Central.
“The market has been somewhat stock constrained, and investors are broadening the range of assets under consideration in terms of risk profile,” said Mr Mathews, who worked in conjunction with Queensland Retail Investments Sam Hatcher and Jacob Swan."
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jonathanchancellor-7SQnKwU6yx

Raymond Terrace retail centre sold for $33.5 million

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<img src="https://counter.theconversation.edu.au/content/77780/count.gif?distributor=republish-lightbox-advanced" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
Eight years into the Australian government’s National Broadband Network (NBN) project, the nation has an average internet speed – 50th in the global rankings – that lags well behind many advanced economy countries. 
Ongoing secrecy around the NBN, a project that’s likely to cost more than A$50 billion, makes it impossible for the public in most cases to know when and what quality service they will receive. Further, new research shows the NBN rollout was politically motivated and socioeconomically biased from the beginning. 
It is perhaps time to remind ourselves of the ups and downs of the project that was once announced as a dream national infrastructure project for the 21st century. This requires a ten-year journey back in time, before we can figure out what needs to be done next.
The ups
In November 2007, after 11 years of Coalition government, Labor was elected on a policy platform that promised a national broadband network. 
The NBN company was announced in April 2009 to provide terrestrial fibre network coverage for 93 percent of Australian premises by the end of 2020. Fixed wireless and satellite coverage would serve the remaining 7 percent. 
Looking back, it’s hard to deny the influence the NBN has had on Australian politics. Perhaps the peak influence was when three independent MPs cited the NBN as one of the key reasons why they supported a Labor government over the Coalition when the 2010 federal election produced a hung parliament. 
The final 60 early NBN rollout locations were then announced. The plan was for the first stage of the large-scale rollout to follow, connecting 3.5 million premises in 1,500 communities by mid-2015.
The downs
The early NBN rollout experienced significant delays. This attracted a great deal of “overwhelmingly negative” media coverage. Public opinion polls reflected growing dissatisfaction with the national project. 
This dissatisfaction and the September 2013 federal election result changed the fate of the NBN. In 2013, the new Coalition government suspended the first stage of the large-scale fibre-to-premises NBN rollout to reassess the scale of the project. 
In 2014, the government announced that the NBN rollout would change from a primarily fibre-to-premises model to a multi-technology-mix model. The technology to be used would be determined on an area-by-area basis.
This change of direction resulted in a prolonged state of uncertainty at the local government level. As it was rolled out, the NBN was widely criticised for being slow, expensive and obsolete.
Current state of play
Delays continue in the construction of the Coalition’s NBN. What can only be described as a downgrade of the original national project is now seriously over budget. 
In September 2016, a joint standing committee of parliament was established to inquire into the NBN rollout. The inquiry is continuing.
The bleak status quo only gets worse when the on-the-ground reality of the NBN rollout is considered. While fibre-to-premises rollout is supposed to be limited in the Coalition’s NBN, disturbing examples of misconduct in the NBN installations are highly concerning. 
The image below shows one example of many in which heritage-listed buildings (in this case also public housing) are disrespected to the point that suggests an absolute lack of communication between NBN contractors, local government, or heritage agencies.
<img src="https://cdn.theconversation.com/files/171251/width754/file-20170529-6367-ez3j2i.JPG" alt="">
<div class="enlarge_hint">
One heritage-listed house with two NBN installations (Judge Street, Woolloomooloo, NSW). Image: Stacey Miers, Author provided
</div>
Who misses out?
In the Coalition’s NBN, the provision of universal high-speed capacity – as envisioned in the original NBN – has been transformed into a patchwork of final speeds and different quality of service. This leads to an important question about equity. It also puts the 60 early rollout locations in the spotlight as these could potentially be the only ones across the nation that enjoy fibre-to-premises NBN.
My new research points to the political motivations in the selection of these lucky 60 sites. Voting patterns in these locations were compared with all electorates in the federal elections from 2007 to 2013. The analysis shows the selections were skewed for potential political gain.
ALP-held seats were the main beneficiaries of the early NBN rollout; safe Coalition-held seats were the least likely to receive the infrastructure. 
Tony Windsor, one of the three influential independent MPs in 2010, famously said of the NBN:
Do it once, do it right, and do it with fibre. 
He secured priority access for his regional electorate to the early NBN. 
However, most regional localities were not that lucky. Indeed, research on the sociospatial distribution of the early NBN rollout shows the limited share of regional Australia.
What to do?
It is convenient to blame one political party for the state of chaos that the NBN is in right now. However, politicisation of the project has been part of the problem since day one. 
Instead, we call for telecommunication infrastructure to be considered for what it really is: the backbone of the fast-growing digital economy; the foundation for innovation in the age of smart cities and big data; and a key pillar of social equity and spatial justice.
In reality, however, in the age of big data and open data, the lack of transparency around the NBN is shocking. In evidence to the parliamentary committee inquiry in March 2017, the Australian Competition and Consumer Commission expressed concern about the lack of transparency on NBN performance. 
Policing the leaks of NBN data is not going to clean up the mess. Quite the opposite: the Australian government needs to share the NBN data, so the exact nature and scale of the problems can be determined. Only then can we talk about finding a way forward in this long journey.
Tooran Alizadeh is senior lecturer, Director of Urban Design, University of Sydney and author for The Conversation. She can be contacted <a href="https://theconversation.com/profiles/tooran-alizadeh-377838" target="_blank">here</a>.
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jchancellor-FAypfDUnLy

The NBN: how a national infrastructure dream fell short

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<img src="https://counter.theconversation.edu.au/content/79760/count.gif?distributor=republish-lightbox-advanced" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
Investing in regional cities’ economic performance makes good sense.
Contrary to popular opinion, new research out today shows regional cities generate national economic growth and jobs at the same rate as big metropolitan cities. They are worthy of economic investment in their own right – not just on social and equity grounds.
However, for regional cities to capture their potential A$378 billion output to 2031, immediate action is needed. Success will see regional cities in 2031 produce twice as much as all the new economy industries produce in today’s metropolitan cities.
Drawing on lessons from the UK, the collaborative work by the Regional Australia Institute and the UK Centre for Cities spotlights criteria and data all Australian cities can use to help get themselves investment-ready. 
Build on individual strengths
The Regional Australia Institute’s latest work confirms that city population size does not determine economic performance. There is no significant statistical difference between the economic performance of Australia’s big five metro cities (Sydney, Melbourne, Brisbane, Perth and Adelaide) and its 31 regional cities in historical output, productivity and participation rates.
<a href="https://www.propertyobserver.com.au/images/2017/06/26/Screen%20Shot%202017-06-27%20at%209.17.29%20AM.png" target="_blank">Click to enlarge</a>
<img src="https://www.urban.com.au/images/2017/06/26/Screen%20Shot%202017-06-27%20at%209.17.29%20AM.png" alt="">
So, regional cities are as well positioned to create investment returns as their big five metro cousins. The same rules apply – investment that builds on existing city strengths and capabilities will produce returns. 
No two cities have the same strengths and capabilities. However, regional cities do fall into four economic performance groups – gaining, expanding, slipping, and slow and steady. This helps define the investment focus they might require. 
For example, the report finds Fraser Coast (Hervey Bay), Sunshine Coast-Noosa and Gold Coast are gaining cities. Their progress is fuelled by high population growth rates (around 2.7% annually from 2001 to 2013). But stimulating local businesses will deliver big job growth opportunities. 
 
Similarly, the expanding cities of Cairns, Central Coast and Toowoomba are forecast to have annual output growth of 3.2% to 3.9% until 2031, building on strong foundations of business entries. But they need to create more high-income jobs.
Geelong and Ballarat have low annual population growth rates of around 1.2% to 1.5%. They are classified as slow and steady cities. But their relatively high creative industries scores, coupled with robust rates of business entries, means they have great foundations for growth. They need to stimulate local businesses to deliver city growth. 
Get ready to deal
Regional cities remain great places to live. They often score more highly than larger cities on measures of wellbeing and social connection. 
But if there’s no shared vision, or local leaders can’t get along well enough to back a shared set of priorities, or debate is dominated by opinion in spite of evidence, local politics may win the day. Negotiations to secure substantial city investment will then likely fail.
The federal government’s Smart Cities Plan has identified City Deals as the vehicle for investment in regional cities. 
This collaborative, cross-portfolio, cross-jurisdictional investment mechanism needs all players working together (federal, state and local government), along with community, university and private sector partners. This leaves no place for dominant single interests at the table.
Clearly, the most organised regional cities ready to deal are those capable of getting collaborative regional leadership and strategic planning. 
For example, the G21 region in Victoria (including Greater Geelong, Queenscliffe, Surf Coast, Colac Otway and Golden Plains) has well-established credentials in this area. This has enabled the region to move quickly on City Deal negotiations. 
Moving past talk to be investment-ready
There’s $378 billion on the table, but Australia’s capacity to harness it will depend on achieving two key goals.
First, shifting the entrenched view that the smart money invests only in our big metro cities. This is wrong. Regional cities are just as well positioned to create investment returns as the big five metro centres. 
Second, regions need to get “investment-ready” for success. This means they need to be able to collaborate well enough to develop an informed set of shared priorities for investment, supported by evidence and linked to a clear growth strategy that builds on existing economic strengths and capabilities. They need to demonstrate their capacity to deliver.
While there has been much conjecture on the relevance and appropriateness of City Deals in Australia, it is mainly focused on big cities. But both big and small cities drive our national growth.
Leonie Pearson is Adjunct Associate, University of Canberra and author for The Conversation. She can be contacted <a href="https://theconversation.com/profiles/leonie-pearson-151626" target="_blank">here</a>.
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Bust the regional city myths and look beyond the ‘big 5’ for a $378b return: Leonie Pearson

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Of the many personality types who inhabit the real estate investment, the least enlightened are the ones I call the real estate snobs.
These are the people who won’t consider investing in an area they personally would not choose to live in. Their objections are usually couched in these terms: “What person in their right mind would want to live there?”
This kind of attitude invariably is directed at a downmarket area, perhaps stigmatized by a bad reputation for social issues or above-average crime rates. They’re places with plenty of housing that fits the “ugly real estate” tag.
But I’ve found in my 30-plus years researching and writing about real estate that ugly real estate grows in value quite nicely, so long as it sits in an area that fulfils certain criteria.
We might all aspire to live in Toorak or Woollahra but the reality is that 99 percent of Australians can’t afford those places. People buy where they can afford the house prices and if the area offers basics like shops, schools and public transport, there will be no shortage of demand from home-buyers and tenants.
One of the most enduring formulas for capital growth is affordability + jobs nodes + infrastructure. So ugly or not, downmarket or not, and regardless of the attitude of the real estate snobs, locations with these qualities deliver solid capital growth.
Recently, amid the strong market in Melbourne, few locations have delivered better capital growth than the precinct based around the stigmatized suburb of Sunshine. Right now, the locations with the most active markets in the Melbourne metropolitan area are the outer-ring areas where homes are affordable.
That brings me to the Brisbane suburban area of Inala, which arguably carries more heavy stigma that anywhere else in the Queensland capital. Just the word Inala evokes all kinds of negative thoughts and reactions.
The Inala precinct has long been branded as a downmarket area with lots of problems - but the market right now is busy because its offers affordability. And Inala and neighbours like Durack and Richlands have recorded annual price growth in the 10-13% range recently.
Inala is, in fact, well-placed to be a strong real estate performer. It is well-located, has good transport links and sits in an area with good services, including education, health and shopping facilities.
The billion-dollar evolution of new suburbs in the general vicinity, including two major master-planned communities, is creating infrastructure, services and jobs within striking distance of the Inala precinct.
Inala’s greatest strength is its affordable housing options. It is an established suburban area amid new development, therefore offering cheaper alternatives to the new product. It also offers a good range of amenities - lots of schools, parks, golf course, good road connections, a train station at Richlands and the Inala Town Centre.
The Inala precinct is well located between Ipswich and the Brisbane CBD. It is nestled at the gateway of the new communities of Springfield and Ripley Valley. Inala connects to Springfield via the Centenary Highway and the new Springfield metropolitan train line which has stations at Darra, Richlands, Springfield and Springfield Central stations.
Inala began as a community of affordable housing for ex-servicemen after WWII, evolving into a Housing Commission area. This led to its downmarket image which has been compounded by high unemployment and crime rates. Data from the 2011 Census indicates a low percentage of students completed year 12.
These negatives have not prevented the local property market from rising, partly because the area has good services and amenities.
The Inala Town Centre is made up of a plethora of medical centres, business services and supermarkets catering for a diverse range of residents. Richlands Plaza is relatively new and there are several large shopping centres in nearby Redbank, including Redbank Plaza which  houses Coles, Target, Supa IGA, Kmart, Aldi, an 8-screen cinema and 110 specialty stores.
Schools in the immediate area include Richlands East Primary School, Serviceton South Primary School, St Marks Primary School, Inala Primary School, Durack State School, Glenala High School and Western Suburbs Special School. Inala also has a TAFE campus. Springfield’s Education City provides plenty of tertiary options from a variety of providers including the University of Southern Queensland.
The great appeal of the Inala precint is affordability. From 2008–2010, median prices were about $300,000 according to realestate.com.au. In the next three years prices fell before starting a steady rise in 2014.
Data from CoreLogic suggests the median house price in Inala is now $350,000 based on 174 annual sales. This follows a 10% increase in the last 12 months. There have been similar rises in Durack and Richlands.
The long-term growth rate, i.e. the average annual growth in median house prices over the past 10 years, is a steady 6% per year.
Another strength is the low vacancy rate for postcode 4077 (Durack, Inala and Richlands) which is 1.7% and has been below 3% for five years.
Inala has good transport links to employment hubs in Springfield, Ipswich and inner Brisbane. The  $200 million Springfield Health City and the $350 million Metroplex Westgate project at Wacol are examples. The 60ha Wacol Army Barracks will be converted into a mixed-use commercial development.
Work on improving connectivity between Ipswich and Brisbane has been ongoing for numerous years. The latest project involves a $400 million upgrade of the Ipswich Motorway.
So there are plenty of reasons for those on a budget to disregard the gossip and consider the Inala precinct as a good place to live.
Terry Ryder is the founder of <a href="https://www.hotspotting.com.au/" target="_blank">hotspotting.com.au</a>. You can <a href="mailto:%20%3Cscript%20type='text/javascript'%3E%20%3C!--%20var%20prefix%20=%20'ma'%20+%20'il'%20+%20'to';%20var%20path%20=%20'hr'%20+%20'ef'%20+%20'=';%20var%20addy38821%20=%20'ryder'%20+%20'@';%20addy38821%20=%20addy38821%20+%20'hotspotting'%20+%20'.'%20+%20'com'%20+%20'.'%20+%20'au';%20document.write('%3Ca%20'%20+%20path%20+%20'/''%20+%20prefix%20+%20':'%20+%20addy38821%20+%20'/'%3E');%20document.write(addy38821);%20document.write('%3C//a%3E');%20//--%3E/n%20%3C/script%3E%3Cscript%20type='text/javascript'" target="_blank">email him</a> or follow him on <a href="https://twitter.com/hotspotting" target="_blank">Twitter.</a>
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terryryder-YECXbqmri2

Ugly real estate is worth investment, even for real estate snobs 

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A sophisticated one-bedroom apartment in Melbourne’s South Yarra development Fifty Five Claremont is being offered to investors with promises of $24,000 savings on stamp duty if bought before June 30.
The Victoria government has previously announced it will remove off-the-plan stamp duty concessions on investment properties from July 1 in a bid to encourage first-home buyers and ease the affordability crisis.
Apartment 1103 — <a href="https://55claremont.com/" target="_blank">The Alexandra</a> — is priced at $539,000 and also a promises ‘guaranteed’ 6 percent p.a. rental for the first two years.
The ad says it is a “signature Michael Yates development” with views of the Yarra River and five-star hotel-style amenities.
The 56 sqm is part of a development of 37 apartments on 17 levels, with only three apartments on each floor.
The design is by Bird de la Coeur Architects.
<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/2017/06/26/Alexandra.jpg" alt="">
The apartment comes with crafted modular kitchens with Gaggenau appliances and oak flooring.
It is close to Melbourne’s Chapel St and Toorak Road cafés and shopping.
The display suite is at Shop 4, Yarra Lane South Yarra and completion is expected by the end of 2017.
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June 30 Victoria investor stamp duty savings deadline approaching for investors

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Star Hotels has snapped up the Kingsford Smith Motel at 610 Kingsford Smith Drive, Brisbane, for around $6 million from Charlton Hotels.
Kingsford Smith Motel is located in the prestigious suburb of Hamilton and is within close proximity to the Brisbane airport and cruise ships terminal.
The 4 Star motel offers 36 rooms in seven styles, WIFI, Air Conditioning, Cable/Satellite TV, swimming pool and a two bedroom manager’s apartment.
Nic Simarro, Senior Sales Executive for Hotels at Savills who negotiated the off market transaction said due to the lack of hotel stock available in CBD locations, current investors and funds management groups have been very aggressive with pricing in order to deploy capital”
“This is creating a highly competitive market for hotel assets across Australia, proving it really is a “vendors’ market” he continued.
The Kingsford Hotel, Brisbane is also on the market through the Hotels team at Savills and the Kingsford Riverside Inn, Brisbane recently sold $2.5m by the team.
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Star Hotels snaps up Kingsford Smith Motel, Brisbane through Savills

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<img src="https://counter.theconversation.edu.au/content/79419/count.gif?distributor=republish-lightbox-advanced" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
Land clearing is accelerating across eastern Australia, despite our new research providing a clear warning of its impacts on the Great Barrier Reef, regional and global climate, and threatened native wildlife. 
Policies in place to control land clearing have been wound back across all Australian states, with major consequences for our natural environment. 
One of the recent policy changes made in Queensland and New South Wales has been the introduction of self-assessable codes that allow landholders to clear native vegetation without a permit. These codes are meant to allow small amounts of “low-risk” clearing, so that landholders save time and money and government can focus on regulating activities that have bigger potential impacts on the environment. 
However, substantial areas of native forest are set to be cleared in Queensland under the guise of vegetation “thinning”, which is allowed by these self-assessable codes. How did this happen?
Thin on the ground
Thinning involves the selective removal of native trees and shrubs, and is widely used in the grazing industry to improve pasture quality. It has been argued that thinning returns the environment back to its “natural state” and provides better habitat for native wildlife. However, the sciencesupporting this practice is not as clear-cut as it seems.
Vegetation “thickening” is part of a natural, dynamic ecological cycle. Australia’s climate is highly variable, so vegetation tends to grow more in wetter years and then dies off during drought years. These natural cycles of thickening and thinning can span 50 years or more. In most areas of inland eastern Australia, there is little evidence for ongoing vegetation thickening since pastoral settlement.
Thinning of vegetation using tractors, blades and other machinery interrupts this natural cycle, which can make post-drought recovery of native vegetation more difficult. Loss of tree and shrub cover puts native wildlife at much greater risk from introduced predators like cats, and aggressive, “despotic” native birds. Thinning reduces the diversity of wildlife by favouring a few highly dominant species that prefer open vegetation, and reduces the availability of old trees with hollows. 
Many native birds and animals can only survive in vegetation that hasn’t been cleared for at least 30 years. So although vegetation of course grows back after clearing, for native wildlife it’s a matter of quality, not just quantity. 
Land clearing by stealth?
Thinning codes in Queensland and New South Wales allow landholders to clear vegetation that has thickened beyond its “natural state”. Yet there is little agreement on what the “natural state” is for many native vegetation communities.
Under the Queensland codes, up to 75% of vegetation in an area can be removed without a permit, and in New South Wales thinning can reduce tree density to a level that is too low to support natural ecosystems.
All of this thinning adds up. Since August 2016, the Queensland government has received self-assessable vegetation clearing code notificationstotalling more than 260,000 hectares. These areas include habitat for threatened species, and ecosystems that have already been extensively cleared.
It may be that the actual amount of vegetation cleared under thinning codes is less than the notifications suggest. But we will only know for sure when the next report on land clearing is released, and by then it will be too late. 
Getting the balance right
Vegetation policy needs to strike a balance between protecting the environment and enabling landholders to manage their businesses efficiently and sustainably. While self-regulation makes sense for some small-scale activities, the current thinning codes allow large areas of vegetation to be removed from high-risk areas without government oversight. 
Thinning codes should only allow vegetation to be cleared in areas that are not mapped as habitat for threatened species or ecosystems, and not to an extent where only scattered trees are left standing in a landscape. Stronger regulation is still needed to reduce the rate of land clearing, which in Queensland is now the highest in a decade. 
Protecting native vegetation on private land reduces soil erosion and soil salinity, improves water quality, regulates climate, and allows Australia’s unique plants and animals to survive. Landholders who preserve native vegetation alongside farming provide essential services to the Australian community, and should be rewarded. We need long-term incentives to allow landholders to profit from protecting vegetation instead of clearing it.
Our research has shown that Australian governments spend billions of dollars trying to achieve the benefits already provided by native vegetation, through programs such as the Emissions Reduction Fund, the 20 Million Trees program and Reef Rescue. Yet far more damage is inflicted by under-regulated clearing than is “fixed” by these programs.
Imagine what could be achieved if we spent that money more effectively.
<a href="https://theconversation.com/profiles/april-reside-9817" target="_blank">April Reside</a> is Researcher, Centre for Biodiversity and Conservation Science, The University of Queensland.
<a href="https://theconversation.com/profiles/anita-j-cosgrove-382757" target="_blank">Anita J Cosgrove</a> is Research Assistant in the Centre for Biodiversity and Conservation Science, The University of Queensland.
<a href="https://theconversation.com/profiles/jennifer-silcock-385018" target="_blank">Jennifer Silcock</a> is Post-doctoral research fellow, The University of Queensland.
<a href="https://theconversation.com/profiles/leonie-seabrook-98778" target="_blank">Leonie Seabrook</a> is Landscape Ecologist, The University of Queensland.
<a href="https://theconversation.com/profiles/megan-c-evans-4271" target="_blank">Megan C Evans</a> is Postdoctoral Research Fellow, Environmental Policy, The University of Queensland.
All are authors for The Conversation.
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Land clearing on the rise as legal ‘thinning’ proves far from clear-cut

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The week’s preliminary clearance rate sat around 69%, according to CoreLogic’s latest report.
The property data firm says that auction volumes were slightly down compared to last week’s.
There have been 1,840 capital city auction results reported to CoreLogic so far this week, resulting in a preliminary auction clearance rate of 69.1 per cent across the combined capital cities.
There were a total of 2,323 capital city auctions held this week, down from the 2,444 held last week.
<a href="https://www.propertyobserver.com.au/images/2017/06/26/Screen%20Shot%202017-06-26%20at%202.21.26%20pm.jpg" target="_blank">Click to enlarge</a>
<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/2017/06/26/Screen%20Shot%202017-06-26%20at%202.21.26%20pm.jpg" alt="">
This week’s preliminary result indicates that clearance rates are continuing to soften, after last week saw the final clearance rate surpass the previous week as the lowest recorded over the year to date across the combined capitals (66.7 per cent).
With results still being collected, it is likely that the final clearance rate this week will revise even lower again.
<a href="https://www.propertyobserver.com.au/images/2017/06/26/Screen%20Shot%202017-06-26%20at%202.21.33%20pm.jpg" target="_blank">Click to enlarge</a>
<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/2017/06/26/Screen%20Shot%202017-06-26%20at%202.21.33%20pm.jpg" alt="">
However, compared to results from one year ago clearance rates are relatively similar with the 67.4 per cent rate of clearance across a slightly lower volume of auctions (2,183).
Melbourne’s preliminary clearance rate increased to 71.9 per cent this week, up from last week’s final of 71.0 per cent, when the lowest clearance rate since July last year was recorded.
Auction volumes decrease slightly with 1,050 auctions held over the week, down from 1,129 over the previous week.
At the same time last year, the clearance rate was 68.3 per cent across 1,085 auctions.
<a href="https://www.propertyobserver.com.au/images/2017/06/26/Screen%20Shot%202017-06-26%20at%202.22.32%20pm.jpg" target="_blank">Click to enlarge</a>
<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/2017/06/26/Screen%20Shot%202017-06-26%20at%202.22.32%20pm.jpg" alt="">
Looking at Melbourne’s sub-regions, the Mornington Peninsula region was the best performer in terms of clearance rates, with an 87.2 per cent success rate across 44 auctions, followed by the North West region, where 79.5 per cent of the 90 auctions sold.
Across Sydney, 918 homes were taken to auction this week with the preliminary clearance rate for the city above 70.0 per cent (73.1 per cent).
After last week saw the final clearance rate drop even lower for the 3rd week in a row, with 66.7 per cent of the 927 auctions clearing.
One year ago, 768 Sydney homes were taken to auction and the clearance rate was 73.4 per cent.
<a href="https://www.propertyobserver.com.au/images/2017/06/26/Screen%20Shot%202017-06-26%20at%202.22.40%20pm.jpg" target="_blank">Click to enlarge</a>
<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/2017/06/26/Screen%20Shot%202017-06-26%20at%202.22.40%20pm.jpg" alt="">
Sydney’s North Sydney and Hornsby region hosted the most auctions of any Sydney sub-region this week, with 150 properties taken to auction.
The preliminary clearance rate for the region is 84.3 per cent across 108 results.
The preliminary clearance rate in Brisbane this week was 30.7 per cent, down from 46.4 per cent over the previous week.
<a href="https://www.propertyobserver.com.au/images/2017/06/26/Screen%20Shot%202017-06-26%20at%202.23.06%20pm.jpg" target="_blank">Click to enlarge</a>
<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/2017/06/26/Screen%20Shot%202017-06-26%20at%202.23.06%20pm.jpg" alt="">
Auction volumes were lower this week with 129 auctions held, down from 151 last week.
Meanwhile, across the Gold Coast, 31.8 per cent of the 22 reported auctions were successful.
A total of 101 Adelaide homes were taken to auction this week, with a preliminary clearance rate of 67.6 per cent across 68 results, down from 69.5 per cent last week when 103 auctions were held across the city.
<a href="https://www.propertyobserver.com.au/images/2017/06/26/Screen%20Shot%202017-06-26%20at%202.23.16%20pm.jpg" target="_blank">Click to enlarge</a>
<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/2017/06/26/Screen%20Shot%202017-06-26%20at%202.23.16%20pm.jpg" alt="">
In Perth, 54 auctions took place this week, with 25 results reported so far.
Perth’s preliminary clearance rate of 36.0 per cent across these 25 results is higher than both last week’s result (32.3 per cent) and the clearance rate from one year ago (31.9 per cent).
Canberra’s preliminary auction clearance rate of 73.9 per cent this week is higher than last week, when the final auction clearance rate was 50.8 per cent and higher than the 61.0 per cent recorded last year.
There was only 7 Tasmanian auctions held this week. 1 were reported as sold.
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Late June clearance rate continues to trend below 70%: CoreLogic

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Developer Ideal Property Australia is constructing its $70 million Toowong-based luxury riverfront building, Banc Apartments, in a show of confidence in the Brisbane apartment market.
Ideal has engaged McNab as preferred contractor to commence operational works and design of early works for the 15 level tower.
Around 65 per cent of the 33 luxury residences are already sold.
McNab is a leading Brisbane-based construction company with 21 years experience in delivering high-end residential, retirement and commercial developments.
Key projects include the University of Queensland Global Change Institute which was awarded best sustainable development in Australia by the Property Council in 2016 and the Village at Coorparoo, awarded best Seniors Living in Australia by the Property Council earlier this year.
Banc's remaining apartments include a garden home with a private 227sqm riverfront terrace plus three bedroom river homes and sky homes with prices starting from $1.39 million.
Those in the market for a penthouse-style residence can secure the full-floor, 455sqm Sky Mansion atop the building, with the option to work with award-winning WMK Architecture and SJB Interiors to customise the abode at no additional cost.
Ideal Property has recently released a second full floor option as an alternative to the Sky Mansion, priced from $4.45 million.
Ideal Property director John Li says the timing is right to push ahead with the project, which is the only new tower being developed along the riverfront Coronation Drive and one of only a handful in Brisbane to offer half and full floor residences in a boutique building.
"I believe the Brisbane market still has a lot of potential and there evidently is solid demand - for the right type of property," Mr Li said.
"Banc has been successful because it represents a return to the golden age of riverfront luxury development, with apartments equivalent in size to an average home, complete with top shelf finishes and panoramic views that can never be built out.
"Banc's Sky Homes offer up to 231sqm of living space and residents will have exclusive access to a pool, barbeque terrace and winebanc - a purpose-built wine cellar with a 195 bottle wine storage fridge for each apartment."
Mr Li says he anticipates the final residences in Banc will sell on the back of the Federal Governments' new incentive for downsizers, which allows those aged over 65 to sell the family home and inject up to $300,000 into their superannuation account.
"At this stage we are aiming for Banc to be complete in late 2018, which gives purchasers enough time to sell their existing property and prepare to start the next chapter of their life.
Place Estate agent Simon Caulfield, is marketing the project.
Banc is located at 527 Coronation Drive, Toowong, and accessible via 7 Land Street.          
For project details, please visit <a href="https://www.propertyobserver.com.au/bancliving.com" target="_blank">bancliving.com</a>
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