A new 25-storey apartment tower proposed for Mercer Street would push Geelong’s western gateway skyline higher, with Morphy Birrell Property Group lodging plans for a project directly beside one of the city’s most significant heritage streetscapes.

The <a href="https://www.apartments.com.au/architects/fk-australia">FK</a>-designed development at <a href="https://www.apartments.com.au/new-apartments/65-67-mercer-street-geelong-vic-3220">65-67 Mercer Street</a> has now been referred to Victoria’s Planning Minister. The site sits opposite the Geelong rail corridor and immediately south of the heritage-listed St Peter and Paul’s Catholic Church and Ashby Hall precinct.

Rather than compete with the neighbouring ecclesiastical buildings, the proposal adopts a sculpted podium intended to reference the materiality and scale of the heritage context. Planning documents note the design draws cues from the “dark stone brick” church and surrounding masonry buildings, while the tower above transitions into a softer, curved form oriented toward Corio Bay and the Geelong waterfront.

<img alt="First look: Morphy Birrell Property Group targets 25-storey Geelong tower beside landmark church precinct" data-entity-type="file" data-entity-uuid="b797d10c-d4a6-47af-b8df-1aeaa3b382be" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/public%20square.png?VersionId=QGIpcz1x1hKB6lQLl2iobyHqb6PS2Ztc" />

The development forms “Stage 5” of Morphy Birrell Property Group’s broader Mercer Street precinct strategy, following the completion of the 21-storey Miramar tower on Cavendish Street and several additional approved redevelopment stages nearby. Planning consultants Ratio said the proposal “represents an exemplary development outcome” aligned with the strategic ambitions for Central Geelong’s continued urban renewal.

The mixed-use project would replace an existing low-rise commercial building and surface parking area on the 3,320 sqm corner site. FK’s urban context report describes the proposal as a residential development comprising apartments, resident amenities, commercial space, and integrated landscaping positioned to maximise bay views and northern sunlight access.

Renders show a deeply articulated tower with curved balconies stepping above a lower masonry podium that frames a landscaped forecourt facing Mercer Street. The design intentionally preserves sightlines toward the adjacent church buildings, with the podium scaled to reinforce the heritage edge before the tower recedes upward.

<img alt="First look: Morphy Birrell Property Group targets 25-storey Geelong tower beside landmark church precinct" data-entity-type="file" data-entity-uuid="2bdca91e-66f7-4ac7-8baa-2f93bd5b564e" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/geelong%20site.png?VersionId=QOhbino4ZgzKYw5dW3QE14E.2yq.Sv87" />

The planning report highlights the site’s strategic location within 400 metres of key Geelong destinations including Cunningham Pier, the Geelong Station precinct, Deakin University, and the convention centre. Bus services run directly along Mercer Street, while the Corio Bay foreshore sits around 100 metres north of the site.

The proposal arrives amid accelerating redevelopment across central Geelong, where planning policy continues to encourage higher-density housing close to transport infrastructure and the waterfront. Mercer Street in particular has emerged as a focal point for taller apartment development due to its proximity to Geelong Station, the bay, and major civic infrastructure.

Joel Robinson

Morphy Birrell Property Group targets 25-storey Geelong tower beside landmark church precinct

Development giant&nbsp;<a href="https://www.apartments.com.au/developers/hamton">Hamton</a> and joint venture partner Hostplus have revealed the next residential stage of their $3 billion Moonee Valley Park masterplan, lodging plans for 512 more apartments within the precinct on surplus racecourse land at 110 Wilson Street, Moonee Ponds.

The proposed development, dubbed&nbsp;<a href="https://www.apartments.com.au/new-apartments/trackside-house-110-wilson-street-moonee-ponds-vic-3039">Trackside Gardens</a>&nbsp;in the planning application, follows the <a href="https://www.apartments.com.au/news/vic/first-look-exclusive-hamton-and-hostplus-reveal-sixth-stage-of-moonee-valley-park-masterplan">recent unveiling of the sixth-stage Cox Place Precinct</a> and continues the long-running transformation of the Moonee Valley Racecourse into one of Melbourne’s largest urban renewal projects.

Positioned on the north-eastern edge of the racecourse adjacent to CityLink, Trackside Gardens will comprise three residential buildings rising between 61.8 metres and 86.4 metres within a heavily landscaped precinct shaped by Hamton’s Nature Based Cities framework.

The project forms part of the broader Moonee Valley Park redevelopment being delivered by Hamton, Hostplus and the Moonee Valley Racing Club, which is reshaping the 40-hectare racecourse site into a mixed-use neighbourhood with housing, retail, commercial space, hotels, parkland and community infrastructure.

Trackside Gardens sits separately to the recently proposed Cox Place Precinct, a five-building stage comprising around 1,100 residences, two build-to-rent buildings, two build-to-sell towers, retail, office space, and a hotel overlooking the racetrack. Together, the projects continue to accelerate housing delivery across the precinct.

<img alt="First look: Hamton expands Moonee Valley Park masterplan with 512-home Trackside Gardens precinct" data-entity-type="file" data-entity-uuid="5fc1941e-52d3-41c6-abc4-0f13fe8ae5ea" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/DA%20Edits%20%281%29.png?VersionId=7qwRHq5dcvXWNot2hNOgoQhN2GIWudNK" />

Designed by <a href="https://www.apartments.com.au/architects/dko-architecture">DKO Architecture</a> with landscape architecture by Tract, Trackside Gardens has been conceived as a botanical-style residential precinct prioritising canopy planting, communal green space, and vertical landscaping.

“The architectural vision for the proposed development centres around buildings in a botanical park setting that champions the important role of nature,” the planning submission states.

“The proposal incorporates principles of biophilic design, with landscape and environmentally sustainable development influencing the ultimate design response of the buildings and prioritising the ground plane to ensure a high amenity for both occupants and visitors.”&nbsp;

Trackside Gardens will deliver 512 apartments across the three buildings, alongside 518 basement car spaces and 523 bicycle spaces. Around 20 per cent affordable housing is proposed across the broader North East Precinct, equating to around 158 dwellings.&nbsp;

The affordable housing component will be concentrated within the Wilson East building, while the remaining apartments are expected to be delivered as build-to-sell residences.

Trackside Gardens has been designed around Hamton’s Nature Based Cities initiative, founded by Executive Chair Paul Hameister OAM in partnership with the University of Melbourne, Urbis, Ark Resources and Tract. The initiative promotes integrating higher-density urban development with significant biodiversity, tree canopy and landscape outcomes.

<img alt="First look: Hamton expands Moonee Valley Park masterplan with 512-home Trackside Gardens precinct" data-entity-type="file" data-entity-uuid="89353449-7b3c-42fd-8fd8-8bf64a5ef80f" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Article%20Feature%20Image%20%28Grid%29_4.png?VersionId=X8jRt0P2L7fIWjLhfX6gPknXToXIBeLj" />

A comprehensive landscape strategy would introduce deep soil planting, vertical greening, communal gardens, and new pedestrian links throughout the site.

Planning documents state the development is targeting a 5 Star Green Star Buildings rating, a 7.5-star average NatHERS rating, and “Exemplary” Nature Based Cities certification.&nbsp;

The proposal joins an expanding pipeline of approved and proposed buildings within Moonee Valley Park, including the recently launched Eveline apartments and the approved Grandstand North and South towers.

Hamton has increasingly focused on precinct-scale, nature-led communities across Melbourne’s middle-ring suburbs, with projects spanning Hawthorn, Kew, and Moonee Ponds.

Hampton unveils Trackside Gardens, latest stage of $3 billion Moonee Valley Park masterplan

The Paul Gedoun-led <a href="https://www.apartments.com.au/developers/ss-projects">S&amp;S Group</a> has achieved another milestone in its $1 billion transformation of Rainbow Bay on the southern Gold Coast with the completion of the company’s third project in four years, the $160 million <a href="https://www.apartments.com.au/buildings/esprit-217-227-boundary-street-coolangatta-qld-4225">Esprit</a> residences.

Delivered by <a href="https://www.apartments.com.au/builders/hutchinson-builders">Hutchinson Builders</a> and designed by <a href="https://www.apartments.com.au/architects/cottee-parker-architects">Cottee Parker Architects</a>, Esprit buyers have now moved into the 94 apartments across two interconnected buildings at 217-227 Boundary Street.

The successful settlement of Esprit marks another astounding chapter in the S&amp;S story, which launched its highly successful Flow apartments three years ago and created its own ultra-luxury branded fingerprint on an area craving new luxury residences.

Most early purchasers have secured gains of well over $1 million since the project launched in 2021.&nbsp;

[smartcode_project:default project_id=102921 project_image_fid=172129]

S&amp;S Projects Founding Director Paul Gedoun said the completion of Esprit reflects sustained demand for premium apartments in tightly held coastal locations.&nbsp; 
&nbsp;&nbsp; &nbsp; 
“Esprit has attracted buyers seeking a combination of quality design, considered amenity and a location that is becoming increasingly difficult to replicate,” said Gedoun.

“We identified some years ago that Rainbow Bay is a unique market where supply of luxury residences is limited, and we see the settlements in Esprit further underpinning this thinking - that for both owner-occupiers and investors.”&nbsp;

[smartcode_project:default project_id=102921 project_image_fid=172174]

A key feature of the development is ‘Club Esprit’, a 1,000sqm residents-only rooftop level combining wellness and recreation, believed to be a first for the Gold Coast, and which is fast becoming a signature of the S&amp;S brand.

Positioned to capture views across Snapper Rocks, Rainbow Bay and the Tweed River, the rooftop includes a 25-metre lap pool, gym, yoga lawn, sauna and steam facilities, ice bath, private dining spaces, outdoor cinema and landscaped areas for residents.&nbsp;

<a href="https://www.apartments.com.au/project-marketer/pezet-matheson">Pezet Matheson</a> Director Jayde Pezet, who led the sales campaign for Esprit and S&amp;S’s Flow and Awaken apartments, said the project’s performance reflects both the strength of the product and the depth of demand for premium apartments on the southern Gold Coast.&nbsp;

“In some cases, we’ve seen values double since launch, which is a clear reflection of how tightly held Rainbow Bay has become and the level of demand for well-executed projects in this market,” said Pezet.&nbsp;

“Buyers recognised early what S&amp;S Projects was delivering here, and that conviction has been rewarded as the project has progressed towards completion.”&nbsp;

[smartcode_project:default project_id=102921 project_image_fid=214819]

Esprit offers a mix of two- three and four-bedroom apartments and sits within walking distance of the beachfront, cafés and local amenities, reinforcing its appeal as both a lifestyle and investment destination.

The project is the third completed by S&amp;S Projects in Rainbow Bay, following Flow Residences and Awaken Residences, which together have contributed to the suburb’s emergence as one of the Gold Coast’s most sought-after coastal pockets. &nbsp;

S&amp;S Projects is continuing its investment in the area with Radia, a $215 million development currently under construction.&nbsp;

[smartcode_project:default project_id=102921 project_image_fid=172175]

Gedoun said the completion of Esprit signals continued confidence in the southern Gold Coast market.&nbsp;

“We’ve seen strong interest in well-located, high-quality apartments, particularly in areas where future development opportunities are limited."

“That’s been a key factor in the performance of Esprit and the broader Rainbow Bay market”.

[smartcode_project_cta:default project_id=102921]

Owners move in as Esprit completes at Rainbow Bay

Few developers can boast a portfolio across South East Queensland's luxury markets quite like <a href="https://www.apartments.com.au/developers/mosaic-property-group">Mosaic Property Group</a>.

The builder-developer, founded in 2004 by Managing Director Brook Monahan, has projects in planning, on the market, and under construction, from Burleigh Heads and Broadbeach to Kangaroo Point and South Brisbane.

With a pipeline exceeding $2 billion, Mosaic remains highly selective when it comes to development sites, having spent years refining its strategy around feasibility research and product planning. The group is set to continue growing into 2026 and beyond.

In Brisbane, Mosaic currently has three projects in the market. It is in the final release stage at <a href="https://www.apartments.com.au/new-apartments/the-bedford-by-mosaic-16-30-prospect-street-kangaroo-point-qld-4169">The Bedford</a> in Kangaroo Point, which is approaching complete sellout ahead of its late 2027 completion.

[smartcode_project:default project_id=134792 project_image_fid=328123]

Designed in collaboration with <a href="https://www.apartments.com.au/architects/bda-architecture">BDA Architecture</a>, The Bedford comprises 128 two- and three-bedroom residences. A selection of ultra-luxury Masterpiece Series Skyhomes, positioned across the top levels, offer expansive floor plans and sweeping views of the river and city.

High-end inclusions, such as natural stone benchtops, bespoke cabinetry, and Miele appliances, feature throughout all apartments, alongside the Rooftop Recreation &amp; Retreat Sky Terrace. This includes a resort-style pool with sun deck and loungers, spa, cold plunge pool, sauna, steam room, private dining room with a full kitchen, residents' lounge, multiple barbeque and relaxation zones, an outdoor viewing deck, and landscaped gardens with water features, all oriented to sweeping city and river views.

A gym with indoor and outdoor zones, and a golf simulator, further enhances recreational choice within the building.

[smartcode_project:default project_id=134792 project_image_fid=328119]

A defining feature of the development is its integrated mixed-use component, which will deliver Kangaroo Point's first major supermarket, alongside a café and liquor store, bringing long-awaited convenience to the peninsula.

Monahan says The Bedford represents the culmination of a near-decade-long journey, after first identifying the A-grade Prospect Street site in 2016. While they came close to acquiring it at the time, the site was ultimately purchased by Woolworths' development arm, Fabcot. The opportunity resurfaced in 2024 when the site, vacant for nearly three decades, was brought back to market.

Monahan says Mosaic projects often begin years before any formal plans are drawn. Their new South Brisbane development is no exception, with the site first earmarked in 2018.

"We aren't opportunistic," Monahan says. "Every site purchase is carefully considered. As seen with Kangaroo Point and South Brisbane, it can take years to eventuate. There are sites we're looking at now that we may not secure for several years."

[smartcode_project:default project_id=141711 project_image_fid=353495]

A similar story unfolded at <a href="https://www.apartments.com.au/new-apartments/the-carter-by-mosaic-77-linton-street-kangaroo-point-qld-4169">The Carter</a> in Kangaroo Point, opposite The Gabba. Like The Bedford, it is also approaching sellout of its 125 two- and three-bedroom apartments. The majority of sales are attributed to returning customers and referrals, with a balanced mix of investors and a strong majority of owner-occupiers.

BDA Architecture was again engaged to design the 22-storey building, which will feature a suite of wellness and lifestyle amenities, including a golf simulator and cinema, a commercial-grade gym, and a rooftop recreation level with a pool, steam room, sauna, cold plunge, teppanyaki bar, private dining spaces, and landscaped terraces.

Construction is on track for completion in mid-2027.

[smartcode_project:default project_id=151614 project_image_fid=362759]

Mosaic's latest offering is its most ambitious yet, boasting a rare, north-facing riverfront position on Montague Road in South Brisbane.

<a href="https://www.apartments.com.au/new-apartments/the-riversdale-by-mosaic-south-brisbane-91-montague-road-south-brisbane-qld-4101">The Riversdale by Mosaic</a> is a 39-storey tower comprising just over 200 residences and Masterpiece Series Sky Homes. Designed in partnership with Bureau Proberts, it will feature nearly 3,000 sqm of genuine, internationally benchmarked six-star, hotel-style amenities, including a wellness precinct, pool, gym, massage and treatment rooms, cinema, golf simulator, and extensive outdoor dining areas across a two-level rooftop deck.

Early works are underway, with full construction expected to commence in the second half of 2026, and an anticipated late 2029 completion.

[smartcode_project:default project_id=151614 project_image_fid=362759]

Since 2012 alone, Mosaic has completed more than $2 billion in projects and is set to deliver another $2 billion worth of developments, comprising hundreds of luxury apartments, each defined by Mosaic's signature standards of quality, detail, and delivery.

"We never arrive, there is no finish line," says Monahan. "Our ambition is to keep evolving what luxury means, creating design- and lifestyle-led residences in incredible locations, places people genuinely aspire to and want to live, homes that are loved deeply and endure long beyond their moment."

Mosaic's Midas Touch

<a href="https://www.apartments.com.au/developers/urban-property-group">Urban Property Group</a> (Urban) has broken ground at Keira Place, its new major mixed-use residential precinct in the heart of Wollongong CBD.

Held at 120-122 Smith Street, the groundbreaking marked the commencement of construction on Stage 1 of <a href="https://www.apartments.com.au/new-apartments/keira-place-120-122-smith-street-wollongong-nsw-2500">Keira Place</a>, with the opening of the new display suite. 
&nbsp; 
Keira Place is a State Significant Development that will deliver new housing supply, affordable homes and inclusive living options within walking distance of Wollongong’s CBD, coastline, transport, hospital and education precincts.

[smartcode_project:default project_id=144442 project_image_fid=369868] 
&nbsp; 
Stage 1 is now under construction and will deliver 150 apartments across two residential buildings, including 27 affordable housing apartments and 18 specialist disability accommodation dwellings, along with activated ground-floor retail and commercial space. 
&nbsp; 
Urban Co-CEO Patrick Elias said the groundbreaking represented a significant milestone for Wollongong and reflected Urban’s long-term commitment to regional cities.

“Today’s groundbreaking is about turning approvals into homes and moving quickly to deliver much-needed housing in Wollongong’s city centre,” Elias said. 
&nbsp; 
“Keira Place will provide a diverse mix of homes close to jobs, transport and services, while setting a high benchmark for quality, durability and consumer protection.”

[smartcode_project:default project_id=144442 project_image_fid=369869] 
&nbsp; 
Hon. Paul Scully MP, Minister for Planning and Public Spaces, Member for Wollongong said Keira Place is exactly the kind of development Wollongong needs – delivering new homes close to transport, employment and services, while supporting the continued growth and renewal of the CBD.

"This project reflects the Minns Labor Government's commitment to increasing housing supply in well-located areas." 
&nbsp; 
Wollongong Lord Mayor Cr Tania Brown said Keira Place would deliver lasting community benefits for the city. 
&nbsp; 
"Keira Place is a welcome addition to Wollongong's CBD delivering new housing, affordable homes and activated street-level spaces that will benefit our community for years to come," Brown said. 
&nbsp; 
"Urban Property Group's investment reflects the confidence that quality developers have in Wollongong's future, and I look forward to seeing this precinct come to life."

[smartcode_project:default project_id=144442 project_image_fid=369867] 
&nbsp; 
Designed by <a href="https://www.apartments.com.au/architects/cox-architecture">Cox Architecture</a>, with interiors by <a href="https://www.apartments.com.au/interior-designers/dko">DKO,</a> Keira Place prioritises liveability and long-term performance, with landscaped shared spaces, generous apartment layouts and a pedestrian-friendly streetscape along Smith Street. 
&nbsp; 
Residents will have access to landscaped podium areas, communal rooftop amenities with views to Mount Keira and the Wollongong skyline, and convenient ground-level retail.

The development will have 10-year Latent Defects Insurance by Resilience Insurance.

[smartcode_project_cta:default project_id=144442]

Groundbreaking marks start of construction at Keira Place in Wollongong CBD

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?

<html><body>
If there’s one thing every property investor should know it’s that cheap does not always equal good value; properties and areas are often cheap for a reason.

Previously, we looked at <a href="/expert-insights/buying/the-40-cheapest-property-markets-are-they-really-a-good-place-to-buy">the 40 cheapest property markets across the country</a>, according to RP Data. We warned that median prices in themselves are of limited usefulness. Be sure to <a href="/expert-insights/investing/how-to-determine-the-median-house-price">understand how this figure is put together</a> before reading median price lists like that in this article. Data like this can be very useful to those who know what they’re looking at. But if you misunderstand what the data is saying, then you can come to some very ill informed conclusions.

A quick gaze over this list proves that some areas may be worth further exploration – offering high rental yields along with their low entry points. However, as Property Observer has regularly <a href="/news/qld/can-you-really-get-a-double-digit-rental-return-in-queenslands-mount-morgan">explored in the past with cheapie suburbs and double digit yield promises</a>, these on-paper figures do not always stack up in real life.

[smartcode_project:default project_id=28100]

Some areas also appear to be recording strong dips in their median house prices. This may suggest the areas are in decline, but it may also suggest that the recorded median price is actually lower than the price you will need to put down to secure what you are after in the suburb.

Of the 22 New South Wales suburbs with a sub-$200,000 median price, according to RP Data, over the past three months 17 recorded a decline, no change or an “N/A” result.

A proportion of these areas have limited numbers of sales that their statistics are based on, which is why we have included that figure in brackets after each one. That can mean their prices are quickly skewed due to a few cheaper properties selling.

Six on the list, or more than 25%, recorded fewer than 25 sales, while half of the list (including these areas) recorded fewer than 50 sales. This may call into doubt the veracity of the statistics, or at the very least mean you need to look a little closer.

Our cheapest on the list is <a href="/news">Coonamble</a>, with a median price of $112,000. Taking this area on its own sheds some interesting light on why you can’t buy blindly on selected statistics. Situated 575 kilometres north-west of Sydney, the area had fewer than 3,000 people as of the 2011 Census.

An 860 square metre block of land in the area<a href="https://www.realestate.com.au/property-residential+land-nsw-coonamble-201013843" target="_blank"> is currently available for $11,000</a>, “following a fire which raged through the weatherboard home on this block.” It is within a “couple of minutes walk to the main street.”

However, Coonamble Mayor and local business owner Allen Karanouh believes there is strength for investors and home buyers in the area. <a href="https://www.youtube.com/watch?v=YaYqsqEYsFk" target="_blank">He recently starred in a video series</a> with Ray White Coonamble’s Don Schieb that has been advertised as a listing, sharing the opportunities for those wanting to do a change to a rural lifestyle.

“It has been one of the best performing towns in Australia, for instance in real estate in maintaining a very steady increase in prices, great return on investment and we don’t see many shops closing down,” says Karanouh.

{qtube vid:=YaYqsqEYsFk}

Schieb <a href="https://www.youtube.com/watch?v=CXI0HSi7KBE" target="_blank">explains in the series</a> that investors can buy a house for $60,000 or $70,000 and get $7,000 a year for it in rent – around a 10% return.

“Most of the investors are from Sydney. They look at properties on the internet and quite a number of these places have been sold without inspection,” he says.

He does mention there has been some pain for the region with an abattoir shut in 2001, losing 40 jobs. However, there have been renovations and it’s expected to open again this year.

{qtube vid:=CXI0HSi7KBE}

Each of these areas is substantially different from the next.

Picture of Coonamble main street courtesy of <a href="https://commons.wikimedia.org/wiki/User:Cgoodwin" target="_blank" title="User:Cgoodwin">C. Goodwin</a>/<a class="mw-mmv-license cc-license" href="https://www.propertyobserver.com.au/https://creativecommons.org/licenses/by-sa/3.0" target="_blank">CC BY-SA 3.0</a>.

See over page for the full list of areas. Please click below.

<hr class="system-pagebreak">
Click on the suburb name to go a more in-depth suburb data page.

<ul>
<li><a href="/news">Adelong</a></li>
</ul>
$187,000

Three month growth: -10.10%

12 month growth: 3.89%

Average annual growth: 6.99%

Gross rental yield: 5.56%

(Based on 17 sold)

 

<ul>
<li><a href="/news">Batlow</a></li>
</ul>
$122,000

Three month growth: -0.71%

12 month growth: -24.46%

Average annual growth: 5.27%

Gross rental yield: 7.46%

(Based on 29 sold)

 

<ul>
<li><a href="/news">Berrigan</a></li>
</ul>
$147,000

Three month growth: -18.19%

12 month growth: -1.83%

Average annual growth: 11.43%

Gross rental yield: 6.09%

(Based on 12 sold)

 

<ul>
<li><a href="/news">Broken Hill</a></li>
</ul>
$119,000

Three month growth: -0.83%

12 month growth: 0.00%

Average annual growth: 8.87%

Gross rental yield: 9.94%

(Based on 316 sold)

 

<ul>
<li><a href="/news">Coonamble</a></li>
</ul>
$112,000

Three month growth: 0.00%

12 month growth: -2.61%

Average annual growth: 6.22%

Gross rental yield: 9.29%

(Based on 72 sold)

 

<ul>
<li><a href="/news">Cowra</a></li>
</ul>
$185,000

Three month growth: 2.21%

12 month growth: -1.33%

Average annual growth: 2.05%

Gross rental yield: 6.46%

(Based on 209 sold)

 

<ul>
<li><a href="/news">Culcairn</a></li>
</ul>
$160,000

Three month growth: N/A

12 month growth: 18.52%

Average annual growth: 3.40%

Gross rental yield: 7.15%

(Based on 30 sold)

 

<ul>
<li><a href="/news">Deniliquin</a></li>
</ul>
$175,000

Three month growth: 0.00%

12 month growth: 0.14%

Average annual growth: 3.01%

Gross rental yield: 6.54%

(Based on 151 sold)

 

<ul>
<li><a href="/news">Finley</a></li>
</ul>
$132,000

Three month growth: -10.68%

12 month growth: -6.56%

Average annual growth: 4.31%

Gross rental yield: 7.50%

(Based on 63 sold)

 

<ul>
<li><a href="/news">Glen Innes</a></li>
</ul>
$178,000

Three month growth: -4.05%

12 month growth: -4.05%

Average annual growth: 5.48%

Gross rental yield: 6.74%

(Based on 101 sold)

 

<ul>
<li><a href="/news">Gundagai</a></li>
</ul>
$190,000

Three month growth: -3.80%

12 month growth: 5.56%

Average annual growth: 3.31%

Gross rental yield: 5.47%

(Based on 14 sold)

 

<ul>
<li><a href="/news">Hay</a></li>
</ul>
$149,000

Three month growth: 16.02%

12 month growth: N/A

Average annual growth: 7.11%

Gross rental yield: 5.78%

(Based on 68 sold)

 

<ul>
<li><a href="/news">Henty</a></li>
</ul>
$130,000

Three month growth: -7.14%

12 month growth: -15.58%

Average annual growth: 4.24%

Gross rental yield: 8.00%

(Based on 24 sold)

 

<ul>
<li><a href="/news">Kandos</a></li>
</ul>
$154,000

Three month growth: -4.04%

12 month growth: 4.58%

Average annual growth: 6.47%

Gross rental yield: 6.74%

(Based on 33 sold)

 

<ul>
<li><a href="/news">Kempsey</a></li>
</ul>
$153,000

Three month growth: N/A

12 month growth: N/A

Average annual growth: N/A

Gross rental yield: 8.52%

(Based on 10 sold)

 

<ul>
<li><a href="/news">Lockhart</a></li>
</ul>
$130,000

Three month growth: -7.14%

12 month growth: -16.38%

Average annual growth: 1.66%

Gross rental yield: 7.30%

(Based on 17 sold)

 

<ul>
<li><a href="/news">Manilla</a></li>
</ul>
$195,000

Three month growth: 11.43%

12 month growth: 21.88%

Average annual growth: 7.46%

Gross rental yield: 7.47%

(Based on 68 sold)

 

<ul>
<li><a href="/news">Murrurundi</a></li>
</ul>
$180,000

Three month growth: -18.18%

12 month growth: -18.18%

Average annual growth: 8.43%

Gross rental yield: 7.80%

(Based on 30 sold)

 

<ul>
<li><a href="/news">South Grafton</a></li>
</ul>
$195,000

Three month growth: -2.99%

12 month growth: -4.88%

Average annual growth: 2.85%

Gross rental yield: 7.07%

(Based on 130 sold)

 

<ul>
<li><a href="/news">Tumbarumba</a></li>
</ul>
$171,000

Three month growth: 1.49%

12 month growth: -7.84%

Average annual growth: 6.51%

Gross rental yield: 5.72%

(Based on 33 sold)

 

<ul>
<li><a href="/news">Wellington</a></li>
</ul>
$120,000

Three month growth: -7.69%

12 month growth: -11.11%

Average annual growth: 3.36%

Gross rental yield: 8.67%

(Based on 100 sold)

 

<ul>
<li><a href="/news">Werris Creek</a></li>
</ul>
$130,000

Three month growth: -6.47%

12 month growth: -1.89%

Average annual growth: 7.26%

Gross rental yield: 8.00%

(Based on 112 sold)
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jduke-EHk3XBmHkn

Should you buy a New South Wales cheapie? 22 suburbs under $200,000

<html><body>
Governor-General Sir Peter Cosgrove and his wife, Lady Cosgrove, headline the weekend auction offerings with their Neutral Bay home listed following the couple's recent move to their official, vice-regal residences, nearby Admiralty House in Kirribilli and Government House in Canberra.
McGrath Estate Agents expect $2.1 million plus for the <a href="https://www.propertyobserver.com.au/https://www.mcgrath.com.au/buy/house-neutral-bay-nsw-2089/240264" target="_blank">three-storey Spruson Street semi</a>.
They paid $1.95 million in 2007, two years after Sir Peter ended his term as the Defence Force chief.
"To be asked to sell the Governor-General's home, in this industry there's no greater honour," said the listing agent Piers van Hamberg, of McGrath Estate Agents.
Australian Property Monitors says Sydney will host 882 homes this weekend.
It is down on last weekend’s 943 but higher than the 767 conducted over the same weekend a year ago.
"Sydney is set to clearly smash the all-time monthly record for auctions this November with over 5,000 properties listed," Australian Property Monitors' senior economist Andrew Wilson said.
Sydney weekend auction market dropped last Saturday recording the lowest clearance rate since the first weekend of July. The initial 75.5% result was well down on the previous weekend’s strong 82.4% rate and also below the 83.7% recorded over the same weekend last year.
"High auctions numbers over the past month however may be impacting the local market with three out of the last five weekends below the 80% weekend benchmark," Wilson said.
 The four-weekend average clearance rate now stands at 79.5%, compared to 82% over the previous four-weekend period. This is the first time this spring the Sydney four-weekend average has dipped below 80%.
Sydney’s west was the leading suburban region last weekend with a strong 85.7% clearance rate. The south was next best with 82.3% with all other regions below 80% led by the inner west with 79.8% and Canterbury Bankstown and the northern beaches each with 75.7%. The city and east reported the lowest regional clearance rate at the weekend with 69.8%.  
The inner west will again host the most number of auctions this weekend with 139 followed by the upper north shore with 115, the south 114, the lower north 106, the city and east 100, the west 73, the northern beaches 54 and Canterbury-Bankstown with 53 auctions scheduled.
The most popular suburb for auctions this weekend in Sydney is again Mosman on the lower north shore with 18 auctions listed. Next highest is Castle Hill in the north west with 14 followed by St Ives on the upper north shore with 12, Leichhardt in the inner west with 10, Paddington in the city and east with nine and a number of suburbs with 8 auctions including Cremorne on the lower north shore, Dulwich Hill in the inner west, Hunters Hill on the lower north shore, Manly on the northern beaches and Killara on the upper north shore
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jchancellor-FAypfDUnLy

Governor-General Peter Cosgrove leads Sydney weekend auctions

<html><body>
The University of Technology Tower now has some competition for the most talked about building on campus.
But while brutalist tower usually illicits complaints, the university is hoping the reception for the new Frank Gehry designed Dr Chau Chak Wing building is more positive.
Construction of the building has now finished ahead of its official launch in February next year, with media touring the building yesterday.
The building's undulating brick façade, punctuated by protruding rectangular windows, was made with 320,000 custom, <a href="/news/frank-gehrys-sydney-uts-building-bricks-exposed-buff-brown-or-crushed-paper-bag">hand laid bricks</a> from Bowral. While a bricklayer might usually lay up to 600 bricks a day, one brickie working on the project told the ABC the unique façade slowed progress down to as few as 70 bricks a day. Construction took four years.
Professor Shirley Alexander, deputy vice-chancellor, Education and Students, at UTS, said the building reflected Australia's future.
"Australia can no longer compete on the cost of labour; we have to compete on the quality of labour and that's what these buildings are all about," said Alexander.
The interiors, designed before the building's distinctive crumpled exterior, comprise a number  learning, work and social spaces, including a café. The lower floors are each divided into six areas, with the folding façade designed to allow the maximum amount of natural sunlight to penetrate the interiors.
{qtube vid:=MF8QdHIjFKs}
Video: University of Technology, Sydney/The Timelapse Company
Rather than typical sprawling lecture theatres, the business school building comprises smaller collaborative workspaces, conference rooms and lounges as online learning shrinks class sizes.
Spread over 11 floors, the new building has 16,030 square metres of internal floor space. It cost a total of $180 million dollars, $20 million of which was donated by Chinese-Australian businessman Dr Chau Chak Wing, who also contributed $5 million in scholarships to UTS.
The property developer is no stranger to donations, being one of Australia's biggest political donors. He has contributed over $2 million to various Australian political parties, and has entertained John Howard, Kevin Rudd, Bob Hawke and Wayne Swan at his estate in China.
Chau is the owner of Kingold Group, a Chinese property developer with 6,000 employees. His son Eric studied architecture at UTS.
Photos: Andrew Worssam
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jrichardson-uRX5hFdKfN

UTS opens Frank Gehry's paper bag 

<html><body>
As of today, Sydney’s median asking price has pushed past the $1 million benchmark. This figure looks at freestanding houses, which includes terraces but excludes townhouses.
In this morning's update, <a href="https://www.sqmresearch.com.au/" target="_blank">SQM Research</a>’s Louis Christopher said that the median asking price for houses is now $1,005,800.
“Right now it would be impossible to purchase a free standing house in Sydney’s inner ring for under a million dollars, and will become increasingly difficult to purchase a free standing house in Sydney’s middle ring for under a million dollars," said Christopher. 
In July 2013 the median asking price moved into the $900,000 plus bracket.
The median asking price for a three bedroom home is not far behind having recently ticked over the $900,000 mark, with a clearly upwards trajectory.
The median asking price for units sits just below the $600,000 mark, having moved above $500,000 towards the end of 2012.
You can <a href="https://sqmresearch.com.au/graph_median_weeks.php?region=nsw%3A%3ASydney&amp;type=c&amp;t=1" target="_blank">see their full break down here</a>.
<a href="/images/2014/11/11/sqm-nov-11-one.png" target="_blank"><img src="/images/2014/11/11/sqm-nov-11-one.png" alt=""></a>
Source: SQM Research.
 
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Sydney’s median asking price tips over $1 million mark: SQM Research

<html><body>
The NSW state government is resuming its sell-off of public housing at Millers Point, listing more terraces for December auction.
The Georgian-style properties were built by local publican William Cole in the 1840s.
The properties at 24 Argyle Place and 28 Argyle Place and 32 Argyle Place will go to <a href="https://www.mcgrath.com.au/buying/search/?region=&amp;suburbList=millers+point&amp;from=&amp;to=&amp;hidden_priceRangeTo=&amp;currency=1&amp;type=&amp;beds=&amp;baths=&amp;parking=&amp;listingType=1&amp;keyword=&amp;searchLarge.x=79&amp;searchLarge.y=5&amp;searchLarge=search&amp;landSize=" target="_blank">4 December auction </a>through Peter Starr at McGrath Estate Agents.
The price guides are not publicly available but one will be pricier given its views of the Harbour Bridge.
In October, $1.71 million was paid for the uninhabitable terrace at 30 Argyle Place.
The initial six properties sold at Millers Point netted the state government around $15 million.
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Millers Point terrace selloff by NSW government resumes

<html><body>
A former electrical sub-station at 42 Philpott Street, Marrickville failed to sell at weekend auction.
The three-bedroom designer home was passed in at $1,005,000 <a href="https://www.sydneysiderealestate.com.au/listings/42-philpott-st/a" target="_blank">through Dani Chahine of Sydneyside Real Estate</a>. Higher offers are being sought.
It last traded as a decommissioned sub-station in 2011 for $515,000.
The redundant electricity substation on a 77-square-metre block at Marrickville<a href="/news"> </a>ranks as one of the 1,000 substations that were built across Sydney from the late 1870s as the demand for electricity grew throughout the city.
There were approved plans by Tanner Architects (pictured below) for conversion the <a href="/news">Marrickville </a>property into a 159-square-metre, three-bedroom, two-bathroom abode with roof terrace with louvered pergola on its 2011 offering which had been subdivided off the neighbouring Globe Mills apartment development.
 
<img src="/images/stories/philpottflicker.jpg">
 
While many are simple designs, the Marrickville substation was built to fit into the architecture of its factory surroundings. It comes with three high steel roller shutter doors.
<img src="/images/stories/philpottplans.gif">
The initial weekend auction clearance rate dipped to 75.5%, according the Australian Property Monitors, down on the previous weekend’s revised 77.8% result.
The inner west hosted the most auctions with 164 followed by the upper north shore with 135, the city and east 121, the south 112, the lower north 110, the west 65, Canterbury Bankstown 60 and the northern beaches with 50 auctions scheduled.
The most popular suburbs for auctions was Mosman on the lower north and Maroubra in the city and east each with 14 auctions listed. 
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Marrickville substation conversion fails to ignite weekend auction buyer interest

<html><body>
The reluctance of many home owners to trade up homes partly stems from increases in stamp duty rates, an RBA study suggests.
It noted in New South Wales and Victoria, the housing price thresholds at which higher rates of stamp duty apply have not been changed for a number of years. 
"As housing prices have risen, more buyers have fallen into the higher stamp duty brackets, acting as a disincentive to purchase housing," the report says. 
In New South Wales the stamp duty paid on a median-priced home has grown to around 25% of annual disposable income per household, from close to 10% in 1991. 
<a href="https://www.rba.gov.au/publications/smp/2014/nov/html/index" target="_blank">The report</a> looked at housing turnover.
<img src="/images/2014/11/07/rba-nov-7-one.jpg" alt="">
Another consideration taking effect has been home owners unwilling to borrow more because growth in labour income has slowed.
Nominal labour income has grown at an average annual rate of 2.7% over the past two years, compared with a decade average of 6.2%, it noted adding the widespread expectation was that wage growth will remain subdued for a time.
Moreover, the Westpac-Melbourne Institute survey suggests that the share of households expecting more unemployment a year ahead has been at above-average levels since late 2011, which is an unusually long time by the historical standards of the survey. 
Housing turnover and loan approvals have risen by less than housing prices when compared with previous cycles in the housing market in recent times, according to the report.
It suggested housing prices and turnover might move together over time for a number of reasons, although the relationship may not be quite as tight as that between turnover and loan approvals (and it is possible for prices to rise with only limited turnover).
It pointed to one strand of past research that found that an increase in housing prices causes an increase in turnover. This is because higher housing prices increase the net wealth of home owners.
"This allows those owners who did not previously have a large enough deposit to trade up to a more expensive dwelling, thereby increasing turnover.
"A complementary strand of research has found that the causality can also run in the other direction, from turnover to housing prices," it said.
Turnover and housing price growth have moved together over time, although the relationship appears to have weakened somewhat in recent years.
The change is most evident in Sydney and Melbourne, where growth in housing prices has been strongest of late.
<img src="/images/2014/11/07/rba-nov-7-two.jpg" alt="">
The rate of turnover has remained low in those cities, both in terms of their longer-term averages and relative to growth in housing prices.
It suggests that some vendors might discern a rise in housing demand by observing a rise in turnover, thereby encouraging them to raise their reserve prices.
The report suggested it ws difficult to know why the turnover rate has remained relatively low compared with its history and compared with prices. 
It note the debt-to-income ratio has been stable at high levels.
"Although interest rates are currently low, the expected repayment burden on loans is at 10-year average levels, when calculated using a longer- term interest rate to account for the expectation that variable interest rates will move up over time," the report said.
"Indeed, in New South Wales and Victoria, which have experienced the greatest disparity between housing prices and turnover relative to historical norms, the share of current income required to service an average loan over the next 10 years is close to historical highs." 
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NSW stamp duty stopping market activity: RBA

<html><body>
Houses in Sydney sold for a median price of $792,000 in the October quarter, according to the RP Data-Rismark Index.
Sydney has the most expensive median house price of all capital cities. It comes in front of Melbourne, which has a median house price of $615,000. For the month, Sydney's house values were up 1.6%.
Property Observer looks at recent sales to see just what a $792,000 house looks like in Sydney.
<ol>
<li>
<a href="https://www.realestateview.com.au/Real-Estate/louis-street-merrylands/Property-Details-sold-residential-7707288" target="_blank">119 Louis Street, Merrylands, 2160 </a><img src="/images/2014/11/07/1.jpg" alt=""> This three bedroom house sold for $800,000 on the first of November. It is located within walking distance of Merrylands or Granville train station, bus depots, shopping centres, schools and Grantville TAFE. The fibro home is set on 695 square metres and includes a large lounge room and dining room, and a family room which could be converted to a fourth bedroom. Overlooking the outdoor entertainment area is a sun room. Price: $800,000 Bedrooms: Three Drive to CBD: 34 minutes     
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<a href="https://www.realestateview.com.au/Real-Estate/arthur-street-bexley/Property-Details-sold-residential-7694282" target="_blank">Arthur Street, Bexley, 2207</a> <img src="/images/2014/11/07/2.jpg" alt=""> This three bedroom house secured $786,000 when sold in October. This residence is in close proximity to Bexley Public School and several transport services. The kitchen and main bathroom have both been updated and the bedrooms all boast built in wardrobes. The level block contains a pool, outdoor timber decking and a backyard. Price: $786,000 Bedrooms: Three Drive to CBD: 35 minutes 
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<a href="https://www.realestateview.com.au/Real-Estate/ludgate-street-roselands/Property-Details-sold-residential-7744864" target="_blank">Ludgate Street, Roselands, 2196</a> <img src="/images/2014/11/07/3.jpg" alt=""> After 60 years in the same family, this home sold for $800,000 late last month. It has extra large landscaped gardens and the listing describes the bathroom as "immaculate". The house is located in Roselands, 16 kilometres south west of Sydney's CBD Price: $800,000 Bedrooms: Four Drive to CBD:  28 minutes 
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<a href="https://www.realestateview.com.au/Real-Estate/307-windsor-road-baulkham-hills/Property-Details-sold-residential-7713276" target="_blank">307 Windsor Road, Baulkham Hills, 2153 <img src="/images/2014/11/07/4.jpg" alt=""> </a> This Baulkham Hills house sold for $790,000. The single level home has DA approval to build a duplex. The house is a short walk from the Stockland Mall shopping centre and public transport that has direct access to Sydney's CBD. It has a large living area and a modern kitchen. Price: $790,000 Bedroom: Three Drive to CBD: 28 minutes 
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<a href="https://www.realestateview.com.au/Real-Estate/bardia-place-bossley-park/Property-Details-sold-residential-7737810" target="_blank">Bardia Place, Bossley Park, 2176 </a><img src="/images/2014/11/07/5.jpg" alt=""> This two storey, four bedroom house in Bossley Park has a double lock up garage with electronic gate at the front entry. The brick veneer home was sold on 1 November for $780,000. The property features four large bedrooms with and ensuite in the main. Price: $780,000 Bedrooms: Four Drive to CBD: 42 minutes</li>
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owisniewski-RiYLqnXfKH

What can you buy for Sydney’s median house price?

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GUEST OBSERVATION
The new NSW 2014 Contract for Sale and Purchase of Land 2014 edition will be released in a few weeks and there are several changes that both buyers and vendors should be aware of. 
The main alterations include the following:
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The introduction of E-Conveyancing in Clause 30 means that National Electronic Conveyancing (NEC) is to be the new environment for completing real property transactions and lodging land title dealings throughout Australia.  The aim is to streamline conveyancing and mortgage transactions but it’s s not an entirely electronic conveyancing environment.  Contract formation, vendor disclosure, and even requisitions (in NSW) will still be paper-based.  NEC, however, will allow for electronic settlement, funds movement, revenue collection and lodgement/registration.  
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Extra vendor disclosure documents will be required including those relating to the Swimming Pools Amendment Act (2012) and the Home Building Amendment Act (2014) as well as amendments to additional disclosure obligations on lot owners of strata and community schemes. 
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Recognition and insertion of buyer’s agent names with space being provided on page one of the 2014 edition, if a purchaser is being represented by their own buyer’s agent.  The definition of “deposit holder” in Clause 1 has also been extended so a buyer’s agent (who maintains a trust account) is able to be deposit holder for those matters where there is neither a vendor’s agent nor a vendor’s solicitor. 
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Additions to Inclusions on page one now to include solar panels. 
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The increasingly common practice of payment by deposit bonds or guarantees is reflected in a new Clause 3 which now requires vendors to explicitly choose whether to accept a deposit bond from a purchaser, with the default choice in the printed form being a “no”.
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The 2014 edition will also only be sold in an electronic format with watermarking of the individual address across the contract, to minimize possible multiple duplication and copyright issues. It is expected that, as with previous NSW editions, that the cross-over period for solicitors and conveyancers will take time, however a new edition was long overdue given the last one was 2005.
As buyer’s agents, I believe the new insertion is a step closer to widespread recognition of the increasing role our industry is now playing in real estate property purchases.  Buyer’s agents are fast becoming a secret weapon in the property market as home buyers realize the benefits of having a professional and fully independent advocate on their side.
Jacque Parker is director of <a href="https://www.housesearchaustralia.com.au">House Search Australia</a> and the president of the <a href="https://rebaa.com.au/" target="_blank">Real Estate Buyers Agents Association of Australia</a> (REBAA).
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JacqueParker-uBQkZrvXSL

The five changes to NSW sale contracts that every buyer and seller should know

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The final decision on the Western Sydney light rail network route must be looked at in the context of housing supply, says Urban Taskforce’s CEO Chris Johnson.
The NSW government has <a href="/news/parramatta-light-rail-options-down-to-four-routes">narrowed down the options for Western Sydney’s light rail route to four</a> and Johnson says whichever area receives the new infrastructure will see an uptick in supply.
Currently, the four routes under consideration include:
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Macquarie Park (via Carlingford) This particular line has the advantage of having land available at present, Johnson said. 
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Castle Hill (via Old Northern Road) This line, along with the Bankstown line below, would assist rebalancing the current east-west transport focus. 
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Bankstown 
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Sydney Olympic Park (with the potential of reaching Strathfield/Burwood) Johnson said that Olympic Park is “crying out” for better public transport connections to Parramatta. This option would traverse through redundant industrial land, and “stimulate new development”.</li>
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The lines discussed in December 2013 included the following specifics:
Castle Hill Line: Connects Castle Hill, Baulkham Hills town centre, Parramatta CBD, Rydalmere and an interchange to the North West Rail link.
Macquarie Park Line: Connects Westmead health precinct, Parramatta CBD, University of Western Sydney at Rydalmere, Eastwood town centre and Macquarie Park.
“Each of the four options has its own logic and could be great additions to the cities transport network,” said Johnson.
“With metropolitan Sydney needing to double the existing 1.66 million homes over the next 50 years we must find the best locations for these new homes. The city cannot keep spreading outwards and most communities won’t want every suburban street to be doubled in density.
“The best solution to manage this growth will be through apartment living in taller towers at major centres and in mid-rise apartments along light rail routes,” he said.
“Just as the centres along the North West rail will have significant increases in density so too should the centres along Western Sydney’s light rail be places for growth.”
Johnson expects the development of 4,000 or more homes along the route.
The state government hopes that the light rail network will cement Parramatta as Sydney's second CBD and improve connectivity throughout the region.
{mijopolls 59}
Picture of Parramatta skyline courtesy of Gareth Edwards/ <a class="mw-mmv-license cc-license" href="https://www.propertyobserver.com.au/https://creativecommons.org/licenses/by-sa/3.0" target="_blank">CC BY-SA 3.0</a>.
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