Gold Coast-based developer <a href="https://www.apartments.com.au/developers/ignite-projects">Ignite Projects</a> has lodged a Development Application for a landmark $120 million precinct set to transform the southern gateway of the much-loved Spit.

Positioned at the most prominent entry point to the iconic peninsula, the project has been designed with a strong focus on architecture, public space, heritage and connectivity, delivering a revitalised parkland setting that invites locals and visitors to engage with the Broadwater.

Central to The Isles proposal is a significantly upgraded public realm, including landscaped open space, a new waterfront café, and a family-friendly park featuring a naval-themed playground, open lawns and improved pedestrian connections.

<img alt="Ignite Projects unveils exciting details of landmark gateway precinct for the Spit" data-entity-type="file" data-entity-uuid="de83a270-6091-4b26-bed0-86f9248e7f9e" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/The%20Isles%201.jpg?VersionId=vt79HlCOwV9F7eLQe9.Z3bv9JGLMaSP2" />

The design retains and celebrates key elements of the site’s history. The training mast from the vacant and degraded naval cadet building, which forms part of a former Navy minesweeper, will be preserved. The existing Navy Memorial will be relocated and upgraded in collaboration with the RSL, allowing it to be publicly accessible for the first time in years. 
&nbsp; 
Heritage-listed Humphreys Boat Shed remnants will remain and be incorporated into the landscape, while the site’s established Norfolk Pines will be retained, reinforcing the area’s character and sense of place. The enhanced parkland will ultimately create a long-term community asset at the entry to The Spit. 
&nbsp; 
The Development Application (DA) lodged with Gold Coast City Council includes 28 waterfront apartments across three levels, ranging in size from 145sqm to 383sqm, designed as a feature landmark within the precinct and complement the public domain.

<img alt="Ignite Projects unveils exciting details of landmark gateway precinct for the Spit" data-entity-type="file" data-entity-uuid="bbf94e00-b56a-47fb-a15d-3d17b0b1ec76" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/The%20Isles%203.jpg?VersionId=A0vmBNE_KohYJo1EoZcmF5IVW4tT5aDo" /> 
&nbsp; 
Ignite Projects Director Josh Foote said the project as a whole had been carefully shaped to deliver a meaningful outcome for the wider community, not just future residents. 
&nbsp; 
“This is about more than delivering opulent apartments – it’s about creating a welcoming and memorable gateway to The Spit that people can enjoy every day,” Mr Foote said. 
&nbsp; 
“We’ve worked hard to ensure the public realm is a central part of the project, from the landscaped parklands and family-friendly spaces through to the preservation and celebration of important local heritage.”

<img alt="Ignite Projects unveils exciting details of landmark gateway precinct for the Spit" data-entity-type="file" data-entity-uuid="443bbde5-8221-45f8-a549-dad2623df20c" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/The%20Isles%204.jpg?VersionId=iUl6nc.sHkjMdo_1RigwbwUz_celHJ3H" /> 
&nbsp; 
Designed by <a href="https://www.apartments.com.au/architects/contreras-earl-architecture">Contreras Earl Architecture</a>, The Isles adopts a considered subtropical approach, with the building form shaped to maximise natural light, cross ventilation and views to the Broadwater and surrounding parklands. 
&nbsp; 
Architect Rafael Contreras said the design responded directly to its unique coastal setting. 
&nbsp; 
“Rather than a typical built form, the architecture has been shaped by performance and experience – from optimising outlook and privacy to creating a strong connection to landscape and climate,” Mr Contreras said. 
&nbsp; 
“A central landscaped courtyard allows light, air and greenery to permeate the building, while the articulated façade introduces movement and rhythm inspired by the Broadwater.

“The Isles will create a place where people can gather, relax and connect with the water, while also delivering a refined residential product that responds to its unique setting.”

<img alt="Ignite Projects unveils exciting details of landmark gateway precinct for the Spit" data-entity-type="file" data-entity-uuid="1089570d-1120-4302-9900-fb9f75c75c26" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/The%20Isles%205.jpg?VersionId=pl9qmKZNbaL3A7XjmD7sjhLwmXaqzzLZ" /> 
&nbsp; 
The DA relates to the residential and public realm components, with a proposed boutique marina to be progressed as part of a future stage, subject to separate approvals. 
&nbsp; 
The Isles is being delivered under The Spit Master Plan, a collaborative vision to create a new residential, tourism, leisure, natural environment and cultural heritage hub on the iconic and much-loved peninsula.&nbsp; 
&nbsp; 
Ignite Projects has an established track record delivering premium residential projects across the Gold Coast, including The Monaco at Main Beach and Cabana at Palm Beach. 
&nbsp; 
Sales for The Isles are expected to commence in coming months from an on-site display suite, with construction targeted to begin later this year, subject to approvals.

Joel Robinson

Ignite Projects unveils exciting details of landmark gateway precinct for the Spit

The Federal Government’s sweeping changes to negative gearing and capital gains tax could trigger an unintended consequence: a surge of investor demand into the new and off the plan apartment sector.

While Treasurer Jim Chalmers has framed the reforms as a way to improve housing affordability and rebalance the tax system, the carve-outs for newly built housing are already positioning off the plan apartments as one of the few remaining tax-effective property investment plays.

Under the changes handed down in the Federal Budget, investors purchasing established properties after budget night will no longer be able to access negative gearing benefits. The Government will also replace the long-standing 50 per cent capital gains tax discount with a new inflation-indexation model and introduce a minimum 30 per cent tax on gains from July 2027.

However, there is a major exemption.

Investors buying new builds, including off the plan apartments, will still be eligible for negative gearing and will be able to choose between retaining the current 50 per cent CGT discount or adopting the new indexed model.

That distinction is expected to reshape investor behaviour almost immediately.

For years, established housing has dominated investor purchases because of its perceived lower risk, immediate rental returns and stronger historical capital growth. But with the tax advantages now heavily skewed toward new housing supply, the economics are changing rapidly.

The Federal Government has been explicit about its intent.

“The housing market and tax system are broken,” Chalmers said ahead of the Budget, arguing that existing concessions were disproportionately rewarding speculation rather than supporting housing supply.

The Government says the reforms are designed to encourage investment into new housing rather than established stock, a move aimed at increasing supply during a prolonged housing shortage.

According to the official Budget papers, limiting negative gearing to newly built homes is intended to “better align tax incentives with housing supply objectives.”

For the apartment development sector, particularly the off the plan market, the changes could become one of the strongest investor tailwinds in years.

Developers across Sydney, Melbourne and Brisbane have spent the past two years battling elevated construction costs, higher interest rates and subdued investor confidence. Many projects have struggled to secure sufficient pre-sales to commence construction, particularly in markets heavily reliant on investor demand.

The Budget changes may now alter that equation.

Investors seeking tax-effective property exposure will increasingly find themselves funnelled toward newly built apartments simply because established dwellings no longer offer the same benefits.

Commonwealth Bank described the reforms as one of the most significant shifts to residential property investment settings in decades, noting that the package is centred around “limiting negative gearing for residential property to new builds” while replacing the existing CGT framework.

That could have profound implications for the apartment sector.

Off the plan apartments already hold several advantages for investors. Purchasers typically secure a property at today’s price while settlement occurs years later, allowing time for capital growth and reducing the upfront capital burden. Brand-new apartments also generally attract depreciation benefits, lower maintenance costs, and stronger appeal to renters seeking modern amenity.

Now, they may also become one of the only residential property types still offering the full suite of historical tax advantages.

Industry analysts expect investor demand to increasingly migrate toward projects that can clearly demonstrate strong rental demand, transport connectivity and long-term supply constraints.

The shift is likely to be particularly pronounced in apartment markets already underpinned by structural undersupply, including inner Brisbane, the Gold Coast, parts of Sydney’s Lower North Shore and select Melbourne precincts where new apartment commencements have collapsed over recent years.

The reforms also arrive at a time when apartment supply nationally remains critically constrained.

Australia is already struggling to meet the Federal Government’s target of delivering 1.2 million new homes over five years. Construction feasibility pressures have delayed or shelved thousands of apartments across the country, particularly as building costs remain elevated and financing conditions remain tight.

Critics of the Budget changes argue the reforms could reduce overall investor participation in the housing market and place upward pressure on rents by discouraging investment in established housing.

Some economists estimate the measures could reduce housing supply over the longer term if overall investor appetite weakens.

However, the Government is betting that redirecting investor capital into new housing supply will offset those concerns.

“To continue to incentivise construction of new housing, investors building new residential properties will be able to choose either the 50 per cent CGT discount or the new arrangements,” the Budget papers stated.

That wording has been closely watched by the development industry because it effectively positions new apartments as the preferred investment class within residential property.

For off the plan developers, the reforms could become a powerful sales tool.

Projects that have increasingly relied on owner-occupier demand may once again attract investors seeking to preserve the tax advantages still attached to newly built housing before the July 2027 changes take effect.

The reforms are also expected to sharpen the divide between established and new housing markets.

Rather than a broad investor retreat from property altogether, many analysts expect a redistribution of capital toward sectors still supported by Government incentives.

That could create stronger demand for apartment projects in key urban growth corridors and transit-oriented precincts where population growth, migration and rental shortages remain elevated.

The policy direction also aligns with the Government’s broader push toward increasing housing density in established urban areas.

Across Sydney, Brisbane and Melbourne, planning reforms are increasingly encouraging higher-density apartment development around transport infrastructure and activity centres. By maintaining tax incentives for new housing, the Federal Government is effectively reinforcing that agenda from a taxation perspective.

For apartment developers who have spent years navigating subdued investor confidence, the changes may ultimately become the catalyst that reactivates parts of the off the plan market.

While the broader property sector is still digesting the long-term implications of the Budget, one thing is already becoming clear.

The era of investors buying established apartments and houses primarily for tax advantages may be ending.

But for off the plan apartments, the investment story may just be beginning.

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Investors to flood off the plan apartment market?

Adding to Chatswood’s growing skyline, <a href="https://www.apartments.com.au/new-apartments/the-anderson-chatswood-54-56-anderson-street-chatswood-nsw-2067">The Anderson</a> is grounded in a simple principle: apartment living in a major centre does not have to come at the expense of space and outlook.

Set on Anderson Street in the heart of <a href="https://www.apartments.com.au/developments/chatswood-nsw-2067">Chatswood</a>, the new residential tower, a collaboration between developers <a href="https://www.apartments.com.au/developers/changfa-group">Changfa Group</a> and <a href="https://www.apartments.com.au/developers/huirong-group">Huirong Group</a> with architecture and interiors by <a href="https://www.apartments.com.au/architects/ajc-architects">AJC Architects</a>, will introduce 122 apartments that prioritise generous proportions, considered orientation, and a strong connection to the surrounding heritage precinct.

The design originated from a Design Excellence Competition, where AJC proposed a building that combines suburban-style apartment scale with the density expected in a transport-rich centre. The development will include more than 1,800 square metres of retail and commercial space at street level, landscaped communal roof terraces, and a ground-floor pocket park framed by canopy trees. Together these elements aim to create a building that integrates with Chatswood’s evolving streetscape while maintaining a strong residential focus.

[smartcode_project:default project_id=151353 project_image_fid=353250]

A key driver behind the architecture was the desire to deliver family-sized apartments rarely seen in the Chatswood market. The Anderson includes a mix of one to four-bedroom apartments, with around 35 per cent of the residences configured as three or four-bedroom homes. At the top of the building, two double-storey penthouses span approximately 200 square metres each, reinforcing the project’s emphasis on scale and long-term liveability for both downsizers and intergenerational households.

Orientation and outlook were central to the planning of the building. The apartments are positioned to maximise views to the north and east across Chatswood’s heritage precinct, with upper levels capturing glimpses of the Pacific Ocean. South-facing apartments gain distant views toward the Sydney CBD and Harbour Bridge, while the building’s configuration intentionally reduces western exposure at lower levels to minimise overlooking toward the nearby railway corridor.

The external design references the character of the surrounding conservation area without replicating it directly. A brick podium anchors the building to the street and introduces a series of architectural portals that draw inspiration from the nearby Chatswood Presbyterian Church. Above this base, the tower shifts to a lighter, more open expression defined by horizontal lines and carefully detailed balconies that balance privacy with outward views.

[smartcode_project:default project_id=151353 project_image_fid=353254]

Toward the top of the tower, AJC introduces a distinctive lantern-like element formed by sliding screens. These screens provide both solar shading and privacy while also creating a visual marker for the building within the Chatswood skyline. The feature reinforces the architectural intent of the project, a structure that is visually refined while still responding to the practical requirements of apartment living.

Inside the residences, interior architecture focuses on clear spatial flow and practical everyday use. Open-plan living areas connect directly to large balconies, extending the internal living spaces outward and allowing natural light to move deeper into the apartments. Kitchens are designed as central working spaces with premium appliances and carefully selected materials, positioned to serve both daily living and entertaining.

[smartcode_project:default project_id=151353 project_image_fid=353256]

Bathrooms follow a similarly restrained design language, using refined fixtures and materials to create calm, functional spaces, while wardrobe areas adopt a gallery-style layout with integrated lighting and generous storage. These elements reflect a broader design approach that prioritises clarity, functionality, and durability over decorative gestures.

Positioned just a short walk from Chatswood Interchange, residents will have direct access to rail, metro, retail, and dining. The Metro extension allows travel from Chatswood to Martin Place in approximately 11 minutes, placing the CBD within easy reach for residents while maintaining the convenience of a walkable North Shore neighbourhood.

One-bedroom apartments at The Anderson start from $1,022,000.

[smartcode_project_cta:default project_id=151353]

How AJC designed The Anderson to bring oversized apartment living to Chatswood

<a href="https://www.apartments.com.au/developers/bridgewell-development">Bridgewell Capital</a> has lodged plans for a major mixed-use apartment development in the heart of Maroubra, seeking a significant uplift in height and density controls to deliver 120 apartments and a 120-place childcare centre near Maroubra Junction.

The State Significant Development application, filed through the NSW Government’s Housing Delivery Authority pathway, covers a 3,270 sqm amalgamated site at 251-257 Maroubra Road and 133-135 Garden Street. The proposal includes a concurrent rezoning that would increase the maximum building height from 12 metres to 35.6 metres and lift the floor space ratio to 4.02:1.

Designed by <a href="https://www.apartments.com.au/architects/bka-architecture">BKA Architecture</a>, the project would replace a mechanic’s workshop and several detached homes with a 10-storey residential building above four basement levels.

The scheme comprises 120 apartments, including 27 affordable housing units to be managed by a community housing provider for 15 years, alongside 203 basement car spaces and 92 bicycle spaces. A childcare centre occupying nearly 900 sqm of floor area would sit at ground level and be capable of accommodating 120 children and 22 staff.

<img alt="First look: Bridgewell plots 120 apartments and childcare centre in Maroubra town centre" data-entity-type="file" data-entity-uuid="038a0639-f9e4-4303-8fcc-d43e73fa480f" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Bridgewell%20pers.png?VersionId=eGBElxmNqJW.YF3JFYgHTnPgAstdyXR3" />

According to the Design Report, the project has been conceived as a “gateway proposal” that responds to Maroubra’s evolving urban character and its proximity to the town centre.

“Designed to complement the character of Maroubra’s town centre, this gateway proposal features a building scale that matches its surroundings,” the report stated.

“It integrates residential units above a ground-level childcare centre, fulfilling the strategic objectives of the Randwick City Council Masterplan.”

The apartment mix is weighted toward larger residences aimed at families and downsizers, reflecting changing demographics in the Randwick LGA and increasing demand for medium-density housing close to transport and amenity.

BKA Architecture said the proposal seeks to reinforce Maroubra Road as a civic spine while improving the pedestrian experience around the site through landscaping and upgraded public interfaces.

“The design capitalises on the following site opportunities: reinforcement of Maroubra Road as a civic spine, enhancement of pedestrian pathways and the public interface via new landscaping, and strong market demand for two and three-bedroom apartments to support families and down-sizers,” the Design Report noted.

<img alt="First look: Bridgewell plots 120 apartments and childcare centre in Maroubra town centre" data-entity-type="file" data-entity-uuid="ee509779-3c7e-4918-b03d-761c785459d0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Bridgewell%20site.png?VersionId=eZC4Ruyn.C7O.Qwfr1SVeP5.ds1c5.66" />

The building has been designed with setbacks and articulation intended to transition between the commercial intensity of Maroubra Junction and the surrounding lower-scale residential neighbourhoods. Communal open space is proposed on level one, while upper-level apartments would secure views towards Port Botany, Maroubra Beach and Sydney’s eastern suburbs.

The development sits around 200 metres east of the Maroubra Junction intersection of Anzac Parade and Maroubra Road, within one of Randwick’s identified strategic centres. The site is close to Pacific Square Shopping Centre, major bus routes, schools, parks and future cycling infrastructure proposed under the Maroubra Junction Masterplan.

The Maroubra proposal aligns with broader NSW Government initiatives encouraging higher-density housing near established centres and transport corridors, particularly where affordable housing is incorporated.

Bridgewell is also working on a <a href="https://www.apartments.com.au/news/qld/goldfields-sets-the-stage-as-quartet-milton-launches">new 55-unit project in Killara</a>.

First look: Bridgewell plots 120 apartments and childcare centre in Maroubra town centre

National diversified developer <a href="https://www.apartments.com.au/developers/goldfields-group">Goldfields</a> has launched its latest Brisbane apartment project, <a href="https://www.apartments.com.au/new-apartments/quartet-milton-33-manning-street-milton-qld-4064">Quartet Milton</a>, marking its entry into the sought-after inner-city suburb just two kilometres from the CBD.

The circa $100 million development will rise 18 storeys and deliver 131 apartments, offering a mix of one, two-, and three-bedroom residences.

Ideally located on Manning Street, Quartet residents will be within 300 metres of Milton Station, 500 metres from the Milton Ferry Wharf, and a short walk to Milton Markets, the iconic Park Road, as well as a range of breweries and cafés.

[smartcode_project:default project_id=108736 project_image_fid=367993]

Designed by architecture firm <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a> and brought to life by <a href="https://www.apartments.com.au/architects/cera-stribley-architects">Cera Stribley</a>, the building features a simple, gridded façade paired with generous glazing to enhance views, maximise aspect, and capture both sunrises and sunsets from within the apartments and their generously sized balconies.

Residents will have access to a 1,000 sqm rooftop, curated to balance wellness and entertaining, in response to increasing demand for wellness-focused shared spaces.

"We've approached Quartet Milton as a complete lifestyle offering, not just apartments, but a place where the design, amenities, and location all work together in a meaningful way," says Goldfields Managing Director Lachlan Thompson.

"Buyers are looking for that sense of confidence, knowing the vision has been carefully thought through not just by us as developers, but by all our consultants appointed to bring this together, and that it will be delivered to the standard they expect."

[smartcode_project:default project_id=108736 project_image_fid=368000]

Cera Stribley Co-Founder and Managing Principal Domenic Cerantonio said the rooftop is designed to feel like a place "you'd genuinely use every day."

"A 25-metre pool framed by city and mountain views, wellness areas, and private dining spaces for evenings with friends create a setting designed for year-round comfort and effortless Brisbane living."

[smartcode_project:default project_id=108736 project_image_fid=367999]

In addition to the 25-metre pool, the rooftop will include a sauna, cold plunge, fully equipped gym, and zen gardens, all complemented by panoramic views of the city and river.

While the building is expected to appeal predominantly to owner-occupiers, Goldfields anticipates interest from investors seeking strong rental returns, driven by the project's design, location, and the city's projected capital growth in the lead-up to the 2032 Brisbane Olympics.

[smartcode_project:default project_id=108736 project_image_fid=367991]

<a href="https://www.apartments.com.au/developments/milton-qld-4064">Milton</a>, widely regarded as one of Brisbane's most desirable inner-ring suburbs due to its lifestyle offering and proximity to the CBD, has experienced a shortage of new apartment supply in recent years.

Goldfields is already active in the Brisbane residential market through its Ripley Valley masterplanned community, Hayfield. The 109-hectare neighbourhood is already home to more than 300 families and features a large community park.

Plans for the precinct include a 4 km running track, future schools, and retail and commercial amenities, all within a 35-minute drive of the Brisbane CBD.

Goldfields also plans to deliver a new mixed-use tower at 88 Robertson Street in Fortitude Valley, within the James Street precinct. The project will include 16,000 sqm of boutique commercial space, a level of wellness facilities, and a rooftop restaurant and event space, akin to Goldfields House in South Yarra, its flagship mixed-use development on Chapel Street, which is crowned by the Beverly Rooftop bar, one of Melbourne’s best-known venues.

[smartcode_project_cta:default project_id=108736]

Goldfields sets the stage as Quartet Milton launches

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?

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A Glenn Murcutt-designed home in Kangaroo Valley – The Walsh House – has been listed for sale with a price tag of $1,975,000. 
The two-bedroom, two-bathroom property was constructed over four years for Rosemary and Robert Walsh, an immigration lawyer.
The property sits on 2.02 hectares, 100 metres above sea level. The Walshes bought the two-hectare block in 1999 for $230,000.
The properties southern and western facades are crafted using rustic materials due to facing the winds of winter and feature few windows.
The northern and eastern facades feature more refined materials and open up to views of Kangaroo Valley.
Each room in the house is protected by adjustable louvres to control the daylight in each room.
Murcutt is known for paying attention to the environment and creating economical and multi-functional buildings.
Kangaroo Valley is located in the Illawara region of New South Wales.
The property is listed through John Renouf and Drew Lindsay of <a target="_blank" href="https://www.drewlindsay.com.au/property/the-walsh-house-kangaroo-valley-new/">Drew Lindsay Real Estate Bowral</a>.
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Glenn Murcutt-designed trophy home in Kangaroo Valley listed

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Hi Margaret,   
We own a three-bedroom house in Sydney's North Shore and are considering the option of selling and buying a bigger house (we have three children). We bought the house five years ago (brand new) but given what we've spent on landscaping, don't think we'll make much from the sale. Given the current interest rate situation, would you advise holding off selling and buying in the same market (and for how long?) or selling/buying sooner rather than later? 
Thank you very much, 
Kris
Hi Kris,  
From your question, I gather that you are thinking of upgrading your family home to a larger one, and keeping the one you are moving out of until such times as the market is better and more advantageous to sellers.  In theory, this should mean that you buy now while the market is lower, and sell in a higher market.  
There are a few issues with this strategy though:  
<ol>
<li>
Depending upon the current mortgage on the house you live in now, the yields are likely to be very low and not enough to cover your holding costs.  Higher priced homes tend to have relatively lower yields and this makes the gap between what comes in and what goes out much greater than it would be if you owned an investment property in a higher yielding area.  These holding costs soon add up, and if the sale takes longer than you’d hoped, might eat into any increased value you will get from waiting.
</li>
<li>
If your equity lies in the current home, and you need to finance the new home to 100% of its value, your largest debt will most likely be the non tax deductible one on this new home, while your lower debt (on the old house)will be tax deductible.  This is an upside down financial situation to be in
</li>
<li>
As you can only have one Principle Place of Residence (PPOR) exemption, one of the two properties you own will begin to accrue Capital Gains tax (CGT).  If you choose for that to be the one you move out of, then any additional gain you may make by holding off will be further reduced by CGT.  The 6 year rule only applies if you don’t have another PPOR
</li>
<li>
While the North Shore might be considered ‘blue chip’ it does not follow that this is the best investment you can make.  It’s an area which has already had its boom and now, at top prices, movement upward will be significantly smaller. Other areas which are yet to be ‘discovered’ have their greatest period of growth ahead of them, while top end property, once it reaches the top end, tends to have much smaller incremental growth ahead of it. As an ‘investment’ your current home may not be the best you can do.
</li>
</ol>
It might be more advantageous for you to sell now and while you are in the CGT free period, use any un-encumbered proceeds to buy the new home, and then use the equity you have in your new home to immediately leverage back into a 100% loan for a property situated in a true, up and coming hotspot!
Margaret Lomas is a best-selling author and writes and hosts the popularProperty Success With Margaret Lomas and heads up the panel onYour Money, Your Call, both on Sky News. She is the founder of <a rel="nofollow" target="_blank" href="https://destiny.com.au/dotnetnuke/en-au/home.aspx">Destiny</a>.
Have a property question? <a target="_blank" href="mailto:askmargaret@propertyobserver.com.au">Ask Margaret!</a>
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mlomas-KC9MUPZ6Ca

Ask Margaret: Should we hold off selling and buying again in Sydney's North Shore?

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Greater western Sydney has - not surprisingly - emerged as a hotspot for population and building growth, according to the latest Housing Industry Association (HIA) report.
Three out of the top five statistical areas on the NSW building and population hotspot list were located in greater western Sydney. Parklea-Kellyville Ridge and Homebush Bay-Silverwater were the top two areas in New South Wales in terms of population growth, with Parklea-Kellyville growing by 10.2% and Homebush Bay-Silverwater by 9%.
Both suburbs were also amongst the national top 20 building and population hotspots, in positions thirteen and eighteen respectively.
Kellyville was fifth on the NSW list, citing population growth of 3.1%.
Property Observer <a href="https://www.propertyobserver.com.au/new-south-wales/hotspots-from-fibros-to-mcmansions-western-sydney-attracting-investor-attention/2012012953164">reported</a> in January this year that western Sydney has been attracting investor attention, largely due to affordable housing especially in comparison to inner Sydney, new residential developments, as well as businesses moving into the area.
Douglas Driscoll, CEO of Starr Partners, expects the western Sydney market to get stronger with new suburbs and shopping districts appearing, businesses establishing and settling in the area, transport connections improving and large master-planned residential developments are appearing. “No other area in Sydney is seeing that amount of change so quickly,” he said in January.
Western Sydney also registered the highest sales activity in New South Wales in 2012, as <a href="https://www.propertyobserver.com.au/new-south-wales/sydney-house-prices-up-61-over-2012-but-little-growth-in-the-western-suburbs-reinsw/2013030759770">reported</a> by Property Observer in March this year.
Simon Pressley also <a href="https://www.propertyobserver.com.au/new-south-wales/greater-western-sydney-is-spruiked-as-a-gold-mine-but-investors-should-be-wary-simon-pressley/2013041660434">highlighted</a> western Sydney’s investor potential in Property Observer in April this year. He mentioned western Sydney’s dense population and diverse demographic may influence property values.
The Parklea-Kellyville Ridge statistical area saw the largest and fastest growth in the state, with an increase of 2300 residents according to the Australian Bureau of Statistics (ABS). The value of residential building work approved was $182.1 million.
Parklea-Kellyville Ridge is located approximately 40 kilometres north-west of the Sydney CBD. According to the latest census report, the median age of people in the area was 31 years, with children aged 0-14 years making up 27.7% of the population. This indicates that young families populate the area.
Some 57% of residents in the Parklea-Kellyville Ridge area were born in Australia. 9.1% of the population have an Indian background, while 6.1% of the population have a Filipino background. In addition to English, languages spoken at home included Hindi, Punjabi, Tagalog, Filipino, and Arabic, indicating Parklea-Kellyville Ridge is a culturally diverse area.
 
<hr class="system-pagebreak">
According to the <a href="/news">latest RP Data report</a>, the median house price in Parklea currently stands at $549,500, up 0.5% on last year. The average discount required to sell a house is 5.1%, while private treaty sales average 57 days on market. The median asking rent for houses is $550, while average rental yield stands at 5.2%.
The median unit price in Parklea currently stands at $390,000. The median asking rent for units is $470, and average rental yield currently stands at 6.2%.
The median house price in Kellyville Ridge currently stands at $610,000, up 3% on last year, according to the <a href="/news">latest RP Data report</a>. The average discount required to sell a house is 5.2%, while private treaty sales average 85 days on market. The median asking rent for a house is currently $600, with an average rental yield of 5.1%.
The median unit price in Kellyville Ridge is currently $422,500, up 6.8% on last year. The median asking rent for a unit is currently $420, with an average rental yield of 5.2%.
The Homebush Bay-Silverwater statistical area saw an additional 1100 residents in 2011-2012, according to the ABS. The value of residential building work approved in the area was $276.4 million.
Homebush Bay-Silverwater is located approximately 16 kilometres west of the Sydney CBD. According to the latest census report, the median age of people in the area was 33 years, with children aged 0-14 years making up 17.2% of the population.
Homebush Bay-Silverwater is home to people of various backgrounds, with 47% of Australian-born residents making up the population. 8.5% of the population have a South Korean background, and 6.1% of the population have a Chinese background, indicating that Homebush Bay-Silverwater is a culturally diverse area as well.
According to the latest RP Data report, the median house price in Silverwater currently stands at $540,000, up 3.8% on last year. The average discount required to sell a house is 5.8%, while private treaty sales average 52 days on market. The median asking rent for houses is $420 a week, while average rental yield stands at 4.0%.
The median unit price is Silverwater currently stands at $410,000, down 8.9% on last year. The average discount required to sell a unit is 9.0%, while units average 112 days on market. The median asking rent for unit is $490 a week, while average rental yield stands at 6.2%.
The Kellyville area saw population growth of 3.1%, and the value of residential building work approved in the area was $208.1 million.
Kellyville is located approximately 36 kilometres north-west of the Sydney CBD. According to the latest census report, the median age of people in the area was 34 years, with children aged 0-14 making up 25.4% of the population, indicating the area is home to a number of young families.
While majority (63.6%) of Kellyville residents are born in Australia, it is also home to a number of residents who were born in England (3.7%), India (3.0%), South Africa (2.3%), Philippines (2.3%), and Sri Lanka (1.8%). 35.4% of households in Kellyville also report speaking two or more languages at home, according to data from the ABS.
According to the <a href="/news">latest RP Data report</a>, the median house price in Kellyville currently stands at $680,500, up 4.7% on last year. The average discount required to sell a house is 6.0%, and private treaty sales average 78 days on market. The median asking rent for houses is $620 a week, while the average rental yield is 4.7%.
The median unit price in Kellyville currently stands at $547,500, up 2.3% on last year. The average discount required to sell a unit is 2.6%, while private treaty sales average 70 days on market. The median asking rent for unit is $550 a week, while the average rental yield is 5.2%.
 
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dleow-BGaNPbHWyK

Kellyville among Sydney's top new home suburbs: HIA

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Marara, which is being marketed as Pittwater's largest deep waterfront, has been relisted with $30 million hopes.
The Careel Bay, Pittwater <a href="https://www.rwm.com.au/142196/" target="_blank">deep waterfront</a> has had its asking price reduced from $40 million in 2010.
The 12,685 square metre holding with 119 metres of sandy beach has been listed by Peter Higgins, founder of broker Mortgage Choice.
"Marara at Avalon was a great place to bring up our children,'' Mr Higgins told News Ltd papers.
It's only the second time in 80 years that the property overlooking Careel Bay has been for sale.
It comes with a bungalow that dates back to the ownership of gynaecologist Sir Herbert Schlink, who died in 1962, leaving a £75,000 estate.
His wife, gynaecologist Meg Mulvey, died in late 2001. The Cabarita Road, Avalon, property was sold for $15 million in 2003 to Higgins, who then added another block costing $3.2 million.
The couple had met in 1945, when Bertie was 62 and Meg 28.   
It comes zoned for step 5 development plans.
There is approval for six separate titles.
It comes with three residences, two boathouses, one super wharf and one slipway.
Its been listed by Richardson &amp; Wrench Mosman agents Richard Simeon and Mark Manners.
The other significant Pittwater holding for sale is <a href="https://www.propertyobserver.com.au/https://www.propertyobserver.com.au/new-south-wales/historic-pittwater-retreat-yamba-seeking-new-bibliophile-owners-%E2%80%93-byo-boat/2012112158014" target="_blank">Yamba, on Scotland Island</a>.
<a href="https://www.propertyobserver.com.au/residential/trophy-homes/" target="_self"><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/stories/2013/05/trophyhomesstrapone.jpg" alt="trophyhomesstrapone" width="470" height="57"></a>
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jchancellor-FAypfDUnLy

Marara, Sydney's largest deep waterfront listed with $30 million hopes

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On this week’s Purchase or Pass, Chris Gray is joined by Tom Panos from News Limited to look at a block of units situated next door to a block of housing commission properties.
Once investors have bought a number of units they often chase blocks of units, but is that the right strategy to go for and would you still buy if it was next to a block of housing commission properties?
{qtube vid:=UoiyoBxlrCw&amp;feature=youtu.be}
It’s a <a target="_blank" href="https://www.realestate.com.au/property-house-nsw-maroubra-113609991">small block of four units</a>, 10.9 kilometres from the Sydney CBD and just 150 metres to the beach. The units are in reasonable condition with fairly new paint and carpet but there is potential to upgrade them as the years go on. The units are all identical layout and feature two bedrooms with an internal living space of 87 square metres each. There is parking for four cars at the rear. Next door to the unit block is two housing commission blocks of units.
Chris Gray: I guess the first question Tom is, how much demand is there for small blocks of units and I guess, blocks of units that are close to the beach?
Tom Panos: Enormous demand, enormous demand. Even last Saturday I was doing a block of four in Lakemba, which isn’t a suburb that is regarded as a hot suburb in terms of real estate, but I think there were about 20 people registered to bid there. Every block of unit that I’m ever involved in auctioning, you just see record number of registrations. Big demand for blocks.
Chris Gray: Everyone seems to want this, but it’s getting more and more expensive. So say if you have a budget of $3 million, there’s probably not that many blocks around for under $4 million is there?
Tom Panos: Very rare, that’s the bracket everyone wants to go in, so the smaller the block the more attractive it is for buyers.
Chris Gray: So I guess the big question here is obviously it’s a good unit, close to the beach, its got parking and all the rest of it, but the housing commission next door. Would you generally buy next to a housing commission? Would you recommend that sort of thing?
Tom Panos: Look I’ve lived in a street that had housing commission and I never noticed it. So I think the whole issue Chris is, how much of the proportion is there normal to housing commission in a street? That would be the factor I would be looking at. So close to the beach, it depends if there’s only a few housing commission properties there. I wouldn’t think it was a big issue.
Chris Gray: And what if there’s say, 90% housing commission and there’s only one or two houses, or one or two blocks that are regular blocks?
Tom Panos: I think you are then faced with a dilemma, when you are going to be a seller, everyone’s going to know that that’s a housing commission street. You’ve got to take into account that its going to affect the resale value and you should take that into account when you are actually buying the property.
Chris Gray: Because affectively, you’re buying the best house in the street aren’t you?
Tom Panos: Correct, which is generally not the greatest strategy in real estate. But I would say if it’s a small proportion of housing commissions, don’t let that stop you from buying a great block of units.
Chris Gray: When people are looking at blocks of units, a lot of people like the control they can have, all four units themselves and they don’t have to worry about other owners. What are some of the other risks maybe with finance or leasing or anything like that with blocks of units?
Tom Panos: I think maybe the biggest thing is the repair bill. Generally speaking, when something goes in a block of units, because it's far bigger in metres it's more expensive. So the cheque that you write out to the agent for the repairs or the trades people when you’re dealing direct is significantly more. I think the financing can be more expensive, the ratio of the amount of money you can borrow decreases because there’s a higher risk.
Chris Gray: Quite often once you have three or four different units the bank will actually treat it as commercial won’t they? They might only lend say 70% and charge you, maybe 10% interest, say maybe than 6% or 7%.
Tom Panos: Correct, which affects your return because if you look at it, it's about input output. So you might be getting a decent return, but if you’re paying 2% more in a commercial rate, that does affect your final return in your investment.
Chris Gray: Ok so purchase or pass at $2.55 million close to the beach for you?
Tom Panos: Based on what I’ve seen there, beach, small block, rare, purchase.
Chris Gray: And look, for me I think this is a pretty rare opportunity and with a current rent of 4.5% before you even do anything, then it’s a pretty good price based on that yield. I wouldn’t worry about the neighbours when you’re only 150 metres to the beach, there’ll be a whole queue of people to rent or buy, especially if you do it in the summer months. So I’ll definitely go for a purchase on this one as well.
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Purchase or Pass? A block of units next to a housing commission in Maroubra

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A five-bedroom property boasting a 42.5-metre ocean frontage is on the market for $7 million-plus.
Located on Gordon Avenue in Coogee, the vast 2,304-square-block hosts a two-level home with soaring cathedral ceilings.
Featuring three bathrooms, the interiors of the main living area opens up to a large ocean front entertaining verandah with views over Gordon’s Bay.
The property also features a tennis court and a separate self-contained guest accommodation.
The property offers the opportunity to subdivide the land or modify the existing residence.
It last sold in December 2001 for $4,258,000.
The median house price in <a target="_blank" href="/news">Coogee</a> is $1,612,500 according to RP Data.
Bethwyn Richards and James Dack of <a target="_blank" href="https://www.mcgrath.com.au/buy/house-coogee-nsw-2034/166113/?searchID=29144610">McGrath Edgecliff</a> has listed the property for a June 22 auction.
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Coogee clifftop trophy home listing

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More than $1.5 million, then about $1.6 million had been suggested as the likely price of an 1880s Balmain sandstone cottage with two-storey modern makeover at the rear.
About 145 groups had inspected the three-bedroom cottage before its March auction.
It has now been sold - and for $1.7 million through BresicWhitney agents Ercan Ersan and Melinda Antella.
The renovation time similarly spiralled, taking two years after Omar and Luciana Martinez bought the 15 Booth Street property for $980,000 in 2011.
The Martinezes had not renovated before but saw the prospect of restoring its sandstone facade, bring light into the home, and extend with a contemporary, open-plan living space by their architect Brad Inwood.
Site excavation into solid sandstone was required before a new concrete slab could be laid.
With the time delays on planning approvals and then on the excavation the reported budget moved from $350,000 to $450,000, according to a Fairfax Media article.
The old house plan showing the sewer pipe running under the house when it actually was along the back of the block, shaved off around $20,000 in envisaged expenses.
RP Data records show it was briefly available for rent earlier this year at $1295 a week.
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Booth Street, Balmain sandstone stunner sells for $1.7 million

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Property developer Gordon Fell has secured the sale of the penthouse in his Hastings North Bondi project.
The $5.8 million Campbell Parade penthouse has a panorama across Bondi Beach. It totals 421 square metre second floor rooftop space, with a further 109 square metres on the first floor, plus 70 square metres of parking and storage.
The combined space has been bought by Anthony Miller from Goldman Sachs JB Were. It currently remains as two apartments.
The former chairman of the Rubicon property empire has also had his Point Piper harbourfront abode quietly listed for sale with $30 million plus hopes for the past few months.
The luxury $28.75 million home in Point Piper was bought by his wife around the time of the Allco-Rubicon deal.
Fell, the Rhodes Scholar property investor, dabbles in property currently specialising in eastern suburbs Sydney projects.
The Hastings North Bondi property site cost $6.5 million in 2007 with the contemporary apartments subsequently listed through McGrath agent Stephen Chen. There is also a retail component. Its been noted the complex at the northern end of Campbell Parade, Bondi Beach mimics the modern style of James Packer's pad at the southern end.
In 2010 the two penthouses came with $3 million hopes and the other apartments for as much as $1 million each.
Fell has also undertaken a project at 93 to 99 Bronte Road, Bondi Junction, The Hub, a complex of 20 apartments and two levels of commercial space. 
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Gordon Fell secures $5.8 million Hastings North Bondi penthouse sale

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The latest development offering new terrace-style living in inner Sydney city happens to be called The Terraces, a 34-terrace development offering torrens title homes at St Peters.
Located on Grove Street, The Terraces are 80% pre-sold.
The Environa Studio-designed development offers three-and four-bedroom double-storey homes without strata fees.
Three-bedroom terraces are 148 square metres in size and start from $895,000.
Four-bedroom terraces are 170 square metres in size and start from $995,000.
The cheapest home at $875,000 was the display home, which is currently under contract.
Each home comes with a courtyard and landscaped garden.
Bill Kalimnios of McGrath says the main buying demographic have been young professionals.
Domain Holdings, a syndicate headed by Albert Bonansea, bought the 7,339-square-metre former pioneer concrete site in 2004 for $5.7 million.
The first marketing stage began in early 2011 through Liberty Property Services, with prices starting from $825,000.
However the first building company appointed to the development, <a href="https://www.propertyobserver.com.au/industry-news/liquidators-of-collapsed-cosmopolitan-construction-meet-with-home-owners/2011111752421" target="_blank">Cosmopolitan Constructions</a>, went into liquidation, causing some buyers with contracts to withdraw due a lengthier construction timetable.
<a href="https://the-terraces.com.au/" target="_blank">The Terraces</a> are now listed through Steven Chen and Elizabeth Brunton from McGrath with a December 2013 completion date.
The median house price in <a href="/news">St Peters</a> is $684,000, according to RP Data.
Mirvac's Harold Park Glebe development has had strong terrace sales too. Prices of <a href="https://www.propertyobserver.com.au/new-south-wales/no-false-start-as-mirvac-secures-eden-harold-park-terrace-sellout/2012111257768" target="_blank">around $1.895 million have been paid for the Harold Park four-bedroom terraces</a>.
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St Peters development The Terraces secures 80% in pre-sales

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Artist and author of Jeremyville, Jeremy Andrew, has listed his two-level penthouse in The Rex building at Potts Point for $1.4 million plus. 
Located on Macleay Street, the former Rex hotel building was redeveloped in 2005 by BKH architects.
The sky home features two bedrooms, two bathrooms and a galley kitchen with Miele appliances.
The property boasts four metre high ceilings, a mature-garden terrace with harbour views and exclusive use of the adjacent rooftop area of approximately 70 square metres.
Listing agent Brad Caldwell-Eyles says the exclusive roof area has been of real interest to potential buyers.
“No approvals for its use exist as yet; however we imagine that the buyer will seek to install decking and glass balustrades to make the area an amazing roof garden straight from the current residence.
“It will have awesome views of the city and Elizabeth Bay,” says Caldwell-Eyles.
The penthouse also has use of the building amenities including a pool, sauna and gym.
The Rex is a combined residential and retail complex of 165 apartments over nine levels.
Andrew purchased the property in 2005 for $945,000.
Andrew’s first job was a comic artist for the Sydney Morning Herald, and has since worked with the likes of MTV, Adidas, Diesel, Converse and Reed Space Gallery in New York.
Andrew splits his time between his studio in Bondi Beach Sydney and in Soho New York where his creative and life partner, Megan Mair plan to spend more time.
The property will go to auction on June 25 through Brad Caldwell-Eyles of <a href="https://www.1stcity.com.au/Buying/Search/Detail.aspx?id=HCES298&amp;wlid=265bebde-7115-4216-ab52-b88c39133964" target="_blank">1st City Hasemer and Calwell-Eyles Double Bay.</a>
<img alt="trophyhomesstrapone" src="/images/stories/2013/05/trophyhomesstrapone.jpg" width="470" height="57">
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