<a href="https://www.apartments.com.au/developments/broadbeach-qld-4218">Broadbeach</a> offers plenty of reasons to live vertically, but moving from a substantial family home into an apartment can expose the compromises of high-density living. Privacy, room for guests and usable living space tend to matter more when an apartment is intended as a permanent home rather than an occasional coastal base.

A typical residential floor at <a href="https://www.apartments.com.au/new-apartments/the-eveleigh-broadbeach-7-9-surf-parade-broadbeach-qld-4218">The Eveleigh</a>, on Surf Parade,&nbsp;contains just four apartments. The 94-residence development by <a href="https://www.apartments.com.au/developers/hirsch-faigen">Hirsch &amp; Faigen</a> is predominantly made up of expansive three-bedroom homes, with a limited collection of half-floor penthouses above.

Across the apartment floors, <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a> has used the relatively limited number of residences to give each home greater access to natural light and outlook. Living spaces extend towards full-height glazing, while a series of bay windows frame selected views across the Pacific Ocean, city and hinterland rather than treating the building edge as a continuous wall of glass.

&nbsp;

[smartcode_project:default project_id=149670 project_image_fid=360965]

“The apartment floors deliver a collection of homes that embrace controlled outlook via a series of bay windows deliberately framing moments of view,” Rothelowman Director Kim Lowman said.

From outside, those projecting forms contribute to the tower’s faceted profile. Strong horizontal and vertical elements establish its proportions, while the changing position of the sun alters the light, shadow and reflection across the façade throughout the day.

The same attention moves inside the apartments, where the material palette combines warm timber, natural stone, metallic detailing and softer curved forms. Kitchens sit within the main living zone, with stone island benches, integrated joinery and European appliances, before the living areas extend towards the glazing and the outlook.

&nbsp;

[smartcode_project:default project_id=149670 project_image_fid=360981]

Three genuine bedrooms provide room to accommodate family and guests, while two secure car spaces and storage address some of the practical considerations that can become more noticeable when moving from a larger home. Feedback from the display suite has centred on the warmth and restraint of the interiors, with buyers commenting that the residences feel like homes rather than conventional coastal apartments.

A limited collection of half-floor penthouses occupies the upper levels, increasing the scale of the living spaces and adding private balconies and elevated finishes. From this position, the outlook extends between the ocean and hinterland.

Outside the private residences, The Eveleigh separates its shared spaces between the podium and rooftop. The podium is centred on wellness, with subtropical landscaping surrounding a swimming pool and pool terrace, yoga garden, private gymnasium, sauna and hot and cold plunge facilities. Landscaped retreats and pavilions provide additional places to sit away from the main recreation areas.

&nbsp;

[smartcode_project:default project_id=149670 project_image_fid=360966]

Higher in the building, a rooftop pavilion and private dining suite sit alongside resident lounge, barbecue and outdoor dining areas, opening towards panoramic views across the ocean, city and hinterland.

“Buyers are no longer just looking for an apartment, but a lifestyle where they can relax, reset, and enjoy a balanced way of living,” Hirsch &amp; Faigen Director of Sales Matt George said.

Interest to date has come from established owner-occupiers and interstate lifestyle purchasers, including buyers planning a future move to the Gold Coast. Many are coming from larger homes and want to reduce ongoing maintenance without giving up space for family and guests, privacy, two car spaces or the ability to entertain at home.

&nbsp;

[smartcode_project:default project_id=149670 project_image_fid=360969]

Much of that daily life can also take place beyond the building without requiring a drive. Kurrawa Beach and Pratten Park are an easy walk from Surf Parade, while Pacific Fair, Oracle Boulevard, The Oasis, restaurants, cafés, entertainment and public transport are also within walking distance.

The Eveleigh is Hirsch &amp; Faigen's fourth Gold Coast development since entering the market in 2021, following The Hemingway at Palm Beach, The Emerson at Kirra and Yves at Mermaid Beach. Each of the preceding projects sold out before completion.

“Broadbeach had been on our radar throughout our time operating on the Gold Coast,” the developer said. “Following our projects in Palm Beach, Kirra and Mermaid Beach, Broadbeach represented the natural next step for the business.”

The Surf Parade site brought together proximity to the beach, protected coastal outlooks and walkability to dining, shopping and recreation. Hirsch &amp; Faigen also identified the street as an emerging premium residential address, with enough separation from Broadbeach's busier destinations to retain a quieter environment at home.

The Eveleigh is now under construction by Maxcon, with completion forecast for mid-2028. Three-bedroom residences are currently available from $2.87 million.

[smartcode_project_cta:default project_id=149670]

Joel Robinson

The Eveleigh brings house-like apartments to Broadbeach

A long-stalled Campbelltown development site is back in play, with new plans for 139 apartments set to supersede a mixed-use scheme approved almost a decade ago but never built.

The new proposal for 28 Cordeaux Street would deliver 116 market and 23 affordable apartments in a part 14-storey building, bringing a substantial new project into a Campbelltown market where new apartment supply remains limited.

Plans have been filed over the 3,092 sqm corner site at Moore-Oxley Street, around 600 metres from Campbelltown Railway Station and the city-centre retail core.

The site already carries a mixed-use residential approval dating to 2016. Doroch Architects has now been engaged on a larger replacement scheme, which is progressing as a State Significant Development Application following a Housing Delivery Authority determination in August 2025.

The apartment mix comprises 39 one-bedroom, 72 two-bedroom and 28 three-bedroom residences. Two-bedroom apartments make up just over half of the project, while three-bedroom homes account for 20 per cent.

<img alt="First look: New 139-apartment plans revive long-stalled Campbelltown city centre site" data-entity-type="file" data-entity-uuid="136dd5b9-3791-4da6-9e31-76f533f5b4de" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Campbelltown%20da2.png?VersionId=LgOSy9nwf5u.MGswBBwaGGxuX8QpHSl_" />

Of the 139 apartments, 23 will be delivered as affordable housing under the in-fill affordable housing provisions of the Housing SEPP. The affordable component represents 15 per cent of the residential gross floor area and will be managed by a registered Community Housing Provider.

Doroch has sought to break the scale of the building into two distinct elements, with a masonry podium of around four storeys establishing the street edge before the residential tower steps back above.

The corner position has shaped that approach. Cordeaux Street faces toward the commercial and civic centre, while Moore-Oxley Street leads into the lower-scale residential neighbourhood to the south, and the design verification report describes the site as "bridging the commercial core to the north and established residential areas to the south."

The podium will be expressed predominantly in face brick, while the upper levels shift to brushed and grooved concrete cladding with darker metal detailing. Recessed sections, deep balcony edges and landscaping break down the upper form, with an approximately 11.8-metre setback to the northern boundary addressing the adjoining St Peters Anglican School.

<img alt="First look: New 139-apartment plans revive long-stalled Campbelltown city centre site" data-entity-type="file" data-entity-uuid="c8b3d2d3-c561-4bfc-a5d9-a68c0c10dac1" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Campbelltown%20da1.png?VersionId=AeAEyJU02Gk2k5noUj2StziCvdQ7fW4B" />

Campbelltown has been starved of new residential developments in the last decade.

The only other notable development set to come to market this year is ALAND's Queen Square, a mixed-use precinct on over two hectares that will comprise apartments above a vibrant ground-level retail and hospitality dining precinct.

First look: New 139-apartment plans revive long-stalled Campbelltown city centre site

First Look: Sherlock Construction pitches apartments for low-rise Deception Bay

Queensland builder-developer MAYD has revealed the first look at its major North Kirra beachfront development, lodging amended plans that reduce the number of apartments and increase the proportion of larger residences.

The project is planned across a substantial 4,742 sqm amalgamated site spanning seven lots at <a href="https://www.apartments.com.au/new-apartments/2-6-pacific-parade-bilinga-qld-4225">2-6 Pacific Parade</a> and 27-33 Golden Four Drive in Bilin​ga, directly opposite Nor​th Kirra Beach.

<a href="https://www.apartments.com.au/developers/mayd-group">MAYD</a> secured the site for $32.5 million in 2025, in what was one of the Gold Coast's largest property transactions of the year.

The development will be delivered across two stages, with the first stage carrying an estimated gross realisation value of around $360 million.

The latest amendments seek to reduce the overall apartment count and shift the project further toward the owner-occupier market, with larger residences designed for buyers wanting considerably more space than traditionally offered in a beachfront apartment.

The residential mix will include townhomes, oversized two-bedroom apartments, substantial three-bedroom residences and four-bedroom homes.

MAYD has appointed Cera Stribley to lead the architecture and interiors, with the Melbourne-based design practice drawing on the beachfront setting through a series of ocean-facing terraces and heavily landscaped balconies.

Strong horizontal forms and curved balconies will define the exterior, with subtropical landscaping integrated throughout the building to soften the built form and increase the connection between the residences and the beachfront.

The project will also include an extensive collection of resident wellness and lifestyle facilities, continuing the broader shift across the Gold Coast's luxury apartment market toward larger homes supported by resort-style amenity.

<img alt="MAYD" data-entity-type="file" data-entity-uuid="d1bcbb05-e659-4b47-8bd4-1e595315e2ad" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-27%20at%202.05.03%E2%80%AFPM.png?VersionId=jj0XEud1X1DuLt7_KyElhjMdZGOXmLHP" />

MAYD Founder Todd Mould said North Kirra was increasingly appealing to buyers attracted to the more established, lower-density character of the southern Gold Coast.

"North Kirra presents one of the most compelling luxury residential opportunities currently emerging in Australia, combining absolute beachfront with the character and authenticity that buyers are increasingly seeking, and the same sense of tight-knit community that defined Burleigh and Currumbin perhaps 10 or 15 years ago," Mould said.

"With Gold Coast Airport on its doorstep, it also offers a level of accessibility that broadens its appeal across almost every market demographic."

The project comes as the southern Gold Coast continues to attract an increasing share of high-end apartment development and buyer activity.

Kirra in particular has emerged as one of the region's more tightly held beachfront markets, with its relatively low-density character, established surf and hospitality scene and proximity to Gold Coast Airport differentiating it from the higher-density markets further north.

Mould said those characteristics had informed the approach MAYD and Cera Stribley had taken to the project.

"We've worked closely with Cera Stribley to create a vision that is deeply connected to its surroundings," he said.

"Inspired by the coastline itself, the architecture has been shaped around space, privacy and resort-style living, creating a collection of homes that reflects the next generation of luxury on the southern Gold Coast."

MOTIV Managing Director Carly Cottam, who has been appointed to market the project, said buyer attention had continued to move south along the Gold Coast.

"Purchasers who may once have defaulted to Broadbeach, Main Beach or Surfers Paradise are increasingly recognising the value of a genuine beachfront location that offers lower density, strong amenity and a more established sense of community," Cottam said.

"Kirra has a powerful combination of growing demand and genuine scarcity. Beachfront supply is inherently constrained, the area remains relatively low density, and buyers are increasingly placing a premium on locations that feel established, uncrowded and authentic rather than heavily developed."

Cottam said the proximity to Gold Coast Airport was also proving increasingly important for interstate and second-home buyers.

"Being minutes from Gold Coast Airport makes it particularly compelling for interstate buyers, frequent travellers and second-home purchasers who can access an authentic coastal lifestyle almost immediately after stepping off a flight."

The acquisition takes MAYD's active development portfolio to more than $500 million, with the North Kirra project representing one of its largest undertakings to date.

MAYD is targeting an early 2027 launch.

First look at MAYD's North Kirra mixed-use precinct

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Castle Hill, the longtime hub of the Hills District, has been one of the major beneficiaries of Sydney's Metro expansion, with improved connectivity helping drive continued population growth, development and buyer demand across the Hills District.

But despite that growth, the suburb has seen relatively few major new apartment projects brought to market over the past 18 months.

Hills District developer Reve Group is looking to fill that gap with <a href="https://www.apartments.com.au/new-apartments/nova-r-ve-castle-hill-2-garthowen-crescent-castle-hill-nsw-2154">Nova Rêve</a>, a major new mixed-use precinct on the corner of Garthowen Crescent and Old Castle Hill Road, a short walk from Castle Hill Metro Station and Castle Towers.

[smartcode_project:default project_id=152737 project_image_fid=377679]

The project will comprise three residential towers alongside a hotel, restaurants, cafes and a skybar, more than 1,600 sqm of ground-floor retail and almost an acre of landscaped gardens.

It represents the largest project undertaken by Reve Group, the development arm of the Kassis family, which has been building across the Hills District for more than 30 years through Kassis Homes.

[smartcode_project:default project_id=152737 project_image_fid=377675]

Nova Rêve also represents a significant step up from the family's first apartment development, Grand Rêve, which was delivered nearby on Garthowen Crescent.

Grand Rêve introduced larger, house-like apartment layouts and premium inclusions including Wolf and Sub-Zero appliances to the Castle Hill market.

Nova Rêve takes that approach to a precinct scale, combining the residential component with hospitality, retail and substantial public and resident landscaping.

[smartcode_project:default project_id=152737 project_image_fid=377685]

Reve Group Managing Director Sam Kassis said the project reflected the family's three decades of building in the Hills, which has evolved from trophy homes on quarter-acre blocks to larger-scale apartment development.

"Grand Rêve was our first apartment project here and it showed us what this pocket of Castle Hill could be. Nova Rêve is the refinement of that idea: not just apartments, but a place the whole suburb can use," Kassis said.

A key part of that approach is the hotel, which has been designed to operate as an amenity for the wider Castle Hill community rather than solely hotel guests.

It will include restaurants, cafes, skybars and all-day dining, alongside conference and event facilities catering to business functions, community groups and private events.

At ground level, more than 1,600 sqm of shops and cafes will open onto the surrounding streets and landscaped areas.

Almost an acre of gardens designed by Land and Form Studios will run through the precinct, incorporating pathways, seating, barbecue areas and children's play spaces.

[smartcode_project:default project_id=152737 project_image_fid=377680]

Reve Group's Romio Georges said creating an active ground plane had been central to the planning of Nova Rêve.

"There are gardens with pathways, barbecues, seating and play areas, shops and cafes opening onto the street, and a hotel with restaurants and a skybar that anyone in Castle Hill can walk into," Georges said.

The project's elevated position on one of Sydney's highest ridgelines will also provide apartments with outlooks toward the Sydney skyline, surrounding parkland and the Blue Mountains.

More than 80 per cent of the apartments will occupy corner positions, with Turner responsible for both the architecture and interiors.

&nbsp;

[smartcode_project_cta:default project_id=152737]

<h3 data-end="3697" data-section-id="q3n5ak" data-start="3672">&nbsp;</h3>
</main>

Nova Rêve arrives as Reve Group bets on Castle Hill's next growth phase

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>

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Ellen Walker

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

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You can use this checklist when identifying possible buys on the internet and for use by real estate agents, buyers’ agents and any relatives who may be inspecting properties on your behalf.
Before preparing the checklist, it is worth considering what types of properties and locations appeal to other Australian expats.
Shayne Harris of Savills Australia says expats typically want homes within five kilometres of the CBD near good schools, beaches, restaurants and cafes.
“They are going to be working long hours when they return to Australia and want to be in and out of the office in a reasonable time.”
And Harris says expats usually want north-facing backyards and quiet streets. He tells buyers that they can change almost anything with a house except the shape and the aspect of its block.
Peter Kelaher, managing director of Sydney buyers’ agent PK Property Search and Negotiators, says that expat buyers tend to want homes with “postcard” views.
“In Sydney, they really want water views, ideally including the iconic views of the Harbour Bridge and the Opera House.
“A lot of expats – particularly those posted in Hong Kong and Singapore – live in apartments,” Kelaher adds. This means many want Australian houses on big blocks of land.
Property specialists interviewed say expats returning to live in Sydney favour such suburbs as Mosman, Neutral Bay, Roseville and Lindfield on the lower north shore as well as such suburbs as Point Piper, Bellevue Hill and Potts Point in the eastern suburbs. And many expats like the eastern beach suburbs.
Rich Harvey of propertybuyer points to the “golden triangle” of top streets on Balmoral Slopes as a Sydney favourite among expats.
In Melbourne, Ross Savas of Kay &amp; Burton Real Estate names Toorak, South Yarra, Hawthorne, Canterbury, Brighton and Albert Park among the preferred suburbs of cashed-up expats.
“They want quality homes in quality suburbs.”
It should be emphasised, however, that there are two sides to the expat property market. While expats in senior positions are looking for properties typically costing upwards of $3 million, younger expats with less-senior jobs may be hunting for properties selling for $1 million plus.
 
 
For more tips for Australian expats buying back home this summer, <a target="_blank" href="http://propertyobserver.com.au/ebooks/free-ebook-20-top-tips-for-australian-expats-thinking-of-buying-homes-this-summer">download our free eBook.</a>
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Prepare a checklist of 'must-have' features: Tips for expat Australian property buyers

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GPT is not expected to table a better offer for Australand until after it releases its annual results in February.
In mid-December a $3 billion non-binding bid by GPT to acquire Australand's commercial and industrial property businesses – but not its residential property business – was <a href="https://www.propertyobserver.com.au/australian-capital-territory/australand-rejects-gpt-offer/2012121358470" target="_blank">rejected by the Australand board</a> as being too low.
In addition, the Australand board is understood to favour a bid for the entire business rather than just cherry-pick its more attractive divisions, reported the Australian Financial Review.
There are also reports suggesting GPT and Mirvac –<a href="/news"> also in the running to bid for Australand</a> – may join forces and make a joint bid for the residential developer.
The impetus to acquire Australand has been given an added boost with news last week that its biggest shareholder, Singapore-based CapitaLand, was reviewing its 59% holding in Australand.
Mirvac has not tabled an offer of any sort for Australand.
An article in the AFR claimed that Mirvac, under the new leadership of Susan Lloyd-Hurwitz, was preparing a proposal to merge with its smaller rival.
Mirvac is said to offer a better fit with Australand, given its stronger residential focus while GPT is primarily a developer and manager of retail, industrial and office assets.
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No formal GPT bid for Australand possibly until February but joint bid with Mirvac also mooted

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Mortgage brokers, banks and other lenders will have the opportunity to comment on the impact of the Commonwealth Bank’s proposed acquisition of John Symond’s Aussie Home Loans on competition in the industry as part of an ACCC review of the deal.
Industry participants have until January 31 to provide their thoughts and inputs with the ACCC to <a href="https://www.propertyobserver.com.au/https://www.accc.gov.au/content/index.phtml/itemId/1095020/fromItemId/750991" target="_blank">announce its findings on March 7</a>.
The Competition and Consumer Act prohibits mergers and acquisitions that “substantially lessen competition in a market, or are likely to do so”.
Of chief interest and concern for the ACCC will be the impact of the acquisition on the Commonwealth Bank’s ability to sell a greater number of its home loans through Aussie’s mortgage brokers and retail shops and its ability to limit the number of loans that its competitors (particularly other major banks) can distribute via Aussie brokers.
Aussie distributes loans through 18 different lenders and while both John Symond and the Commonwealth Bank have stressed that Aussie will continue to operate as a standalone business, mortgage broking competitors and lenders may hold a different view.
Specifically, the ACCC is seeking to hear whether the “proposed acquisition will result in CBA having the ability and incentive to use its position to originate a larger share of home loans through AHL’s mortgage broker platforms post-acquisition and whether they consider the proposed acquisition will result in “CBA having the ability and incentive to foreclose its banking competitors from accessing its mortgage distribution services”.
The competition watchdog is also seeking comment on the impact the acquisition will have on Aussie’s ability to provide effective competition in the market, what impact it will have on the prices and profit margins it earns
The deal would see the <a href="/news">Commonwealth Bank up its stake in Aussie from the current 33% to 80%</a> with the option to acquire the remaining 20% further down the track.
The Commonwealth Bank is Australia’s largest home loan lender with an owner-occupier mortgage book of around $215 billion.
Apart from its current one-third ownership of Aussie, the Commonwealth Bank also owns mortgage broker Finconnect, which provides services mainly to accounting firms and other professionals.
Aussie operates one of the largest mortgage broking networks in Australia with 363 brokers across 139 retail store fronts as well as 384 mobile brokers that operate as independent contractors under the Aussie brand.
In addition, Aussie owns National Mortgage Brokers (nMB) an aggregator with a 165 mortgage brokers operating nationally.
Given the Commonwealth Bank’s ownership of Finconnect, the ACCC also intends to examine the “market for the supply mortgage distribution services, which includes providing mortgage brokers with access to a panel of lenders, technology and administrative support, education and training and marketing assistance”.
It also seeking comment “on the degree of competition that currently exists between  Finconnect and Aussie in the provision of mortgage distribution services”.
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Commonwealth Bank deal to buy Aussie Home Loans to face industry scrutiny

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The Reserve Bank is only likely to cut the cash rate once more this year with a falling dollar and the government’s decision to abandon its Budget surplus commitment the key reasons, says Bank of America Merrill Lynch (BAML) chief economist Saul Eslake.
“We're only forecasting one more cut in the RBA cash rate because our currency strategists are forecasting that the Australian dollar will fall to $US0.96 by year-end,” says Eslake, who was chief economist at ANZ for 14 years.
A falling dollar, he says, will alleviate, “at least some extent one of the principal sources of pressure for lower rates during 2012”.
Furthermore, he says there won’t be as much pressure on the RBA to cut rates because the government has abandoned its commitment to a budget surplus in 2012-13 “which means that there won't be the same need to offset contractionary fiscal policy decisions with lower interest rates as there would have been had the government stuck by its commitment”.
Eslake says there is some “upside risk” to the BAML strategists' out-of-consensus call on the Australian dollar and “hence some risk that rates could fall by more than the above forecast”. “That risk aside, if the RBA cuts its cash rate by 25 basis points we would expect the major banks to cut their mortgage rates by an average of 20 basis points," he says.
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Falling dollar and end to budget surprlus means just one more rate cut: Saul Eslake

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Ross Savas of Kay &amp; Burton Real Estate says Australian expat buyers are in a powerful negotiating position.
“They are cashed-up and ready to buy,” he emphasises.
“And they have the flexibility to offer vendors short or long-term settlements,” Savas adds.
“Often expats don’t need the house immediately and can rent it back to the vendor.”
The bottom line is that cashed-up expats are well placed to really make the most of this depressed market for high-cost properties.
“If you have cash at the moment, you are in a pretty good position,” says Shayne Harris of Savills Australia.
“There are not many people in the upper end of the market with 80% to 90% of the purchase price.”
 
For more tips for Australian expats buying back home this summer, <a href="http://propertyobserver.com.au/ebooks/free-ebook-20-top-tips-for-australian-expats-thinking-of-buying-homes-this-summer" target="_blank">download our free eBook.</a>
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Take advantage of your strong bargaining position: Tips for expat Australian property buyers

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In the current sluggish market, a decision to change estate agents could result in more vendors receiving legal letters from previous agents seeking thousands of dollars in commission payments.
Vendors have been warned that they must terminate a contract they have with one agent before signing a contract with another agent – any overlap could result in a double commission claim.
Even if contracts don't overlap, vendors could face a claim if a previous agent they engaged can prove (as stated on the Real Estate Institute of NSW website) that "there is a connection between the actions of the agent and the sale of the property".
This has been highlighted in a case involving a Sydney vendor Joanne Ryan, who offered her 1890s terrace house for sale on <a href="https://www.propertyobserver.com.au/https://www.mcgrath.com.au/buy/house-leichhardt-nsw-2040/164908" target="_blank">Carlisle Street in Leichhardt </a>on two separate occasions using different estate agents for each campaign.
<img alt="carlisle" height="313" width="470" src="/images/stories/2013/01/carlisle.jpg">
The first campaign was handled by Robert Clarke of Belle Property <a target="_blank" href="/news">Annandale</a>, who failed to sell the property (pictured above and below) when it was listed with $1.8 million-plus hopes for May 2012 expressions of interest.
<img alt="carlisle2" height="313" width="470" src="/images/stories/2013/01/carlisle2.jpg">
The house had high ornate ceilings, polished floors and marble fireplaces, plus an oasis-like rear garden with swimming pool.
Ryan then appointed a McGrath agent, who sold her home on November 17 at auction, after which she received a letter from Belle Property’s lawyers demanding a commission payment of $31,383.
The legal letter, as reported by the News Ltd, informed Ryan she had an exclusive agency agreement with Belle Property, meaning “you have to pay the agent commission”.
The eventual buyer had viewed the property while the listing was held by Belle, but had not made any previous offers until becoming the successful bidder at November auction at around $1,585,000.
Renovated in 2002, the three-bedroom terrace on a 461 square metres last traded for $512,500 in 1996.
While logic would dictate that vendors should only pay commission once, the REINSW advises estate agents who feel they are legally entitled to commission to always seek payment from the vendor.
“Remember that a commission dispute is between you and the vendor, not between you and Agent 2 or the purchaser – so if you believe you have a valid and substantiated claim, you will need to sue the vendor,” says the REINSW on its '<a href="https://www.reinsw.com.au/Effective-Cause-of-Sale-JLMar2011/default.aspx" target="_blank">effective cause of sale' page</a>.
The REINSW also advises its agents to seek legal advice before preparing and lodging a claim and reminds agents that "everyone loses listings now and then".
“It is sometimes better to cut your losses and concentrate on your next listing than pursue a claim for commission that you may never win,” says the REINSW.
According to the REINSW, it all comes down to who was the effective cause of the sale.  "The concept is quite simple – an agent must be able to show that there is a connection between the actions of the agent and the sale of the property," says the REINSW.
For an agent to be entitled to commission, the REINSW says the following must exist:
<ul>
<li>an enforceable contract between the agent and the vendor (e.g. a valid agency agreement);</li>
<li>an enforceable contract for the sale of land;</li>
<li>an introduction of the eventual purchaser by the agent;</li>
<li>a sale; and</li>
<li>a causal link between the actions of the agent claiming commission and the ultimate sale.</li>
</ul>
According to REINSW chief executive Tim McKibbin, “effective cause of sale” remains an issue for the industry.
“This is an area that causes us endless grief and it happens more often in a tight market,” he says.
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Changing real estate agents? Beware of double sales commission risk

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A Portsea bathing box has been listed with $350,000 hopes.
Typically passed down from one generation to the next, it's among the prized Shelley Beach boxes, albeit set well back from the water and a bit far up, so probably more of interest to just the immediate surrounding properties than the ones sold in recent years.
<img height="307" width="470" src="/images/stories/2013/01/portsea.jpg" alt="portsea">
This one has been listed by RT Edgar Real Estate Portsea agents Warwick Anderson and Ilze Moran for <a target="_blank" href="https://www.rtedgar.com.au/?pagecall=property&amp;propertyID=2251083&amp;agentID=948&amp;realestate=36_Shelley_Beach_PORTSEA_VIC_3944&amp;showGoBack=true">auction this Sunday, January 20</a>.
In January 2011 a Portsea box set a record $585,000 when five bidders fought for the property at RT Edgar auction. Another fetched $455,000 in January 2010. There had been a record $362,500 sale in January 2008.</body></html>

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Portsea bathing box listed 

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The 155 failed and or frozen funds over the past six years had the one common factor – they all paid a research house to rate their product - according to research by the Association of Independently Owned Financial Planners (AIOFP).
The list covered all the failed and temporarily frozen registered managed investment schemes in Australia from January 2006 to November 2012. 
They ranged in magnitude and in asset class from the the small to Great Southern Agribusiness which was valued at about $4 billion.
The AIOFP executive director Peter Johnston has suggested financial planners were in a position to stop the conflicted practise of using research houses that accept payments from product manufacturers.
“The ASIC can only do so much to intervene in commercial terms. Advisers are the only faction that should be paying research houses and must start refusing to use research houses who accept payments from product manufacturers,” he told the Wealth Professional website.
The association was established in 1998 to differentiate the independently owned practices from the institutionally owned practices.
Institutions owned around 60% of the advice market in 1998 and the figure is now approaching 80%.
In 2011 the AIOFP suggested every adviser should be levied a yearly fee, say $1,000, managed by ASIC to fund a panel of research houses who only supply information to advisers and are not permitted to accept any payments from product manufacturers.
The panel would then also scrutinise all PDS's, which are not currently being checked for commercial viability by ASIC before market release.
"Unfortunately we have all been under the illusion that ASIC assess the PDS’s before market – they don’t, they continually say they don’t but no one is listening," said Peter Johnston.
"[Research houses] are unofficially empowered with the decision making role on which manufacturer’s products are good, bad or exceptional and whether they commercially survive.
"They have unfortunately become the unofficial ‘gate keepers’ of the industry with far too much power in our view," the website, wealthprofessionals.com.au reported.
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Failed and frozen funds all paid for research house ratings

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The Fair Work Ombudsman has secured $10,300 backpay for a Melbourne real estate salesman who was underpaid as part of an unlawful employment arrangement.
The salesman, a recent Sri Lankan immigrant in his 50s, was underpaid between October, 2010 and February, 2011 when employed at McDonald Real Estate Dandenong.
McDonald Real Estate directors John and Le Hoa Wysham of Aspendale also operate other real estate agencies in Melbourne.
After the salesman lodged a complaint, the Fair Work Ombudsman found that the salesman was initially unlawfully required to perform four weeks of unpaid work under a purported ‘training program’.
Over the next three months, he was paid $551 a week as an ‘advance against future commissions’, plus a car allowance of $115 a week.
However, the retainer was cancelled after about three months and the employee was paid only the $115 weekly car allowance for a month before his employment was then terminated.
Under the Real Estate Industry Award 2010, commission-only arrangements are applicable only when if it can be demonstrated that an employee has earned more than the minimum wage payable under the award selling real estate in any 12-month period over the preceding five years.
As the employee did not fit into this category, the employer should have paid wages of at least $557 a week throughout his employment.
Given the Wyshams admitted being involved in the underpayment, as an alternative to litigation they entered into an enforceable undertaking and agreed to:
<ul>
<li>Donate $1,000 to the Peninsula Community Legal Centre;</li>
<li>Make a formal written apology to the underpaid employee;</li>
<li>Develop processes for ensuring future compliance with workplace laws for all real estate agencies they are involved in - and provide evidence of the measures to the Fair Work Ombudsman;</li>
<li>Undertake a professional audit of all real estate agencies they are involved in and rectify any underpayments identified;</li>
<li>Conduct further compliance audits for the next three years;</li>
<li>Provide professional workplace relations training for all managerial, human resources, recruitment and payroll staff at real estate agencies they are involved in for the next three years;</li>
<li>Publish a public notice detailing the contraventions of workplace laws on the McDonald Real Estate website and in The Dandenong Leader and Melbourne Weekly newspapers; and </li>
<li>Display the notice at the premises of all real estate agencies they are involved in. </li>
</ul>
Fair Work Ombudsman Nicholas Wilson says that in cases of significant non-compliance, enforceable undertakings are being used as an effective alternative to litigation.
The Ombudsman has entered into more than 30 enforceable undertakings since July, 2009, while recovering $5.4 million for more than 6900 employees.
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Melbourne estate agent wins $10,300 backpay after unlawful employment arrangement

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Rental prices across Melbourne and regional Victoria are expected to stabilise as rental vacancy rates across the state continue to ease.
The median rent for a house in Melbourne increased slightly to $381 during the month of December, while regional Victorian rents stabilised at $300 per week, according to REIV.
The vacancy rate in Melbourne over the month of December increased slightly from November's 2.2% to 2.3%. 
The highest level of vacancies was recorded in the middle suburbs at 2.9%, a continual easing from 2.3% during November and 1.2% a year ago.
The inner suburbs and Mornington Peninsula recorded a 2.5% vacancy rate, and the outer suburbs recorded 1.3% during the month of December.
The vacancy rate in regional Victoria eased in Geelong and Ballarat to 3% after Ballarat recorded 1.5% and Geelong recorded 2.1% in November.
Shepparton and Warrnambool had a vacancy rate just above 4%, and Bendigo and Wodonga recorded 0.8%.
Although the availability of rental homes is easing, it is yet to transfer into landlords reducing or stabilising rental prices.
Enzo Raimondo, the chief of the REIV, forecasts rents will either stabilise or reduce in nominal terms if the trend continues.
"The improved level of vacancies has not yet translated into lower rents being asked by landlords; however if the trend continues, as it is expected to, it will in time result in overall rents either stabilising or reducing in nominal terms," he says.
"REIV research indicates that they have generally fallen in real terms as the higher availability of rental homes has improved.
"It must be noted that there will be local areas and specific property types where there may still be a low level of vacancies,' he adds.
 
 
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