<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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Advertising man Hamish McLennan has been appointed chairman of the REA Group, publisher of realestate.com.au and other property listings websites.
McLennan, executive vice president at News Corporation, succeeds Richard Freudenstein who is stepping down after five years as chairman due to “increased responsibilities of his new role as CEO of Foxtel”.
McLennan is former global chairman and CEO of advertising agency Young &amp; Rubicam.
He joined the REA Group board as a non-executive director in February this year.
“REA Group is a leading-edge, first class digital business and I'm delighted to be appointed chairman as we continue to grow the business here in Australia and around the world,” McLennan says.
Freudenstein will remain a member of the REA Group board.
“I congratulate Hamish on his appointment as chairman and look forward to continuing to work with my fellow directors and the executive team to achieve our business goals,” Freudenstein says.
 
 
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lschlesinger-FZcF9M3vE6

NewsCorp senior exec Hamish McLennan appointed chairman of REA Group

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Bororen is a red-hot locality in Queensland, with official land values increasing 69.7% from 2010 to 2011, according to Queensland Valuer-General Neil Bray’s latest report.
He found Bororen’s median land values increased from $33,000 in October 2010 to $56,000 in October 2011.
Bray says growth<a target="_blank" href="/news"> in the Gladstone area</a> is fuelled by recent development of the liquefied natural gas industry.
Bororen is 48 kilometres south of Gladstone and 140 kilometres south-east of Rockhampton. It is semi-rural with small acreages. 
Local agent Daryl Turner from Raine &amp; Horne Calliope says while he doesn’t necessarily believe the figure is accurate he thinks the town has been doing well.
“I don’t think that’s true but everything around has increased,” he says.
He says although the town is 50 kilometres away from the nearest gas project it has been reaping the benefits.
“I’ve been selling real estate here for the last 39 years. There’s been a lot of growth in the last five years. It’s been massive,” he says.
Turner says people buying in Bororen are gas workers taking advantage of lower prices, and they tend to commute <a target="_blank" href="https://www.propertyobserver.com.au/victoria/warrnambool-emerges-but-queensland-s-gladstone-still-darling-of-investment-experts/2012011653050">to Gladstone</a>.
He expects growth to continue for the next five to 10 years with the building of gas projects.
“They won’t finish construction for at least another five years, they’re talking 10 years now,” Turner says.
“There are 25,000 more workers to come. It will keep doing well.”
<img src="/images/stories/warleighst.jpg">
Turner sold 50 Wadeleigh Street (pictured above) on January 6 for $220,000. RP Data reports the land value for the 1,131-square-metre block as $24,500. The house last traded in May 2007 for $175,000.
The 69% figure reported by Bray likely represents an understatement of official land values when they were last done.
<a href="https://realestate.com.au/" target="_blank">Realestate.com.au</a> reports median house prices to be $220,000, while the past three sales listed on RP Data are $255,000, $220,000 and $375,000.
Gladstone mayor Gail Sellers says she doesn’t anticipate a huge rise in rates despite the increase.
“I don’t expect they will go up quite a lot. I certainly do not. But we have to think about our requirements for revenue,” she says.
“Most councils are mindful of the amount that they increase but they have to look at the needs for the region and they have to take into account what is needed to run the organisation.”
The land tax threshold in Queensland is $600,000 for individuals and $350,000 for companies and trustees.
The Queensland Office of State Revenue calculates tax using the total value of all land owned, with some exemptions for properties used as a home or for farming.
 
 
 
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Gladstone effect pushes up Bororen land values almost 70%

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Bankwest and parent bank the Commonwealth Bank have strongly denied acting unfairly or inappropriately when they terminated property loans to business customers following the acquisition of Bankwest by the Commonwealth Bank in December 2008 for $2.1 billion.
The statements were posted on the <a href="https://www.abc.net.au/4corners/stories/2012/04/05/3471045.htm">ABC’s Four Corners website</a> following last night’s broadcast of “Happy Banking” which featured interviews with Bankwest customers who claimed they were treated unfairly following the Commonwealth Bank takeover.
Both Bankwest and the CBA declined to be interviewed by Four Corners.
The show featured interviews with a developer, a couple who dreamed of owning a holiday motel as a retirement nest egg and a publican who ran a country pub, who all claimed unfair and harsh action by Bankwest - following the Commonwealth Bank takeover - caused them to lose their businesses.
“The terms of the sale [to the Commonwealth Bank] had no impact on the Bank’s approach to its business lending and we strongly deny the speculation that the sale agreement encouraged the Bank to deal unfairly with customers,” said Bankwest in a statement.
“Claims that the CBA/Bankwest took unnecessary recovery action to generate a larger adjustment in the purchase price are completely baseless because...it is inconceivable that HBOS (the former UK owner of Bankwest), as vendor, would allow CBA as the purchaser to unilaterally take action that could decrease the purchase price,” added Bankwest.
In a separate statement the CBA said there was no basis for speculation or conjecture that Bankwest customers were treated unfairly due to the terms of the Bankwest acquisition.
The CBA says it was “standard practice” under the type of sales agreement negotiated with Bankwest for a “purchase price adjustment process to ensure that the final price accurately reflected the balance sheet of Bankwest”.
Furthermore, CBA says Bankwest honoured all existing contractual and credit commitment post-acquisition adding that it was the interests of Bankwest to “rehabilitate customers in financial difficulty”.
“Bankwest only appoints receivers if it considers it appropriate,” the CBA says.
In its statement Bankwest says that while it is in its “clear commercial interests, to rehabilitate customers in financial difficulty.
“[However] unfortunately some customers cannot be rehabilitated and do fail and the bank takes appropriate steps to protect its position”
Bankwest points out that “the number of individuals coming forward with complaints about Bankwest are only a small fraction of the 1 million plus Bankwest customers”
The bank also labelled as “false” accusations that it sold properties for a fraction of their value:
“If Bankwest were to sell at under market value it is generally the Bank that would bear the loss thus it does not make any sense for it do this.
“Bankwest does not gain anything by selling properties for less than market value and relies on independent valuers and selling agents to sell properties.”
 
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We did not deal unfairly with mortgage customers: Bankwest and CBA

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The introduction of a monthly inflation measure "as used by almost all other OECD countries" would have seen a cautious RBA cut interest rates this month, says former RBA economist and current HSBC chief economist for Australia Paul Bloxham.
According to Bloxham, the Reserve Bank views rising or falling inflation as the “best guide to whether the economy is growing ahead of its potential”
“One thing that would help in this whole process, and a point we have raised before, would be to have a monthly inflation measure. Almost all other OECD countries have a monthly CPI and so do most developing economies,” he says.
“Indeed, if Australia had a monthly CPI, there is a good chance the Reserve Bank would have cut rates [in April].
“The alternative, of course, to having a more frequent CPI could be to have less frequent RBA meetings. Given their preference for waiting for CPI prints before moving rates, perhaps they should meet less frequently,” Bloxham says in a column for Business Spectator.
Bloxham says a reluctance to trust inflation forecasts and instead wait for the quarterly inflation data means the RBA has remained reactionary and adopted an "auto-regressive process" with regard to inflation and interest rate settings.
“Given the uncertainties associated with forecasting inflation, the Reserve Bank often deems that the lowest risk strategy is to wait for the next inflation print, rather than move ahead of it based on forecasts,” he says.
Such a low risk strategy was put on display at the April decision to keep rates on hold despite the RBA itself acknowledging in its monetary policy statement that economic growth was below trend and that a softening in labour market conditions had occurred in 2011.
Bloxham says the RBA is “very focused on actually seeing the trends in the CPI data” rather than trust its forecasts and has decided that the best way to meet its three goals - price stability, minimising unemployment and improving 'general welfare', is to set monetary policy consistent with maintaining stable inflation.
“Specifically, the bank seeks to maintain inflation 'between 2% and 3%, on average, over the cycle'. Of course this requires that it is forward-looking in its approach.
“But, at the same time, the Reserve Bank is highly sceptical about anyone's ability to forecast anything, including its own ability to forecast inflation," he says.
 Bloxham says there is clearly a trade-off for the RBA.
“Trust your forecasts more and move ahead of the CPI data, or, wait for the data but possibly fall into the trap of not being forward-looking enough.
 “When push comes to shove it seems the Reserve Bank mostly thinks it is better off waiting.
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Monthly inflation measure would have seen earlier rate cut: Paul Bloxham

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Results from various reports from every corner emphasize the national shortage of housing – most notably the 2011 National Housing Supply Council’s State of Supply report, which emphasizes that during 2009-2010 financial year the gap between supply and demand expanded from 28,000 to 186,800 dwellings.
That’s a big jump, indicating that we’re facing a real crisis and when looking through the crystal ball the outlook doesn’t get any sunnier.
The report says that by the end of the 2012 financial year we’ll have a gap of 243,000 dwellings, 2014 a gap of 300,000 and by 2024 the figure will have reached more than half a million.
They are numbers we can’t easily conceptualize but everyone will have noted the dramatic changes in the topography of our cities during the past 20 years and the subsequent consequences to our lifestyles, including traffic congestion, pollution, crowded public transport systems, etc.
The easy answer is to start mass building projects, expanding outwards and in inner urban areas upwards, and via various spurts of growth that is exactly what has happened.
However it seems that we’re not doing it fast enough and rather than ramping up construction the pace is slowing quite dramatically. Latest ABS statistics show the number of new dwellings approved for construction fell 7.8% in February 2012 seasonally adjusted.
The Housing Industry Association’s National Outlook for Residential Building Housing Starts quarterly report says that should the current trend continue figures will continue to fall some 12.4% during 2011-2012, making it the seventh consecutive drop during the past nine years.
The only area of construction which seems to be booming is demonstrated in the passion owner occupiers have for renovating existing dwellings.
During 2010-2011 some $30 billion was spent on upgrades, pushing the price of established housing ever higher and certainly out of reach of first home buyers.  No wonder Bunnings is one of the few retail outlets bucking the downturn and recently announcing the creation of 6000 jobs nationally.
Of course construction for new homes is only going to improve if the appetite for new housing from the buying market improves.
The differences between underlying demand and effective demand need to be clarified.
The first is assessed from the level of migration and changes in population growth and the second – effective demand – is driven by the buying market, which is dictated by market forces. When it comes to supply of new housing the pace of construction can only be driven by the latter.
The number of finance commitments for the purchase of new dwellings for owner occupation, seasonally adjusted, fell 6% in January 2012 and is now at the lowest level since the onset of the GFC.
Demand for new construction only ever seems to rise by any significant degree when incentives are ramped up for first home buyers, such as the removal of stamp duty costs for a new property under $500,000, which is the case in NSW.
There are various reasons for the low demand apart from the overall malaise in the buying market, which is currently being hampered by affordability along with concerns about the economy, job security, and interest rates.
New housing falls into two main categories. The first is high-rise construction of comparatively expensive 1 and 2 bedroom apartments, which are hastily built, commonly located on main roads, lack character and come with high owners’ corporation fees, therefore holding little appeal apart from investors looking for tax benefits.
The other is the outer suburban style “Mac mansion” found in new housing estates which have commonly been planted in paddocks with sparse local facilities, poor transport systems and no established sense of community.
It doesn’t take an intelligent mind to understand why the demand is so low. Below are a couple of recent comments I picked up from online conversations on the subject which sum it up nicely:
“I'm looking to buy/build my first home and cannot justify the expense and lack of infrastructure/connection in the areas where land is offered.”
“Maybe if builders started actually building houses from scratch fully insulated and by that I mean walls and floor not just roof space, with double glazing as standard on an 800-metre block, then you could justify those ridiculous prices for a blot in what was once a paddock in the back of beyond.”
“These places also need to be built somewhere where there are basic amenities – anyone with a grain of sense now knows that a new home in an outer Melbourne suburb comes complete with long drives (no public transport) to work, school, shops, medical services and entertainment.”
Another major reason is failure of local governments and councils to understand what drives a home buyer to settle rather than sojourn.
Proximity to work, schools, shops and transport are of course necessary, but we all end up settling where we feel a sense of belonging and that is down to the community that surrounds us.
Community means different things to different people – in a regional town community people are far more likely to take an interactive hands-on role with the immediate surrounds as opposed to an inner urban area, where the population per capital is greater.
In urban areas community is not so much focused on conversations we have with neighbors over the back fence – it’s often formed from those who sit next to us in the workplace, people we interact with over the internet or Skype and more importantly the atmosphere generated by local facilities that give us a sense of enjoyment, enhanced activity and life.
Those who purchase in an urban atmosphere may go a day without conversing with anyone in particular but still have that sense of belonging generated by the local community. In essence people don’t buy a home, they purchase a lifestyle or to put it another way, people don’t live in houses, they live in the communities in which those houses are situated.
High rise construction has its own issues. Not only is it harder for a first home buyer to purchase (with banks generally seeing it as a higher risk proposition, thereby requiring a bigger outlying deposit), they are often no more affordable than established units, coming with much higher owner corporation fees and commonly located on busy main roads.
For that reason larger numbers are rented, demand from most home buyers is lacking and there is no getting away from the fact that for many they are eyesores on the horizon.
Local communities have protested in vain against the development of high-rise towers and it’s not just a bad case of NIMBYism, it’s a desire to have an active role in how suburbs are developed.
It’s important to allow residents that involvement in order to nurture growth in the communities but so far protests have been overruled on just about every occasion.
Rather than providing affordable accommodation for first home buyers the number of home buyers who prefer this type of accommodation tend to be a higher-earning demographic which picks out premium apartments in the block and have an income to service inflated fees.
Rents are also no cheaper than established apartments, in fact due to the newness of the development they are often a good deal higher.
In Melbourne the recent burst in rapid construction of those dwellings, which have a strong investor market but suffer low owner occupier demand, has pushed vacancy rates close to 3%.  Because of that many think the rental market is somewhat softer in Melbourne and consequently yields will fall.
In our Melbourne office’s rental department demand for the much lower number of established low-rise apartments has been so intense that there have been many applications offering more than the advertised weekly rate for available tenancies.
There has been growing evidence since the 2006 census that single-person households are no longer growing at the rate previously speculated, with a marginal increase in household size being noted, but how far the wheel will turn in the opposite direction is debatable.
When it comes to purchasing property it generally happens at the “couples” stage, where combined incomes and the future aspiration of forming a family unit pushes people to “settle”, moving out of rental accommodation or living with relatives.
When they do they are most likely to look for something larger than a typical 2 bedroom, 1 bathroom apartment.
Whether it’s a townhouse, detached family dwelling with backyard or small single-level subdivision, it’s important to remember couples with children still make up the largest buying demographic, therefore it is essential to provide a mix of housing across all communities that provides viable accommodation for all – and we’re simply not fulfilling that need.
Governments seem fixated on spending large amounts of taxpayers’ money preparing expensive reports on how to effectively increase the supply of affordable accommodation but I don’t think anyone would argue that we’re not even halfway to winning the battle – and if anything the situation is worsening.
In one of the Annual Demographia International Housing Affordability surveys there is an interesting picture painted that compares Sydney and Melbourne growth with Dallas Fort Worth and Atlanta in America.
In 1981 both cities were a similar size to our biggest capitals but in America they provided cheap land on the outskirts of city boundaries and unlike Australian counterparts, who believed it was too hard to nurture such growth due to the expense of providing infrastructure to newer suburban districts, they proved the theory wrong by doing just that –expanding public transport systems into the new suburbs as part of the plan.
Neither city has suffered the same level of housing affordability we’ve experienced here and it’s also worth noting that Dallas Forth Worth’s 2030 growth plan includes further expansion of train lines, obviously envisioning the wisdom of such a move despite the current financial crisis.
It’s vital that we start listening to local community needs to understand how to effectively increase and nurture growth and expansion of our suburbs.
Ask a community in an outer suburban location what they need to grow and they’ll answer “community facilities” and more often than not a train line along with better public transport systems.
Ask a community in an inner suburban location what they need and the debate will focus on greater balance in the type of accommodation on offer, such as small-rise apartments, townhouses, better public housing facilities and re-evaluation of the number of empty homes as well as old industrial sites.
It’s also not unreasonable to draw a line under the rate of population growth rather than cramming as many people as possible onto one site, as is the case with high rise accommodation.
It’s a welcome relief to see various reports emphasize such points such as the recent McKell institute’s ‘Homes for All’ paper, which touches on some good policy changes which should be openly debated.
Compared to other nations suffering the kickback from years of greed we’re a mere teenager in our stage of growth and it’s clear that what we’re doing is failing to adequately provide for the needs of all. It’s favoring those who are already home owners and not providing viable options for those who aren’t.
It’s been a long time and many failed promises since Gough Whitlam’s It’s Time speech, which gave hope of affordable housing to those locked out of the market.
It’s clear that unless authorities stop and listen to community needs we’ll continue to lose the battle.
Catherine Cashmore is a market analyst with extensive experience in all aspects relating to property acquisition. She is Channel Ten’s property expert on <a target="_blank" href="https://ten.com.au/the-circle.htm">The Circle</a> and a senior consultant for <a target="_blank" href="https://www.nationalpropertybuyers.com.au/">National Property Buyers</a> servicing the needs – Australia wide – for home buyers and investors.
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catherinecashmore-6LXia3pPQj

The death of the housing market – for all but a few

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Former Miss Universe Jennifer Hawkins tweeted she’d finally sold her Coogee residence last Thursday.
"WoW. The property market in Sydney is tough but I'm SO excited to have been one of the lucky ones," she advised, along with a photo of the sold real estate sign.
<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/hawkinssold.jpg">
The property has been on the market since October last year with Hawkins and her fiance Jake Wall having moved out of the Moore Street townhouse <a href="https://www.propertyobserver.com.au/https://www.propertyobserver.com.au/new-south-wales/model-jennifer-hawkins-coogee-pad-finally-hits-the-market/2011111452342" target="_blank">with plans to relocate to the northern beaches</a>.
They were hoping for $2.6 million at its December auction. The townhouse sale price hasn’t been officially revealed through McGrath agent Adrian Bo, amongst all the subsequent media reports. But the townhouse that cost $2.27 million in 2009 apparently fetched a tad less, at $2.22 million.
 
 
 
 
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jchancellor-FAypfDUnLy

Jennifer Hawkins sells Coogee townhouse after five months on market

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Releasing crown land for residential development and fast tracking housing projects are two priorities should Labor win the WA state election next year.

Opposition leader Mark McGowan told an Urban Design Institute of Australia conference that housing must meet the demands of mining.
"It has been a tough couple of years for residential development with the prices of building blocks falling throughout Western Australia," he said.
"The market indicators suggest that it should not be like this but picture is pretty bleak."
McGowan a Labor government would conduct a major audit of crown land, with plans to quickly release it for housing.
He said he would reform local government to enable an easier building application process as well as fast tracking residential development in high demand areas, with high-density residential also on the agenda.
"Our average income in WA is $1530 a week, which is significantly above the national average, so the market should not be this way," he said.
"Housing must keep up with the demands of the resources industry."
He said he expects land prices to double in the next 10 years because of the cost of sand for land infill and Perth's restrictive water table.
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andreadixon-oif3j7eKne

WA Government should release crown land for residential development: Opposition

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Median property values in the mining-focused town of Gladstone increased 19% from 2010 to 2011 according to the Queensland Valuer-General Neil Bray’s annual report.
The locality of Bororen performed best in the area, increasing 69.7% from $33,000 to $56,000, according to Bray.
Gladstone mayor Gail Sellers told Property Observer the value rise was driven by LNG and mining investment in the area with vacancy rates less than 1%.
Of the 44 localities within the municipality 30 increased in value, 13 had no change and one property decreased in value.
Bray says residential values have generally risen by 10-50% in Gladstone and surrounding towns.
Despite the value increases Sellers anticipates that council rates will not rise dramatically.
“I don’t expect they will go up quite a lot. I certainly do not. But we have to think about our requirements for revenue,” she says.
“Most councils are mindful of the amount that they increase but they have to look at the needs for the region and they have to take into account what is needed to run the organisation.”
She says the difference in value changes through the region would make it hard to set rates.
"The rise has not been uniform across the region. If the rise had been uniform, we could have dropped the rate in the dollar. So that would help everyone. But because it’s been different in all the towns, it’s going to be extremely difficult.”
A lot of the growth in land value was driven by LNG developments.
“Some localities such as Gladstone and surrounding towns reflected large increases in median values due to large industrial and liquefied natural gas (LNG) developments in those localities,” Bray says.
“The Gladstone region is experiencing significant growth driven by the establishment of LNG industries on Curtis Island and port expansion at Fishermans Landing and Wiggins Island.
“This growth is limited to the northern section of the local government area with softer market conditions existing in southern areas.”
Bray found changes in Agnes Water and 1770 have been variable with some increases and some decreases.
Sellers says tourism in 1770 has suffered recently.
“They had a bad year in 1770 with the floods. They happened over Christmas at the major time for tourists. The floods meant no one could get in so they missed their usual tourist rush.”
Despite this, she says hotel vacancies during the week in the Gladstone region have been exceptionally tight.
“During the week we have no vacancies, you have to book weeks and weeks in advance.”
“Some of the hotels have been bought by industry and they use them as a workers camp. So that’s taken two or three motels off the market.”
Bray found commercial lands commercial lands have increased in value while industrial lands had less change.
<table cellpadding="0" cellspacing="0" border="0" style="width: 480px;"><tbody>
<tr>
<td valign="top" width="151">
Residential localities
</td>
<td valign="top" width="127">
Previous median value ($)
</td>
<td valign="top" width="111">
New median value ($)
</td>
<td valign="top" width="131">
Change median  value (%)
</td>
</tr>
<tr>
<td valign="top" width="151">
Bororen
</td>
<td valign="top" width="127">
33,000
</td>
<td valign="top" width="111">
56,000
</td>
<td valign="top" width="131">
69.7
</td>
</tr>
<tr>
<td valign="top" width="151">
Miriam Vale
</td>
<td valign="top" width="127">
47,750
</td>
<td valign="top" width="111">
71,500
</td>
<td valign="top" width="131">
49.7
</td>
</tr>
<tr>
<td valign="top" width="151">
Kirkwood
</td>
<td valign="top" width="127">
160,000
</td>
<td valign="top" width="111">
225,000
</td>
<td valign="top" width="131">
40.6
</td>
</tr>
<tr>
<td valign="top" width="151">
Toolooa
</td>
<td valign="top" width="127">
119,000
</td>
<td valign="top" width="111">
165,000
</td>
<td valign="top" width="131">
38.7
</td>
</tr>
<tr>
<td valign="top" width="151">
Kin Kora
</td>
<td valign="top" width="127">
130,000
</td>
<td valign="top" width="111">
180,000
</td>
<td valign="top" width="131">
38.5
</td>
</tr>
<tr>
<td valign="top" width="151">
Sun Valley
</td>
<td valign="top" width="127">
125,000
</td>
<td valign="top" width="111">
172,500
</td>
<td valign="top" width="131">
38
</td>
</tr>
<tr>
<td valign="top" width="151">
Boyne Valley
</td>
<td valign="top" width="127">
44,000
</td>
<td valign="top" width="111">
60,000
</td>
<td valign="top" width="131">
36.4
</td>
</tr>
<tr>
<td valign="top" width="151">
Gladstone City
</td>
<td valign="top" width="127">
136,000
</td>
<td valign="top" width="111">
185,000
</td>
<td valign="top" width="131">
36
</td>
</tr>
<tr>
<td valign="top" width="151">
Calliope
</td>
<td valign="top" width="127">
129,000
</td>
<td valign="top" width="111">
175,000
</td>
<td valign="top" width="131">
35.7
</td>
</tr>
<tr>
<td valign="top" width="151">
West Gladstone
</td>
<td valign="top" width="127">
130,000
</td>
<td valign="top" width="111">
172,500
</td>
<td valign="top" width="131">
32.7
</td>
</tr>
<tr>
<td valign="top" width="151">
South Gladstone
</td>
<td valign="top" width="127">
137,000
</td>
<td valign="top" width="111">
175,000
</td>
<td valign="top" width="131">
27.7
</td>
</tr>
<tr>
<td valign="top" width="151">
New Auckland
</td>
<td valign="top" width="127">
130,000
</td>
<td valign="top" width="111">
165,000
</td>
<td valign="top" width="131">
26.9
</td>
</tr>
<tr>
<td valign="top" width="151">
Telina
</td>
<td valign="top" width="127">
145,000
</td>
<td valign="top" width="111">
182,500
</td>
<td valign="top" width="131">
25.9
</td>
</tr>
<tr>
<td valign="top" width="151">
Barney Point
</td>
<td valign="top" width="127">
119,000
</td>
<td valign="top" width="111">
149,000
</td>
<td valign="top" width="131">
25.2
</td>
</tr>
<tr>
<td valign="top" width="151">
Wooderson
</td>
<td valign="top" width="127">
115,000
</td>
<td valign="top" width="111">
144,000
</td>
<td valign="top" width="131">
25.2
</td>
</tr>
<tr>
<td valign="top" width="151">
Burua
</td>
<td valign="top" width="127">
236,250
</td>
<td valign="top" width="111">
295,000
</td>
<td valign="top" width="131">
24.9
</td>
</tr>
<tr>
<td valign="top" width="151">
Beecher
</td>
<td valign="top" width="127">
232,500
</td>
<td valign="top" width="111">
290,000
</td>
<td valign="top" width="131">
24.7
</td>
</tr>
<tr>
<td valign="top" width="151">
Boyne Island
</td>
<td valign="top" width="127">
182,500
</td>
<td valign="top" width="111">
227,500
</td>
<td valign="top" width="131">
24.7
</td>
</tr>
<tr>
<td valign="top" width="151">
O'Connell
</td>
<td valign="top" width="127">
205,000
</td>
<td valign="top" width="111">
255,000
</td>
<td valign="top" width="131">
24.4
</td>
</tr>
<tr>
<td valign="top" width="151">
Clinton
</td>
<td valign="top" width="127">
144,000
</td>
<td valign="top" width="111">
177,500
</td>
<td valign="top" width="131">
23.3
</td>
</tr>
<tr>
<td valign="top" width="151">
Agnes Water
</td>
<td valign="top" width="127">
157,500
</td>
<td valign="top" width="111">
190,000
</td>
<td valign="top" width="131">
20.6
</td>
</tr>
<tr>
<td valign="top" width="151">
West Stowe
</td>
<td valign="top" width="127">
157,500
</td>
<td valign="top" width="111">
190,000
</td>
<td valign="top" width="131">
20.6
</td>
</tr>
<tr>
<td valign="top" width="151">
Tannum Sands
</td>
<td valign="top" width="127">
197,500
</td>
<td valign="top" width="111">
235,000
</td>
<td valign="top" width="131">
19
</td>
</tr>
<tr>
<td valign="top" width="151">
Glen Eden
</td>
<td valign="top" width="127">
149,500
</td>
<td valign="top" width="111">
177,500
</td>
<td valign="top" width="131">
18.7
</td>
</tr>
<tr>
<td valign="top" width="151">
Ambrose
</td>
<td valign="top" width="127">
22,500
</td>
<td valign="top" width="111">
26,000
</td>
<td valign="top" width="131">
15.6
</td>
</tr>
<tr>
<td valign="top" width="151">
Raglan
</td>
<td valign="top" width="127">
26,500
</td>
<td valign="top" width="111">
30,500
</td>
<td valign="top" width="131">
15.1
</td>
</tr>
<tr>
<td valign="top" width="151">
Mount Larcom
</td>
<td valign="top" width="127">
69,000
</td>
<td valign="top" width="111">
79,000
</td>
<td valign="top" width="131">
14.5
</td>
</tr>
<tr>
<td valign="top" width="151">
Yarwun
</td>
<td valign="top" width="127">
56,000
</td>
<td valign="top" width="111">
64,000
</td>
<td valign="top" width="131">
14.3
</td>
</tr>
<tr>
<td valign="top" width="151">
Wurdong Heights
</td>
<td valign="top" width="127">
141,000
</td>
<td valign="top" width="111">
155,000
</td>
<td valign="top" width="131">
9.9
</td>
</tr>
<tr>
<td valign="top" width="151">
Benaraby
</td>
<td valign="top" width="127">
185,000
</td>
<td valign="top" width="111">
202,500
</td>
<td valign="top" width="131">
9.5
</td>
</tr>
<tr>
<td valign="top" width="151">
Curtis Island
</td>
<td valign="top" width="127">
108,000
</td>
<td valign="top" width="111">
108,000
</td>
<td valign="top" width="131">
0
</td>
</tr>
<tr>
<td valign="top" width="151">
Euleilah
</td>
<td valign="top" width="127">
136,000
</td>
<td valign="top" width="111">
136,000
</td>
<td valign="top" width="131">
0
</td>
</tr>
<tr>
<td valign="top" width="151">
Eurimbula
</td>
<td valign="top" width="127">
23,500
</td>
<td valign="top" width="111">
23,500
</td>
<td valign="top" width="131">
0
</td>
</tr>
<tr>
<td valign="top" width="151">
Facing Island
</td>
<td valign="top" width="127">
77,500
</td>
<td valign="top" width="111">
77,500
</td>
<td valign="top" width="131">
0
</td>
</tr>
<tr>
<td valign="top" width="151">
Farmers Point
</td>
<td valign="top" width="127">
108,000
</td>
<td valign="top" width="111">
108,000
</td>
<td valign="top" width="131">
0
</td>
</tr>
<tr>
<td valign="top" width="151">
Gatcombe
</td>
<td valign="top" width="127">
74,000
</td>
<td valign="top" width="111">
74,000
</td>
<td valign="top" width="131">
0
</td>
</tr>
<tr>
<td valign="top" width="151">
Lowmead
</td>
<td valign="top" width="127">
23,750
</td>
<td valign="top" width="111">
23,750
</td>
<td valign="top" width="131">
0
</td>
</tr>
<tr>
<td valign="top" width="151">
Northcliff
</td>
<td valign="top" width="127">
89,000
</td>
<td valign="top" width="111">
89,000
</td>
<td valign="top" width="131">
0
</td>
</tr>
<tr>
<td valign="top" width="151">
Rosedale
</td>
<td valign="top" width="127">
40,000
</td>
<td valign="top" width="111">
40,000
</td>
<td valign="top" width="131">
0
</td>
</tr>
<tr>
<td valign="top" width="151">
Rules Beach
</td>
<td valign="top" width="127">
140,000
</td>
<td valign="top" width="111">
140,000
</td>
<td valign="top" width="131">
0
</td>
</tr>
<tr>
<td valign="top" width="151">
Southend
</td>
<td valign="top" width="127">
100,000
</td>
<td valign="top" width="111">
100,000
</td>
<td valign="top" width="131">
0
</td>
</tr>
<tr>
<td valign="top" width="151">
Turkey Beach
</td>
<td valign="top" width="127">
138,000
</td>
<td valign="top" width="111">
138,000
</td>
<td valign="top" width="131">
0
</td>
</tr>
<tr>
<td valign="top" width="151">
Turtle Island
</td>
<td valign="top" width="127">
810,000
</td>
<td valign="top" width="111">
810,000
</td>
<td valign="top" width="131">
0
</td>
</tr>
<tr>
<td valign="top" width="151">
Seventeen Seventy
</td>
<td valign="top" width="127">
600,000
</td>
<td valign="top" width="111">
480,000
</td>
<td valign="top" width="131">
-20
</td>
</tr>
<tr>
<td valign="top" width="151">
All localities
</td>
<td valign="top" width="127">
139,000
</td>
<td valign="top" width="111">
180,000
</td>
<td valign="top" width="131">
29.5
</td>
</tr>
</tbody></table>
 
 
</body></html>

Gladstone property values officially up 20% in a year, while investors await rate revisions

<html><body>
An oversupply of sellers and not enough prospective buyers is the reason the housing market is soft and will remain soft for some time to come, according to Aussie Home Loans founder and executive chairman John Symond.
He says the problem is worse for those selling expensive homes with greater demand for more affordable properties from first home buyers and investors.
“It’s taking a lot longer to sell a property, and the properties are banked up,” Symond has told the Australian Financial Review.
“There’s a lot more sellers out there than there are buyers.”
RP Data reported that the number of properties advertised for sale had ballooned to 306,000 in February, compared to 259,000 a year ago while capital city house prices have fallen about 4.35% over the past year.
The latest SQM Research listings figures for March show double-digit growth in listings in Melbourne and Sydney and increases in all capital cities.
According to Symond, the “supply-demand situation will ensure prices will remain soft for the foreseeable future”.
Symond is calling on the RBA to cut interest rates which should improve overall consumer confidence and lead to an increase in the number of prospective buyers.
He says consumer confidence has taken a “battering” with people continuing to reduced their household debt and reluctant to spend on big items such as housing.
“I don’t think it’s a structural problem, I think it’s a confidence problem brought about by concerns everywhere you look, whether it’s globally, the local political scene, as well as the non-mining sector. They are all struggling,” he says.
“All the economic data is trending down. This is why I believe the RBA ought to step in. They are the only ones who can instantly inject confidence by dropping rates.”
In his April Australian Housing snapshot Paul Braddick, head of property research at ANZ, says house prices will fall further before bottoming out sometime in 2012.
“After softening considerably in the second half of 2011, the housing sales market has shown tentative signs of life in recent weeks. While we expect prices to find a floor in 2012, we are not convinced that the nadir has been reached,” Braddock writes.
"Heightened job security concerns are weighing on sentiment and with house prices falling, buyers perceive little urgency to enter the market," he adds.
Glyn Morgan, chief executive officer of the Professionals Real Estate Group, also believes that the current problem is consumer confidence and is urging the Reserve Bank to take action.
“RBA governor Glenn Stevens has pointed out that there are differences in the performance of Australia’s industry sectors and he wants more information before taking the next step,’’ says Morgan.
“I am saying that he could walk into any local real estate agency or the local shop and he could quickly find out what the problem was.
“The whole thing comes down to consumer confidence and it is falling again.
Morgan says the problem is particularly bad in the tourism hotspots such as Gold Coast, Sunshine Coast, Cairns and Port Douglas.
“I understand that the RBA has to view the economy as a whole but the two speed economy has left the nation divided between winners and losers.
“I think if you speak to most people on the street, you find that they are a lot worse off now than they were at the beginning of 2008.
“This is despite the fact economists and the Reserve Bank say the economy is travelling relatively well,” he says.
</body></html>

Too many sellers, not enough buyers will keep market soft: John Symond

<html><body>
Race car enthusiast Scott Shearman has listed his Double Bay beachfront reserve residence in Sydney's east, with $10 million hopes. It was bought from the Loblay family in 2007 for $7 million. The 565-square-metre block, with Gerry Rihs-renovated residence, has been listed through Jamie Upton of Savills.
<img src="/images/stories/gerry1.jpg">
It's the reputed site of the first 18-Footers Club. The property was held by rugby league pioneer Dally Messenger's family until 1985, when it sold for $330,000. It was sold to the Loblays in 1993 for $1.15 million. Shearman sold his David Katon-designed unit in Billyard Avenue, Elizabeth Bay, for about $1.4 million through Upton in 2007. Expressions of interest close April 23 on the Stafford Street Double Bay holding. Shearman, who runs the Melbourne-based family business, initially wanted $10 million plus when he briefly listed in 2009.
Prospective buyers are being advised the nearest comparable sale was when Westfield scion Peter Lowy, the Los Angeles-based co-chief executive of the Westfield Group, spent $10.35 million earlier last year.
<img src="/images/stories/gerry2.jpg">
<img src="/images/stories/gerry3.jpg">
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