Joel Robinson

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

A collection of just 25 large-format apartments and penthouses overlooking Goodwin Park is entering the Coolangatta market, with <a href="https://www.apartments.com.au/new-apartments/marea-residences-coolangatta-27-27a-dixon-street-coolangatta-qld-4225">Maréa Residences</a> combining a low-density, residential-only approach with uninterrupted park and Pacific Ocean outlooks.

Located at 27 Dixon Street, Maréa comprises three and four-bedroom residences alongside a limited number of dual-level penthouses, with the project positioned between Goodwin Park and <a href="https://www.apartments.com.au/developments/coolangatta-qld-4225">Coolangatta</a>’s coastal precinct.

Construction has commenced, with completion currently estimated for late 2027. Three-bedroom residences are priced from $1.8 million.

[smartcode_project:default project_id=150999 project_image_fid=374005]

The project has been designed around its northern outlook across the park, with the building’s architecture, landscaping and material palette intended to establish a connection with the neighbouring green space. The residences have been configured to maximise natural light and views across Goodwin Park towards the ocean.

Inside, the material palette incorporates timber, stone and brushed brass, complemented by curved detailing and ambient lighting. Kitchens and bathrooms carry the same natural material approach, while residences also include basement parking, storage and lift access.

Maréa’s penthouses are arranged over two levels and include private pools, adding another layer to the project’s focus on larger-format apartment living. Across the development, residences are configured with three or four bedrooms rather than the broader mix of smaller apartment types commonly found in larger projects.

[smartcode_project:default project_id=150999 project_image_fid=374010]

Resident amenity is concentrated at rooftop level, where landscaped entertaining terraces and pools take advantage of elevated views across Coolangatta and the Pacific Ocean.

The project has so far been particularly well received by local owner-occupiers and downsizers, according to Urban Activation Property Sales and Marketing Director Matt George, with the residential-only format, construction quality and northern park outlook among the features resonating with purchasers.

“The uninterrupted northern aspect overlooking Goodwin Park has been a key point of difference, with buyers attracted to the sense of serenity and open space the park provides, while still enjoying easy access to the ocean and being within walking distance of the lifestyle and amenities Coolangatta has to offer,” George said.

[smartcode_project:default project_id=150999 project_image_fid=374002]

“The combination of high-quality construction, a residential-only building, park outlook and proximity to the beach has resonated strongly with the local downsizer market.”

The Dixon Street address is within walking distance of Coolangatta Beach and the broader southern Gold Coast coastline, including the surf breaks at Snapper Rocks and Kirra. Coolangatta’s cafés, restaurants and retail are nearby, while Gold Coast Airport is also within close proximity.

[smartcode_project_cta:default project_id=150999]

Maréa Residences brings parkside apartments to Coolangatta

Melbourne developer PDG has secured Victorian Government approval for its $1.5 billion Southbank development <a href="https://www.apartments.com.au/new-apartments/the-one-1-queens-bridge-street-southbank-vic-3006">The One</a>, clearing the way for the long-dormant riverfront site opposite Crown to finally be developed.

The Minister for Planning has approved the project at 1-29 Queens Bridge Street, with the Department of Transport and Planning issuing the planning permit following its assessment.

The approval will allow PDG to develop the prominent 5,059 sqm site with a major mixed-use tower comprising premium apartments, including branded residences, a luxury hotel and boutique office space.

PDG acquired the site in late 2024, with its position directly opposite Crown's main entrance and near Melbourne's Arts Precinct making it one of Southbank's most significant remaining development opportunities.

<img alt="PDG" data-entity-type="file" data-entity-uuid="3933013e-6332-4386-b9be-089df05caf17" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-27%20at%209.29.22%E2%80%AFAM.png?VersionId=sITIgBqDL0N3VNSMwWEmF5UA.uvcsRyu" />

Designed by COX in collaboration with ODO and PDG, the tower's architecture draws on the movement of the Yarra River, with six vertical pleats running the height of the sculpted facade.

The project will also see the heritage-listed Queens Bridge Hotel restored and incorporated into the development&nbsp;with new hospitality and public uses, including a rooftop venue.

A significant component of The One will be its residential amenity.

More than 5,000 sqm of resident facilities will be delivered across a single level, making it one of the largest consolidated residential amenity offerings proposed in an Australian apartment development.

The planning approval also incorporates a major upgrade of Queensbridge Square, which PDG will deliver in partnership with the City of Melbourne.

<img alt="PDG" data-entity-type="file" data-entity-uuid="73167fcd-1031-4b6f-a408-a064cfe45ed1" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-27%20at%209.29.17%E2%80%AFAM.png?VersionId=Pf1AEWxw6SNmBqR0zQW5lyEze.MtxgFp" />

The existing square will be revitalised as a new civic and pedestrian space along the Yarra River, strengthening the connection between the project, Southbank and the riverfront.

PDG Founder and Managing Director Vince Giuliano said the approval represented a major milestone for a site which has remained largely underutilised for more than 15 years.

“This is the most significant Planning Permit approval Melbourne has seen in recent years,” Giuliano said.

“For more than 15 years, this site has remained underutilised. This approval enables us to deliver a project that will contribute meaningfully to the revitalisation of Southbank, restore and reactivate an important heritage building, and create a new civic and hospitality destination for Melbourne.”

The latest approval follows an earlier planning permit issued by the City of Melbourne covering demolition works across part of the site at 9-29 Queens Bridge Street. Those demolition and early works are already underway.

PDG has also started generating early interest in the residential component from owner-occupiers ahead of a planned public launch in early 2027.

PDG secures approval for $1.5bn Southbank apartment development, The One

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.

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<h2>Who pays Stamp Duty?</h2>

In some circumstances, you may get an exemption. For some states, you won’t have to pay for stamp duty if you are a first home buyer or a pensioner for houses under a particular price. There are also stamp duty concessions, where you may be entitled to a discount.

<h2>How much does Stamp Duty cost?</h2>

Each state has different rules which affect how much you need to pay. These rules can affect the rate you pay, and the timeframe you will need to pay in. Before you buy land or a property, make sure you check the up-to-date information for your state’s stamp duty.

You can use a free stamp duty calculator online to see approximately how much you’ll need to pay. Find out if you’re eligible for an exemption by enquiring on a project via Urban!

Overall, the stamp duty you need to pay will depend on:

<ul>
	<li aria-level="1">How much your land/property is worth</li>
	<li aria-level="1">Where your land/property is located</li>
	<li aria-level="1">What type of land/property it is</li>
</ul>

Want to find out more? <a href="https://www.youtube.com/@UrbanAustralia?utm_source=YouTube&amp;utm_medium=Video&amp;utm_campaign=Subscribe&amp;utm_id=Subscribe">Subscribe to our YouTube channel</a> for more property videos.

Ellen Walker

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

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The LJ Hooker Surry Hills office now under Fair Trading NSW investigation was a client of PaidOnExchange, the real estate industry company that turns pending estate agent sales commissions into cash.
Given the size of its advance, PaidOnExchange lodged a charge over the estate agency company, CBD Commercial, in July.
The office continues to trade under Fair Trading supervision. Its licensee has departed.
Since established in 2005, PaidOnExchange has marketed itself as a highly innovative industry option for cash flow funding situations without the red tape that banks traditionally demanded.
Its marketing suggests the typical six-week starvation period was able to be replaced, with estate agencies able to get a percentage of their pending commissions paid within four hours.
More than 1,000 agencies across Australia have taken up the company’s services since 2005.
“The essence of cash flow funding is simple; it represents the sale of invoices for completed services, in this case, commissions owing, to a third party, at a discount on the face value,” the website suggests.
“Having commissions owing converted to cash within four hours is a benefit that can’t be overstated,” it says.
The PaidOnExchange website suggests real estate can be a fickle business.
“All too often we witness a team performing at its peak for months on end, only to see it crash into obscurity seemingly overnight.
“Cash flow – or lack of it – is the killer.
“It’s caused the ruin of far too many real estate offices that, in every other aspect, had great prospects and a clean bill of health.
“Companies can, and do, simply starve to death while they wait for commissions to come in.
“At PaidOnExchange.com.au we recognised the real estate industry’s need for effective short-term financing, and done something about it.
“The solution is called PaidOnExchange.com.au, and it turns commissions owing into cash within 4 hours.
“With none of the red tape that banks traditionally demand, the six-week starvation period has finally been consigned to history.”
<a href="https://www.propertyobserver.com.au/industry-news/between-%24500000-and-%241-million-unaccounted-at-lj-hooker-surry-hills-nsw-fair-trading/2011110852264" target="_blank">Between $500,000 and $1 million is unaccounted for at the agency.</a>
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LJ Hooker Surry Hills office relied on advances to help cash flow

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{yoogallery src=[images/stories/november11highrd]}
Khazzoum, a recently completed West Pennant Hills house, has been listed with high price hopes for the Hills district.
The three-storey sandstone Highs Road home was designed by Bennett Murada Architects.
It was built by Sarkis Bros Sandstone, who named the house in honour of their late mother.
It’s a suitable tribute given it’s a six-bedroom, five bathroom house – and she was a mother of 10.
There are four of her children working in the business, which was founded in 1993.
Khazzoum is set on an expansive 2,400 square metres of landscaped gardens with a sandstone sided swimming pool and a gas-heated spa.
The house has a three-car garage and a wine cellar.
It boasts sweeping views across the whole Sydney basin but you won’t have to climb any stairs to reach the vantage point as the house has its own lift.
Mechlenne Douaihy from McGrath Estate Agents is seeking offers by November 25.
She is hopeful to secure $3.5 million plus – maybe even $4 million.
A nearby Hoop Pine house that set a northwest price precedent sold for a bullish $4.1 million in March 2010 but it was a private sale without agents. The suburb’s next highest property was $3.35 million for a five-bedroom home in August 2008.
“It’s an outstanding full sandstone residence unparalleled to other new homes in the Hills District,” Douaihy says.
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Pride of the Hills district to test prestige market in West Pennant Hills

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The real estate agent fined $200,000 in damages last month after a deceptive Toorak auction now faces disciplinary action.
Consumer Affairs Victoria director Dr Claire Noone has asked the Victorian Civil and Administrative Tribunal to hold a disciplinary inquiry following the conclusion of the civil case.
Last month a County Court judge awarded damages to Dr Chris Moss and his wife, Andrea John, after RT Edgar agent Greg Herman was found to have artificially inflated the offers on a Toorak property to $2.7 million.
The damages payout may now be followed by an inquiry to determine if Herman was ''fit and proper'' to hold a real estate agent licence.
Depending on the result of its inquiry, VCAT can either reprimand Herman and his agency or impose stricter penalties, which include suspending or cancelling licences.
Herman has declined to comment since the case.
The Director of Consumer Affairs Victoria issued a notice yesterday indicating she had applied for “disciplinary inquiries” against both the corporate licensed estate agent RT Edgar (Toorak) Pty Ltd and agent’s representative Gregory Herman-Moore (known as Greg Herman).
It applied to VCAT for a disciplinary inquiry into the conduct of the agency and Herman-Moore, 51, under the Estate Agents Act 1980.
The matter will be listed in VCAT at a date to be fixed.
 
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Toorak agent faces disciplinary action

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Vendors in the Northern Territory have not been forced to offer discounts as deep as those in other states and territories, according to SQM Research. 
The most discounted property in Tasmania, 588 White Beach Road, White Beach, has had its price expectations dropped a whopping 49%, and the vendors of the most  discounted property in WA, 146 Maddington Road, Maddington, have dropped their price hopes by 36%. In contrast, the most discounted property in the Northern Territory, 35 Flinders Drive, Stuart Park, has been discounted by a more modest 20%.
"Upon quick glance, it is evident that the discounting for this particular capital city appears somewhat muted in comparison to other capital cities that we have examined," SQM director Louis Christopher says.
However, he is quick to point out that the pecentage of discounting is not necessarily the best indicator of a state's market.
"As stated many times by SQM Research, our top 10 most discounted properties list is not necessarily an accurate representation of the property market overall, however this minimal level of discounting can be explained due to the number of mining towns in the NT where a property boom is still occurring, preventing the market from suffering substantial declines," he says.
 
<h2 style="font-size: 18px; line-height: 21px;">1</h2>
<a href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.realestate.com.au%2Fcgi-bin%2Frsearch%3Fa%3Do%26id%3D106984366" target="_blank">35 Flinders Drive, Stuart Park, NT, 0820</a> (pictured)
On the market since: November 13, 2010
Initial asking price: $1.15 million
Current asking price: $925,000
Reduction: 20%
Days on market: 350
 
<h2 style="font-size: 18px; line-height: 21px;"></h2>
<h2 style="font-size: 18px; line-height: 21px;">2</h2>
<a href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.realestate.com.au%2Fcgi-bin%2Frsearch%3Fa%3Do%26id%3D107082335" target="_blank">1/26 Lakeside Drive, Alawa, NT, 0810</a>
On the market since: January 1, 2011
Initial asking price: $395,000
Current asking price: $325,000
Reduction: 18%
Days on market: 301
 
3
<a href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.domain.com.au%2FPublic%2FPropertyDetails.aspx%3Fadid%3D2008926190" target="_blank">5/78 Kurrajong Crescent, Nightcliff, NT, 0810</a>
On the market since: April 9, 2011
Initial asking price: $380,000
Current asking price: $319,000
Reduction: 16%
Days on market: 203
 
<h2 style="font-size: 18px; line-height: 21px;">4</h2>
<a href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.realestate.com.au%2Fcgi-bin%2Frsearch%3Fa%3Do%26id%3D107302548" target="_blank">29 Bayview Boulevard, Bayview, NT, 0820</a>
On the market since: April 9, 2011
Initial asking price: $1.9 million
Current asking price: $1.6 million
Reduction: 16%
Days on market: 203
 
<h2 style="font-size: 18px; line-height: 21px;">5</h2>
<a href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.realestate.com.au%2Fcgi-bin%2Frsearch%3Fa%3Do%26id%3D106271967" target="_blank">365 Lot 3731 Launceston Road, Dundee Beach, NT, 0840</a>
On the market since: January 30, 2010
Initial asking price: $389,000
Current asking price: $329,000
Reduction: 15%
Days on market: 637
 
<h2 style="font-size: 18px; line-height: 21px;">6</h2>
<a target="_blank" href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.domain.com.au%2FPublic%2FPropertyDetails.aspx%3Fadid%3D2008877486">38 Dwyer Circuit, Driver, NT, 0830</a>
On the market since: March 19, 2011
Initial asking price: $555,000
Current asking price: $470,000
Reduction: 15%
Days on market: 224
 
<h2 style="font-size: 18px; line-height: 21px;">7</h2>
<a target="_blank" href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.realestate.com.au%2Fcgi-bin%2Frsearch%3Fa%3Do%26id%3D106704843">33/184 Forrest Parade, Rosebery, NT, 0832</a>
On the market since: July 24, 2010
Initial asking price: $430,000
Current asking price: $365,000
Reduction: 15%
Days on market: 462
 
 
<h2 style="font-size: 18px; line-height: 21px;">8</h2>
<a target="_blank" href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.realestate.com.au%2Fcgi-bin%2Frsearch%3Fa%3Do%26id%3D107167249">1/66 Stuart Highway, Stuart Park, NT, 0820</a>
On the market since: February 12, 2011
Initial asking price: $346,000
Current asking price: $300,000
Reduction: 13%
Days on market: 259
 
<h2 style="font-size: 18px; line-height: 21px;">9</h2>
<a target="_blank" href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.realestate.com.au%2Fcgi-bin%2Frsearch%3Fa%3Do%26id%3D106295188">273/8 Gardiner, Darwin, NT, 0800</a>
On the market since: February 6, 2010
Initial asking price: $1.25 million
Current asking price: $1,086,195
Reduction: 13%
Days on market: 630
 
<h2 style="font-size: 18px; line-height: 21px;">10</h2>
<a target="_blank" href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.domain.com.au%2FPublic%2FPropertyDetails.aspx%3Fadid%3D2008822194">8 Costello Court, Farrar, NT, 0830</a>
On the market since: February 19, 2011
Initial asking price: $538,000
Current asking price: $470,000
Reduction: 13%
Days on market: 252
 
SQM Research also offers a list of the <a target="_blank" title="SQM Research" href="https://www.sqmresearch.com.au/top100bargains.php">Top 100 Biggest Bargains in Australia </a>for sale.
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Darwin house price discounts muted in comparison with other capitals: SQM

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Pop star Rhianna has listed her water-damaged Beverly Hills mansion at a US$2.5 million loss. The Barbados-born singer says the building was poorly constructed and leaked in even the lightest rain and has launched a lawsuit against the property developer, claiming construction was flawed.
Rhianna, whose real names is Robyn Rhianna Fenty,  bought the house in 2009 for US$6.9 million when it was in far better condition and is prepared to accept US$4.5 million for it now.
It is listed through <a href="https://www.coldwellbanker.com/property?propertyId=235523536&amp;mode=detail&amp;brandType=CB" target="_blank">Coldwell Banker</a> agent John Woodward in conjuction with <a href="https://www.rodeore.com/claw_featured.asp" target="_blank">Rodeo Realty</a> agent John Galich, who make no bones about its current condition. 
<img src="/images/stories/rhiannacompare1.jpg"> 
"MAJOR fixer with EXTENSIVE water intrusion from (but not limited to) roof, windows, doors and balconies. There is EXTENSIVE damage from moisture AND water intrusion. Also encroachment issues and other problems. The home is being sold strictly AS-IS and will be subject to a short-sale. Seller will consider all offers. PROPERTY WILL NOT QUALIFY FOR BANK FINANCING," says the marketing information. 
<img src="/images/stories/rhiannacompare2.jpg">
The 3,484-square-metre property includes canyon and city views, a pool and spa (both now empty), eight bedrooms, 10 bathrooms and high ceilings. 
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Rhianna lists water-damaged mansion at US$2.5 million loss

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Super experts are divided over whether the Australian Taxation Office needs to provide more information about buying property through DIY super funds with borrowed money, after the Tax Office was warned that some funds risked big fines for breaching complicated borrowing rules.

According to the Australian Financial Review, industry group the SMSF Professional Association of Australia has urged the Australian Taxation Office to provide further examples of the difference between repairs and improvements, arguing super funds risked fines of up $220,000 for inadvertently breaching limited-recourse borrowing rules.
"The more examples you can provide to help practitioners and members, the better because if you don't, there may be a higher risk of breaches and there also will be private ruling requests made to the ATO," SPAA national technical director Peter Burgess is quoted as saying.
The comments come two months after the ATO permitted SMSF members to fund changes to the property, on two conditions: the money comes from their fund rather than borrowings, and do not fundamentally change the asset's nature.
But Michael Davison, senior policy adviser of superannuation at CPA Australia, says the ATO has already given its views, and those views are clear.
"Some people want guidance on every possible scenario," Davison says.
"But the reality is, you're not going to be able to document every single scenario."
Davison agrees some of the uncertainty is likely driven by the newness of the practice. "It's going to take awhile to get the hang of it and fully understand it."
This article originally appeared on<a target="_blank" href="https://www.smartcompany.com.au/tax/20111109-super-experts-divided-over-whether-ato-needs-to-provide-more-information-on-buying-property-through-diy-funds"> SmartCompany</a>.
 
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Super experts divided over whether ATO needs to provide more information on buying property through DIY funds

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As we look to what's ahead for 2012, Property Observer is republishing some of our most noteworthy stories of 2011.
 
Hassad Food, the agriculture arm of a Qatari sovereign wealth fund, has now spent $65 million on NSW sheep and cattle stud farms.
Its acquisitions total about 26,000 hectares.
The total includes $28 million since June in an investment strategy replicated across the world, with the primary purpose of achieving food security for the Gulf states.
Before the latest acquisitions Qatar's sovereign wealth fund Hassad was ranked as the second-biggest agricultural investor in NSW rural land during the previous 12 months, behind Macquarie's pastoral fund.
In 2010 Hassad Foods spent $36 million buying sheep and cattle properties covering 11,800 hectares, including $9.7 million on the 8,560-hectare merino stud farm Raby Station, near Warren, in late 2010.
Hassad's most recent rumoured purchase was sheep grazing and cropping land in western Victoria for $35 million, which sparked political disquiet about sovereign wealth funds' appetite for rural land and enterprises.
The Senate inquiry into land ownership continues.
Photograph by Lorraine Phelan
 
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Qatar-based Hassad Food now owns $65 million worth of rural NSW property

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The NSW Merino stud property Raby Station at Warren flew an Australian flag proudly at its front gate during the Muir family’s lengthy ownership.
Measuring six metres by three metres, fastened to a 14-metre steel flagpole, it represented a display of nationalistic pride in the middle of the Macquarie Valley.
From time to time some larrikin stole the flag, but John Muir always replaced it.
Not sure if the flag still flies, and even if it does, whether it represents that same sentiment since the sale of the showplace 8,560-hectare holding last year for $9.72 million to Hassad, Qatar's sovereign wealth fund.
Raby had previously traded in 1982 when the Muir car dealership family bought it during CSR’s divestment of its drought-stricken pastoral properties.
Estimates earlier this year ranked the Arab Gulf state wealth fund as the second-biggest agricultural investor in NSW rural land during the previous 12 months, second only to Macquarie's pastoral fund.
That was before its latest buying spree. Hassad Food, the agriculture arm of a Qatari sovereign wealth fund, has now spent a further $28 million since June,<a href="https://www.propertyobserver.com.au/rural/qatar-based-hassad-food-now-owns-%2465-million-worth-of-rural-nsw-property/2011110952272" target="_blank"> taking its expenditure on sheep and cattle stud farms to $65 million</a>. Its holdings total about 26,000 hectares.
It’s an investment strategy replicated across the world, with the primary purpose of achieving food security for the Gulf states.
The federal government would have us believe some 89% of Australia's agricultural land is owned by Australians.
Its recent Australian Bureau of Statistics survey, the Agricultural Land and Water Ownership report concluded that 353 million hectares of Australia's 398 million hectares of farming land was entirely Australian-owned.
It was the first official figure on the subject in more than 25 years, but the voluntary nature of the survey was one of its flaws and the ABS indicated it had surveyed a sample of 11,000 agricultural businesses.
Another recent study was undertaken by PRDnationwide which shows just how rapdily acquisitorial foreign buyers have been in recent years.
PRDnationwide NSW research manager Oded Reuveni Etzioni says Australia represents good value to foreign buyers targeting distressed agricultural assets. The researcher says the figures reveal the strength of foreign investment in the state.
Figures on foreign investment show China has the highest spend – forking out more than $189 million to purchase land in mining regions, with a smaller share of funds invested into vineyards. 
Etzioni says the top owner of land in NSW in terms of dollars invested was Shenhua Watermark, with total funds exceeding $158 million.
“The Chinese coal miner owns approximately 33,000 hectares in the Gannedah region, with arable land purchased over the past two years accounting for a large portion of it,” he says.
It noted the biggest offshore primary production land investors were from the UK, with land ownership over 613,000 hectares. This was followed by Korea with holdings inexcess of 227,300 hectares and the US with land ownership of 55,560 hectares.
PRDnationwide found UK’s John Swire and Sons were the largest foreign land owner in NSW – accounting for 92% of the total UK holdings identified in NSW through wholly owned subsidiary Clyde Agriculture – however the company is in the process of offloading a significant part of its portfolio.
“Another UK investor in mixed farming – MHPF fund – is now in expansion mode, acquiring agricultural land across the state,” Etzioni says. It’s backed by expatriate <a href="https://www.propertyobserver.com.au/rural/billionaire-michael-hintze-dons-cotton-in-wee-waa-rural-acquisition/2011092651682" target="_blank">Michael Hintze, the London-based hedge fund boss who PRD ranks as the third in terms of dollar investments</a>, with a total land ownership exceeding $100 million and growing.
The Korean Young An Group has been investing in Wanaaring near Bourke since 2010 and now holds approximately 215,600 hectares in the region.
The PRDnationwide research found foreign investment in grazing properties is largely concentrated in the state’s west, while mixed agriculture and cropping operations are found in the Orana, Central West and Riverina districts.
The researcher recalled former Queensland Premier Joh Bjelke-Petersen's comments that the Japanese had sold many of their Queensland assets, realising losses of over a billion dollars.
While appreciating the Japanese role in job creation and a strong infrastructure base for the state of Queensland, the PRD report noted the Japanese experience had prompted the state to establish a foreign ownership of land registry, the only one to do so in Australia.
It is clear that the extent of current land ownership by foreign countries – and especially foreign government-owned entities – requires further scrutiny and regulation.
PRD wisely recommends the establishment of a state registry to track the foreign ownership of land.
It also suggests the current Foreign Investment Review Board’s threshold of $231 million per transaction should be lowered, to capture an increasing number of assets purchased by foreign investors.
Foreign ownership and utilisation of our farms - and food supply implications - has the potential of being a significant issue in the next Federal election. An informed debate would be worthwhile, hopefully without any xenophobic dog whistle undercurrents.  
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Time to fly the flag for rural land ownership regulation

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Suburbs in Melbourne’s north, west and southeast are set to flourish under the Baillieu government’s $200 billion growth corridor plan, which aims to house 1 million people over the next 20 years.
The blueprint details plans to redevelop train infrastructure, build new major roads, revamp town centres, build 350,000 new homes and create jobs for 400,000 people as well as building new parks and environmental reserves.
The Growth Areas Authority has identified growth regions in the city’s fringe in which it will develop affordable housing close to shopping centres, schools, health services and jobs.
Planning Minister Matthew Guy told The Herald Sun the plan was a major project for Victoria.
“[The plan addresses] how the city will manage an extra million people over time,” he said.
“It can be done with improvements to transport, regionalising jobs in out suburban centres and better health and education facilities in those centres.
“You could potentially house up to 1.3 million people; you are looking at a plan the size of Adelaide.”
The northern suburbs faces major development, with four new town centres and Donnybrook and Beveridge each receiving new train stations and the Hume Freeway getting extra interchange access in the north and south of outer-metro ring reservations.
The western suburbs will have six new town centres and will have new regional rail link stations at Wyndham Vale and Tarneit with options at Truganina, Davis Road, Sayers Road and Wyndham Vale South. Toolern and Paynes Road will have new train stations, and Rockbank Melton line will be upgraded.
A possible new major outer metropolitan ring road is part of the part plan which would link the southwest with northeast.
Between them Sunbury looks to receive a new town centre and a train overhaul with rail electrification and possible new stations at Sunbury South and Sunbury North.
In the southeast two new town centres are planned, and Clyde will be added to the Craigieburn line. The plan will investigate better links between Cranbourne, Officer and Pakenham, including a new crossing at Cardinia Creek.
The plan was originally started by the former Brumby government to direct the development of the 43,600 hectares of land bought inside the Urban Growth Boundary under that government.
The work will be tendered out to major developers. It is not clear yet which developers have won a tender to carry out the work.
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A new Adelaide on Melbourne's outskirts: Baillieu government's growth corridor plans

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Lend Lease has appointed Michael Ullmer to its board as it announced increased profits but decreased revenue.
Ullmer stepped down as deputy group chief executive at National Australia Bank in August.
He also serves on the Fosters Group board.
Chairman of Lend Lease David Crawford welcomed Ullmer.
“Michael’s 30 year-career in international strategy and banking and his financial and executive management experience will be a valuable addition to the board,” Crawford told shareholders at the company’s annual general meeting.
Crawford reported an operating profit of $485 million for 2011, a 50% increase on Lend Lease’s $323 million operating profits in 2010.
Lend Lease’s revenue slipped 15% from 2010, decreasing from $10.57 billion to $9.014 billion.
Crawford reported the infrastructure business had a backlog of $6.3 billion including secured and pending work and was the preferred bidder on a further $1.2 billion of work.
He said statutory profit after tax for the year was $492.8 million.
Crawford said one of the most significant achievements was acquiring Valemus Australia, the parent company of Abigroup, Baulderstone and Conneq. He said the acquisition materially increased the group’s capabilities and activities in the engineering and construction market in Australia.
 
 
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