Buying into a masterplanned community often means committing to a vision still years from taking shape. At <a href="https://www.apartments.com.au/new-apartments/kew-tallawong-23-27-schofields-road-tallawong-nsw-2762">Kew Tallawong</a>, that vision is already visible.

Residents have moved into the completed first stage, landscaped spaces are established, and the next chapter is now underway. Stage 1 has been completed and settled, with Stage 2 now selling off-the-plan.

Designed by <a href="https://www.apartments.com.au/architects/pbd-architects">PBD Architects</a>, <a href="https://www.apartments.com.au/new-apartments/kew-tallawong-23-27-schofields-road-tallawong-nsw-2762">Kew Tallawong</a> combines attainable apartment living with sustainability initiatives rarely seen at this price point, including rooftop solar, battery storage and a resident EV-sharing program.

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Located on Schofi​elds Road, just moments from Tal​lawong Metro Station and Schof​ields Train Station, <a href="https://www.apartments.com.au/new-apartments/kew-tallawong-23-27-schofields-road-tallawong-nsw-2762">Kew Tallawong</a> has been designed to appeal to a broad mix of buyers, from first-home purchasers looking for a foothold in Sy​dney's property market to downsizers seeking a connected, low-maintenance lifestyle.

<a href="https://www.apartments.com.au/new-apartments/kew-tallawong-23-27-schofields-road-tallawong-nsw-2762">Kew Tallawong</a> has been conceived as a thoughtfully planned masterplanned community that will evolve over multiple stages, with buyers now able to secure one, two and three-bedroom apartments within a neighbourhood that is already beginning to establish its identity.

One of the project's defining features is its focus on sustainability. Solar energy systems, battery storage and future EV charging infrastructure have been incorporated throughout the development, reflecting a long-term approach to both environmental performance and everyday convenience.

Sustainability sits at the centre of the development's vision, with solar energy systems, battery storage and future EV charging infrastructure integrated throughout the community.

That emphasis on future-ready living extends beyond the technology. Landscaped communal gardens, outdoor gathering spaces and plans for a future retail precinct aim to create a neighbourhood where residents can access daily conveniences without travelling far from home.

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The apartments themselves have been designed with liveability front of mind. Rather than chasing maximum density, the focus has been placed on creating practical homes with generous natural light, usable layouts and strong connections to outdoor space.

Importantly, these design principles have been applied consistently across the one, two and three-bedroom apartment offerings.

The appeal of <a href="https://www.apartments.com.au/new-apartments/kew-tallawong-23-27-schofields-road-tallawong-nsw-2762">Kew Tallawong</a> is also closely linked to its location within Syd​ney's rapidly evolving north-west growth corridor. Over the past decade, major infrastructure investment has transformed the area, with new transport links, business precincts and community facilities reshaping suburbs like Talla​wong and Schofiel​ds.

The agent says buyers are increasingly recognising the area's long-term potential.

"Typical buyers that we're finding across <a href="https://www.apartments.com.au/new-apartments/kew-tallawong-23-27-schofields-road-tallawong-nsw-2762">Kew Tallawong</a> especially are your first-home buyers, your investors, your upsizers as well as your downsizers," Hawes says.

Connectivity remains one of the project's strongest drawcards. Residents have access to both Tallaw​ong Metro Station and Schofi​elds Train Station, providing links to the Sydn​ey CBD, Norw​est Business Park, Macquari​e Park and other major employment hubs. Retail centres including Rous​e Hill Town Centre and Sch​ofields Village are also nearby, alongside schools, parks and future healthcare infrastructure.

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For Stage 1 resident Roji, it is the balance between convenience and comfort that has defined the experience of living at Kew.

"For me, it's a balance of quality and convenience," she says. "Everything I need is right here."

"If I wanted to catch the train, Scho​fields Station is just around the corner. Tallaw​ong Metro connects me to the city."

More importantly, she says, the development has delivered something that cannot be measured in floorplans or specifications.

"<a href="https://www.apartments.com.au/new-apartments/kew-tallawong-23-27-schofields-road-tallawong-nsw-2762">Kew Tallawong</a> feels like home."

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As Stage 2 enters the market, that lived experience may be one of the project's strongest selling points. Buyers are not purchasing into an untested concept or a future promise. They are joining a community that is already taking shape.

Ongoing investment in transport, retail, healthcare and public open space continues to strengthen the appeal of Syd​ney's north-west growth corridor, while <a href="https://www.apartments.com.au/new-apartments/kew-tallawong-23-27-schofields-road-tallawong-nsw-2762">Kew Tallawong</a>'s established first stage provides buyers with a tangible sense of the community's future direction.

For a limited time, buyer can secure a new home at <a href="https://www.apartments.com.au/new-apartments/kew-tallawong-23-27-schofields-road-tallawong-nsw-2762">Kew Tallawong</a> with just a $10,000.

[smartcode_project_cta:default project_id=149637]

Joel Robinson

Kew Tallawong: A growing community taking shape in Sydney's north-west

<a href="https://www.apartments.com.au/developers/freecity">Freecity</a> has received development approval for its 51-storey mixed-use tower at 153-157 Walker Street, North Sydney, set to be one of the tallest mixed-use residential-led buildings in one of Sydney’s most sought-after commercial and residential addresses.

Lodged as a State Significant Development Application (SSDA) through the Housing Delivery Authority (HDA) pathway and approved by the NSW Department of Planning, Housing and Infrastructure following a comprehensive public exhibition and submissions process, <a href="https://www.apartments.com.au/new-apartments/153-walker-street-north-sydney-nsw-2060">the project</a> will deliver 296 apartments, alongside a 170-room, luxury hotel, activated retail and significant public domain improvements.

Situated just 200 metres from Victoria Cross Metro Station, on one of the largest developable sites in North Sydney, the development will rise to 234 metres, making it one of the tallest buildings in the suburb. With an end value of approximately $1.5 billion, the project responds directly to the NSW Government’s mandate to accelerate housing delivery in well-located, transit-connected areas.

<img alt="Freecity gets green light for mixed-use residential and hotel tower in North Sydney" data-entity-type="file" data-entity-uuid="192ec455-94bf-4e01-83ef-922b1b269d67" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Freecity%20-%20Walker%20Street%20North%20Sydney%201%20RESIZED%20.jpg?VersionId=Bzqp0SBHCDvLAHjA4QXkjuGoOEIh73Jl" />

The apartment mix will cater to a broad range of buyers, with 65 studio and one-bedroom apartments, 139 two-bedroom residences, 35 three-bedroom apartments, 48 four-bedroom homes, and nine penthouses. Residents will have access to a dedicated amenity level on Level 33, featuring a swimming pool with views towards the Harbour Bridge, Sydney Opera House and North Sydney CBD, as well as a gym, library, shared kitchen, lounge and outdoor entertaining areas.

The hotel will occupy the lower six levels of the building and include meeting and function spaces, a wellness centre with gym, yoga studio, swimming pool and sauna, further strengthening North Sydney's growing hospitality offering.

At ground level, the development has been designed to improve pedestrian connections through the precinct. More than 700 sqm of retail space will activate the street frontage, while a landscaped through-site link connecting Walker Street, Little Walker Street and Doris Fitton Park will provide new public open space with seating, paving and extensive native landscaping.

Freecity Group Co-Founder and Joint CEO Tony Sun said the project represents one of the most significant development opportunities currently available in North Sydney.

"This is one of the most significant development sites in North Sydney and it comes at a pivotal moment for the precinct," Sun said.

"North Sydney is undergoing a genuine transformation, and this project will contribute housing the city urgently needs while creating a landmark destination."

Executive Director of Development Michael Romano said demand for both residential and hotel accommodation would continue to strengthen as the Metro precinct matures.

"The structural demand for high-quality housing and hotel accommodation in North Sydney is compelling, and will only grow as the precinct continues to evolve around the new Metro station," Romano said.

Architectus has designed the tower, orientating the apartments to maximise views towards Sydney Harbour while introducing a sculpted façade intended to respond to light, wind and the surrounding skyline.

Architectus Principal Marko Damic said the design sought to create a tower that contributes to the public realm as much as the skyline.

"We wanted to design a tower that doesn't just sit in the skyline but actively participates and contributes to city life," Damic said.

First look: Freecity gets green light for mixed-use apartment and hotel tower in North Sydney

<a href="https://www.apartments.com.au/developers/abadeen">Abadeen</a> and <a href="https://www.apartments.com.au/developers/perifa">PERIFA</a> have celebrated the topping out of <a href="https://www.apartments.com.au/new-apartments/putney-wharf-harbourfront-precinct-20-waterview-street-putney-nsw-2112">Putney Wharf,</a> marking a significant milestone in the delivery of one of Syd​ney's most anticipated waterfront communities.

Located on Sydney's harbourfront at <a href="https://www.apartments.com.au/developments/putney-nsw-2112">Putney</a>, the project has now reached its highest structural point, with construction progressing strongly towards completion in 2027. 
&nbsp; 
The milestone was celebrated on-site with project partners Phoenix Property Investors, Mitsubishi Estate Asia, Versatile Construction, <a href="https://www.apartments.com.au/architects/sjb-architects">SJB</a>, consultants and stakeholders, to recognise the collective effort behind the transformation of the historic waterfront site into a vibrant new residential, marina and lifestyle destination.

[smartcode_project:default project_id=13962 project_image_fid=362240] 
&nbsp; 
<a href="https://www.apartments.com.au/new-apartments/putney-wharf-harbourfront-precinct-20-waterview-street-putney-nsw-2112">Putney Wharf</a> will deliver a mix of waterfront residences and terraces, complemented by a private 36-berth marina, waterfront dining opportunities and a revitalised foreshore designed to reconnect the community with the river's edge. 
&nbsp; 
Abadeen Executive Chairman and Founder Justin Brown said the project represented a rare opportunity to create the next chapter in Sydn​ey's long history of successful waterfront precincts. 
&nbsp; 
"Throughout Sydney, some of the city's most sought-after addresses have emerged from carefully considered waterfront precincts such as Woolloom​ooloo Wharf, Walsh Bay and Breakfast Point," Brown said.

[smartcode_project:default project_id=13962 project_image_fid=362566] 
&nbsp; 
"What makes these places so successful is that they become much more than residential developments," Brown said.

"They bring together homes, hospitality, marina facilities, public spaces and a strong sense of community in locations where future supply is incredibly limited."

Brown has long described absolute waterfront land in Sy​dney as "finite."

"Once these opportunities are developed, they are rarely replicated. That's why Syd​ney's waterfront precincts have consistently demonstrated strong demand and long-term value growth over many decades. 
&nbsp; 
"<a href="https://www.apartments.com.au/new-apartments/putney-wharf-harbourfront-precinct-20-waterview-street-putney-nsw-2112">Putney Wharf</a> is one of the few remaining opportunities to secure a residence within a masterplanned waterfront community that combines direct water access, marina ownership opportunities and a genuine village lifestyle just moments from the Sy​dney CBD."

[smartcode_project:default project_id=13962 project_image_fid=362564] 
&nbsp; 
PERIFA Founder and Managing Director Fabrizio Perilli said the project reflected a shared commitment to delivering exceptional places that create long-term value for residents and the broader community. 
&nbsp; 
"The topping out milestone is a significant achievement for the Versatile Group and a testament to the collaboration between all project partners, consultants and contractors involved," Perilli said. 
&nbsp; 
"Beyond the residences themselves, <a href="https://www.apartments.com.au/new-apartments/putney-wharf-harbourfront-precinct-20-waterview-street-putney-nsw-2112">Putney Wharf</a> will establish a new waterfront destination that celebrates the history, character and lifestyle of this unique location while creating a lasting legacy for future generations."

[smartcode_project:default project_id=13962 project_image_fid=291195] 
&nbsp; 
Construction is being delivered by <a href="https://www.apartments.com.au/builders/versatile">Versatile Construction</a>, with structural works now substantially complete across the precinct. Attention will progressively shift to the construction of the waterview terraces, apartment façades, services and interior fit-out works over the coming months. 
&nbsp; 
With limited residences and marina berths remaining, <a href="https://www.apartments.com.au/new-apartments/putney-wharf-harbourfront-precinct-20-waterview-street-putney-nsw-2112">Putney Wharf</a> continues to attract strong interest from owner occupiers and downsizers seeking a premium waterfront lifestyle within close proximity to Putne​y Village, Rh​odes, Top Ry​de and the Syd​ney CBD. 
&nbsp; 
As one of the last opportunities to secure a residence within a new masterplanned waterfront community on Sy​dney Harbour, <a href="https://www.apartments.com.au/new-apartments/putney-wharf-harbourfront-precinct-20-waterview-street-putney-nsw-2112">Putney Wharf</a> is expected to remain a highly sought-after address for years to come.

[smartcode_project_cta:default project_id=13962]

Abadeen, PERIFA, top out Putney Wharf harbourfront precinct

Kew has long been regarded as one of Melbourne's premier residential suburbs. It's a location defined by its grand period homes, leafy streets and some of the city's most prestigious schools, yet it has often sat just outside the spotlight cast on neighbouring Hawthorn and Camberwell.

Increasingly, however, buyers are recognising that Kew offers much of what draws people to those suburbs, with a quieter residential setting, exceptional amenity and long-term owner-occupier appeal.

Within a few minutes' walk, residents can access Kew Junction, one of Melbourne's most established village centres. Cafés, bakeries, restaurants, supermarkets, boutique retailers and everyday services are all on the doorstep, with local favourites including Centonove, Adeney Milk Bar Cafe, and Frank &amp; Harri creating the type of walkable lifestyle that has become increasingly difficult to find in Melbourne's inner east. Beyond the immediate neighbourhood, Glenferrie Road's renowned shopping and dining precinct in Hawthorn and the retail, dining and entertainment offerings of Camberwell Junction are both just a short drive or tram ride away.

The suburb is equally well connected. Tram routes 48 and 109 provide direct access to the CBD, while High Street and Cotham Road connect residents to the wider inner east.&nbsp;Nearby access to the Eastern Freeway also places the Yarra Valley, Mornington Peninsula and Melbourne Airport within easy reach, adding another layer of convenience for weekend travel.&nbsp;It's a rare combination of connectivity and tranquillity, where quiet residential streets sit just moments from some of Melbourne's most established shopping and lifestyle precincts.

For families, Kew remains one of Melbourne's most tightly held addresses. Carey Baptist Grammar School, Xavier College, Methodist Ladies' College, Trinity Grammar, Ruyton Girls' School and Genazzano FCJ College are all nearby, while the Yarra River parklands, walking trails and sporting clubs provide another layer of lifestyle appeal.

It's within this established pocket that developer Ricdanic is delivering <a href="https://www.apartments.com.au/new-apartments/wimba-ave-kew-9-11-wimba-avenue-kew-vic-3101">Wimba Ave</a>, a boutique collection of just 13 residences across two buildings named after its location on the tree-lined Wimba Avenue,&nbsp;within one of Kew's most prestigious pockets where homes have been known to sell up to and above $8 million.

[smartcode_project:default project_id=140755 project_image_fid=354809]

The residences prioritise the space that buyers are increasingly searching for but struggling to find in established suburbs. Living areas extend beyond five metres in width, ceiling heights range from three to five metres, and apartments open onto private gardens averaging around 125 sqm. Selected residences also feature balconies of approximately 60 sqm, while premium inclusions include Miele appliances, double-glazed windows, EV readiness, fully electric systems and a 7.2 NatHERS energy rating.

Architect Chris Idle says opportunities to deliver homes of this scale within established suburbs have become increasingly uncommon.

"There are very few opportunities to do these kinds of developments in leafy, established suburbs," he says. "To get this level of amenity, natural light, and architectural freedom in such a setting is extremely rare."

[smartcode_project:default project_id=140755 project_image_fid=366267]

The architecture draws on Kew's established character through the use of handmade Krause bricks, while landscaping by John Patrick introduces 23 plant species, including nine native varieties, creating an environment which focuses just as much on nature as it does the building.

Construction on Wimba Ave is well underway by renowned high-end builder Sinjen, with completion expected in late 2027. Prices start from $2.22 million.

[smartcode_project_cta:default project_id=140755]

The enduring appeal of Kew's tree-lined streets and village lifestyle

"For me, it's the location." That was the first thing Chris pointed to when reflecting on why he and his wife Marita decided to purchase at Candela Ivanhoe, the under-construction new apartment development by Salter Brothers in the heart of the north-eastern M​elb​ourne​ suburb. ​

"We've lived here before… everything is here," Chris said.

"Our doctor is around the corner, there's dentists, pilates, everything we need, restaurants, fast food places, two train stations, Ivanhoe and Darebin, both in walking distance. You don't need anything else."

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Just 10 kilometres from Melbo​urn​e's CBD, Ivanhoe combines direct city connectivity with the amenity of an established village community. Residents have access to highly regarded schools, expansive parklands, public transport, and a thriving retail and hospitality precinct centred around Upper Heidelberg Road, all within a neighbourhood that has retained its leafy character despite its proximity to the city.

<a href="https://www.apartments.com.au/new-apartments/candela-ivanhoe-40-upper-heidelberg-road-ivanhoe-vic-3079">Candela Ivanhoe</a> sits within the heart of this established landscape, positioned just moments from Ivanhoe Village and within walking distance of many of the suburb's most sought-after amenities.

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From Candela, residents can access cafés, grocers, wine bars, restaurants and essential services on foot, while Ivanhoe Station and Darebin Station provide direct connectivity across Mel​bour​ne. The development is also surrounded by some of the suburb's best-known lifestyle destinations, including Pinkie, Laurent, Enni, Docasa and Woodfire Pizza e Cucina, alongside Ivanhoe Plaza, Woolworths, pharmacies and specialty retailers.

Green space is another defining feature of the suburb. Darebin Parklands, Ivanhoe Park, Nellie Ibbot Park and the Yarra River trail network provide extensive opportunities for recreation, while Ivanhoe Golf Course and Ivanhoe Tennis Club continue to underpin the area's long-established lifestyle appeal.

The suburb's education offering further strengthens demand. Ivanhoe Grammar School, Ivanhoe Girls' Grammar School, Mary Immaculate Primary School and Ivanhoe Primary School have helped establish the area as one of Melbou​​rne's most sought-after schooling precincts, attracting families and downsizers alike who want to remain connected to the area.

[smartcode_project:default project_id=342 project_image_fid=357510]

While location was the priority for Marita and Chris, the project itself also needed to meet their expectations.

"Whilst location was paramount, I was also looking at design of the environment and Candela ticked every box," Marita said.

"We're just thrilled with our choice."

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Developed by <a href="https://www.apartments.com.au/developers/salter-brothers">Salter Brothers</a>, Candela Ivanhoe has been designed to complement its village setting, with an emphasis on generous floorplans, natural light and practical everyday living.

Residents will have access to a range of shared amenities, including a communal rooftop garden and dedicated residential lounge, complemented by a ground-floor café and lifestyle wellbeing centre, helping foster the sense of community already emerging among future owners.

That approach has resonated strongly with the market. More than 90 per cent of purchasers at Candela Ivanhoe are owner-occupiers, with buyers ranging from downsizers and second-home buyers to young families and first home buyers, creating a genuinely multi-generational community of grandparents, parents and children. It reflects a broader shift across Melbo​​urne's apartment market, where buyers are increasingly prioritising neighbourhood quality, lifestyle amenity and long-term liveability.

Currently under construction by Ironside, Candela Ivanhoe comprises 58 apartments. Candela Ivanhoe is scheduled for completion in the coming months, and residents can move in from September. One to four bedroom residences, prices from $649,000 and limited opportunities remaining.

[smartcode_project_cta:default project_id=342]

Location and lifestyle drive demand at Candela Ivanhoe

Sydney’s property market is known for high prices, competitive bidding, and mounting pressure on first home buyers. But change is on the horizon.

From late 2025, eligible first home buyers in New South Wales will have access to a new federal government initiative aimed at addressing affordability: the Help to Buy Scheme.&nbsp;

<h2>What is the Help to Buy Scheme?</h2>

The program introduces a shared equity model intended to reduce the upfront cost of entering the property market, particularly in high-demand urban areas such as Sydney.

The scheme operates under a shared ownership structure in which the federal government takes an equity stake of up to 40 per cent for new homes, or 30 per cent for existing dwellings. This arrangement allows eligible buyers to significantly reduce their loan size and avoid the added cost of Lenders Mortgage Insurance (LMI).

Under this model, purchasers can enter the property market with as little as a two per cent deposit, well below the traditional 10 to 20 per cent usually required. The government’s contribution is not a loan but a co-ownership stake in the property. As such, there is no interest or rent charged on its portion.

Because the government’s equity combined with the buyer’s deposit typically meets or exceeds the 20 per cent threshold, LMI does not apply. The remaining balance, generally between 60 and 70 per cent of the property’s value, is financed through a standard home loan with a participating lender.

The government's equity in the property remains in place until the buyer chooses to repay it voluntarily or until the property is sold. Buyers can buy back the government’s share over time, in increments of at least five per cent, depending on their financial situation.

There is no fixed repayment timeline, but the amount to be repaid will be based on the property's market value at the time of repayment, not the original purchase price.

<h2>How do you qualify for the&nbsp;Help to Buy Scheme?</h2>

To qualify for the Help to Buy Scheme, applicants must meet the following conditions:

<ul>
	<li>Be an Australian citizen at least 18 years of age.</li>
	<li>Be a first-home buyer who does not currently own property.</li>
	<li>Intend to live in the property as their primary residence.</li>
	<li>Earn less than $100,000 per year for individuals, or $160,000 for couples.</li>
	<li>Purchase a property within the regional price caps, currently $950,000 in Sydney, though this is expected to rise to approximately $1.3 million ahead of the program’s launch.</li>
</ul>

While the Help to Buy Scheme does not solve affordability challenges across the board, it does offer a more accessible pathway for a defined segment of the market, particularly younger buyers with moderate incomes who have been priced out of traditional lending routes.

The scheme is expected to commence in NSW in late 2025, as part of a national rollout.

Under the new model, purchasers can enter the property market with as little as a two per cent deposit, well below the traditional 10 to 20 per cent usually required

Help to Buy Scheme: What first home buyers in NSW need to know

The First Home Owners Grant (FHOG) is a government initiative designed to help eligible first-time home buyers by offering financial assistance towards the purchase or construction of a new home.

While the FHOG is a nationwide program, it is administered separately by each state and territory, meaning the eligibility criteria, grant amounts, and property requirements can vary depending on your location. This means that the amount available and the conditions attached to the grant will differ, so it is important to check the specific guidelines for your state or territory.

It’s important to note that the FHOG is just one of several incentives available to first home buyers. In most states and territories, the grant is not linked to stamp duty exemptions or concessions, with the exception of the Australian Capital Territory (ACT). The FHOG is typically a one-off payment, reducing the overall cost of purchasing or building a new home before any stamp duty concessions are applied.

Below, we provide a breakdown of the First Home Owner Grants available across Australia, outlining the specific details for each state and territory.

<h2>New South Wales First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $600,000. For land purchases and owner-builders, the threshold extends to $750,000.

Stamp Duty Benefits: Provides full stamp duty exemption for homes valued up to $800,000, with concessions available for properties up to $1 million.

<h2>Victoria South Wales First Home Owner Grant</h2>

First Home Owner Grant: Provides a $10,000 grant for first-home buyers purchasing or building new homes valued up to $750,000.

Stamp Duty Benefits: Offers full stamp duty exemption for properties up to $600,000, with concessions available up to $750,000.

<h2>Queensland First Home Owner Grant</h2>

First Home Owner Grant: Offers $30,000 for contracts signed between 20 November 2023 and 30 June 2025. The FHOG applies to new homes valued up to $750,000.

Stamp Duty Concessions: Provides additional concessions for properties valued up to $800,000.

<h2>Western Australia First Home Owner Grant</h2>

&nbsp;

First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $750,000 in the southern regions and up to $1 million in the northern regions.

Stamp Duty Concessions: Available for homes valued up to $600,000 for transactions entered into on or after 9 May 2024.

<h2>Australian Capital Territory First Home Owner Grant</h2>

First Home Owner Grant: Replaced by the Home Buyer Concession Scheme, offering full stamp duty concessions for eligible buyers.

<h2>South Australia First Home Owner Grant</h2>

First Home Owner Grant: Provides up to $15,000 for new homes, including houses, apartments, and townhouses. As of 6 June 2024, there is no property value cap for eligibility.

Stamp Duty Relief: Available for new homes and vacant land purchases.

<h2>Tasmania First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes and off the plan purchases.

Stamp Duty Exemption: Between 18 February 2024 and 30 June 2026, first home buyers of established homes valued up to $750,000 receive a full exemption on property transfer duty.

<h2>Northern Territory First Home Owner Grant</h2>

First Home Owner Grant: The Northern Territory provides a $10,000 grant for new homes only. Additional government grants and concessions are available for first home buyers.

Stamp Duty Exemption: The only stamp duty exemption available to property buyers is the House and Land Package Exemption (HLPE).

Eligibility criteria and application processes differ across states. Prospective buyers should refer to their respective state revenue offices for full details on grant availability, conditions, and additional concessions.

Every First Home Owner Grant for new property by state

In the ever-evolving landscape of sustainable architecture and environmentally conscious design, systems and ratings in place can help determine the energy efficiency of residential buildings in Australia.

Australia has multiple building rating systems that evaluate energy efficiency and sustainability in existing and new building designs.

Some systems assess individual building components, while others provide an overall rating for the entire structure.

A rating system ensures that homes are comfortable and energy-efficient, whether you are buying, renovating, or building.

NatHERS (Nationwide House Energy Rating Scheme) is a common way for new homes to meet energy efficiency requirements.

As new developments continue to shape the urban environment, understanding NatHERS ratings becomes essential for developers and homeowners. This article delves into the concept of NatHERS ratings, their significance, and how they contribute to creating energy-efficient homes.

<h2>What is NatHERS?</h2>

NatHERS is a national initiative implemented by the Australian government to promote energy efficiency in residential buildings. The scheme aims to provide a standardised method for assessing the thermal performance of homes, considering factors such as insulation, orientation, ventilation, and building materials.&nbsp;

NatHERS ratings are the most common way new homes meet the National Construction Code's (NCC's) minimum energy efficiency requirements.&nbsp;

NatHERS assessments provide thermal and whole-home ratings for new homes, townhouses, and apartments.

The rating helps evaluate the energy performance of buildings, guides homeowners and developers to make informed decisions about the energy efficiency of their properties, and encourages the construction of more sustainable, comfortable, and cost-effective homes.

<h2>How NatHERS Ratings Work</h2>

NatHERS ratings are determined through four accredited software tools (AccuRate, BERS Pro, FirstRate5, HERO) using a calculation engine CSIRO developed to predict building temperature based on various factors.

The tools can model complex effects of building mass, insulation, window size, and other elements.

The outcome is a star rating that reflects the building's overall thermal efficiency, indicating how well it can maintain a comfortable indoor temperature without excessive reliance on heating or cooling systems.

The star rating scale ranges from 0 to 10, with a 6-star rating being the minimum requirement for compliance with the National Construction Code (NCC).&nbsp;

Achieving a higher star rating demonstrates a commitment to energy efficiency and sustainability, as the building is better equipped to minimise its environmental impact and reduce long-term energy costs.

Anyone can use NatHERS tools, but accredited assessors can provide certified ratings and professional advice.

<h2>Benefits of Higher NatHERS Ratings</h2>

Energy Efficiency: Buildings with higher NatHERS ratings are more energy-efficient, requiring less heating and cooling energy. This reduces the structure's carbon footprint and lowers occupants' energy bills.

Cost Savings: Homes with higher NatHERS ratings are generally more energy-efficient, resulting in reduced energy consumption for heating and cooling. This translates to lower energy bills for homeowners, making sustainable living environmentally friendly and economically viable in the long run.

Environmental Impact: Lower energy consumption directly translates to a reduced environmental impact. Buildings with higher NatHERS ratings contribute to the overall goal of mitigating climate change by lowering greenhouse gas emissions associated with heating and cooling systems.

Improved Comfort: Buildings with high NatHERS ratings offer better thermal comfort to occupants. Proper insulation, well-designed ventilation, and optimal orientation maintain a consistent and comfortable indoor temperature, providing occupants with a more enjoyable and healthier space.

Market Value and Desirability: Higher NatHERS ratings can enhance the market value of a property. As energy efficiency becomes a more significant consideration for homebuyers, a well-rated building may attract a premium price and stand out in the real estate market.

Compliance with Building Codes: NatHERS ratings are a vital component of the National Construction Code (NCC), and compliance with these ratings is often a mandatory requirement for new developments. Local councils and planning authorities may set minimum energy efficiency standards that must be met to obtain development approval.

The Nationwide House Energy Rating Scheme (NatHERS) is a crucial initiative shaping the future of energy-efficient, resilient, and cost-effective homes. With its recent upgrades, NatHERS has evolved into a world-leading tool for the building sector, supporting the global commitment to achieving net-zero emissions by 2050.

Staff Writer

What is a NatHERS rating in new off the plan apartment developments?

Mixed-use developments have gained significant popularity across Australia in recent years due to their unique blend of residential, commercial, and recreational spaces.

Unlike traditional single-purpose developments, mixed-use projects offer a harmonious integration of various functions within a single locale.

Residential units seamlessly coexist with commercial establishments, retail outlets, dining venues, entertainment hubs, and recreational facilities, with the combination not only enhances convenience but also fosters a vibrant lifestyle and a sense of community.

<h3>Convenience and accessibility</h3>

Mixed-use developments are designed with convenience in mind. They often integrate residential units with commercial spaces, retail outlets, restaurants, and recreational facilities, creating a self-contained community.

[smartcode_project:default project_id=114215 project_image_fid=204874]

The proximity allows residents to enjoy the convenience of having essential amenities and services within walking distance. Whether it's grabbing a cup of coffee, going grocery shopping, or accessing healthcare services, everything is conveniently located, saving residents time and effort.

<h3>Vibrant lifestyle and community</h3>

One of the major advantages of mixed-use developments is the vibrant lifestyle they offer. With a diverse range of amenities and communal spaces, residents have ample opportunities to interact, socialise, and build a sense of community.

[smartcode_project:default project_id=107714 project_image_fid=214122]

The presence of parks, community centres, and shared spaces fosters a lively atmosphere, encouraging residents to engage in various activities and events. The vibrant lifestyle within these developments creates a unique sense of belonging and camaraderie among the residents.

<h3>Potential for higher rental yields and property value appreciation</h3>

Mixed-use developments tend to attract a broad range of tenants and buyers due to their versatile nature. This high demand can result in higher rental yields for investors and potentially lead to property value appreciation over time.

[smartcode_project:default project_id=139989 project_image_fid=212887]

The integration of commercial and retail spaces attracts businesses, which can provide a stable rental income stream. Additionally, the popularity of mixed-use developments often drives up property values, making them a potentially lucrative investment in the long term.

<h3>Enhanced security and maintenance</h3>

Mixed-use developments typically have comprehensive security measures in place. With controlled access points, CCTV surveillance, and professional security staff, residents can enjoy enhanced safety and peace of mind.

[smartcode_project:default project_id=108019 project_image_fid=212658]

Additionally, these developments often have dedicated maintenance teams responsible for the upkeep of common areas, landscaping, and infrastructure. This ensures that the overall appearance and functionality of the development are well-maintained, creating a pleasant living environment for residents.

<h3>Live-work-play balance</h3>

One of the key attractions of mixed-use developments is the ability to achieve a desirable live-work-play balance. The integration of residential and commercial spaces allows residents to live closer to their workplaces, reducing commuting time and improving work-life balance.

The proximity to various amenities and recreational facilities encourages an active and healthy lifestyle. Residents can easily access fitness centres, parks, restaurants, and entertainment options, all within the same development, leading to a more fulfilling and convenient way of life.

alisonwarters@gmail.com

The top five reasons to buy in a mixed-use development

When buying a property, everyone needs to be aware of the additional costs that come as part of the buying process.

Often the largest outlay, after the deposit which goes to the bank, is stamp duty.

<h2 style="line-height: 1.38;">What is Stamp Duty?</h2>

Stamp duty is an extra tax to pay the government when you buy land, a property, and other certain assets.

It happens when the legal ownership is transferred. It can also be known as property transfer duty or transfer duty.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture" allowfullscreen="" frameborder="0" height="415" src="https://www.youtube.com/embed/C32BWkB5--c" title="YouTube video player" width="660"></iframe>

<h2>Who pays Stamp Duty?</h2>

In some circumstances, you may get an exemption. For some states, you won’t have to pay for stamp duty if you are a first home buyer or a pensioner for houses under a particular price. There are also stamp duty concessions, where you may be entitled to a discount.

<h2>How much does Stamp Duty cost?</h2>

Each state has different rules which affect how much you need to pay. These rules can affect the rate you pay, and the timeframe you will need to pay in. Before you buy land or a property, make sure you check the up-to-date information for your state’s stamp duty.

You can use a free stamp duty calculator online to see approximately how much you’ll need to pay. Find out if you’re eligible for an exemption by enquiring on a project via Urban!

Overall, the stamp duty you need to pay will depend on:

<ul>
	<li aria-level="1">How much your land/property is worth</li>
	<li aria-level="1">Where your land/property is located</li>
	<li aria-level="1">What type of land/property it is</li>
</ul>

Want to find out more? <a href="https://www.youtube.com/@UrbanAustralia?utm_source=YouTube&amp;utm_medium=Video&amp;utm_campaign=Subscribe&amp;utm_id=Subscribe">Subscribe to our YouTube channel</a> for more property videos.

Ellen Walker

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

A trio of Queensland property groups have unveiled plans for a $300 million mixed-use redevelopment of the former Noosa Bowls Club site, a proposal that would deliver more than 200 new homes in one of the Sunshine Coast's most supply-constrained markets.

Kilter Property, Frank Developments and Calile Malouf Investments are behind the plans for the 1.8-hectare site at <a href="https://www.apartments.com.au/new-apartments/99-noosa-drive-noosa-heads-qld-4567">99 Noosa Drive</a>, which would transform the long-vacant site into a new residential precinct featuring 208 apartments, retail, hospitality and public space.

The proposal comes as Noosa continues to grapple with housing affordability and a shortage of permanent accommodation, particularly for key workers. The site's location in Noosa Junction, close to shops, public transport and employment, aligns with the direction of Noosa Council's Housing Strategy, which encourages higher-density housing within established activity centres rather than continued urban expansion.

The draft plans include 48 affordable-by-design apartments and 48 rooming accommodation units aimed at key workers. Around 2,000 sqm of ground-floor retail and food and beverage space would activate the street frontage, alongside a new public town square and landscaped open space.

<img alt="Noosa" data-entity-type="file" data-entity-uuid="2dd02f53-1360-4e51-801e-bfd61a6c980e" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-26%20at%208.44.34%E2%80%AFPM.png?VersionId=x1iNs3BSMN6Jy7YUwaBZMHRrrKX2hMpy" />

&nbsp;

Frank Developments Founder and Director Frank Licastro said the development would continue the company's focus on architecturally-led residential projects while addressing one of the region's biggest challenges.

"Not only will this project exude a sense of luxury, it will also enhance not only the built environment but also the surrounding community," Licastro said.

"Noosa's success relies on the people who live and work here. Providing well-designed accommodation for key workers is critical to supporting the local economy and ensuring the Shire can continue to thrive."

Kilter Property Co-Founder Huw Williams said the focus was on delivering additional permanent housing while creating a mixed-use destination that benefits both residents and the wider community.

"Our focus is on delivering a well-considered mixed-use project that provides more permanent housing options, supports local workers and businesses, and delivers an exceptional product for the local market," Williams said.

"The redevelopment vision aligns with the long-term evolution of Noosa Junction as a vibrant activity centre, creating a destination that enhances the area's character while delivering significant economic and community benefits."

Calile Malouf Investments, best known for its role in Brisbane's James Street precinct and The Calile Hotel, will bring its place-making experience to the project. The company recently commenced construction on The Calile Noosa hotel and says the residential development will complement its growing investment in the region.

CMI Director Cal Malouf said the aim was to create a walkable precinct combining housing, retail and hospitality while remaining true to Noosa's character.

"We see a similar opportunity in Noosa to deliver a vibrant, walkable destination that combines exceptional housing, hospitality and retail in one integrated project," Malouf said.

Brisbane-based Cavill Architects has been appointed to design the project.

Noosa Bowls Club to be redeveloped into mixed-use apartment precinct

<html><body><div>
<div>It would seem the auction price secrecy in Queensland extends beyond their auctions, not just in the lead up.</div>
<div> </div>
<div>
Last weekend was the first batch of auction campaigns when estate agents <a href="/news/qld/price-guide-ban-now-in-place-for-queensland-auctions">could be </a><a href="/news/qld/price-guide-ban-now-in-place-for-queensland-auctions">fined</a><a href="/news/qld/price-guide-ban-now-in-place-for-queensland-auctions"> for giving out pre-auction price estimates</a>.
</div>
<div> </div>
<div>Not that many ever did so, other than the McGrath Estate Agents, who brought the tried and tested, price guidance transparency formula up from the south with them.</div>
<div> </div>
<div>
There were 140 auction offerings <a href="https://www.homepriceguide.com.au/saturday_auction_results/Brisbane.pdf" target="_blank" style="line-height: 1.3em;">last</a> weekend across Brisbane. 
</div>
<div> </div>
<div>Sadly, just the 35 results were reported to Australian Property Monitors, in the Domain Group.</div>
<div> </div>
<div>There were just six auction results with the price outcome given – all successful sales by successful estate agents.</div>
<div> </div>
<div>They ranged from <a href="https://www.domain.com.au/property/for-sale/house/qld/alexandra-hills/?adid=2011561976" target="_blank">$442,000 at Alexander Hills</a> to <a href="https://www.domain.com.au/property/for-sale/house/qld/brookfield/?adid=2011574384" target="_blank">$1,288,000 at Brookfield</a>.</div>
<div> </div>
<div>There were eight sales with prices not disclosed – hardly helpful to an informed market. But perhaps a tactic to get possible buyers onto their phones with pent-up curiosity.</div>
<div> </div>
<div>There were 19 pitiful passed in results with no top bid/vendor bid indications.</div>
<div> </div>
<div>There were two withdrawals, so we perhaps ought give them the benefit of the doubt, as they work out what the silly laws permit in such circumstance so soon after their December 1 introduction by the Queensland Newman Government.</div>
<div> </div>
<div><a href="/images/2014/12/12/Picture%2019.png" target="_blank"><img src="/images/2014/12/12/Picture%2019.png" alt=""></a></div>
<div><a href="/images/2014/12/12/Picture%2017.png" target="_blank"><img src="/images/2014/12/12/Picture%2017.png" alt=""></a></div>
<div>Source: APM. Click images to expand. </div>
But there's no excuse, if agents want an informed market, for failing to provide full disclosure for the auctions with an outcome – sale, passed in or vendor bid.
Wavell Heights and Ascot hosted the most auctions last weekend in Brisbane each with four listed. There were three auctions each at Indooroopilly, Sunnybank Hills, Parkinson, Nundah, Hamilton and The Gap.
Last weekend was the second busiest on record - just down on the previous weekend's record 162, according to Australian Property Monitors.
This weekend will see a new record number.
There are some 167 homes scheduled to go under the hammer December 13 and then next weekend nearly 90 auctions are scheduled just five days before Christmas.
The Domain Group's senior economist Dr Andrew Wilson noted recently Brisbane has experienced an unprecedented spring auction selling season with 2093 homes listed for auction. This was well ahead the previous highest 1729 recorded over spring 2010 and last year's spring result of 1722.
"November has smashed the record for the most number of auctions conducted with 916 well ahead of the next best result of 728 recorded over November last year," he said.
Most auction ads now carry the disclaimer: This property is being sold by auction or without a price and therefore a price guide can not be provided. The website may have filtered the property into a price bracket for website functionality purposes.
</div></body></html>

jchancellor-FAypfDUnLy

Brisbane property price secrecy even after the auctions

<html><body>
Queensland’s new real estate laws are now in place, despite much pushback from property industry members across the country.
The Queensland Property Occupations Act, passed through Parliament in May, will bring many changes to the property scene in Queensland. Most notably, price guides for properties going to auction are now outlawed.
Not only were the <a href="https://www.pertyobserver.com.au/finding/location/nsw/29164-reis-go-head-to-head-over-queensland-auction-price-guide-debate" target="_blank">Real Estate Institutes head-to-head over the issue</a>, but estate agent <a href="/news/qld/dark-ages-descending-on-queensland-as-auction-price-guide-ban-defies-common-sense-john-mcgrath">John McGrath called it “dark days” for the industry</a>.
Harcourts Queensland chief auctioneer Mitch Peereboom doesn’t expect any great changes to his role.
“The price guide obviously is the biggest issue, but ultimately in my role the impact of the price guide will be minimal because auction’s about having no price and the buyers determining the market place,” said Peereboom.
“The seller gets the transparency and determination from the buyers and the buyers get transparency as they are able to come forth with their best offer of what they believe the property is worth without any inhibiting from the seller in terms of what they are looking for.”
In fact, he notes that more buyers will inspect because there is no market price.
The Real Estate Institute of Queensland’s CEO Antonia Mercorella said that the rules are about cutting red tape, simplifying transactions and increasing transparency. The REIQ has been supportive of the laws.
“It’s been a long time coming, but it’s been worth the wait for these new laws,” Mercorella said.
“They’re specifically tailored to the realities of the modern real estate profession and will make life much easier for agents and consumers. The laws eliminate a lot of costly paperwork that’s been hampering agents and they feature practical reforms which will simplify real estate transactions in Queensland.”
She pointed to other key changes including the replacement of seven separate agent appointment forms with one, removing requirement for the agents to disclose to a buyer the commission they are receiving from the seller, extending the statutory limit on lengths of appointments for a sole exclusive agency from 60 days to 90 days, deregulating maximum commissions for sales and property management, and losing the requirement for a separate Form 30 Warning Statement.
<a href="/news/bid-for-homes-online-on-new-property-listings-website">Online auctioning platform ExchangeHouse</a> has also called the new laws beneficial for the industry, with director Mark Jamieson saying that the government "clearly" wants to limit subjective and opinionated price guides and information that could mislead.
"It is possible for real estate agents to provide objective, meaningful and accurate information to buyers, within the new act’s guidelines. It is all about the auction process and framework," said Jamieson.
“Our innovative online auction methodology requires the vendor to set a reserve price for their property upfront. The reserve is never disclosed to the market and is used to determine where bidding will start which is a first for the industry. Agents no longer need to provide a price guide under the ExchangeHouse method. Buyers can confidently inspect properties knowing where bidding is due to start well before bidding opens," he said.
“This method will bring greater transparency and efficiency around the property transaction process for agents, sellers and buyers. We believe it works within the new legislation and achieves the government’s goals of reducing red tape and misguided information.”
Other industry experts notably speaking out against the ban include News Corp commentator <a href="/news/qld/queenslands-auction-price-guidance-ban-legislation-is-madness-andrew-winter">Andrew Winter (who has called it 'madness’)</a>, the <a href="/expert-insights/buying/coercion-will-be-rife-under-new-queensland-price-guide-laws-rebaa">Real Estate Buyer's Association of Australia</a> and <a href="/expert-insights/investing/reinsws-malcolm-gunning-supports-early-publishing-of-reserve-prices">REINSW' Malcolm Gunning</a>.
</body></html>

jduke-EHk3XBmHkn

Price guide ban now in place for Queensland auctions

<html><body>
The most predictable thing to happen in Australian real estate this year is the decision not to proceed with an $8 billion resort in Cairns.
The alleged Hong Kong billionaire who was allegedly planning to spend billions building an extravaganza in North Queensland has reportedly decided to spit the dummy because he can’t get what he wants.
There was always an unreal quality about this scheme. I can’t imagine anyone spending that amount of money on a resort anywhere in the world, let alone in a small regional city in Australia.
Almost exactly a year ago, <a href="/news/qld/theres-many-reasons-to-invest-in-cairns-but-a-grandiose-resort-complex-is-not-one-of-them">I wrote this</a> on Property Observer: “There are many reasons to consider buying in Cairns. But a grandiose plan for a $4.2 billion (as it was then) resort complex should not be one of them.
“Earlier this year, Hong Kong businessman Tony Fung announced his plan for the biggest tourism property development Australia has seen. Aquis will have nine hotels with 3,750 rooms plus 1,200 apartments, a sports stadium, a convention centre, an 18-hole golf course and an aquarium clustered around an aquatic paradise. The artists impression looks like something you might expect to see in Dubai or Macau.
“Queensland Premier Campbell Newman got quite excited about it and promised to wave it through the approval processes as only a conservative Queensland government can.
“And, according to reports, many developers and investors are excited, too. Suddenly Cairns is on the radar screen, in a way that hasn't happened since the frothy days of Japanese mega investment in the 80s. There's been a surge in building applications which the council says is inspired by the Aquis proposal.
“Frankly, it's all rather ridiculous. A $4.2 billion resort development in a regional city of 150,000? I'll believe it when I see it.”
Well, it looks like I’ll never see it. And you’ll notice that, along the way, the $4.2 billion resort proposal has morphed into an $8 billion proposal.
So, here’s the core lesson. A lot of people got excited about this proposal and wanted to invest in Cairns. That was seriously not logical. Sadly, too many people make investment decisions based on the hype surrounding an extraordinary event.
<blockquote>
Sadly, too many people make investment decisions based on the hype surrounding an extraordinary event.
</blockquote>
Here’s the question every investor must ask when they get excited about a location on the basis of one major proposed event: If this major event does not go ahead, is this still a good place to invest?
If the answer is no, don’t buy there.
Fortunately, the answer in the case of Cairns is yes. For the past two years, I have been recommending Cairns a good place to consider for property investment. The Fung furphy was never part of the equation that led me to that recommendation. When I first put Cairns in my hotspots reports, the grandiose resort had not been announced.
Cairns stacks up for other reasons. It’s an example of a regional centre which has struggled in the past because its economy was fundamentally based on tourism – but which is now moving to a new level because (a) the economy is diversifying; (b) big money is being spent on infrastructure; and (c) as a bonus tourism has come back strongly, led by a big influx from China.
Cairns also has the best rental yields in Australia, including mining towns  (most of which are no longer providing high yields, because of high vacancies and sharply falling rentals).
And, in the past 12 months, most of the suburbs of Cairns have delivered double-digit price growth, with some growing above 20%.
You can contact Terry via <a href="https://mailto:ryder@hotspotting.com.au" target="_blank">email</a> or <a href="https://twitter.com/hotspotting" target="_blank">Twitter</a>. 
</body></html>

terryryder-YECXbqmri2

Not all doom and gloom for Cairns, despite $8 billion resort falling through

<html><body>
More and more people are turning to Queensland for their next investment opportunity.
National Australia Bank has also suggested that <a href="/expert-insights/investing/brisbane-and-sydney-to-lead-2015-but-growth-to-lag-nab">Brisbane, along with Sydney, is set to lead in 2015, albeit with moderate growth</a>.
Property Observer looked at CoreLogic RP Data’s latest median house price statistics to find out where Queensland’s cheapest homes are.
<h3>Queensland Houses </h3>
<ol>
<li>
<a href="/news">Fairymead</a> - $65,000 
</li>
<li>
<a href="/news">Monto</a> - $100,000 
</li>
<li>
<a href="/news">Mount Morgan</a> - $106,000 
</li>
<li>
<a href="/news">Proston</a> - $113,000 
</li>
<li>
<a href="/news">Eidsvold</a> - $118,000 
</li>
<li>
<a href="/news">Charleville</a> - $136,000 
</li>
<li>
<a href="/news">Murgon</a> - $145,000 
</li>
<li>
<a href="/news">Dysart</a> - $150,000 
</li>
<li>
<a href="/news">Blackall</a> - $155,000 
</li>
<li>
<a href="/news">Depot Hill</a> - $158,000</li>
</ol>
Source: CoreLogic RP Data.
Unit figures are on the next page. Please click below.
<hr class="system-pagebreak">
According to RP Data, Queensland’s median unit price is $346,000 which is ahead of only Tasmania and South Australia.
The average time on the market for a Queensland unit is 112 days.
Here are CoreLogic RP Data’s 10 suburbs with the cheapest median unit price.
Queensland Units
<ol>
<li>
<a href="/news">Manoora</a> - $143,000 
</li>
<li>
<a href="/news">Smithfield</a> - $160,000 
</li>
<li>
<a href="/news">Logan Central</a> - $168,000 
</li>
<li>
<a href="/news">Holloways Beach</a> - $174,000 
</li>
<li>
<a href="/news">Beenleigh</a> - $175,000 
</li>
<li>
<a href="/news">Garbutt</a> - $176,000 
</li>
<li>
<a href="/news">Bellbird Park</a> - $179,000 
</li>
<li>
<a href="/news">Hermit Park</a> - $180,000 
</li>
<li>
<a href="/news">Woodridge</a> - $180,000 
</li>
<li>
<a href="/news">Waterford West</a> - $190,000</li>
</ol>
Source: CoreLogic RP Data
</body></html>

owisniewski-RiYLqnXfKH

Queensland's 10 cheapest suburbs for houses and units

<html><body>
For some time, Brisbane has been the focus of investors looking beyond Sydney and Melbourne for future growth and lower entry prices.
In fact, last month we saw that Brisbane has lagged somewhat behind these two capitals on the property cycle and is <a href="/expert-insights/investing/sydney-melbourne-and-brisbane-where-they-are-on-the-property-clock">expected to be in the upswing over the next few years</a>.
National Australia Bank has also suggested that <a href="/expert-insights/investing/brisbane-and-sydney-to-lead-2015-but-growth-to-lag-nab">Brisbane, along with Sydney, is set to lead in 2015, albeit with moderate growth</a>.
Observer Terry Ryder, however, <a href="/expert-insights/buying/brisbane-on-the-slippery-slope-to-oversupply">warns of a potential oversupply for some properties in Brisbane</a>.
<img src="/images/2014/11/24/bris%20nov%2024%20one.jpg" alt="">
<a href="https://whichrealestateagent.com.au" target="_blank">Source: Which Real Estate Agent</a>
{mijopolls 65}
</body></html>

Infographic: Is it time for Brisbane property to take off?

<html><body>
Brisbane's median unit price for the October quarter was $380,000, according to CoreLogic RP Data.
Earlier this year, some predicted the apartment market would display <a href="/news/qld/brisbane-apartment-market-on-the-rise-colliers">strong growth for 2014</a>. In the year to October, CoreLogic RP Data recorded 2.6% growth in Brisbane apartment values, placing it behind Sydney, Melbourne, Adelaide and Hobart's unit markets.
Brisbane's $380,000 median unit price is 1.2% down from the prior month's result, and 1.0% up for the quarter. Some, including observer Terry Ryder, argue the market <a href="/expert-insights/buying/brisbane-on-the-slippery-slope-to-oversupply">may soon be oversupplied</a>, leading to an excess of stock and depressing values.
Property Observer looks at recent sales to see just what $380,000 will buy you in Brisbane.
<ol>
<li>
<a href="https://www.realestate.com.au/property-unit-qld-moorooka-117330255" target="_blank">4/116 Chaucer Street, Moorooka</a> 
 <img src="/images/2014/11/25/1.jpg" alt="">
This Moorooka apartment sold for $372,000 late last month. The two bedroom, two bathroom unit is part of a six unit complex. There is an air-conditioned lounge, which opens to an undercover balcony. Both bedrooms include mirrored built in robes. The apartment comes with a single secure car space.
Price: $372,000
Bedrooms: Two
Drive to CBD: 14 minutes
</li>
<li>
<a href="https://www.realestate.com.au/property-apartment-qld-yeerongpilly-118043447" target="_blank">7/16 Wilkie St Yeerongpilly, Qld</a> <img src="/images/2014/11/25/2.jpg" alt=""> Buyers paid $376,000 for this two bedroom unit. Located in a seven-apartment complex built in 1994, the apartment occupies the entire top level. Both bedrooms include built in robes, there is an air conditioning unit in the living room and another in the main bedroom, and two secure undercover car spaces.
Price: $376,000
Bedrooms: Two
Drive to CBD: 11 minutes
</li>
<li>
<a href="https://www.realestate.com.au/property-unit-qld-woolloongabba-117595907" target="_blank">30/81 Annerley Road, Woolloongabba</a>
 <img src="/images/2014/11/25/3.jpg" alt="">
This dual level apartment, with 80 square metres of floor space, sold for $379,000. It has two bedrooms with built in robes, with the main bedroom including balcony access and an en suite. The carpet is newly laid and the apartment is freshly painted. Residents have access to the complex's swimming pool and gym. The apartment includes a lockup garage.
Price: $379,000
Bedrooms: Two
Drive to CBD: 5 minutes
</li>
<li>
<a href="https://www.realestate.com.au/property-unit-qld-taringa-117844987" target="_blank">3/38 Waverley Road, Taringa</a>
 <img src="/images/2014/11/25/4.jpg" alt="">
A two bedroom apartment in a complex of eight sold for $371,500 last week. It has built in robes in both bedrooms, one bathroom, an open plan living and dining area, and a balcony. The apartment comes with a lock up garage.
Price: $371,500
Bedrooms: Two
Drive to CBD: 10 minutes
</li>
<li>
<a href="https://www.realestate.com.au/property-unit-qld-taringa-117831363" target="_blank">67/35 Morrow Street, Taringa</a>
 <img src="/images/2014/11/25/5.jpg" alt="">
Vendors secured $383,000 for this two bedroom, two bathroom apartment earlier this month. The fully furnished apartment has new carpet, and both bedrooms include built in robes. The apartment, which has a secure car space, currently returns $496 per week in rent, representing a 6.7% rental yield.
Price: $383,000
Bedrooms: Two
Drive to CBD: 15 minutes
</li>
</ol>
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jrichardson-uRX5hFdKfN

What does a median-priced Brisbane apartment look like?

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Brisbane’s inner city apartment market recorded a strong September quarter this year, but it’s the closing quarter of 2014 that’s expected to break sales records, according to a new report from Place Advisory.
The Place Advisory Inner City Apartment Market Report says that demand remains strong and while the September figure was below the June quarter, they predict demand will strengthen over December.
While five projects launched over September with a total of 727 new apartments, over the December quarter up to 14 projects with more than 2,200 apartments are expected to launch – the first time the end of year quarter has seen this much activity.
Over September the majority of the sales were one and two bedroom apartments, totalling $428 million in off the plan transactions. The unconditional sale price in Brisbane over the September quarter remained steady at $545,478 (weighted average), which sits 1% below June and 8% down on a year prior.
The 2014 year to date has seen 2,535 transactions. The majority of sales are under $550,000, with two bedroom apartments the most common seller.
New Farm, Newstead and Teneriffe saw the majority of sales over the three months – totalling 637. South Brisbane, West End and Kangaroo Point proved less active with 144.
Remaining apartments for sale (as of the end of September 2014):
<ul>
<li>1,634 (6.2 months market supply)</li>
<li>Inner North: 1,018</li>
<li>CBD: 369</li>
<li>Inner South: 529</li>
</ul>
Source: Place Advisory
“The September 2014 quarter saw a total of 785 unconditional sales across 56 inner Brisbane projects which is well above the long-term 10-year average of 343 sales per quarter,” Place Advisory’s director Lachlan Walker said.
“The Brisbane inner city apartment market is in a perfect position as we head into the last quarter of 2014 with high demand and more projects coming on to the market.”
Walker said that positive momentum is growing for owner occupiers and investors with the median apartment price substantially below those seen in Sydney and Melbourne, by 45% and 25% respectively.
“Brisbane provides an affordable substitute investment for our southern neighbours with a much greater propensity for growth. This is one of the key reasons Brisbane has had such strong interstate interest the past 12 months,” he said.
 “There is an old wives tale that Brisbane shuts down after Melbourne Cup. We are definitely not expecting that to be the case this year with the December period showing strong signs that we will have a great finish to 2014.”
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Brisbane inner city tipped to smash sales records in final quarter

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Miles, which is often considered together with Chinchilla, is a small town in the Surat Basin Western Downs area in Queensland.
It recently fell onto Property Observer’s radar again due to its status as the highest yielding suburb in Queensland for houses, at 11.17%,  according to RP Data.
Half an hour west of Chinchilla and about an hour and a half east of Roma, Chinchilla, Miles, Roma and Dalby are regularly mentioned in the same breath. However, Chinchilla offers a 5.88% rental yield, while Roma boasts 7.09% and Dalby's yield is recorded at 5.52%. Not quite the striking on-paper statistics seen in Miles.
Click to open in new window:
<a href="/images/2014/11/13/miles%20nov%2013%20one.png" target="_blank"><img src="/images/2014/11/13/miles%20nov%2013%20one.png" alt=""></a>
Originally known as Dogwood Crossing when established in the 1800s, Miles is a country town with over 20 historically important buildings and with a strong agricultural background.
Today, it also has a significant mining influence.
According to RP Data, the median weekly advertised rent is $750, with a median price house being $349,000, providing this strong rental yield figure.
However, while this may instantly put the area on some peoples’ hotspot lists, it may be worth taking a closer look.
Over the past three months, the median price movement was down 9.94%, with figure down 8.16% over 12 months. Over the past three years, the median price has increased by 39.60%, representing an average annual growth of 16.92%.
With a seven year average hold period, even with the 102 days on market average, it’s not looking too bad for the long-term property owners in Miles.
In fact, Matusik Property Insights, writing a report about Miles a couple of years ago, pointed to the fact that almost 10% of Queensland’s manufacturing gross domestic product is produced within the Western Downs region, with the energy resources sector boasting the potential to more than triple their gross regional product in the years ahead.
“Recently there have been a number of gas fired power stations built with others being proposed. There are both solar generated power and wind generated power projects being proposed in the Western Downs,” their report noted.
“However, the Surat Basin is not dependent on any one industry or commodity, with coal, gas, power generation, solar energy, coal seam gas, water projects, rail infrastructure, farming and supporting businesses all present in the area. This means the area’s economy is protected from downturn if one industry sector endures a bad period. In fact, there are over 4,500 businesses in the Western Downs Regional Council according to official figures from the Australian Bureau of Statistics (ABS).”
They noted that a large number of new workers were expected for Chinchilla, Miles and Roma, with an expected figure of more than 42,000 workers required to service the new projects in the Surat Basin (you can see a list of those near Miles over the page).
The number of transient miners in the area was expected to increase from 4,000 to 16,000 by 2015.
“To this end, it should be noted that during 2010, the Western Downs Regional Council recorded a 57% increase in residential dwelling approvals compared with the previous year.
This reflects the high demand that exists in the area for additional housing arising from the region’s strong levels of economic activity and job creation.”
In July 2012, Surat Basin Property Group’s chief operating officer Jason van Hooft told Property Observer that the opportunities for investors in the Surat Basin are <a href="/news/qld/chinchilla-queensland-mining-hotspot-or-one-underpinned-by-marketeers">“unique in Australia”</a>, pointing to the fact they’d already built and sold 200 house and land packages in Chinchilla.
“For a start, we are not that isolated, being only 3.5 hours' drive from Brisbane, and secondly the towns of Chinchilla and Miles are long established country communities with existing infrastructure, existing thriving communities and broad-based economies," van Hooft said.
“If you like, the resources boom is the icing on the cake for these centres,” he said.
Last year, approval was given for a 3,000 bed mining camp for Miles. Interestingly, <a href="https://www.nexthotspot.com.au/" target="_blank">NextHotSpot</a> pointed to the limitations on capacity in Miles and Chinchilla when picking their hotspot of Toowoomba for this year.
“With major job creation in the Surat Basin on the way (perhaps 27,000 jobs over the next 3 years) and the small towns of Dalby, Chinchilla and Miles unable to accommodate other than in mining camps, Toowoomba becomes a natural capture point for much of the overflow,” they explain.
Looking at house sales that have occurred over this year, there have been remarkably few in Miles.
It seems that this past year has been slow, if not backwards, but that investors holding on for the long term have done well with very few currently selling out to realise losses.
Many property owners purchased at the beginning of the 2000s for $100,000 and below. These investors have seen their properties doubling, or more, on sale price.
However, gains have been slower since 2010. Two properties purchased in 2011, for $290,000 and $140,000, sold for a $25,000 gain and a $35,000 gain respectively.
A March 2012 buyer, who purchased a large home for $750,000 and was noted in the listing as “motivated”, took a $100,000 drop to sell in June this year.
Another property, on Daisy Street, sat on the market for 497 days, initially listed at $240,000 in November 2012. It finally achieved $225,000 in April 2014.
Perhaps capital gains are not as forthcoming this year.
But what about that double figure rental yield that remained elusive for <a href="/news/qld/can-you-really-get-a-double-digit-rental-return-in-queenslands-mount-morgan">our runner up town of Mount Morgan yesterday</a>?
Rising rents have been an interesting experience in Miles. The Residential Tenancies Authority of Queensland in 2012 noted an increase in Miles  from $300 to $550 per week for a  three bedroom house, as well as in Chinchilla from $320 to $375, over the year to the December quarter 2012. Looking at their more recent data (based on bonds lodged), it seems that four bedroom homes are rented at a median $450 per week and three bedrooms at $375. Last year, this was $550 and $700 respectively. There was weak or no data for townhouses or apartments.
The major thorn in the side for Miles is the scary figure that emerges when looking at the vacancy rate. With a 28.2% vacancy rate recorded by SQM Research, managing director Louis Christopher told Property Observer when vacancy rates get that high, it’s worth looking a little deeper and being suspicious of the figures.
Looking for new developments, Surat Basin Homes’ The Pines Miles ‘Parkland Living’, with House and Land packages from $447,346 has recently seen Stage one and two completely sold, with 135 residences to be sold across the estate. They are particularly aimed towards property investors.
Considering that in the 2011 Census a total of 1,854 people were counted, any development of this size has the capacity to have a big effect on the local property market.
Hotspotting.com.au’s Terry Ryder told us that the towns of the Surat Basin, including our focus of Miles, have been afflicted by the same problems seen in Gladstone and Mackay.
“The demand forces are still strong but developers have piled in and oversupplied the markets in that area, including also Chinchilla,” said Ryder.
“Miles has had exceptional price growth in the past five years, but in the past 12 months the median price has dropped 27%. Average time to sell a house in Miles is now six months and discounting is close to 20%.
“The number of house sales in Miles in the past five quarters have been 17, 10, seven, three and zero,” he said.
“Developers have an incredible capacity to destroy boom markets and Miles is yet another example.”
When searching the rental listings, it’s clear that an abundance of new properties do exist. Looking for houses only, and not including surrounding suburbs or office-homes, approximately 78 rentals remain. Rent per week ranges from as low as $200 per week for a two bedroom, one bathroom “tidy” home to $1,200 per week for a five bedroom, six bathroom family offering.
One of the listings was undisclosed.
The rest currently available fall into these brackets:
$700 or more: 4
$600 to $699: 7
$500 to $599: 14
$400 to $499: 25
$300 to $399: 19
$200 to $299: 7
Assuming we owned a home that we were aiming to rent for the upper brackets, it appears that the standards are quite high if you’re aiming for a quick tenant – particularly with that amount of competition on the market.
Property Observer looked at the current rentals and found that 41 were advertised as fully furnished, 14 were brand new with a further 12 mentioning they were close to new or in a ‘new estate’. Another 19 advertised the property as renovated.
Of all the listings, eight offered rental incentives, such as free rent, or the ability to negotiate with the landlord on the price.
All in all, it seems that the investors who did the best in Miles did so some years ago, although this situation may change with a number of projects coming up.
Photo of Miles main street courtesy of <a href="https://commons.wikimedia.org/wiki/User:Mattinbgn" title="User:Mattinbgn">Mattinbgn</a>/<a class="mw-mmv-license cc-license" href="https://www.propertyobserver.com.au/https://creativecommons.org/licenses/by-sa/3.0" target="_blank">CC BY-SA 3.0</a>.
See over page for a list from Advance Western Downs in 2012 for projects planned in Miles.
<hr class="system-pagebreak">
According to Advance Western Downs, a number of projects are planned, completed or underway in Miles and close by locations as of 2012.
Here are the projects:
Australia Pacific LNG - coal seam gas to LNG project (Construction)
Columboola South Transmission Network - part of power supply project (Construction)
Columboola Substation - part of power link project (Construction)
Columboola to Wandoan South Transmission Project - transmission line and substation (Construction)
Queensland Curtis LNG - Coal seam gas development (Construction)
Arrow Surat Pipeline - Connected Surat Basin coal seam gam with LNG facility in Gladstone (Planning)
Cameby Downs Expansion Project - Increase mine rate (Planning)
Columboola Project - Mining operation JV between MetroCoal and SinoCoal (Planning)
Nathan Dam and Pipeline - Water supply for mining, power, urban, agriculture operations (Planning)
Surat Gas Project - Coal seam gas exploration expansion (Planning)
Cameby Downs Mine Project - Coal mine (Operation)
Condamine Power Station - Coal seam gas power station (Operation)
Kenya to Chinchilla Weir Pipeline - water supply during coal seam gas project (Proposal)
Columboola Creek Crossing - coal mine (Proposal)
Davies Road - coal mine (Proposal)
Rywung - coal mine (Proposal)
Surat Project - exploration project (Proposal)
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Miles, Queensland: The limping Surat Basin hotspot

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Former Prime Minister Kevin Rudd and his wife Therese Rein have officially listed their Brisbane home.
The Norman Crescent, Norman Park home is where they have lived since 1994. It comes with extra high ceilings, original hoop pine polished floors, original fretwork and stunning stained glass features.
Their Queensland home base will be Noosa.
Tim Altass Real Estate principal Tim Altass said the listing for<a href="https://www.timaltass.com/listings/residential_sale-296586-norman-park/" target="_blank"> the five-bedroom property</a>, with a wrap-around verandah, would be sold by tender.
The couple recently <a href="/news/kevin-rudd-and-therese-rein-sell-unfulfilled-brisbane-dream-home-site">sold their nearby intended building site</a>.
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Kevin Rudd and Therese Rein now list Brissie home base

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GUEST OBSERVATION
While the G20 is a most exciting opportunity for Brisbane and Queensland to be showcased to the world, as the summit approaches many bodies corporate and the strata and community title sector in the Brisbane CBD are feeling the nervous vibes.
From experience, we have learnt that major political gatherings traditionally attract protesters and are assessed as high risk by police. The G20 is no different.
Though we know that Australian police are taking the G20 summit very seriously, there is a real chance of incidents that may impact on inner city residents and the strata community.
In the first instance, bodies corporate should of course, if they haven't done so already, implement safety features. There are plenty of properties that have security measures in place to keep strangers from entering buildings. Many schemes have introduced coded swipe cards or keys that enable residents to access their floors but at the same time, keep strangers out of the building.
A similar measure can be introduced to protect a building from a potential G20 terrorism incident. In fact, buildings with common areas such as rooftop terraces, BBQ, pool areas etc that overlook restricted areas are strongly advised to lock down these areas now, as prohibited items could be planted now without resident and managers knowledge and then activated during G20.
There is some help for affected bodies corporate in the city that police will offer. Between the 14 – 17 of November police will have the authority to ask any person within the declared area to remove head dress, empty pockets and search bags for prohibited items. Prohibited items include balloons and eggs and good reason for having these items on you must be shown.
Vehicle permits for those residents close to restricted areas may be introduced. Residents may not be able to move furniture in and out of buildings near restricted areas for one week prior to and during G20.
If the worst case was to occur, sufficient insurance coverage is an issue. Bodies corporate within the G20's restricted and declared zones should have a close look at the detail of their current insurance provisions.
As a showcase event for Brisbane and Australia and especially in the current climate of military action around the world, unfortunately we have to consider the risk that the G20 summit might attract protesters or an act of terrorism. While extremely unlikely, a terrorist attack is possible and can cause an extraordinary amount of damage.
For bodies corporate insured under a strata insurance policy issued by one of the major strata insurers, there is generally no exclusion for damage or loss arising from malicious damage such as may occur in the event of a protest getting out of hand. However, due to the scale of the potential losses involved in a terrorist attack, various strata insurers of residential properties have introduced specific terrorism exclusions into their policies.
Our insurance partners have advised that since around 2007, limited cover has been available for residential strata schemes and insurers generally have modified their exclusions to offer limited forms of protection. Typically, the limited cover available from the major strata insurers will apply where the building sum insured is equal to or less than $50,000,000.
No matter what action a body corporate decides to take in regards to terrorism or other property damage precautions, it is vital that they are aware of what their insurance does and does not cover.
At the end of the day, the best thing that bodies corporate can do to ensure a safe G20 is to use common sense. I’m looking to strata residents to stay alert but not alarmed, put safety measures into place where you can and be sure to report any suspicious activity.
Simon Barnard is president of the Queensland branch of <a href="https://www.stratacommunity.org.au/" target="_blank">Strata Community Australia</a>.
Strata Community Australia represents tens of thousands of apartment dwellers in the Brisbane CBD who are likely to be affected by the G20.
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