<a href="https://www.apartments.com.au/developers/s-p-setia">SP Setia</a> has lodged plans for a $750 million, three-tower mixed-use precinct that would complete the long-running redevelopment of Carlton's former Carlton United Breweries site.

The proposal at <a href="https://www.apartments.com.au/new-apartments/185-195-queensberry-street-carlton-vic-3053">46-78 Bouverie Street and 185-195 Queensberry Street</a> spans a 6,468 sqm site, the last remaining undeveloped parcels within the former brewery's 2007 masterplan.

Designed by <a href="https://www.apartments.com.au/architects/cox-architecture">COX Architecture</a>, the development will comprise two purpose-built student accommodation towers and a third build-to-sell apartment tower above a shared commercial podium and basement.

Across the three towers, SP Setia is proposing 606 build-to-sell apartments and 1,499 student accommodation units containing 2,009 beds.

The apartments will sit in the tallest tower, which will rise nearly 200m and 55 storeys. It will become&nbsp;one of the more substantial new build-to-sell apartment projects at the northern edge of Melbourne's CBD.

The apartment mix is weighted toward smaller inner-city product, with 188 studios, 206 one-bedroom apartments, 192 two-bedroom apartments and 20 three-bedroom apartments

<img alt="First look: SP Setia plans three-tower finale for Carlton’s former CUB precinct" data-entity-type="file" data-entity-uuid="8271bc87-1b0a-41b7-ac73-a425ee375261" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/3_2.png?VersionId=G4lw23o90B1boX4k4dj7rdz2ZEajS9wy" />

Part of the precinct will be a large-scale&nbsp;3,684 sqm supermarket and a further 2,198 sqm of speciality retail, creating close to 5,900 sqm of new commercial space within the precinct.

But one of the biggest components of the proposal is what sits between the buildings.

Around 4,650 sqm, or roughly 72 per cent of the site, will be publicly accessible open space, incorporating plazas, pedestrian connections, landscaped laneways and retail spill-out areas.

The ground plane is intended to finally complete pedestrian connections envisaged when the CUB masterplan was first approved nearly two decades ago, stitching together Victoria Street, Queensberry Street, Bouverie Street and Swanston Street through the former brewery precinct.

Urbis said the development would "complete the CUB precinct", with the public realm providing important north-south and east-west connections through what is currently the final undeveloped portion of the masterplanned site.

SP Setia is also exploring a new linear park within the Bouverie Street road reserve, with the concept to be developed further with the City of Melbourne through the planning process.

The proposal is being pursued through the Victorian Government's Development Facilitation Program under Clause 53.23 for significant residential development with affordable housing.

The planning report acknowledges the proposed heights exceed those contemplated under the original Comprehensive Development Plan and masterplan, but argues the built-form context has changed considerably over the past two decades.

Urbis said the three towers would instead create a stepped transition between Carlton and the Hoddle Grid, rising progressively from the 94.1-metre Tower One along the Queensberry Street edge to the 199.44-metre Tower Three closer to the established CBD-scale buildings to the south.

<img alt="SP Setia" data-entity-type="file" data-entity-uuid="e885a07a-592c-40fc-bf82-e6dbaf32da54" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-21%20at%208.52.24%E2%80%AFAM.png?VersionId=7s_ErUkSKAdY1mAWp3GRZgMNCGtwhk5m" />

SP Setia plans to deliver the development across three stages.

Stage One would deliver the basement, podium and retail areas for the entire precinct alongside the first student tower. Tower Two would follow in Stage Two, before the 606-apartment Tower Three is delivered as the final stage.

If approved and delivered, the project would close out a redevelopment process that has been underway since the former brewery masterplan was approved in 2007, adding more than 2,600 student beds and apartments to a precinct already home to Swanston Central, the Barak Building, RMIT Design Hub and several large student accommodation developments.

&nbsp;

&nbsp;

Joel Robinson

SP Setia plans three-tower finale for Carlton’s former CUB precinct

Melbourne developer Lowe Living is seeking to add to its growing bayside apartment pipeline, filing plans for a boutique eight-residence development in tightly held Middle Park.

Lowe Living, which has built much of its development portfolio across Melbourne's affluent bayside and south-east suburbs, is behind the plans for the 730 sqm site at <a href="https://www.apartments.com.au/new-apartments/123-125-erskine-street-middle-park-vic-3206">123-125 Erskine Street</a>, just off Armstrong Street and within the Armstrong Street Neighbourhood Activity Centre.

The developer is seeking approval for a five-storey residential building above two basement levels, with just eight large-format apartments and 18 car spaces.

“This is a deliberately very different proposition for us,"&nbsp;Tim Lowe, Co-Founder of Lowe Living, said.

"Eight residences is exceptionally boutique, but that's precisely what this site calls for.

“There is a strong community in Middle Park and the surrounding suburbs who have spent decades building a life here. They no longer want the maintenance of a large period home, but they aren't prepared to compromise on space, quality or location. We think there is a real opportunity to capture that hyper local market. A site like this rarely comes to market.”

<img alt="Lowe " data-entity-type="file" data-entity-uuid="875fe572-0f14-4d90-9e11-55b28dd07731" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-21%20at%208.42.49%E2%80%AFAM.png?VersionId=GDNQRv9BfpR9r1zkZ5UDyUM4ZvpIksut" />

The low-density proposal has been designed by Cera Stribley and is being progressed through the Victorian Government's Great Design Fast Track pathway, having already secured eligibility from the Minister for Planning.

The Office of the Victorian Government Architect supported its eligibility after finding the proposal demonstrated consistency with the program's seven design principles, while the project's financial feasibility has also been independently confirmed by Invest Victoria.

The project is targeting the downsizer market, with the planning documents describing the homes as larger-format residences and noting the two penthouses could otherwise have been configured as four separate apartments.

<img alt="Lowe 2" data-entity-type="file" data-entity-uuid="60ab0987-2da6-4175-adac-315dcf6053c6" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-21%20at%208.43.15%E2%80%AFAM.png?VersionId=bOCPH0B2MFwlmaRW.TTCF9TzyifgVoQI" />

The site has dual frontage to Erskine Street and Canterbury Place and currently comprises a collection of commercial buildings used as offices, including a former heritage bakehouse, a former stable, a later gabled addition and a central courtyard.

It sits within the Commercial 1 Zone and the Armstrong Street Commercial Precinct heritage overlay, with the existing property classified as a contributory heritage place.

Heritage has subsequently played a significant role in Cera Stribley's design.

The front section of the former bakehouse facing Erskine Street will be retained, including its return walls, street-facing hipped roof and chimneys, while the Erskine Street façade and part of the western return wall of the former stable will also be incorporated into the new development.

Levels four and five will be set back five metres from the retained stable façade, while bricks removed through demolition are proposed to be salvaged and reused within the new building where possible.

<img alt="Lowe 3" data-entity-type="file" data-entity-uuid="e97927a9-a2de-4a0f-83b6-65451238abfa" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-21%20at%208.43.06%E2%80%AFAM.png?VersionId=VR44AChLrX9q1XPB9GvVQV.ALXXbe4gC" />

Rather than presenting as a single five-storey building to Erskine Street, Cera Stribley has broken the development into a series of distinct forms.

A three-storey infill element will sit between the retained bakehouse and stable façades, with the upper levels recessed behind the heritage fabric. Canterbury Place will similarly feature two three-storey podium forms, separated by a central pedestrian accessway, before the upper two levels step back from the street.

A pedestrian through-link will run through the centre of the project between Erskine Street and Canterbury Place, creating entrances from both sides of the site and introducing landscaping and communal areas through the ground plane.

Landscape architect Acre has designed planting across the ground level, private terraces and upper levels, including a feature canopy tree at level three and integrated planting and arbours across the level four terraces. Five existing Erskine Street trees are proposed to be retained.

Sustainability is also a significant component of the Great Design Fast Track application. The apartments are targeting an average eight-star NatHERS rating, with no residence below 6.5 stars, while the project has achieved a 75 per cent BESS score. Seven of the eight apartments are designed for cross-ventilation, with the remaining residence using mechanically assisted natural ventilation.

The plans also incorporate an 8kWp rooftop solar system, a 5,000-litre rainwater tank and infrastructure allowing future electric vehicle charging for every residence.

Lowe has a strong portfolio across Melbourne's blue-chip suburbs. They recently launched <a href="https://www.apartments.com.au/new-apartments/jardin-house-by-lowe-living-camberwell-335-camberwell-road-camberwell-vic-3124">Jardin House by Lowe Living</a> in Camberwell, their first development in the Stonnington LGA.

Lowe Living unveils Middle Park apartment development

Article summary

<ul data-end="888" data-start="289">
	<li data-end="442" data-section-id="8tsh6o" data-start="289">DVB Projects is preparing to launch its second Gold Coast apartment development, with demolition now underway at 137 Old Burleigh Road, Broadbeach.</li>
	<li data-end="573" data-section-id="1nyxl3e" data-start="443">The 34-level tower will comprise just 49 ultra-luxury residences, including half-floor, full-floor and penthouse apartments.</li>
	<li data-end="717" data-section-id="oiyimj" data-start="574">The launch follows strong demand at DVB's nearby Sea Glass project, which is more than 50 per cent sold and currently under construction.</li>
	<li data-end="888" data-section-id="epk9o9" data-start="718">The development adds to the transformation of Old Burleigh Road, with premium beachfront apartment projects continuing to reshape the tightly held Broadbeach strip.</li>
</ul>

<a href="https://www.apartments.com.au/developers/dvb-projects">DVB Projects</a> is preparing to launch its second Gold Coast apartment development, with demolition now underway on the Broadbeach site as the Sydney developer moves closer to bringing the ultra-luxury project to market.

The 34-level tower at <a href="https://www.apartments.com.au/new-apartments/137-old-burleigh-road-broadbeach-qld-4218">137 Old Burleigh Road</a> will comprise just 49 residences, ranging from half-floor apartments through to full-floor homes and a penthouse. The launch follows the strong sales performance of DVB's nearby Sea Glass development. More than half of the apartments at Sea Glass, on the other side of Broadbeach, have been snapped up, well ahead of its late 2027 completion

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="2944b4be-c84e-4b54-8dc1-c712e76704c0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/E02_Exterior_Street%20Level%20Entrance.jpg?VersionId=YoNig7pRdrE3HCue7sUj78LzJteeQf3H" />

The start of demolition at 137 Old Burleigh Road signals DVB Projects’ underlying confidence in the Gold Coast’s luxury beachside apartment sector.

“We see the Gold Coast as one of the most compelling lifestyle markets in Australia, particularly at the premium end where demand continues to deepen,” said Dean Brown, Managing Director of DVB.&nbsp;

“This project has been carefully designed to respond to that demand - delivering large-format residences with a level of quality, privacy and amenity that is still relatively rare in the apartment market on the beachside."

Brown says the site itself is "exceptional."

"Old Burleigh Road is one of the most tightly held beachfront strips, and opportunities to deliver a project of this scale and calibre in this location are extremely limited.”

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="398f377a-c037-455e-9250-0c5e0d84c35b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/I12_FF%20Balcony.jpg?VersionId=NwOiRWGMubR1c8wthuEfggklcja7al9." />

The project will comprise 40 half-floor residences of approximately 260 sqm, alongside eight full-floor residences spanning around 524 sqm.

A single penthouse will crown the building, featuring a private pool, barbecue area, indoor gym and dedicated entertaining spaces.

Residents will have access to a resort-style suite of amenities, including a 20-metre pool with daybeds, a gymnasium, hot and cold plunge pools, a sauna, and private residents’ lounge and dining facilities.

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="d1642bb0-9a66-4427-a022-dfc0988c6287" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/A02_Pool%20to%20View.jpg?VersionId=c0IXPyn_Gp_Kn3XCwzMrqIVkAdCEwVXP" />

Sales agent Todd Matheson, of <a href="https://www.apartments.com.au/project-marketer/pezet-matheson">Pezet Matheson</a>, which is marketing both 137 Old Burleigh Road and Sea Glass, said 137 Old Burleigh Road would address a clear gap in the market for genuine luxury products.

“There are very few opportunities on the Gold Coast where buyers can secure a residence of this size and quality in a new building,” Matheson said.

“What we’re seeing is a growing cohort of downsizers and interstate buyers who still want space - they’re not willing to compromise on living area, entertaining or finishes.

“This project has been designed with that buyer in mind. It offers the scale of a home, combined with the convenience and security of apartment living, in one of the coast’s most desirable positions.”

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="59aae0ca-5639-4320-8aca-d0bf60f48e43" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/E01_Exterior%20Hero.jpg?VersionId=DS8Zfy2WtgUEtdfe0TEUuf1W1GfcZq8S" />

Located on a 1,156 sqm site one block from the beachfront, the development will replace an ageing walk-up building and is expected to contribute to the ongoing transformation of the Old Burleigh Road strip into one of the Gold Coast’s most prestigious residential corridors.

With the development moving into the delivery phase, 137 Old Burleigh Road is slated to hit the market later this year.

[smartcode_project_cta:default project_id=145141]

DVB Projects to launch second Broadbeach apartment tower as demolition commences

<a data-end="327" data-is-only-node="" data-start="250" href="https://www.apartments.com.au/developers/norus-projects" rel="noopener" target="_new">Norus Developments</a> has lodged plans for a new apartment development in Clayton that would add further momentum to the suburb's emerging Green Street corridor.

Plans have been lodged for the consolidated site at <a href="https://www.apartments.com.au/new-apartments/1359-1365-centre-road-clayton-vic-3168">1359-1365 Centre Road</a>, where Norus is seeking approval for 218 apartments across a 12-storey apartment building designed by <a href="https://www.apartments.com.au/architects/life-architecture-and-urban-design">Life Architecture</a>.

The proposal sits within the Clayton Major Activity Centre at the threshold of the planned Green Street corridor, a landscaped pedestrian connection intended to improve links through the precinct towards Clayton Railway Station.

The development would replace the site's existing collection of low-scale residential and commercial buildings with a single consolidated building, introducing significantly greater housing density to this part of Centre Road.

A retail tenancy is proposed at ground level to activate the Centre Road frontage, accompanied by transparent street interfaces and landscaping intended to create a more pedestrian-focused edge to the development.

<img alt="First look: Norus Developments plans landscape-led apartment project for Clayton’s emerging Green Street" data-entity-type="file" data-entity-uuid="0a5a763a-d9e9-4253-af2f-88008de27ebf" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Clayton%20a.png?VersionId=S2WJJbat1XVkZwB9SnYtygirXgWHiklX" />

The building has been designed with stepped massing and upper-level setbacks to manage its transition towards surrounding residential properties. The planning report describes the approach as one that integrates the building into the landscape rather than treating landscaping as a secondary element.

"A strong landscape and public realm strategy underpins the proposal," Urbis states in the planning report.

"Public benefits include an affordable housing contribution, a new pocket park, generous landscaped setbacks, deep soil planting and integrated Water Sensitive Urban Design."

The report adds that these elements are intended to create "a permeable, pedestrian-focused ground plane that enhances walkability, supports urban cooling and reinforces the emerging Green Street character."

Biophilic and passive design principles extend through the residential levels, with planting, daylight, natural ventilation and views towards landscaped areas forming part of the amenity strategy.

Parking would be concentrated away from the public realm, with 145 car spaces proposed from the rear laneway rather than dominating the Centre Road frontage.

The proposal follows an extensive pre-application process with the City of Monash. Three formal meetings were held between the project team and Council from December 2025 to March 2026, with the scheme evolving through several concept iterations before the current design was lodged.

The project arrives as Clayton prepares for substantial change around its established activity centre and the wider Suburban Rail Loop precinct. Its position on Centre Road places the development within an existing concentration of shops, services and public transport, while the Green Street connection is intended to strengthen pedestrian access towards Clayton Railway Station.

First look: Norus plans landscape-led apartment project for Clayton’s emerging Green Street

<a href="https://www.apartments.com.au/developers/gardner-vaughan-group">Gardner Vaughan Group</a> has officially commenced construction on Bronze on Chevron, celebrating the sod turning of its first-ever Gold Coast development and marking a significant milestone in the company's continued expansion across South East Queensland.&nbsp;

Following the successful delivery of premium residential developments throughout Brisbane and the Sunshine Coast, <a href="https://www.apartments.com.au/new-apartments/bronze-on-chevron-8-mawarra-street-chevron-island-qld-4217">Bronze on Chevron</a> represents Gardner Vaughan Group's entry into the Gold Coast market. Bronze will deliver 119 one, two, three and four-bedroom apartments above two ground-level retail tenancies.

[smartcode_project:default project_id=107520 project_image_fid=367193]

The recent sod turning ceremony was attended by Deputy Mayor Mark Hammel, President of the Surfers Paradise Surf Life Saving Club, Cassandra Sedgman, project consultants, purchasers, project partners and invited guests to celebrate the commencement of construction.&nbsp;

Gardner Vaughan Group Chief Executive Officer Simon Betteridge said Bronze on Chevron represented an exciting new chapter for the business.&nbsp;

"We've spent almost four decades building homes that respond to the way people want to live, and we're excited to bring that experience to <a href="https://www.apartments.com.au/developments/chevron-island-qld-4217">Chevron Island</a>," Betteridge said.

"Bronze on Chevron is particularly significant because it marks Gardner Vaughan Group's first development on the Gold Coast following many successful projects across Brisbane and the Sunshine Coast."

[smartcode_project:default project_id=107520 project_image_fid=367183]

Betteridge said the ground breaking is a proud moment for the&nbsp;team and their purchasers, who can now see their future homes beginning to take shape.&nbsp;

"As both developer and builder, we're able to oversee every aspect of the project from design through to construction, ensuring the quality and attention to detail Gardner Vaughan Group has become renowned for."&nbsp;

Designed by acclaimed architectural practice <a href="https://www.apartments.com.au/architects/cottee-parker-architects">Cottee Parker</a>, Bronze on Chevron has been thoughtfully designed to complement Chevron Island's evolving streetscape while embracing its relaxed coastal lifestyle.

The development will offer generous residences with refined interiors, premium finishes and resort-style amenities, with completion anticipated in early 2029.&nbsp;

[smartcode_project_cta:default project_id=107520]

The development will offer generous residences with refined interiors, premium finishes and resort-style amenities, with completion anticipated in early 2029

Gardner Vaughan Group breaks ground on first Gold Coast development, Bronze on Chevron

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

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

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

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

Every First Home Owner Grant for new property by state

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

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

Staff Writer

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

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

alisonwarters@gmail.com

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

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

Ellen Walker

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

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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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jduke-EHk3XBmHkn

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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jchancellor-FAypfDUnLy

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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SimonBarnard-H4PSmRkr8f

How Brisbane body corporates can help ensure a safe G20 summit

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Some would assume that a mining town may top the lists of high yielding areas. However, this isn't always the case.
Miles, at 11.17% return, is the highest yielding area in Queensland and is a mining town.
However, offering a 10.35% gross rental yield, according to RP Data, with a median house price of $106,000 and weekly median advertised rent of $210, Mount Morgan is Queensland’s second highest yielding area for houses. In fact, with Miles, it’s the strongest yielding by far for Queensland’s house statistics – followed by 8.79% for Charleville, another remarkably low-priced location.
A double figure rental yield on a low price point undoubtedly makes many investors’ ears prick up, as does its 0.8% vacancy rate, according to SQM Research.
But why does Mount Morgan seem to offer such strong returns? And should you be rushing to put it on your cash flow radar?
The tiny town in central Queensland is approximately 40 kilometres south of Rockhampton with 2,115 people at the 2011 Census, and 1,078 private dwellings.
In the 1800s it was a gold mining town, but today the regional area is a little different.
The employment base is split; 18.7% are labourers; 17.2% community and personal service workers; 15.2% technicians and trades workers; 12.1% machinery operators and drivers; and 10.7% clerical and administrative workers. The rest of the town’s workforce includes managers, professionals and sales workers.
There is a 14% unemployment rate and 53.7% of residents work full-time.
The median age is 46 years and there are higher numbers of those in the older age brackets.
There is an interesting mix of properties currently on the market.
A house at 3 Little James Street is currently on the market for $135,000. The three bedroom, one bathroom home rents at $170 per week, or around 6.55% yield. To get to our headlining figure, rent would need to be almost $100 more per week.
Another is on the market at $155,000, rented at $175 per week, and has been advertised as rented “lower than market value”.
The highest price opportunity is $749,000 49 James Street (pictured above). For the price of a house somewhere in Brisbane’s inner suburbs, you can buy eight strata titled units.
It’s advertised offering $61,000 return per annum. That’s a substantial return – grossing 8.14% according to our calculations – but still not quite at the 10% plus noted.
Properties can be as cheap as a $60,000 doer-upper at 90 Darcy Street. Blocks of vacant land are available, though not particularly helpful in calculating rental yields.
Looking at sales over the past six months, many have fallen under the $150,000 bracket, including around the $50,000 mark. These sales regularly include “detonators” – homes that need to be knocked down and rebuilt, or completely remodelled, to be habitable. This suggests that while the sales would have been recorded as figures for houses, they were actually recording cut-price homes wanted for their land component only. Unsurprisingly, this can be expected to skew the median price south.
One property’s historical listings details note that while there is a house-like shack on the property, it was sold for “land price only”.
Perhaps this is why the rental yield is recorded so high.
This seems to be backed up when looking at rental listings, which show strong rent prices achievable on well-priced properties, like the three bedroom, one bathroom home on a quarter acre block on 25 Gordon Street. It’s asking $275 per week.
However, while this home is achieving more than the area’s suggested indicative rent, it also sold for more. Last year in September, it transacted for $205,000. This puts the rental yield at 6.98%, if this rent is achieved - not a figure to be sniffed at, but not quite our headlining figure.
Strong yields are available in Mount Morgan, usually around the 6% to 7% mark, but getting to double figures remains elusive.
Tomorrow, we'll look closely at our number one suburb, the mining town of Miles to find out whether being in a strong resources town can actually produce double figure rental yields.
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Can you really get a double-digit rental return in Queensland's Mount Morgan?

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Townsville's Maddi and Lloyd, contestants on Channel 7's House Rules, are auctioning their house.
They paid $372,000 for the four bedroom house in 2013. It came with significant damage including rot, mould, uneven floors and a barely useable kitchen.
Since then, the house at <a href="https://www.realestate.com.au/property-house-qld-pallarenda-118408027" target="_blank">59 Wackett Street, Pallarenda</a>, has undergone some dubious televised renovations thanks to the couple's fellow contestants. Melbourne couple Adam and Lisa, earned a 10 out of 10 score for their makeover of the Townsville house's kitchen. They later went on to win the show.
The couple feature prominently in the property's marketing campaign, appearing in a video describing the house.
{qtube vid:=a1Z1GjNZL5Q}
When given the opportunity, Maddi and Lloyd removed some of the more eccentric elements installed on the show, including the hessian ceiling Tasmanians Brooke and Grant applied in the master bedroom.
There is bamboo flooring throughout the house, with cathedral ceilings in the central open plan kitchen, living and dining area. The tropical home has louvre windows and bi-fold doors opening onto a wraparound deck that can be accessed from the kitchen and two of its three bedrooms.
Part of the deck overlooks the in-ground swimming pool.
The home, selling through Keyes &amp; Co Property Townsville, is located at the end of a cul-de-sac, backing onto a reserve. Buyers will have the option of purchasing the home empty or fully furnished.
Maddi told The Courier Mail that the couple will be moving to begin a family.
"We have made the decision to move to Cairns, it's where Lloyd's family lives," Maddi said.
"We're looking at having kids sooner rather than later, so it's important to us to be near family."
They are not the first couple from this year's House Rules to put their home on the market. Ryan Pusic and Candy Stuart sold their <a href="/expert-insights/buying/house-rules-candy-and-ryan-secure-190-000-emu-plains-sale-flip-success">renovated Emu Plains home</a> for $590,000 in August. Western Australian couple Carole and Russell were also seeking to offload their Boya home, though it did not seem to appear on any major listing websites. Instead, it appears the couple may just have sold the property as they bought it – without an agent, through <a href="https://www.propertyobserver.com.au/https://www.gumtree.com.au/s-ad/boya/property-for-sale/boya-carole-and-russell-house-rules/1060241034" target="_blank">Gumtree</a>.
<img src="/images/2014/11/11/Picture%201.png" alt="">
Maddi and Lloyd's house will be auctioned on 6 December.
You might want to read: <a href="/expert-insights/building/swimwear-model-maddis-shoe-room-overhaul-as-house-rules-hits-tropical-pallarenda-townsville"> Swimwear model Maddi's shoe room overhaul as House Rules hits tropical Pallarenda, Townsville</a>
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House Rules' Maddi and Lloyd list renovated house

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From 1 December the Queensland housing market will start to look less like a serious player in the world market and more like Hazard County (of Dukes of Hazard fame), the prominent Queenslander property commentator Andrew Winter wrote in his weekend News Ltd column.
It is the date the recent legislation comes into force against auction price guidance.<a href="https://www.goldcoastbulletin.com.au/opinion-priceguide-ban-set-to-hurt-queensland-real-estate/story-fnj90t7b-1227115675200" target="_blank"> He says the banning of price guides for properties</a> to be auctioned defies common sense and could drive buyers away.
"I do feel I have to share this example of bureaucratic madness with all of you across the land.
"Sadly there are many examples where common sense, logic, even fairness seem to have been forgotten in the pursuit of some hair brained, ill conceived concept.
"It will become illegal for agents to sell a home by auction and list a price guide of any type.
"But that is not the real shocker here.
"Guess what — real estate agents, who are paid to sell and negotiate, will be banned from even discussing prices, seller’s expectations, or even what a home sold for down the street.
"If they even mutter a hint they will be fined and the regulatory body is even sending out people to real estate agent offices to warn them.
"So no matter how keen you are to buy, no matter how much you beg, email or phone, agents risk their license and fines if they tell you.
"Have you ever come across anything else more stupid? 
"If agents cannot give a price guide, what is stopping the seller putting a poster on their wall stating a guide if they want to?"
Andrew Winter, <a href="/expert-insights/building/audiences-sold-on-andrew-winters-selling-houses-australia-with-record-ratings">who settled in Australia following a successful UK television career </a>in the UK said: "Queensland, this is a joke!"
"This legislation is all about excessive control," he sai.
<a href="/news/qld/dark-ages-descending-on-queensland-as-auction-price-guide-ban-defies-common-sense-john-mcgrath">Sydney agent John McGrath was the major opponent</a> of the REIQ-supported legislation which passed the parliament with minor concessions to applease the News Ltd website, realestatecom.au pricing platform.
"Come on Queensland, you surely have been sniffing the sun screen bottle too much," Winter jested.
"None of these crazy legislative restrictions exist in prime residential markets like the United States or United Kingdom and they cope quite well," he wrote.
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Queensland's auction price guidance ban legislation is madness: Andrew Winter

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The Gold Coast’s resurgent tourism market has proven to be one of the biggest drivers of the property market, according to one of the larger agents on the Gold Coast, Ray White Surfers Paradise.
A total of 163 sales to offshore and interstate buyers were recorded by the agency over the September quarter, 49% of their total transactions. This is an increase of 35% on their 2013 September quarter sales to these categories.
“In the past few months we have witnessed a significant rise in buyers from interstate or overseas,” said Ray White Surfers Paradise CEO Andrew Bell.
“This shows how significant the national and international markets are for the Gold Coast right now. Many buyers, particularly from Sydney and Melbourne, are well-heeled having reaped the rewards of property price growth in their own cities.”
Bell explained that Sydney and Melbourne buyers see the Gold Coast as in a recovery swing and currently representing good value.
In the past year, the agency has sold more than 300 properties to Chinese buyers, aligning with international tourism figures being up 5.5% for the Gold Coast, with Malaysian tourism up 40%.
“There is also an increasing number of people deciding to move here permanently, encouraged by more affordable real estate on the Gold Coast than in the southern states,” Bell said.
“For example, many Sydneysiders can sell their current home, free up equity and then move to a similar-standard property on the Gold Coast with enough money to spare for an investment."
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Tourism driving resurgent Gold Coast market: Ray White

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Moranbah is a story of risk and return.
In Queensland’s Isaac region, Moranbah is about two hours inland, south-west, from Mackay.
Sitting between Townsville and Rockhampton, Isaac Regional Council describes Moranbah as one of the youngest towns in Queensland.
<img src="/images/2014/11/06/mornabah%20nov%206%20one.jpg" alt="">
Source: Isaac Regional Council
This town isn’t just fuelled by mining - it was actually created specifically for mining, built by the Utah Development Company in the 1970s. In fact, it’s the indicative go-to example for property investors trying to explain risk and the fast cycles of atypical mining towns, particularly those reliant on coal.
It now has a hospital, medical centres, dental facilities, day care centres, primary schools, sporting clubs, a high school and shops.
But many residents have now moved out, taking advantage of the rising market and selling their long-time homes for high prices to yield-hungry investors.
The Centre for the Government of Queensland notes that at the 2006 census the population was 7,133.
“Moranbah's population increase reflects the frantic upswing in coal mining. At the 2011 census coal-mining accounted for 39.4% of Moranbah's working population,” their research explains.
The Goonyella and Peak Downs coal mines have been operated by BHP since 2001.
The fast uptick of population, demand for workers and a small localised property market quickly led to rental yields nearing 20% in 2012 - a staggering figure, given that Sydney investors often consider rental yields to be desirable when higher than 6% or 7%.
However, in 2012, Westpac labelled Moranbah as one of a number of ‘unsustainable’ one-industry townships.
Currently, SQM Research puts the gross implied rental yield for houses and units in the area at sub-8%. Their vacancy rate statistic is at 6.4% for Moranbah. In 2011 it was sub-1%.
What happened?
A <a href="/news/qld/moranbah-and-port-hedland-unsustainable-single-industry-mining-boom-hotspots-westpac">rental freeze hit the market in 2012</a>, mainly driven by the rise of fly in, fly out (FIFO) workers.
Moranbah airport passenger numbers:
<img src="/images/2014/11/06/mornabah%20nov%206%20two.jpg" alt="">
Source: Crawford Property Group
Recently, there has been a call for the working mining population to become 100% FIFO, stopping many tenants from driving in and out from other local mining areas that are also popular for investors.. This would destroy the requirement for high priced rentals in surrounding area, also often owned by investors, altogether. The proposals also included the suggestion of larger worker camps, that would also take the pressure off of rents in the area.
Unsurprisingly, <a href="/news/100-fifo-concept-slammed-by-moranbah-investors">investors came out in force against the concept</a> with petitions against 100% FIFO.
Terry Ryder, founder of hotspotting.com.au, said earlier this year that the use of FIFO workers removes pressure on local rents and prices.
“There are all kinds of negative impacts of this – and this is what a recent federal inquiry looked at – but rising rents and prices is not among them,” he said.
“The BMA (BHP-Mitsubishi Alliance) plan to have 100% FIFO workers on two new mines in the basin has all kinds of impacts on towns like Moranbah, but they don’t include pushing up property prices because none of the FIFO people live in the town.
“Moranbah rents and prices are falling right now, with residential vacancies up around 7%. In nearby Dysart, vacancies are approaching 15% and rental yields, previously above 10%, are now down around 5%.”
The 100% FIFO debate for Moranbah is still playing out, and will be closely watched by investors.
In October, the Daily Mercury reported that opposition Leader Annastacia Palaszczuk said in parliament that 100% FIFO practices are "discriminatory". Mining Australia has also reported claims that a 100% FIFO workforce would “kill” the town.
Article continues on the next page. Please click below.
<hr class="system-pagebreak">
Despite the downturn, last year Moranbah was back on the hotspot radar once again. Issue 10 of the Positive Property Report, from Crawford Property Group, was calling it a “new boom” for the "boom town".
The report said that it is “supercharged” by its proximity to the largest number of active coal mines in the country, and “poised for the biggest property boom in its history, with $15 billion in infrastructure projects planned … within a 60 kilometre radius of the township.”
It notes that rents increased 91% over the year to the 2013 report, with values climbing 34%.
Calling it one of the leading FIFO townships in Australia, the report notes that the forecast population is expecting an increase of 47% by 2018 with 265 dwellings needed each and every year over the five years to 2018.
Ryan Crawford told Property Observer in 2013 that <a href="/news/rebounding-regional-areas-identified-karratha-derby-and-moranbah">once it goes through its low period, it will repeat its historical growth patterns</a>.
<blockquote>
Despite the downturn, last year it was back on the hotspot radar once again.
</blockquote>
But Ryder, in 2013, said that while he expected it to revive, he thought it would <a href="/expert-insights/investing/mining-town-moranbah-will-revive-but-may-never-return-to-dizzy-heights-terry-ryder">never again reach the dizzying heights seen over the past few years</a>.
It seems there’s potential if some of these issues play out in investors’ favour.
Recently though, pain has most certainly been felt in this market.
Property Observer looked at all 25 sales recorded on RP Data for Moranbah in the six months from May 2014 to October 2014. Eight of these had no pre-purchase records or were development block sales.
Of the remaining 17, 10 made losses.
Here are the losses that were made for 10 individual properties (from highest to lowest), and how long they were held for:
<ul>
<li>$528,000 (held for less than two years) 
</li>
<li>$336,200 (held for three years) 
</li>
<li>$320,000 (held for two and a half years) 
</li>
<li>$215,000 (held for six years) 
</li>
<li>$170,000 (held for more than five years) 
</li>
<li>$155,000 (held for 11 years) 
</li>
<li>$154,900 (held for six years) 
</li>
<li>$105,000 (held for six years) 
</li>
<li>$30,000 (held for 10 years) 
</li>
<li>$11,000 (held for almost 10 years)</li>
</ul>
In total, the losses came to $2,025,100 for these property owners, or an average loss of $202,510 for those that fell on this list of 10.
Two transacted for their same selling price (both just a few months after purchase). Five transactions did record gains.
These were the gains (from highest to lowest):
<ul>
<li>$198,979 (held for 18 years) 
</li>
<li>$179,000 (held for 6 months) 
</li>
<li>$120,000 (held for 5 years) 
</li>
<li>$118,500 (held for 10 years) 
</li>
<li>$100,000 (held for three months)</li>
</ul>
In total, these gains add up to $716,479.
Looking at all 17 transactions on this list, the average loss comes to somewhere around $75,000 with a median loss of $30,000.
In Moranbah, even holding the property for a long period of time doesn’t guarantee a success, although it does seem to reduce some of the effects of a downward spiral.
Below are the changes in RP Data's median house price in Moranbah:
<img src="/images/2014/11/06/mornabah%20nov%206%20three.jpg" alt="">
The current median house price is $351,000, at the peak it was $745,000.
When searching through listings portals, property is available anywhere from $900,000 to $95,000 in the town.
Property Observer looked at Moranbah the same time last year revealing that the<a href="/news/suburb-spotlight-moranbah-mining-bust-felt-heavily"> bust has been felt heavily</a>. It seems the same still applies, with many issues still yet to wash through the market.
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