An 1880s timber cottage that has survived Kangaroo Point's transformation from riverside suburb to high-density apartment precinct is set to become the centrepiece of <a href="https://www.apartments.com.au/developers/zephyr">Zephyr Group</a>'s proposed Banksia development.

Rather than see the locally heritage-listed Alpha Cottage as an obstacle to navigate, plans integrate the landmark home into a new 18-storey residential tower, giving one of the suburb's oldest surviving residences a new role as the project's communal hub.

The development application covers a 1,177 sqm amalgamated site at 127-133 Lambert Street and 30 Shafston Avenue, where Zephyr Group plans to deliver 64 apartments above three basement levels. Designed by <a href="https://www.apartments.com.au/architects/joe-adsett-architects">Joe Adsett Architects</a>, the proposal carefully weaves the retained heritage cottage into a contemporary residential scheme, with the tower elevated above the historic building to preserve its presence within the Lambert Street streetscape.

<img alt="First look: Zephyr Group's Banksia to wrap new Kangaroo Point tower around 1880s Alpha Cottage" data-entity-type="file" data-entity-uuid="f9dc5bdb-d691-4c60-bf2b-c3ed405a3e75" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Banksia.png?VersionId=Jh4bjlewU.o8HXWt0V4KaFA_lPcF7KWM" />

Named after the native Australian Banksia flower, the project draws inspiration from its distinctive form through curved balconies, sculpted planter boxes and cascading subtropical landscaping that soften the building's profile.

As the design report explains: "The tower's identity is defined by its feature facade, drawing direct inspiration from the Banksia wildflower. The building departs from traditional rigidity through the use of elegant, GRC-moulded planter boxes that appear as if shaped by the breeze."

Plans propose 64 apartments, comprising 32 two-bedroom and 32 three-bedroom residences, across an 18-storey tower. Residents would have access to rooftop amenities including a swimming pool, spa, gym, sauna, private cinema, dining spaces and landscaped recreation areas, while more than half the site is dedicated to planting and open space.

<img alt="First look: Zephyr Group's Banksia to wrap new Kangaroo Point tower around 1880s Alpha Cottage" data-entity-type="file" data-entity-uuid="16041b5f-033e-47fa-8fbe-9886e072c1f2" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/pool.png?VersionId=kpx5w4EbLx0_TdWfDoD1vrSs0_cZ5Ao1" />

The heritage component is the defining feature of the proposal. Constructed in the early 1880s and occupied from at least 1883, Alpha Cottage is recognised by Brisbane City Council as an important surviving example of Kangaroo Point's nineteenth-century residential development and as a representative transverse-gable timber cottage. Despite extensive redevelopment across the peninsula, the building has retained a high degree of its original form and internal fabric.

As part of the redevelopment, the cottage will be carefully relocated a short distance within its original allotment to facilitate construction before being returned to a prominent position along Lambert Street. Original verandah elements will be dismantled, catalogued and reinstated, while significant internal features, including timber flooring, wall linings, joinery, doors, windows and hardware, will be retained. Later additions, including the enclosed rear verandah, will be removed to better reveal the building's original form.

Once restored, Alpha Cottage will accommodate the building manager's office, mail room and parcel facilities, providing an active everyday use that supports its long-term conservation rather than preserving it as a static display. The heritage strategy also maintains landscaped space around the building, allowing it to remain visually distinct beneath the new tower.

<img alt="First look: Zephyr Group's Banksia to wrap new Kangaroo Point tower around 1880s Alpha Cottage" data-entity-type="file" data-entity-uuid="43b027e1-576e-4624-a66c-7cc54ea8b7be" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/banksia%20tower.png?VersionId=2W6E2yfkj2AQlWlLeV986grA5zB9f817" />

The Heritage Impact Assessment concludes that "the proposal secures the ongoing occupation, maintenance and conservation of Alpha Cottage," finding the development would result in "no more than a minor impact on the cultural heritage significance" of the building while ensuring its long-term future.

Joe Adsett Architects have designed the tower to sit above the heritage building rather than overwhelm it, creating a clear visual separation between old and new. The development's flowing balconies, integrated planting and organic façade respond to Brisbane's subtropical climate while complementing the restored cottage below.

Banksia occupies a prominent corner in Kangaroo Point within walking distance of the Kangaroo Point Bridge, Brisbane River, ferry services, QUT, the CBD and the Woolloongabba precinct. The site also benefits from direct access to active transport infrastructure and sits within an area earmarked for continued higher-density residential growth.

Joel Robinson

Zephyr Group's Banksia to wrap new Kangaroo Point tower around 1880s Alpha Cottage

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.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share" allowfullscreen="" frameborder="0" height="315" referrerpolicy="strict-origin-when-cross-origin" src="https://www.youtube.com/embed/6RNt3AvtBpI?si=JUhuCV2ZRXsYaoJZ" title="YouTube video player" width="560"></iframe>

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.

[smartcode_project:default project_id=149637 project_image_fid=351027]

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.

[smartcode_project:default project_id=149637 project_image_fid=351031]

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."

[smartcode_project:default project_id=149637 project_image_fid=351024]

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]

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

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?

<html><body>
All eyes are on Brisbane at the moment.
Many commentators are tipping price growth for the city, which some say is at an <a href="/expert-insights/terry-ryders-20-reasons-the-countrys-property-boom-isnt-over">earlier stage in its price cycle</a> than Sydney or Melbourne.
According to RP Data-Rismark's Home Value Index, Brisbane has seen a 7% increase in dwelling values in the 12 months to June, with a median dwelling price of $455,000. Brisbane's median price sits below Sydney's, Melbourne's, Perth's, Darwin's and Canberra's, and the city has exhibited much more price growth in the past year than the slightly cheaper Adelaide, where dwelling values increased only 2.9%
But if you're considering a Brisbane purchase, should you be looking at a house or unit? Property Observer breaks down the data.
Houses
The median price for a house in Brisbane and the Gold Coast was $480,000 for the quarter to June, according to RP Data. If you're looking for a property around that price, you might see something like <a href="https://www.realestate.com.au/property-house-qld-the+gap-116695639" target="_blank">1256 Waterworks Road in The Gap</a>, pictured below.
<img src="/images/2014/07/24/brisbane%20house.jpg" alt="">
About 20 minutes from the Brisbane CBD, the 1970s weatherboard three bedder sits on a 683 square metre block. It sold for $490,000 earlier this month.
If you are intending to rent out your Brisbane house, you can expect to see 4.5% yields. For houses, Brisbane offers the third best gross rental yields of all the capital city markets, behind Darwin and Hobart.
Asking rents for Brisbane houses have increased by 1.4% in the past 12 months, according to SQM Research's Weekly Rents Index, to $443.70 per week. For a three bedroom house, you can expect to attract around $419.90 per week. Houses have seen a 4.5% increase in asking rents in the past three years (5.1% for three bedroom houses) Brisbane currently sees a 2.4% vacancy rate for all homes. Houses in Brisbane increased in value by 7.2% in the last 12 months, according to RP Data.
For our take on Brisbane units, see the next page.
<hr class="system-pagebreak">
Units
While Brisbane house prices have increased by 7.2% in the last year, Brisbane's units have seen slightly more modest growth in the same time. Units in the city have increased 5.4% in price on a year-on-year basis, and now have a median price of $385,000.
For that price, you might see a unit like this <a href="https://www.realestate.com.au/property-apartment-qld-enoggera-117011319" target="_blank">two bedroom apartment in Enoggera</a>, about 15 minutes from the Brisbane CBD.
<img src="/images/2014/07/24/brisunit.jpg" alt=""> It sold for $390,000 in early June. For a two bedroom unit in Brisbane, you can expect $352.40 per week in rent. The median weekly asking rent for all units in the city is $366.70. Unit asking rents have actually decreased slightly on yearly basis, down 0.1%. But three-year asking rent growth was higher for units than houses in the city, with a 4.6% increase against a 4.5% increase. You're likely to see more rent per dollar spent on purchase with a unit than you will with a house in Brisbane. Units in the city yield 5.4% according to RP Data, above 4.5% from houses. Brisbane's units offer the second highest yields of any capital city, with only Darwin units on top. House or unit? Houses have shown stronger price growth than Brisbane units in the past year, but units currently offer better rental yields.
</body></html>

jrichardson-uRX5hFdKfN

Brisbane: Should you be looking at a house or unit?

<html><body>
Though eclipsed in confidence by New South Wales, the Queensland property industry remains positive about the next financial year, according to the Property Council/ANZ Property Industry Confidence Survey.
In a national poll of 2,300 property and construction professionals, the Property Council and ANZ found that Queenslanders had a bullish perspective this quarter, with confidence measuring above the national average.
Chris Mountford, Queensland deputy executive director of the Property Council of Australia, says Queensland's outlook has remained stable, despite "a turbulent period of state and federal budget announcements".
“This quarter Queensland sentiment rose one point, up to 136 on the scale – five points above the national index,” says Mountford.
“Queensland’s bullish outlook is second only to New South Wales which continues its run as the most positive state in the country.
“There is a sense of optimism about the financial year ahead with respondents upbeat about the state’s economic growth prospects for the next 12 months."
He says the state's confidence levels parallel state budget forecasts.
“The industry is anticipating positive increases in capital values across the residential, retail, industrial, hotel and retirement property sectors.  
“This aligns with the Queensland State Budget projections which rely heavily on the property industry to support a predicted 3 per cent growth over the next 12 months.
“This is further evidence that a healthy property industry is the foundation of a strong Queensland economy," he explains.
ANZ Senior Property Analyst, David Cannington, says some sections of the state's economy have shown promise, despite a downturn due to the decline of the mining sector.
“In particular, improved global economic conditions and a lower AUD have provided a boost to Queensland’s tourism industry, with international tourism arrivals increasing in recent months," says Cannington.
"Housing market conditions have also broadly improved, although remain divergent across the state, with upbeat conditions in Brisbane and south east Queensland, while regions exposed to the mining and resources sectors are underperforming.
“The outlook for Queensland’s commercial property sectors also reflects divergent conditions across industries, with the secondary office sector in particular weighed down by weak office employment and elevated vacancy rates," Cannington says.
"In contrast, the outlook for employment and capital growth in the retail, hospitality and health sectors are more buoyant.”
Mountford also singles out the office sector as a source of concern.
“The only segment that remains in negative territory is the office sector due to a unique and challenging blend of issues confronting the Brisbane CBD and Fringe office markets," says Mountford.
“Tackling these challenges will require a collective focus from industry and government in the coming months to ensure growth and prosperity in Brisbane’s CBD," he explains.
</body></html>

Queensland's property industry the country's second most confident: PCA/ANZ

<html><body>
Gladstone has entered a downturn.
<a href="https://matusikmissive.com.au/wp-content/uploads/2014/06/Image.png"><img class="alignnone size-full wp-image-7346" src="https://matusikmissive.com.au/wp-content/uploads/2014/06/Image.png" alt="Image"></a>
Yesterday
The market peaked in 2012, with values, rents and new supply overshooting the local area’s property fundamentals.
Much of this overshoot was influenced by the need for workers for the construction of gas and coal-related infrastructure.
Also the area, about five years ago, was undersupplied with new stock. Exaggerated rents were being paid by energy and construction workers. Many were desperate to find accommodation, often at almost any cost.
This mismatch between supply and demand, in concert with the lacklustre outlook for the markets in South East Queensland post 2008, saw investment sellers oversell Gladstone’s potential.
New supply increased and future investment returns detached from reality.  A real estate bubble formed and a much needed correction has now taken place.  A rapid fall in weekly rents, and in many cases, prices and sales, has occurred over the last 12 months.
Many property commentators and investors – as a result – have written Gladstone off.
Today
That is premature, and shows a distinct misunderstanding of how a property cycle, especially in a regional city, works.
At today’s prices, the city has the potential for price growth in the short-to-medium term.  However, we believe that this is unlikely to happen over the next 12 to 24 months, given the current misconception of the Gladstone market and the area’s current oversupply.
Yet, now is a great time to buy investment property in Gladstone.
Prices are negotiable, rents are at the bottom of their cycle and sales volumes are likely to increase in coming years.  In addition, there is a lot of stock from which to choose.  Counter-cyclical investors, with the mindset to hold for a full cycle or more, should seriously look at Gladstone.
Tomorrow
<a href="https://matusikmissive.com.au/wp-content/uploads/2014/06/Gladstone-Page-12.jpg"><img class="alignnone size-full wp-image-7349" src="https://matusikmissive.com.au/wp-content/uploads/2014/06/Gladstone-Page-12.jpg" alt="Gladstone Page 12"></a>
Our mid-to-long term outlook for Gladstone is very positive – a rising Matusik Property Pulse™; strong population growth; high and growing underlying demand and the need for more rental property.
Job creation – despite what is reported – is improving and the area has a much lower unemployment rate when compared to the Queensland average.
Gladstone has a young demographic profile – this will drive the need for affordable homes and more attached property.
What to buy
Investors, for mine, need to buy close to the Gladstone CBD.  They are better off buying attached product or small-lot homes in prime locations.  In most cases, limit expenditure to $400,000 for second-hand stock and under $500,000 for a new property or off-plan purchase.
Up to $600,000 for high quality, furnished, downtown property is also worth considering.
Furnished apartments – again in the CBD – are likely to find a tenant more quickly than unfurnished product.
Final word
Price and rental growth will return to Gladstone, but this is likely to take some time.  Also, when it returns, the growth tangent is likely to be much less than what the region experienced between 2009 and 2012.
A 5% per annum growth rate is more realistic and sustainable.
Visit Michael's <a href="https://www.matusik.com.au/" target="_blank">website</a>, read <a href="https://www.matusikmissive.com.au/" target="_blank" rel="nofollow">his blog</a>, follow him on <a href="https://www.facebook.com/ThinkMatusik?fref=ts" target="_blank" rel="nofollow">Facebook</a> and <a href="https://www.twitter.com/michaelmatusik" target="_blank" rel="nofollow">Twitter</a>, or connect via <a href="https://www.linkedin.com/in/michaelmatusik" rel="nofollow">LinkedIn</a>.
<a href="https://matusik.com.au/products/gladstone-market-outlook-report/" target="_blank">Go here</a> for the full Matusik Market Outlook Report on Gladstone.
</body></html>

michaelmatusik-49YzLvdmNv

Gladstone in a downturn, but positive medium outlook means it could be a great opportunity for investors

<html><body>
Queensland’s regional areas have seen the launch of the RegionsQ Framework this morning, with Deputy Premier and Minister for State Development, Infrastructure and Planning Jeff Seeney, saying he recognises the importance of the regions.
This plan’s framework has identified nine initial projects of regional significance that will provide a boost to their areas and much needed services.
These projects are:
<ol>
<li>North West Minerals Province</li>
<li>Galilee Basin Development</li>
<li>Gulf Rivers Agricultural Zone</li>
<li>Burdekin Catchment Development</li>
<li>Charlton-Wellcamp Precinct near Toowoomba</li>
<li>Cairns Airport Aviation and Commercial Precinct</li>
<li>Charlton-Wellcamp Precinct near Toowoomba</li>
<li>Springfield Health Precinct</li>
<li>Sunshine Coast University Hospital/ Kawana Health Precinct.</li>
</ol>
“Our government recognises that Queensland’s regions are the economic powerhouse of the state, with more than $140 billion worth of output produced outside Brisbane in 2010-11,” Seeney said.
“Since we were elected in 2012, our government has restored respect for the important role that regional Queenslanders plan in driving our state’s economy.”
They have six priority action areas for the regional areas, including planning for development, infrastructure services, capitalising on economic drivers and attracting/retaining people.
“We promised to support growth in the four pillars of the economy – tourism, resources, agriculture and construction and we are delivering on that promise,” Seeney said.
“We’ve simplified complex planning regulations, boosted investment in infrastructure, and untangled the red tape that had been strangling industry, business and landholders.”
The framework is based on the Governing for Growth Economic Strategy and Action Plan and looks to achieve the goals from The Queensland Plan.
11 forums will be held around Queensland’s regional areas over the next few months to seek feedback on the priorities. 
</body></html>

jduke-EHk3XBmHkn

The nine projects at the centre of Queensland’s regional framework

<html><body>
Units in Brisbane and the Gold Coast sold for a median price of $370,000 in the three months to June, according to RP Data-Rismark.
Brisbane and the Gold Coast have the cheapest median unit price on the eastern seaboard and are behind Perth, which has a median unit price of $440,000. For the month, Brisbane and Gold Coast unit values were up 1.6%.
Property Observer looks at recent sales to see just what a $370,000 unit looks like in Brisbane and the Gold Coast.
<ol>
<li>
<a href="https://www.realestate.com.au/property-apartment-qld-hope+island-116215299" target="_blank">8418 Magnolia Drive East, Hope Island</a>
<img src="/images/2014/07/07/brisbane_0004_bris%20july%207%20one.jpg.jpg" alt="">   This two bedroom unit sold for $375,000 late last month. Overlooking the <a href="/news">Hope Island</a> Golf Club and Lake Lugano, the unit is “a short buggy ride” to the nearby Marina shopping village. The apartment has two bathrooms, an open plan living area, two basement car spaces and 24 hour manned security. It was advertised as “FIRB [Foreign Investment Review Board] approved to buy for non-Australian residents”.
Price: $375,000
Bedrooms: Two
Drive to CBD (Gold Coast): 31 minutes
</li>
<li>
<a href="https://www.realestate.com.au/property-unit-qld-palm+beach-114501115" target="_blank">4/75 Jefferson Lane. Palm Beach</a>
 <img src="/images/2014/07/07/2.jpg" alt="">
A <a href="/news">Palm Beach</a> apartment, metres away from the beach, sold for $368,000. The tiled living area and each of the apartment’s two bedrooms have ocean views. The apartment also has one garage space, a separate workshop and a balcony overlooking the beach.
Price: $368,000
Bedrooms: Two
Drive to CBD (Gold Coast): 25 minutes
</li>
<li>
<a href="https://www.realestate.com.au/property-unit-qld-annerley-117083903" target="_blank">4/20 Sarah St, Annerley</a>
 <img src="/images/2014/07/07/3.jpg" alt="">
Sold in late May, this <a href="/news">Annerley</a> apartment secured $365,000. The unit has two bedrooms and one bathrooms, with views from Toohey Forest to Mount Cootha. The newly renovated top floor apartment has open plan living areas and an updated kitchen. The single car garage also includes an internal laundry and storage space.
Price: $365,000
Bedrooms: Two
Drive to CBD (Brisbane): Nine minutes
</li>
<li>
<a href="https://www.realestate.com.au/property-unit-qld-toowong-116920647" target="_blank">7/31 Bayliss Street, Toowong</a>
 <img src="/images/2014/07/07/brisbane_0001_bris%20july%207%20four.jpg.jpg" alt="">
This apartment in a brick block of 12 sold for $364,500 last month. The unit is located in <a href="/news">Toowong</a>, five kilometres west of the Brisbane CBD. Tiled throughout, the upper-floor, newly renovated apartment has two bedrooms, an air conditioned lounge and an updated bathroom. The vendors purchased the home ten years ago, for $210,000.
Price: $364,500
Bedrooms: Two
Drive to CBD (Brisbane): 10 minutes
</li>
<li>
<a href="https://www.realestate.com.au/property-apartment-qld-brisbane+city-116361711" target="_blank">128 Charlotte St, Brisbane City</a>
 <img src="/images/2014/07/07/5.jpg" alt="">
This one bedroom apartment with river views is situated right in the <a href="/news">Brisbane</a> CBD in Charlotte Towers. Located one block from the Queen Street Mall, the building has a gym, heated lap pool, outdoor plunge pool sauna and barbecue areas. The buyer can expect to pay $4,300 per year in body corporate fees and $1,900 a year in council rates and urban utilities costs.
Price: $365,000
Bedrooms: One
Located in CBD.
</li>
</ol>
</body></html>

What can you buy for Brisbane and the Gold Coast’s median unit price?

<html><body>
“How much should I be paying?” It’s a common question that investors are right to ask about every aspect of real estate.

For Queensland investors looking to rent out their property, it’s all about the agent’s fee. Property Observer has looked to Fair Trading Queensland to determine what fees your agent should be charging you. This is for both residential and holiday lettings, and agents fees can be a number of charges including commission on rent and a letting commission.

Letting commission, or that once-only cost you pay at the start of each tenancy agreement, is for the agents costs of advertising the property and setting up the new tenancy. 
Of the rent your tenant pays, your property manager takes their portion and provides the rest to you.

In this case, Fair Trading notes that it’s the length of the tenancy that determines the cost. We note that the figures cited by Fair Trading are the maximum allowed commissions in all instances, and not necessarily the industry norms.

[smartcode_project:default project_id=27575]

For tenancies two weeks or shorter, the maximum is 50% of one week’s rent.

For more than two weeks to three weeks it is 75% of one week’s rent.

For more than three weeks to one year it totals one week’s rent.

For one to five years, the fee is 5% of one year’s rent. And for more than five years, it’s 7.5% of the average annual rent.

For commission on rent, this depends on whether they have charged you a letting commission.

If so, then it will be 5% of the rent for the first year, and 7.5% from then on. If not, then it will be 7.5%.

[smartcode_project:default project_id=26730]

Other charges may be seen for repairs or replacements at the property if they are required to supervise. This has to be agreed to in writing.

Finally, Fair Trading notes that for holiday letting the maximum for three months or more is 9% of the total rent, and for less than three months it comes to 12%.

They also note that some agents do not charge a letting commission on holiday rentals, which makes sense considering how many holiday rentals utilise online listings sites to find clients.
</body></html>

The amount Queensland agents should charge for letting a property

<html><body>
Eight contracts were issued in the past four weeks at Ramada Couran Cove Island Resort on South Stradbroke Island.
Located off the Gold Coast, Stradbroke Island is a sand island split in two by the Jumpinin Channel.
According to Ramada Couran Cove Island Resort chief executive John Muntz, the resort’s owners, Couran Cove Holdings Pty Ltd, had spent millions of dollars on upgrades and improvements. In January, the company took the resort’s apartments off the market to complete refurbishments and re-adjust pricing.
<img src="/images/2014/06/30/Ramada%20Couran%20Cove%20Island%20Resort%20-%20studio%20apartment%20interior.jpg" alt="">
“The response we have had since we released the apartments again has been very encouraging,” said Muntz.
Muntz said that the unseasonably warm autumn and winter months have resulted in high occupancy levels, with 100% capacity at the resort over Easter and the Queen’s Birthday long weekend.
A new departure terminal at Hope Harbour has allowed guests to take a 40 minute ferry trip from the mainland to the island.
“The new terminal has been a hit with a lot of people telling us that they feel their holiday starts the minute they step aboard the ferry as the ride over is spectacular,” said Muntz.
“Our future is very exciting and our current purchasers are recognising this opportunity presents itself only so often,” he said. According to Muntz, the resort’s marina was also popular with local boaties, who return on a regular basis to use the resort’s facilities.
“They like the fact that they can moor up, access power and water and then use the facilities like the swimming pool, the restaurant and Spa Island, and, if they choose, to the walk over to the beach,” he said.
“We have our regulars and have even started to serve some of them onboard their vessels when they order from the restaurant.”
<img src="/images/2014/07/01/Ramada%20Couran%20Cove%20Island%20Resort.jpeg" alt="">
The eight contracts secured in the last month involve local, Brisbane and interstate purchasers.
Refurbished studio apartments are marketed from $220,000, with a lease back of 7% net return over two years, with potential to extend the lease back period. The Ramada Couran Cove Island Resort properties have waterfront or rainforest views. 
“The one bedroom apartments start at $250,000 and we will be releasing the two and four bedroom apartments in the near future," said Muntz.
</body></html>

South Stradbroke Island resort apartments on the market 

<html><body>
I suppose you can’t blame them for trying. But you can blame them for the lack of originality and imagination.
People developing a residential estate in Mackay, where the market’s a tad unwell, are trying to pump up business. Their sales pitch? Now is the time to buy!
The market’s bottomed, recovery is just around the corner, so don’t delay or you’ll miss out. Compelling stuff.
First, a reality check on Mackay. A double-whammy has struck in the past 12 months. Demand inspired by the coal industry has fallen away, at a time when developers – always a year or two behind the play – have brought on lots of new supply.
At the end of 2012, residential vacancies were below 2%. In the 18 months since then, they’ve been rising steadily. They’re now 7% and they’re still going up.
A year ago in central <a href="/news">Mackay</a>, the median house price was a tick under $400,000, after 10% growth in the preceding 12 months, and rents were strong, providing a median yield of 6.5%.
Fast-forward 12 months and the median price is down to $355,000. Rents have fallen also and the median yield has reduced to 5.9% (Australian Property Monitors figures). It takes six months to sell a house, on average, and 13% is the typical discount to make a sale.
Around other parts of the Mackay market, it’s a similar scenario: prices down as much as 10% in the past 12 months, including a significant reduction in the past three months.
The clear message is: one, the Mackay market is down, and two, it’s still falling. This is definitely not the time to buy.
The bottom line is, this should not be happening. Mackay is a solid citizen of regional Queensland. It has lots going for it, including an export port, a strong agricultural sector and plenty of tourism. Even with the local resources sector in decline, its market would normally remain steady.
But developers did what they always do – they piled into what appeared to be a boom market and built too much too late. In their inimitable fashion, they’ve plucked defeat from the jaws of victory.
Do these people ever do any research? Do they notice that they’re not the only people trying to exploit a boom market?
It’s as if each operates in an isolated bubble and eventually wakes up, with: "Oh my god, I didn’t notice all those other projects being built at the same time."
So here we have one group putting out a press release, trying to convince people they should dash out and buy a home, preferably in their estate, which I gather is not excelling at the moment.
They say the current oversupply means great deals for buyers. And it says the market is tipped to recover in the second quarter of 2015.
So, let’s see what they’re saying. We’ve just ended the second quarter of 2014, and “property valuation experts” tip a recovery in the second quarter of 2015, so now is the time to buy?
I would have thought that, by this line of logic, early next year would be the time to buy. Right now, the market is still falling.
You can contact Terry via <a href="https://mailto:ryder@hotspotting.com.au" target="_blank">email</a> or on <a href="https://www.twitter.com/hotspotting" target="_blank">Twitter</a>.
Photo courtesy of eTravel Guide/<a href="https://creativecommons.org/licenses/by/2.0/" target="_blank">Creative Commons</a>.
</body></html>

terryryder-YECXbqmri2

Mackay market is down and it’s still falling

<html><body>
Toowoomba has a lot going for it, real estate-wise.
<a href="https://matusikmissive.com.au/wp-content/uploads/2014/06/Picture3.png"><img class="alignnone size-full wp-image-7422" src="https://matusikmissive.com.au/wp-content/uploads/2014/06/Picture3.png" alt="Picture3"></a>
The good news
The city has just entered a residential recovery.  It is Australia’s largest non-capital inland city. It is the ‘service town’ of the Surat Basin, which is expected to become Australia’s largest energy province.
Yet the city has a diverse economic base and now, a secure water supply.  Toowoomba already holds significant regional infrastructure and several new projects have just been announced.
The challenges 
The city, however, does face some challenges.
The largest is its changing demographics.  Toowoomba’s age structure is polarised, on one hand a significant proportion of its population is aging, whilst on the other a younger buyer and rental group is emerging.
<blockquote>
Toowoomba’s age structure is polarised, on one hand a significant proportion of its population is aging, whilst on the other a younger buyer and rental group is emerging.
</blockquote>
Yet with this demographic shift comes opportunities.
Market recovery
The ingredients that characterise a market recovery are all in place in Toowoomba.
A major regional city
Few realise how big Toowoomba already is, holding 160,000 permanent residents, with its population expected to exceed 200,000 within the next two decades.
The City services a much bigger area, acting as the ‘hub’ for much of the production which occurs west of Brisbane.
In a typical year for example, over half of the trade moving through the Port of Brisbane travels to or emanates from the Toowoomba area. 
Matusik Property Pulse™
Our modelling suggests a growing need for more residential construction in Toowoomba.
This, in turn, will further help increase employment.
Bottom line 
We do expect prices and rents to increase, and maybe sharply, over the next 12 to 14 months as Toowoomba’s recovery gains momentum.
Investors today can anticipate some price growth.  Rents should continue to grow, and most likely strongly in Toowoomba into the future.
But demographics drive the property market and Toowoomba’s twin age peaks (young and old) mean that price growth post 2016 is likely to remain subdued.
Be careful not to pay too much.
Visit Michael's <a href="https://www.matusik.com.au/" target="_blank">website</a>, read <a href="https://www.matusikmissive.com.au/" target="_blank" rel="nofollow">his blog</a>, follow him on <a href="https://www.facebook.com/ThinkMatusik?fref=ts" target="_blank" rel="nofollow">Facebook</a> and <a href="https://www.twitter.com/michaelmatusik" target="_blank" rel="nofollow">Twitter</a>, or connect via <a href="https://www.linkedin.com/in/michaelmatusik" rel="nofollow">LinkedIn</a>.
<a href="https://matusik.com.au/products/toowoomba-market-outlook-report/" target="_blank" style="line-height: 1.3em;">Go here</a> for the full Matusik Market Outlook Report on Toowoomba.
Photo courtesy of Alan Henderson/Flickr/<a href="https://creativecommons.org/licenses/by/2.0/" target="_blank">Creative Commons</a>.
</body></html>

Toowoomba's shifting demographics an opportunity for investors

<html><body>
The Australian Government Actuary’s latest strata title pricing report has the Insurance Council of Australia saying that the system in Queensland is efficient and that intervention cannot be justified.
This comes after the <a href="/expert-insights/north-queensland-strata-property-owners-slugged-with-massive-insurance-premium-increases">Strata Community Australia Queensland branch president Simon Barnard said that strata insurances had skyrocketed</a> – up 200% over the last five years in some instances.
This is the second report on Strata Title Insurance Price Rises in North Queensland, and ICA’s CEO Rob Whelan said that the conclusion is that North Queensland has much higher risk compared to other markets, and that pricing is “reasonable”.
“The Australian Government Actuary conducted a thorough and independent investigation using claims data going back to 2005-6. The report provides the facts about strata pricing in east coast and northern Australian insurance markets, and explains the complex pricing factors in play in the volatile North Queensland market,” said Whelan.
He said that the report notes insurers are not gouging and are instead providing appropriate risk-priced products after a period of underpricing, which now reflects the region’s exposure to cyclones.
“The report supports the evidence that insurers have provided to the Federal and Queensland governments since 2011, and also demonstrates that pricing is reasonable,” he said.
Despite noting that the prices are reasonable, Whelan said that they are looking into developing affordability initiatives looking to show the relationship between risk, available data and premiums.
“Market driven responses are the only practical and appropriate solution, and we implore governments to take this report into account before considering any form of intervention,” he said.
“The greatest risk for governments in market intervention is reduced competition and consequently further negative pricing pressures for consumers.”
</body></html>

Latest Queensland Property News

Zephyr Group's Banksia to wrap new Kangaroo Point tower around 1880s Alpha Cottage

Editor's Picks

Developments

New apartments

New townhouses

News

Latest Queensland Property News

Zephyr Group's Banksia to wrap new Kangaroo Point tower around 1880s Alpha Cottage

Editor's Picks

Receive the latest news stories to your inbox

Developments

New apartments

New townhouses

News