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>
Just over a year ago I started pushing an argument for investment in Queensland regional centres <a href="/expert-insights/buying/change-is-the-only-constant-in-real-estate-terry-ryder">like Cairns, the Sunshine Coast and Hervey Bay</a>.
It seemed like a big call because those locations – and others with similar CVs – had been poor performers in the previous three, four or five years.
But with hotspotting the future is the most important thing and the past is often irrelevant – because, in real estate, things change.
Cairns, the Sunshine Coast and Hervey Bay had several things in common. They had struggled in recent times because their economies were dependent largely on tourism, which is volatile at the best of times and had been through a rough patch. Their property markets had suffered badly from oversupply and prices had gone backwards.
But it was apparent in the early part of 2013 that important changes were happening. The previous surpluses had been largely soaked up. Tourism was improving. Local councils were working hard to diversify their local economies and find ways to attract new business.
And, most importantly, big money was being directed into significant new infrastructure. Growth was on the way back to these coastal cities.
The latest quarterly Market Monitor from the Real Estate Institute of Queensland confirms that these locations, and a couple of other coastal cities, are back on the growth path.
In the March quarter the median house price for Cairns rose 5.6%, the Fraser Coast (Hervey Bay) was up 3% and the Sunshine Coast rose 2%. Other growth was recorded in Rockhampton (3%), Townsville (2%) and the Gold Coast (4%).
As I have often pointed out, median prices can be a dodgy way to gauge markets. But when all data is pointing in the same direction, you can start to believe it. Particularly when other research arrives at the same conclusion.
That other research is our charting of sales volumes, which show that many <a href="/expert-insights/investing/forget-the-gold-coast-its-regional-queensland-leading-the-charge">Queensland regional markets have strong forward momentum</a>, headed by Cairns, the Sunshine Coast and the Gold Coast, and followed by Hervey Bay and Townsville.
Another Queensland regional market that’s had my vote in recent years <a href="/expert-insights/buying/regional-hotspot-toowoomba-shows-great-investor-potential">is the inland city of Toowoomba</a>, and this is another location moving in a positive direction.
In many ways, Toowoomba has been the success story of Queensland real estate in recent times. Market Monitor published data on the percentage of recent sales which made a profit and Toowoomba led the state for houses with a 95% success rate, ahead of Brisbane at 95% and Rockhampton on 87%. It also led the field for units, with 92% of sales making a profit.
Toowoomba also has a low vacancy rate, at 1.4%, is the fastest-selling region in terms of average days on the market and recorded an 8.2% rise in its median house price over the year to the end of March, with the unit median up 6%.
These regional Queensland cities are poised for a sustained period of growth, boosted by population growth, growing economies and, above all, infrastructure spending.
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 of Hervey Bay courtesy of Greg Schecter/Flickr/<a href="https://creativecommons.org/licenses/by/2.0/" target="_blank">Creative Commons</a>.
</body></html>

terryryder-YECXbqmri2

Regional Queensland back on the growth path with sustained momentum

<html><body>
Concerns about building approval lapses in the Mackay region has prompted the Queensland Housing and Public Works Minister Tim Mander to review certification requirements in high wind areas.
A compliance audit by the Queensland Building and Construction Commission inspected 112 properties and identified 11 which failed to meet acceptable framing requirements.
“Those results are unacceptable which is why we need to take a close look at the certification system as a whole,” Tim Mander said.
There are currently approximately 409 licensed building certifiers in Queensland, which represents about one third the number of certifiers registered within the states of New South Wales (1,298 certifiers) and Victoria (1,206 certifiers).
Due to the lower numbers, it has been suggested that Queensland’s certifiers are on average subjected to higher workloads than those practising within New South Wales and Victoria. The lower numbers have raised concerns about the capacity of Queensland certifiers to adequately undertake their legislative responsibilities, such as on-site inspections. 
Mander said the review would examine probity, conflicts of interest, quality and accountability for private certifiers to ensure the certification system was responsive to the needs of consumers and the industry.
“As well as looking at certification the review will examine potential improvements to the Building Act that will further cut costs and reduce delays,” he said.
The review will be led by construction-law barrister and licensed builder Andrew Wallace.
<a href="https://www.hpw.qld.gov.au/SiteCollectionDocuments/ReviewOfTheBuildingAct1975AndBuildingCertificationInQueenslandDiscussionPaper.pdf" target="_blank" style="line-height: 1.3em;">A discussion paper is available</a> with comments being sought until 25 July, 2014.
About 40% of the complaints about private certifiers received by the Commission relate to building development approvals being given without the prerequisite planning approval or in ways that are inconsistent with planning scheme provisions. 
There are approximately 409 building certifiers currently licensed in Queensland. Of these, around 347 are private certifiers. Australian Bureau of Statistics data suggests there were up to 108,877 building approvals issued last year in Queensland. The majority of these approvals are believed to have been issued by private certifiers as most local governments have withdrawn from providing in-house certification services. 
Private certification has reduced the income of local governments. 
The Commission currently receives 56 complaints about private certifiers per year (40% of total complaints received) related to planning matters, mostly from local governments. The matters are usually related to a certifier allegedly misinterpreting a local government planning scheme.
The discussion papers noted a perceived flaw with the system of private certification as the potential for conflicts of interest.
"As private certifiers perform a regulatory role, they must act in the public interest.
"However private certifiers usually have ongoing commercial relationships with individual builders who engage them to provide certification services.
"A potential conflict of interest may arise where a certifier may be tempted to enforce the building standards less strictly in order to preserve that commercial relationship."
Despite the potential for some improvements, there appear to be comparatively few complaints about certifier conduct in Queensland.
Article continues on the next page. Please click below.
<hr class="system-pagebreak">
While there were up to 108,877 building approvals issued last year in Queensland, the Queensland Building and Construction Commission receives on average 140 complaints per year about building certifiers. 
Of the total average complaints received, only 35% (or 49 per year) resulted in a negative decision and disciplinary action being taken against the certifier. This broadly equates to one complaint per 2,222 approvals per year.
The building legislation provides that buildings must be inspected throughout construction at the stages generally stated within the building development approval. It is usually the building certifier who decides what inspections will be required for any given project.
However, for detached houses, sheds, carports (class 1a and 10 buildings and structures) the building legislation prescribes minimum inspections to be conducted at certain stages. These mandatory, or “critical” inspections must be conducted at footing, slab, frame, and final stage. There is also a mandatory inspection for temporary fence stage inspections (swimming pools only).
Inspection guidelines assist certifiers to fulfil their legislative obligations regarding the critical inspections.
"Despite the existing inspection regime, the Commission encounters recurring building defects relating to wet area waterproofing, waterproofing of exterior decks and balconies and fire-separating wall construction. With the recurring nature of these defects, consideration may be given to increasing the number of mandatory inspections," the discussion paper noted.
The Building Act 1975 was introduced in Queensland in 1975 and prescribed, for the first time, standard building by-laws for all building work in Queensland. It commenced on 1 April, 1976.
The Building Code of Australia (now known as the National Construction Code) was introduced in the early 1990s and replaced the standard building by-laws. It introduced a nationally consistent set of minimum building standards.
In 1998, the system of private certification commenced in Queensland with the aim of improving efficiency and flexibility within the construction industry, and introducing competition into the choice of service providers. The system also reflected National Competition Policy reforms at the time.
There have been a number of reviews of the Building Act 1975 and the system of private certification since their introduction, including in 2003 and 2006. These reviews implemented a number of improvements including mandatory planning and regulatory training for certifiers, amendments to the certifier’s code of conduct, improved documentation requirements and introducing on-the-spot fines for building certifiers who failed to meet their legislative obligations.
In August 2011, the Queensland government commenced a further review of building certification and released the discussion paper Improving building certification in Queensland for public consultation. The results of the consultation and proposed improvements were being considered by government but the review process was put on hold when the Parliamentary Inquiry into the former Queensland Building Services Authority was announced. The discussion paper was subsequently referred to the inquiry for consideration.
On 2 August 2012, the Legislative Assembly directed the Transport, Housing and Local government Parliamentary Committee to inquire into and report on the operation and performance of the Queensland Building Services Authority in its regulation of the construction industry.
The Parliamentary Committee tabled its report in November 2012. The report contained 41 recommendations based on the information received throughout the public briefing, the public hearing process and written submissions.
The Queensland government provided its response to the report in May 2013 in the form of a Ten Point Action Plan released by the Minister for Housing and Public Works, the Honourable Tim Mander MP.
An implementation committee was established to oversee the implementation of all items in the Ten Point Action Plan and report back to government.
Action Item 9 of the Ten Point Action Plan committed the government to undertake a review of the role of private certifiers practising in Queensland. The item places an emphasis on probity, conflicts of interest, quality and appropriate accountability for private certifiers to ensure they adequately perform their functions. 
</body></html>

jchancellor-FAypfDUnLy

High wind residential building lapses prompts Queensland inquiry into private certification

<html><body>
The inner Brisbane apartment market is gearing up for a record sales boom in the second half of 2014, with pre-sale stock levels moving toward the market, Urbis have recently announced.
Their Brisbane Apartment Insights report noted that strong demand over the last quarter of 2013 has reduced stock levels for 2014, with demand pushing into this year.
Senior consultant for Urbis, Paul Riga, said that they’d recorded at least six development projects selling out ahead of schedule, resulting in minimal product on the market at the beginning of the year. “Developers are desperately trying to get their projects finalised, with about 40 to 45 new apartment projects expected to be ready for sale in the second half of 2014,” Riga said.
“This equates to 5500 apartments, which is a substantial amount for the market to absorb.” 
“This is an exciting time for Brisbane as it undergoes a major change, and there’s a great opportunity for many to get into the market,” Riga said.
The first quarter of this year saw a surge in inner Brisbane for luxury new apartments, Colliers International’s research has recorded.
Of the 591 new apartment sales, across 47 projects, more than 25% were luxury offerings.
Director of residential for Colliers, Andrew Roubicek, said that apartments in the $750,000 plus price bracket saw the greatest sales volumes growth compared to the same time in 2013. In February, they had noted that <a href="/news/qld/brisbane-apartment-market-on-the-rise-colliers">the market for apartments in Brisbane was on the rise</a>.
Apartments priced at $900,000 plus totaled 17% of sales.
The price breakdown can be seen below:
<img src="data:image/png;base64,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" alt="">
Source: Colliers International
They noted that the Abian development sold the most apartments in the first quarter, with 108 residences sold valued at $144 million, including the sale of two sky homes priced up to $5 million.
“On top of the robust demand from owner occupiers, the investment market remains a key driver of apartment sales activity in inner Brisbane,” he said.
“Due to the strong sales performance of premium stock the weighted average sale price for a new apartment in inner Brisbane has increased to $715,000, 25% above the five year average.”
Meanwhile, senior research analyst for Colliers, Alex Beer, said that 5,400 apartments have been approved in the 12 months to the end of March, the most experienced in a decade.
Of these, 1,198 were granted approval in the first quarter of 2014.
“About 3,200 apartments are expected to be released for sale this year as apartment living in the city increases, particularly in South Brisbane, Newstead, Hamilton and Albion,” said Beer.
“The volume of projects reaching completion may place upward pressure on residential vacancy.”
The off the plan Brisbane market, according to BIS Shrapnel, is <a href="/news/qld/investor-warning-brisbane-apartment-prices-expected-to-soften-in-2015-2016">expected to soften in 2016</a>.
Subdued rent and prices are then expected to be seen by 2016, as a historic peak is seen in the inner Brisbane apartment market, with the potential to ease supply strains.
Senior project manager and report author for BIS Shrapnel, Angie Zigomanis, said that the inner Brisbane apartments are increasingly attractive with yields in many of these projects around the 5% mark and above.
“However, with many expecting that the Brisbane market has now bottomed out and the risk of further price declines is dissipating, the impetus to enter the market has increased,” said Zigomanis.
The South Brisbane new development <a href="https://www.spiceapartments.com.au/contact%20" target="_blank">Spice Apartments in Brisbane</a> are set for a launch in nine days. It includes one-bedroom apartments from $425,000, two-bedroom from $495,000 and three-bedroom from $685,000.
An $85 million mixed-use residential tower, <a href="/expert-insights/buying/brisbane-s-trafalgar-lane-brings-melbourne-inspired-laneway-feel">Trafalgar Lane, at Woolloongabba</a>, was also launched last month.
</body></html>

jduke-EHk3XBmHkn

Brisbane apartment market to boom in second half of 2014: Urbis

<html><body>
The Real Estate Institute of Queensland (REIQ)’s March Quarter 2014 Queensland Market Monitor has found that a two-tier market has emerged across the state, with the residential market generally showing signs of a recovery. The mining sector, however, is seeing residential activity easing and rents easing.
REIQ CEO Anton Kardash said that the activity is significantly varied across the major local government areas.
“South East Queensland, including Toowoomba and the state’s coastal tourism centres continue to show strengthening market conditions, while the residential property markets in regional mining centres of Gladstone and Mackay have recorded easing conditions,” Kardash said.
The Residential Tenancies Authority saw median weekly rents remain steady in South East Queensland, and tourism centres, but show weaker signs in the mining regions. This has been a continued trend in these resource centres for the past year.
TIGHTENING RENTAL MARKETS
<ol>
<li>Toowoomba 
</li>
<li>Tourist Centres (e.g. Gold Coast, Sunshine Coast, Fraser Coast, Cairns)</li>
</ol>
MARKETS EXPERIENCING A SLOWDOWN
<ol>
<li>Gladstone 
</li>
<li>Mackay 
</li>
<li>Rockhampton</li>
</ol>
“Despite increased investor activity across Queensland, local agents report increased number of sales of former investment properties to owner-occupiers, reducing the overall rental pool in some areas,” he said.
December saw an easing in vacancy rates across the board, however tighter conditions have returned.
“Stronger tenant demand and sales of investor stock to owner occupiers were common theme across the State,” he said.
When looking at the house market, results were also mixed.
Greater Brisbane
<ul>
<li>Sales activity remained consistent over the December quarter. 
</li>
<li>Increased activity towards the outer regions. 
</li>
<li>Median house price down 1.1%.</li>
</ul>
Metropolitan Brisbane
<ul>
<li>Drop of 7% in preliminary house sales numbers. 
</li>
<li>Activity strong elsewhere in Brisbane statistical division.</li>
</ul>
Moreton Bay regional council area: Increase of 7% in preliminary sales numbers over March quarter (most improved sales).
Ipswich and Redland: Both recorded an increase of 6%.
Gold Coast, Sunshine Coast, Fraser Coast, Cairns (tourism centres): Saw growth in median house prices. Sunshine Coast sales numbers (preliminary) up 4% over the quarter. Over the year to march, Gold Coast up 20% on sales volumes. Cairns sales slightly down over the quarter, although up 15% year on year.
“Median house price growth across these four tourism regions has now begun trending upwards following two consecutive quarters of positive results,” said Kardash.
However, when looking at the mining centres the story is almost an exact opposite.
Gladstone and Rockhampton: Sales activity down by more than 10%.
Regional centres, including Toowoomba, Townsville and Bundaberg, saw subdued or steady sales over the quarter, however year-on-year strength. Toowoomba is up 18% over this period.
Meanwhile, units and townhouses are seeing a recovery.
Greater Brisbane council area: Strongest increase in sales activity.
“Unit sales were also strong in the tourism centres, with the Cairns unit and townhouse market recording solid buyer activity in the $250,000 to $350,000 price bracket, contributing to an increase of 15.5 per cent in the region’s median unit sale price to $212,000,” he said.
“The Fraser Coast also posted a significant increase of 22.7 per cent in its median unit and townhouse sale price with strong sales in the $350,000-plus bracket.”
The Gold Coast and Sunshine Coast were also recording a healthy level of prestige unit sales, potentially behind the median sales price growth and overall activity.
</body></html>

Two-tiered Queensland market as mining towns sluggish

<html><body>
The Queensland Newman government’s Great Start Grant, which gives first home buyers $15,000 for buying or building a new home, is finally finding some take-up.
As of 2 June, 6,251 applications had been approved and paid. This was well up from 5,343 in March 2014.
More than 3,000 had been granted for Brisbane, according to Treasurer Tim Nicholls' budget papers.
Eligible first home buyers of properties up to $500,000 pay no duty, with reduced rates available up to $550,000.
It had been a slow start as in March 2013 the Queensland government renamed its $15,000 first-home owner construction grant (FHOCG) the 'great start grant' as just 126 first-home buyers had taken advantage since September 2012 last year.
But despite a small increase in new construction activity, the budget papers showed overall dwelling investment declined in Queensland for the sixth consecutive year in 2012-13. It was mainly due to a sharp fall in alterations and additions, partly reflecting the completion of earlier disaster-related renovation activity, and also slower income growth.
With sustained low interest rates and an improved outlook for residential property prices, growth in new dwelling approvals did accelerate in 2013, particularly for apartments in inner-city Brisbane. As a result, overall dwelling investment is expected to increase in 2013-14.
"Increased activity by interstate and overseas investors is also expected, as recent large gains in Sydney house prices prompt investors to seek markets elsewhere," Nicholls noted.
Beyond 2014-15, as the RBA moves to a more neutral monetary policy setting, dwelling investment growth is expected to moderate.
The first home grant take-up accompanies Treasury forecasting a further increase in residential sales.
“The recovery in the housing market is expected to continue in fiscal 2015 supported by low interest rates and the continuation of the government’s Great Start Grant,” budget papers said.
Revenue from transfer duty is expected to grow by 9.6% in 2014-15, following strong growth of 28.2% in 2013-14 that was supported by a number of large commercial transactions.
The 2014-15 estimate also includes the duty expected from a large commercial transaction. Underlying growth was 14.8% in 2013-14 and 13.3% in 2014-15 once the impact of these large transactions is removed. 
Article continues on next page. Please click below.
<hr class="system-pagebreak">
Annual growth in transfer duty averaged over 22.6% from 2000-01 to 2007-08, driven by a range of factors including Queensland’s relative affordability of housing, high population growth and the impact of the burgeoning mining sector. 
Transfer duty growth is expected to be modest relative to that experienced between 2000-01 and 2007-08. The transfer revenue is tipped to be $2.65 billion in the 2014/15 year, compared to $2.42 billion in 2013/14. There is a $2.73 billion estimate for 2015/16.
"While low interest rates and a solid economic outlook are expected to support recovery in the property market, this is expected to occur at a gradual pace, particularly in the non-residential sector," the budget papers said.
Average growth of around 6.6% per annum is expected over the period 2013-14 to 2017-18.
Every one percentage point increase in the volume of sales sees transfer duty collections increase by about $25 million.
Land tax revenue of $980 million this year is tipped to increase to $995 million in the 2014/15 year.
Transfer taxes represent 21% of state taxation income and land tax represents 8%. 
Revenue growth from transfer duty can vary significantly from year to year due to the volatility of both the residential and non-residential segments of the property market, while land tax has a relatively stable base and the effect of three year averaging of land values for assessments.
Resident individuals are generally liable for land tax if the total taxable value of the freehold land owned by that person as at 30 June is equal to or greater than $600,000.
Companies, trustees and absentees are liable for land tax if the total taxable value of the freehold land owned as at 30 June is equal to or greater than $350,000.
Land tax is estimated to grow by 1.5% to $995 million in 2014-15, the first year of annual growth since 2010-11.
The budget papers noted in recent years, land tax revenue has been adversely impacted by declining values, particularly for commercial and multi-unit residential land. 
Real Estate Institute of Queensland’s chief executive Anton Kardash said Queensland's real estate sector was starting to hit its straps" with more favourable market conditions.
The Queensland Treasurer, Tim Nicholls, has delivered a budget with a projected surplus of $188 million, the first surplus in a decade.
"The Queensland economy is now entering a period of transition as the investment phase of the large LNG projects nears completion and the production and export of LNG begins.
"Supported by sustained low interest rates, rising asset prices and a lower exchange rate, economic growth in 2013-14 is expected to be underpinned by household consumption growth, a recovery in dwelling investment and a significant contribution from net exports.
"However, as construction of the major LNG projects nears completion, business investment is expected to fall and see overall economic growth ease to 3% in 2013-14, compared with 3.6% in the previous year," the budget papers said. 
Employment growth picked up during the course of 2013-14, supported by some recovery in the labour-intensive household sector.
"This recovery is expected to support a further strengthening in employment growth in 2014-15 and beyond.
"This, in turn, is expected to drive a steady improvement in the unemployment rate, from 6% in 2013-14 to 51⁄2% in 2016-17."
Following the global economic slowdown, Queensland’s annual population grew by almost 95,000 in the year ending December quarter 2012.
Since then, it has fallen back to approximately 84,000 in the year ending September quarter 2013, reflecting lower inflows from both net overseas and net interstate migration.
The decline partially reflects a slowdown in the influx of workers as the resources investment boom peaked during 2013.
"Looking ahead, net overseas migration to Queensland is expected to pick up to be more in line with the State’s share of the national population.
"This increase will be supported by an expected recovery in overseas student arrivals as a result of the lower Australian dollar, as well as measures to simplify student visas.
"Net interstate migration is also expected to recover from current low levels, assisted by improved housing affordability in Queensland relative to New South Wales and Victoria," the budget papers said.
Overall, Queensland’s population growth is expected to be 13⁄4% in 2013-14, similar to that nationally. Growth in Queensland is then expected to strengthen to 2% per annum over the remainder of the forward estimates period, slightly stronger than the 13⁄4% per annum forecast national growth over the same period. 
</body></html>

Interstate investors arrive as Queensland Great Start Grant finally finds a place

<html><body>
The newly renovated home of Townsville couple Maddi and Lloyd will be revealed tonight on Channel 7’s House Rules.
The former swimwear model and aviation firefighter <a href="/expert-insights/building/swimwear-model-maddis-shoe-room-overhaul-as-house-rules-hits-tropical-pallarenda-townsville">purchased their tilted Queenslander for $372,000 in 2013</a>. Contestants have been fighting the heat and humidity this week to give the couple a home according to their request: “Give us a laid back coastal paradise, add a splash of the Bahamas, furnish our kitchen with a dream island, layer in texture instead of colour, keep it organic.”
For those watching at home who are itching for a raised reno project of their own, Property Observer has found five Queenslanders on the market that could do with a touch up.
<ol>
<li>
<a href="https://www.realestate.com.au/property-house-qld-oonoonba-116899003" target="_blank">61 Mcalister Street, Oonoonba <img src="/images/2014/06/02/1.jpg" alt=""></a> Not so much ‘raised’ as ‘wobbling’, this two bedroom house in suburban Townsville has selling agent Paul Bow of Virgo Patterson advising that buyers “renovate or develop”. The lowset Queenslander is set on a 1,265 square metre block and features a falling apart oven and what looks to be lino flooring in the kitchen. It’s on the market for $250,000 plus.<a href="https://www.realestate.com.au/property-house-qld-oonoonba-116899003" target="_blank"> </a><a href="https://www.realestate.com.au/property-house-qld-oonoonba-116899003" target="_blank"> </a>
</li>
<li>
<a href="https://www.realestate.com.au/property-house-qld-giru-116830959" target="_blank">510 Hodel Road, Giru</a> <img src="/images/2014/06/02/3.jpg" alt=""> Going for $268,000, a four to five bedroom house set on 15.56 acres of hobby farmland could do with a fix up. According to its listing, the owners are undertaking some renovations now, but “if not completed, you can complete this at your own leisure”. The house is a short drive away from Morrissey’s Creek, for any renovators keen to do some fishing. 
</li>
<li>
<a href="https://www.realestate.com.au/property-house-qld-babinda-116950399" target="_blank">36 Angus Street, Babinda <img src="/images/2014/06/02/4.jpg" alt=""></a> “Cheapest House In Queensland? Be Quick For This Crazy Bargain!!” reads the listing for this 1930’s era Queenslander. The home is on the market for $155,000 through Debbie Aldred of Re/Max Real Estate Cairns. About 45 minutes south of Cairns, the roof has been recently fixed up but a few other parts of the house could use a do-over, including the bluestone tiles in the bathroom. 
</li>
<li>
<a href="https://www.realestate.com.au/property-house-qld-babinda-114886927" target="_blank">54 Eastwood Street, Babinda</a> <img src="/images/2014/06/02/6.jpg" alt=""> If this two bedroom raised home doesn’t fetch its $160,000 asking price, it may be contending with its fellow Babinda home on Angus Street for Queensland’s cheapest house. While it features a newly renovated kitchen and newly laid vinyl flooring in the living room and carpet in the bedrooms, the house could no doubt provide lots of opportunities for an enthusiastic renovator. It currently brings in $170 per week in rent. 
</li>
<li>
<a href="https://www.realestate.com.au/property-lifestyle-qld-hay+point-7486451" target="_blank">45 Windsor Drive Hay Point </a><img src="/images/2014/06/02/7.jpg" alt="">
This house on stilts is about five hours’ drive south of Maddi and Lloyd’s place, but they have more than a few similarities. Jody Paul of Real Estate &amp; Property Solutions Mackay writes that “you will need a tool kit for this home, and the reward will be worth the work.” 
The property’s “slightly undulating” plot is another thing this home has in common with Maddi and Lloyd’s Townsville house on stilts. Located in Mackay, this home has three bedrooms and one bathroom, and is selling with $280,000 expectations.
</li>
</ol>
</body></html>

jrichardson-uRX5hFdKfN

Raise your renovation game: Stilted Queensland offerings for Maddi and Lloyd fans

<html><body>
Following an investor complaint about Brisbane City Council’s differential rating system, Property Observer looks at the other Queensland councils that charge higher rates for non-owner occupied properties.

Last week, television host and Destiny Financial Solutions director Margaret Lomas <a href="/news/qld/margaret-lomas-heads-fight-against-higher-council-charges-for-investors">launched a public campaign against the practice</a> on social media, urging investors to “band together to force these money- grubbing councils to stop targeting property investors”.

<a href="https://twitter.com/MargaretLomasAU" target="_blank"><img alt="" src="/images/2014/05/27/lomas-tweet-may-27.jpg"></a>

In Brisbane City Council, single residential properties are largely categorised as either “Residential – Owner Occupied” or “Residential – Non-owner occupied or mixed use”.

Owner occupied residences are described as: “residential dwelling houses and dwelling units where the sole use is as the principal place of residence of the owner/s. In this instance, eligible ownership is limited to individuals only and does not include premises owned or partially owned by a company, trust, organisation or any entity other than an individual. This is regardless of whether the premises are occupied by a shareholder or even the sole shareholder of that company, trust, organisation or entity.”

That rules out rental properties, holiday homes and anything that’s owned under your company’s name. These properties attract a rate of 0.3064 cents in the dollar, with a minimum general rate of $503.40.

[smartcode_project:default project_id=90087]

Category 7 or “Residential – Non-owner occupied or mixed use” properties are defined as “predominantly residential premises" where:

"(a)      the premises is not the principal place of residence of at least one person who constitutes the owner of the property; and/or "(b)      the owner or occupier conducts non-residential activities upon the property not in excess of [certain limitations that would see it defined as a commercial property]." 
These properties attract a rate of 0.3904 cents in the dollar, with a minimum general rate of $628.72 in Brisbane.

While Lomas has been tagging her posts on the topic with <a href="https://twitter.com/hashtag/equalratesforpropertyinvestors?src=hash" target="_blank">#equalratesforpropertyinvestors</a>, it is not just investors who see higher rates than owner occupiers. If you own a house in Noosa that you visit four times a year, you will be paying a higher rate than an owner occupier, even though you don’t generate income from your holiday home.

[smartcode_project:default project_id=94758]

A pensioner now living in a retirement community, but still holding on to her old house – perhaps to allow relatives to stay in it, or because she’s waiting for the right time to sell – will pay higher rates in Brisbane than an owner occupier.

There is no evidence to suggest that non-owner occupied properties present a greater burden on the council than owner occupied homes. In fact, when investor Andrew Hancock enquired about the rates to the Brisbane City Council, they offered the following explanation:

“This is done to ensure that properties that are the principle place of residence of their owners do not pay as much as those which are income producing. Income producing properties also have the advantage of being able to offset such expenses against taxation. Council’s principal motivation is to ensure, through its differential rating system, that the owner-occupied, single unit dwelling sector of the community contribute to a level that is affordable and value for money.”

[smartcode_project:default project_id=29167]

The following Queensland councils charge higher rates for non-owner occupied homes than owner occupied homes:

<ul>
<li>Brisbane City Council </li>
	<li>Central Highlands Council</li>
	<li>Fraser Coast Regional Council</li>
	<li>Gold Coast City Council</li>
	<li>Ipswich City Council</li>
	<li>Logan City Council</li>
	<li>Moreton Bay Regional Council</li>
	<li>Mackay City Council</li>
	<li>Mount Isa City Council</li>
	<li>Redland City Council</li>
	<li>Noosa Shire Council</li>
	<li>Rockhampton Regional Council</li>
	<li>Scenic Rim Regional Council</li>
	<li>Somerset Regional Council</li>
	<li>Sunshine Coast Regional Council</li>
	<li>Townsville City Council</li>
	<li>Whitsunday Regional Council </li>
</ul>
So far, Property Observer does not know of any councils outside of Queensland who charge different rates for owner occupiers and residential investors. 
Earlier this year, a judge in the Supreme Court <a href="/expert-insights/finance/mackay-investors-win-as-supreme-court-judge-refuses-extra-council-rates-for-rental-owners">ruled against the Mackay City Council’s decision to charge higher rates</a> for non-owner occupied properties in a civil suit launched by investors Ayril Paton and Peter Crossan. Judge Duncan McMeekin said, “To justify the categorisation the Council impermissibly took into account characteristics personal to the owners of the land and failed to restrict itself to characteristics of the subject land itself. It is simply a misuse of language to claim that the owner’s decision to reside on land, or not, is in some way a characteristic of the land.”

[smartcode_project:default project_id=27364]

Mackay City Council is reportedly appealing the decision.

Do you know any other councils that charge higher rates to non-owner occupied properties? Let us know in the comments below.

Update: As of yet, there is no sign that the councils will be required to refund rates to investors. This article mistakenly included South Burnett in the list of councils that charged different rates for investors. South Burnett does not currently charge a different rate for non-owner-occupied properties and owner-occupied properties. The article has been amended.

<h2>Properties you may be interested in:</h2>

[smartcode_project:default project_id=27638]

[smartcode_project:default project_id=29171]
</body></html>

The Queensland councils charging higher rates for investors

<html><body>
Some Queensland councils are charging higher rates to property investors than owner occupiers, prompting a public backlash led by television host and Destiny Financial Solutions director Margaret Lomas.
Brisbane City Council has publically admitted to using a “differential rating system based on property land use to levy general rates” in an exchange on Facebook with investor Andrew Hancock. Upon realising that the council was charging lower rates to owner occupiers, he posted the following on the Brisbane City Council’s Facebook page:
“Can anyone there please give a plausible reason why rates are charged differently to a property for a non-owner occupier as opposed to an owner occupier? I fail to see how there is a difference in providing the exact same service to the exact same property, other than a way to profiteer off owners who aren't owner-occupiers at this time.”
Brisbane City Council’s reply:
“Hi Andrew, thanks for getting in touch. Council uses a differential rating system based on property land use to levy general rates. This is done to ensure that properties that are the principle place of residence of their owners do not pay as much as those which are income producing. Income producing properties also have the advantage of being able to offset such expenses against taxation. Council’s principal motivation is to ensure, through its differential rating system, that the owner-occupied, single unit dwelling sector of the community contribute to a level that is affordable and value for money. If you require any further information, please Private Message me your contact details and I will organise to have a Rates Officer contact you. Thanks, Tom.”
Hancock responded, calling the council’s logic "absurd".
“If you were to apply it to every purchase made in society, everyone would be paying different prices for the same goods and services on everything, as most things are deductible in some way to someone depending on their profession,” he wrote.
“Should I pay more for sunglasses than the consumer next to me because they're deductible in my profession? Should my brother pay more for hair cuts because they're deductible in his?”  
Hancock’s issue caught the attention of Lomas, a Property Observer columnist and host of Sky News Business Channel’s Your Money, Your Call and Property Success with Margaret Lomas, who wrote the following on her<a href="https://www.propertyobserver.com.au/https://www.facebook.com/pages/Margaret-Lomas/171943506190564" target="_blank"> Facebook page</a> earlier today.
“I've known for some time now that in some QLD councils a higher charge is levied on council rates if you are an investor rather than an owner occupier. I admit I had not given much thought to this until I received an email from a ratepayer in Brisbane City Council.”
After copying in Brisbane City Council’s response to Andrew, she continued:
“The rate payer was appalled and frankly, so am I! There is simply no basis for this - the individual tax position of each property owner is of no concern to council, and I am sure the tax office would be interested to know that some councils are using our tax deductions as an excuse to profiteer! As this ratepayer pointed out, a person who can claim sunglasses as a deductible expense due to their job doesn't pay more for those sunglasses, and nor should we for our rates! “We must start an awareness campaign, and band together to force these money- grubbing councils to stop targeting property investors. Our presence in their area enhances property values and provides housing for their constituents, and we should not be penalised for that! “I don't know how you make a post go viral, but let's try to do that with this one and bring shame upon those councils involved in this inequitable and unfair practice!”
As of this afternoon, her post had attracted 53 ‘likes’ on Facebook.
 
This story continues on the next page.
 
<hr class="system-pagebreak">
Speaking to Property Observer, Lomas agreed with Hancock that there was no logic to the council’s stance.
“It’s purely revenue raising,” she said. “There’s no other point to it. The very weak argument given on Facebook is that the rates make housing more affordable for home owners. But there’s absolutely no reason that investors should have to fund owner occupiers.”
According to Lomas, investors in a particular council help support housing in that area.
“My view is that investors actually provide affordable housing, and also add to demand for property, increasing values. And since rates are rated against property values, they are actually assisting councils.”
Earlier this month, <a href="/expert-insights/finance/mackay-investors-win-as-supreme-court-judge-refuses-extra-council-rates-for-rental-owners">Queensland’s Supreme Court set aside a decision by the Mackay City Council</a> to charge property investors increased rates, following a class action suit from investors. 
Mackay City Council is reportedly considering an appeal to the decision. Lomas believes that the Supreme Court’s judgement is likely to affect other councils who use a differential rating system based on land use. While she is only aware of the practice in Brisbane City and Logan City, she says she “does not doubt it happens in other councils”.
It seems that differential rates for investors does occur in other local Queensland councils, with Local Government Association of Queensland chief executive Greg Hallam telling The Morning Bulletin that "many councils presently use the differential rating power to categorise residential land based on whether it is used as a principal place of residence, or for investment purposes.” 
As for the council’s argument that the differential rating system is equitable because investors receive tax deductions that home owners do not, Lomas disagrees.
“The fact is that all property investors get different rates of tax reduction. So if they want to make it fair, your rates would have to be linked to the size of the deduction you get. [The practice] is very inequitable, even among property investors.”
</body></html>

Margaret Lomas heads fight against higher council charges for investors

<html><body>
Mary Valley, the Queensland area that saw its Economic Development Strategy launched in July 2012, has seen 48 purchases in the last six weeks and $11.67 million sales over 2014 so far.
Selling properties here has previously been noted as<a href="/news/mary-valley-revival-depends-on-property-sales"> a crucial step for the revival of the Mary Valley area</a>.
In total over 2014, there have been 109 sales in the area, explained Deputy Premier and Minister for State Development, Infrastructure and Planning, Jeff Seeney. This is 50% faster than 2013.
“We hoped to crack a century of sales in the first five months of this year and we achieved this aim. It’s an impressive record given last year 98 sales were made over the entire year,” Seeney said.
“Our government’s Mary Valley revitalisation strategy has provided an affordable opportunity for Queenslanders to enter the housing market, with 48 of the 109 sales made by existing tenants of the properties.”
The average property price purchase was $248,300. Price ranges vary from a vacant piece of land at $71,000 to $590,000 for a large rural site.
In 2012, 13 properties were sold.
“There has also been strong interest in <a href="https://www.maryvalleyproperty.com/" target="_blank">eight properties that have been heavily discounted</a> as they are being offered with tenants on long-term leases,” Seeney said.
“Selling agent Oliver Hume received 15 expressions of interest in the eight properties within two weeks of their release.”
Among the properties currently listed for sale in the Mary Valley is the 30 acre grazing farm at 3435 Mary Valley Road, <a href="/news">Imbil</a> (pictured above).
<a href="https://www.realestateview.com.au/Real-Estate/3435-mary-valley-rd-imbil/Property-Details-buy-residential-7062053" target="_blank">The property has been listed</a> for $450,000 plus through Ron Jeffery of Assest Agents.
</body></html>

Mary Valley property sales see $11 million of transactions this year

<html><body>
Mackay is expected to see residential and commercial growth in the CBD area, with Ergon Energy undertaking a multi-million dollar underground cable project for future development.
Energy Minister Mark McArdle said that this was part of the plan to support the region and underpin future development.
The $5 million project, which includes installing a 2.7 kilometre high voltage underground cable from Hume Street to Alfred Street, may be of interest to business and commercial operators looking to move into the area.
“The project will meet the current load and improve the security of supply in the busy CBD area,” said McArdle.
He also pointed to its ability to cater for future residential and commercial development – suggesting that the River Street area would benefit.
A total of $73 million is planned for electricity infrastructure across Mackay, Whitsunday and Moranbah.
Photo courtesy of Wikimedia Commons.
</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