South East Queensland developer&nbsp;<a href="https://www.apartments.com.au/developers/gardner-vaughan-group">Gardner Vaughan Group</a>’s entry into the Gold Coast apartment market has progressed from pipeline to market, with its Chevron Island project Bronze on Chevron now formally available to purchase ahead of a planned 2029 completion.

The 119-apartment development on Mawarra Street marks the Brisbane-headquartered builder-developer’s first residential play in the Gold Coast, following its expansion south from Brisbane and the Sunshine Coast.

<a href="https://www.apartments.com.au/new-apartments/bronze-on-chevron-8-mawarra-street-surfers-paradise-qld-4217">Bronze on Chevron</a> comprises a mix of two-, three- and four-bedroom residences, with pricing starting from just over $1.5 million. The project is being delivered under Gardner Vaughan’s fully integrated model, with the group acting as both developer and builder, a structure it has consistently applied across its South East Queensland portfolio.

[smartcode_project:default project_id=107520 project_image_fid=367182]

Architecture has been designed by <a href="https://www.apartments.com.au/architects/cottee-parker-architects">Cottee Parker</a>, with landscape architecture by <a href="https://www.apartments.com.au/landscape-architect/jeremy-ferrier-landscape-design">Jeremy Ferrier</a>. The building presents as a single-tower scheme, with a focus on maximising outlook across both the Surfers Paradise skyline and the Nerang River.

Apartments have been planned with open-plan living zones extending to generous balconies, a response to the site’s dual-aspect positioning between river and ocean. Interiors follow a restrained coastal palette, with two colour schemes offered, and an emphasis on natural light and cross-ventilation.

[smartcode_project:default project_id=107520 project_image_fid=367181]

Resident amenity is concentrated across more than 1,250 sqm and includes a resort-style pool, gym, yoga lawn and rooftop entertaining areas. A function space with catering facilities forms part of the upper-level offering, alongside north- and south-facing outdoor areas.

Ground level will incorporate two retail tenancies, intended to extend the existing village character of the surrounding streets.

&nbsp;

[smartcode_project:default project_id=107520 project_image_fid=367200]

The project sits within walking distance of Thomas Drive’s established dining strip, while maintaining proximity to <a href="https://www.apartments.com.au/developments/surfers-paradise-qld-4217">Surfers Paradise</a> beach and broader Gold Coast amenity. The location, positioned on Chevron Island between the river and coastline, has increasingly attracted mid- to high-density development in recent years as the precinct evolves beyond its low-rise origins.

Gardner Vaughan’s move into the Gold Coast was first signalled in 2025, with the group identifying the region as a natural extension of its operations. Chief Executive Officer Simon Betteridge described the expansion as both “strategic and natural”, citing demand for well-designed apartments in lifestyle-driven markets.

Construction is expected to complete in early 2029.

[smartcode_project_cta:default project_id=107520]

Joel Robinson

Gardner Vaughan brings Bronze on Chevron to market as Gold Coast debut

One of the penthouses at Lily Lane, the latest stage of Carrington Place by Ellipse Property, has set a new local apartment price record.

The four-bedroom residence, purchased by a local downsizer, sold for $5.75 million—around 75 per cent higher than the previous record of $3.3 million.

Over 40 per cent of the first release of apartments at&nbsp;<a href="https://www.apartments.com.au/new-apartments/lily-lane-at-carrington-place-castle-hill-32-carrington-road-castle-hill-nsw-2154">Lily Lane</a> have already been snapped up just six weeks since it launched to the market.

&nbsp;

Located at 32 Carrington Road, <a href="https://www.apartments.com.au/developments/castle-hill-nsw-2154">Castle Hill</a> and designed by award-winning architects <a href="https://www.apartments.com.au/architects/ptw">PTW</a>, Lily Lane is directly opposite the Hills Showground Metro station. It offers a total 213 units over two 12-storey towers - a mix of 67 one-bedroom, 100 two-bedroom and 46 three-bedroom apartments - with a ground-floor retail offering.

[smartcode_project:default project_id=151821 project_image_fid=368352]

Blake Schulze, National Director – Residential at <a href="https://www.apartments.com.au/project-marketer/colliers">Colliers</a>, says around 44 per cent of buyers are&nbsp;owner occupiers, with 35 per cent being investors and 21 per cent first homebuyers.

“Developments of this calibre are very rare in the Hills District, and Lily Lane’s sales success demonstrates the depth of demand for over-sized apartments that genuinely compete with freestanding homes," Schulze says.

"We are seeing particular demand from downsizers who want to remain in the area but transition into spacious, high-quality apartment living."

On the penthouse sale, it says it shows buyers&nbsp;are prepared to pay a premium for scale, quality, and direct access to the Metro.

[smartcode_project:default project_id=151821 project_image_fid=368351]

One-bedroom apartments are sized from 50-72 sqm with prices starting at $745,000, while two-bedrooms are priced from $990,000 with sizes from 75 to 132 square metres. Three-bedroom floorplans are sized between 97 and 182 sqm,, with prices starting at $1,395,000.&nbsp;

The three remaining penthouses, spanning up to 262 sqm, are priced from $2.9 million.

Over 75 per cent of apartments include dedicated studies, multipurpose rooms or family rooms, with select layouts offering walk-in pantries and laundries. Apartments are appointed with premium Miele appliances including ovens, washing machines, dryers, gas cooktops and dishwashers, while larger residences also incorporate integrated Miele microwaves, Fisher &amp; Paykel integrated refrigerators and five-burner Miele cooktops.

[smartcode_project:default project_id=151821 project_image_fid=360285]

Lily Lane will be constructed by award-winning iCIRT-rated builder <a href="https://www.apartments.com.au/builders/decode">Decode Group</a>, with construction to commence in mid-2026 and expected to complete early 2029.

Carrington Place comprises more than 800 apartments and is being delivered across multiple stages, with completion expected in 2032. Integrated with neighbouring bushland, the project will feature over 20,000 sq, of outdoor recreational area, including a one-kilometre boardwalk to Fred Caterson Reserve.&nbsp;

The Hills Showground Metro Station is just a two-minute walk away, offering fast connectivity to Sydney’s CBD, North Sydney, Chatswood, Macquarie Park and Norwest Business Park.

[smartcode_project_cta:default project_id=151821]

Ellipse sets Castle Hill apartment record with $5.75 million Lily Lane penthouse sale

Fresh off completing its Delano Crows Nest development, Lindsay Bennelong has lodged plans for its next project, this time turning its attention back to the beach.

The developer, started 20 years ago by Clarendon Homes founder Peter Campbell, is proposing a 37-apartment scheme at <a href="https://www.apartments.com.au/new-apartments/17-25-ashburner-street-manly-nsw-2095">17-25 Ashburner Street</a>, Manly, positioned between the southern end of <a href="https://www.apartments.com.au/developments/manly-nsw-2095">Manly</a> Beach and East Manly Cove.

Lindsay Bennelong called on local architecture firm Platform Architects to design the new building, given their success at Finn, Lindsay Bennelong's current luxury apartment project on North Steyne.&nbsp;

According to the Design Verification Statement by Bridie Gough of Platform Architects, the proposal “relates to the current context but also the desired future character of taller buildings suitable to the new planning controls.”

The site has been identified as a Low to Mid-Rise Housing (LMR) location, given its position within 400 metres of the Manly Town Centre E1 Business Zone. The LMR controls are intended to unlock additional housing supply in well-located areas close to public transport, allowing developers to seek increased height limits to support greater density.

“The proposal seeks to provide this increased level of housing whilst being respectful of some of the smaller scale buildings also nearby,” the statement reads.

Lindsay Bennelong Development Director Leigh Manser said the project has been carefully aligned with the intent of the LMR controls. The proposal will significantly increase housing yield on the site, replacing four houses and 10 apartments, comprising 25 bedrooms, with 37 new apartments delivering a total of 94 bedrooms, whilst remaining compliant with the LMR controls.

“Sydney is in a severe undersupply, and delivering more dwellings and more bedrooms than what currently exists is exactly what the LMR policy is designed to activate,” Manser said, noting that nine of the apartments will be allocated as affordable housing for frontline workers.

“We have already commenced discussions with our community housing provider to determine the rental levels that frontline workers can realistically afford in this location,” he said. “These will need to sit well below the standard affordable housing benchmark of 20 per cent below market rent, and that has been factored into our feasibility and pricing.”

<img alt="Manly" data-entity-type="file" data-entity-uuid="ad03000f-19f9-48b4-b27d-e85ca800a1da" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-04-30%20at%208.41.59%E2%80%AFAM.png?VersionId=a.txHwCZgbCInlQ6QXbIrI.umvW1T.r8" />

The design of the building incorporates a wave-like indentation running through the façade, referencing the nearby coastline and anchoring the building within its local context.

The&nbsp;Design Verification Statement says careful consideration has been given to the articulation of the building, ensuring the bulk is broken down to a more human scale through a defined four-storey podium."

The scheme includes a mix of one-, two- and three-bedroom apartments, as well as a full-time building manager's office and wellness facilities including a sauna and a gym.

“The design ensures a high level of amenity, with apartments offering generous private open space, many with expansive views, and all with comfortable proportions."

<img alt="Bennelong" data-entity-type="file" data-entity-uuid="6a7f2812-72a1-4959-84b0-997e8cd88aed" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-04-30%20at%2010.15.50%E2%80%AFAM.png?VersionId=6iMxU3MkXmHVHAoNhYBjnqgka8CUZNbk" />

<a href="https://www.apartments.com.au/developers/lindsay-bennelong-developments">Lindsay Bennelong</a>&nbsp;is currently developing Finn Manly, just four full-floor luxury apartments on North Steyne. They recently welcomed residents to its 81-unit Delano Crows Nest development, a&nbsp;carefully scaled infill project designed to bridge&nbsp;<a href="https://www.apartments.com.au/developments/crows-nest-nsw-2065">Crows Nest</a>’s lively village centre with its surrounding heritage streets.

Designed by&nbsp;<a href="https://www.apartments.com.au/architects/ajc-architects">AJC Architects</a>,&nbsp;<a href="https://www.apartments.com.au/new-apartments/delano-crows-nest-27-57-falcon-street-crows-nest-nsw-2065">Delano</a>&nbsp;is arranged across three low-rise buildings, incorporating a mix of one, two, and three-bedroom apartments alongside a limited number of townhomes addressing Hayberry Lane. The architectural approach drew on the area’s Art Deco lineage, reinterpreted through contemporary detailing and framed by landscaped communal gardens.

The developer also has a development site in Maroubra.

First look: Lindsay Bennelong's new Manly apartment development revealed

Fifty-nine residences across 37 levels. No more than two per floor. With 80 per cent now sold, what remains at <a href="https://www.apartments.com.au/new-apartments/madeline-by-mosaic-broadbeach-22-mary-avenue-broadbeach-qld-4218">Madeline by Mosaic</a> is a short list.

Madeline was always conceived at a scale that sits outside the normal register of Gold Coast apartment living. The residences are half- and full-floor configurations, with the largest spanning more than 400 sqm, dimensions that place them closer to the penthouse end of the market regardless of where they sit in the building.

That scale is the organising principle of everything else: how the floorplans are laid out, how the materials read, how the connection between inside and outside works.

[smartcode_project:default project_id=150135 project_image_fid=355941]

The interiors were developed in collaboration with <a href="https://www.apartments.com.au/architects/fraser-partners-0">Fraser &amp; Partners</a>, the architecture practice&nbsp;<a href="https://www.apartments.com.au/developers/mosaic-property-group">Mosaic</a> brought in as design partner for the first time on this project. The palette runs to natural stone, textured timbers, and soft metallics, materials chosen as much for their tactile quality as their appearance.

Light cleverly shifts across surfaces through the day, and the design is explicit about wanting that to be noticed. Full-height glazing runs across the primary living areas, and where the building faces east toward the ocean, those walls of glass are doing real work: framing a view corridor that the site's position directly opposite Broadbeach State School's playing fields keeps permanently open.

That outlook is the site's most consequential asset. In a suburb where new towers continue to rise, a protected view line is genuinely rare, and the Mary Avenue address secures it. Residents at Madeline will look out over open parkland rather than the rear of another building, a distinction that becomes more meaningful with each new development approved nearby.

[smartcode_project:default project_id=150135 project_image_fid=355939]

The private outdoor spaces are sized to match the residences themselves. Terraces on the upper levels frame uninterrupted ocean panoramas, and the planning ensures that living areas extend into those outdoor zones rather than treating them as separate attachments. The flow between the two is part of the design intent, not an afterthought.

Inside, the finish specification reflects the same approach. Rich stone benchtops, warm timber joinery, bespoke hardware, each element specified to hold up over time rather than read as a moment in a particular trend cycle.

[smartcode_project:default project_id=150135 project_image_fid=3409]

Beyond the residences, the amenity offering extends that register. A lap pool and sun deck anchor the outdoor space, alongside a magnesium pool, cold plunge, steam room, and sauna.

A commercial-grade gymnasium, residents' lounge, library, and boardroom round out a programme that functions more like a private members club than a standard building amenity floor.

Construction has commenced under Mosaic's in-house building arm, with completion scheduled for late 2028.

[smartcode_project_cta:default project_id=150135]

Madeline by Mosaic delivers penthouse-level living across every apartment

Developer Fortezza Group is the latest to take its new apartment development, <a href="https://www.apartments.com.au/new-apartments/the-belvedere-5-7-church-street-nelson-bay-nsw-2315">The Belvedere in Nelson Bay</a>, to the NSW Government.

Fortezza, predominantly a South East Queensland developer, is the latest to apply for State Significant Development&nbsp; status through the NSW Government's Housing Delivery Authority, a pathway becoming favoured by developers to speed up the approval process.

They are planning 57 two- and three-bedroom apartments across 5-7 Church Street and 42 Donald Street, near d'Albora Nelson Bay Marina. The diverse apartment mix has sizes from just over 80 sqm to the largest three-bedroom penthouses that reach nearly 200 sqm.

<img alt="Fortezza" data-entity-type="file" data-entity-uuid="090360e1-66d7-43ad-b686-aba81f173bf2" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-04-29%20at%2010.22.40%E2%80%AFAM.png?VersionId=DMqF96eBZolqSAAAcugX0l66ueWng66m" />

Fortezza calls the project a "piece of Istria in Nelson Bay,"&nbsp;referring to the largest peninsula in the Adriatic Sea, shared by Croatia (90%), Slovenia, and Italy, which is known for its Roman history, Venetian-style coastal towns and inland hilltop villages.

They say the The Belvedere is strategically positioned at the apex of Nelson Bay, offering unrivalled views of the ocean, the bay and captivating topography of the area.

"Our commitment to maintaining the integrity of every view and sight line has been relentless," Fortezza Group says.

"Through extensive modelling and analysis, we ensure that each apartment enjoys the natural beauty of Nelson Bay, regardless of future developments. Each design element is carefully curated to harmonise with our European heritage, drawing profound inspiration from the Roman architectural marvels in Istria. The arches, the cascades of greenery and the stonework that define our project pay homage to the structures that once exemplified Roman grandeur."

Residents will have access to a pool, communal green spaces, an office and a coffee shop.

First look: Fortezza Group takes The Belvedere, Nelson Bay apartment development, to NSW Government

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

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

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

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

Every First Home Owner Grant for new property by state

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

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

Staff Writer

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

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

alisonwarters@gmail.com

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

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

Ellen Walker

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

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Queensland is now home to four new councils in Noosa, Livingstone, Douglas and Mareeba, with Acting Local Government Minister Jarrod Bleijie announcing the changes to the 2008 amalgamations.
Bleijie noted that residents had been fighting for these changes for a number of years, with a 2013 petition seeing the majority of residents asking to de-amalgamate. As of January 1 their fight is won.
“It’s now up to the new Mayors and Councillors to work together with each other and their neighbouring councils to get the best results for their communities,” he said.
How this may affect and shape the areas is yet unclear, however the first order of business was noted to be the new councils’ consideration of the interim budgets.
“While there’s no doubt the new councils have some big decisions to make in the coming months, I’m confident we have the right mix of fresh ideas and experience to set the new councils on the right course,” he said.
In March 2013, 80% of Noosa's ratepayers reportedly voted for the de-amalgamation. Similar numbers were seen from the other areas.
Noosa was amalgamated previously into the Sunshine Coast Region. Livingstone had become part of the Rockhampton Region. Douglas had been part of Cairns Regional Council. Mareeba had been made part of the Tablelands Region. All four councils have now been re-established.
Councils can be contacted for specific information. Property owners who applied previously for building permits and are awaiting assessment will find that it is now covered by the new Council, however those previously granted will remain in effect.
Douglas Shire Council is geared up for a <a target="_blank" href="https://douglas.qld.gov.au/events/inaugural-council-meeting-2nd-january-2014/">meeting expected later today</a>, meanwhile Livingstone Shire Council is looking for <a target="_blank" href="https://www.livingstone.qld.gov.au/CivicAlerts.aspx?AID=30">residents to have a say tomorrow</a>.
For the full legislation of the de-amalgamation, see <a target="_blank" href="https://www.legislation.qld.gov.au/LEGISLTN/CURRENT/L/LocalGovDeamallmpR13.pdf">this online document</a>.
<a href="mailto:jduke@propertyobserver.com.au">jduke@propertyobserver.com.au</a>
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New Queensland councils after residents’ requests to de-amalgamate

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With more than 9,000 regulatory requirements removed in Queensland over 15 months, according to a new report, there should be subsequent decreases in costs to homeowners.
The recently released Annual Report of Reducing the Burden of Regulation in Queensland catalogued the regulatory changes, with Treasurer Tim Nicholls noting that it outlined a significant milestone.
“Our reforms to streamline the development application and assessment process for construction projects will save industry $135 million over 10 years,” said Nicholls.
“Cutting red tape for plumbers doing ordinary household kitchen and bathroom work is set to save business up to $18 million a year that can be passed on in reduced prices for householders,” he said.
This could spell out a good future for those whose properties need work or who are concerned about their maintenance bills.
Assistant Minister for Finance, Administration and Regulatory Reform Deb Frecklington said that 9,400 regularly requirements had been removed, totalling 3.55% of the regulatory burden.
“These reforms are not just happening in one area but right across all government departments, delivering tangible benefits and savings to business and the community,” she said.
<a href="mailto:jduke@propertyobserver.com.au">jduke@propertyobserver.com.au</a>
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Home owners’ tradie bills expected to decrease in Qld

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Christmas is the time for holidaying, and it seems that it quickly identifies where is back in favour for holidaymakers, with Gold Coast occupancy rates back up to 95%.
Byron Bay is nearing 100% occupancy rates for the 2013/2014 summer holiday period, while bookings are up 30% on the NSW South Coast, according to Raine &amp; Horne.
Executive chairman and CEO of Raine &amp; Horne, Angus Raine, said that Australians are holidaying locally pushing down the vacancy rates in many holiday home areas.
If you’ve left it until now to secure on of these properties for your holiday, it may just be too late.
Raine &amp; Horne Byron Bay principal Sophie Christou said that the no vacancy sign is not far off for the 28 December to 4 January week.
“Our holiday lettings booked out about three months ago for that week, which is an improvement on last year,” said Christou.
“It helps that there are international flights from New Zealand to the Gold Coast and then it’s a 45 minute drive to Byron Bay,” she said, noting two-bedroom holiday homes start from $2,000 a week during the Christmas season.
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Gold Coast hols in favour, occupancy rates up to 95%: Raine & Horne

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Three Queensland hotels run by Wesfarmers were the jewel in the crown of a busy investment portfolio auction at Crown casino last week.
Burgess Rawson auctioneer David Scholes put the hotel freeholds – all with new 15-year leases to Coles Liquorland – under the hammer before a large crowd in the casino’s River Room. They were among 14 commercial properties offered on the day.
Scholes said that, under Queensland law, Coles must run the hotels in order to retain the bottle shops – hence the long leases being offered. He said the company operates 92 hotels Australia-wide.
Strong bidding for the hotels – with more than 30 bids for the first offering - reflected investor confidence in the strength of the hotel industry.
The <a target="_blank" href="https://www.ourhotels.com.au/royalenglishhotel/">Royal English Hotel</a>, in Sandgate Road, Nundah, attracted $7.75 million on a yield of 7%. As well as the new 15-year lease it comes with five 10-year options, as do the other two hotels.
Coles has agreed to spend $1.5 million on refurbishments on this busy inner northern suburban hotel which returns $550,000 net annually, with the tenant paying rates, taxes and insurance.
The hotel adjoins the Circa Nundah mixed use precinct with 184 apartments and 1200 square metre office tower. It has a public bar, bistro, function room and gaming room with 40 machines. There are 22 car spaces and three detached bottle shops. Nearby are a Woolworths store and 15 shops, as well as the railway line and freeway.
Bidding began at $6 million and ran quickly through 30 bids to the sale price.
The <a target="_blank" href="https://www.tripadvisor.com.au/Hotel_Review-g1132645-d2557638-Reviews-Currimundi_Hotel_Motel-Sunshine_Coast_Queensland">Currimundi Hotel</a>, Motor Inn and Liquorland outlet in Buderim Street, Battery Hill, Caloundra, brought $5.8 million reflecting a yield of 6.9%.
Buyers may have been influenced by Scholes’ claim that the district’s 338,000 population was expected to grow almost 50% in the next 50 years, after having doubled in the past 10.
The hotel on 15,698 square metres returns $400,000 per annum net rent. It has a public bar, bistro, gaming room with 40 machines, and drive through bottle shop. The motor inn has 26 three-star motel rooms on two levels, and pool.
The complex is 500 metres from the beach in this popular tourism belt 90km north of Brisbane.
<a target="_blank" href="https://publocation.com.au/pubs/qld/mackay/taylors-hotel">Taylors Hotel</a> and Liquorland in Wood Street, Mackay, went for $3.150 million at a yield of 7.94%. Built in 1936 the hotel on a corner site of 1,287 square metres has 16 rooms and the Liquorland outlet and returns $250,000 per annum net rent.
Features are the extensive bottle shop and public bar, TAB, bistro, beer garden and gaming room with 35 machines.
Scholes said the Mackay region was benefiting from $4.5 million in residential projects. He said Wood Street was set for government funded refurbishments.
<a target="_blank" href="mailto:staylor@propertyobserver.com.au">staylor@propertyobserver.com.au</a>
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Wesfarmers' Queensland hotels saw strong bids

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The forthcoming Property Occupations Act 2013 changes to the Property Agents and Motor Dealers Act 2000 (PAMD) have had readers discussing with some fervour lately.
The first area getting a lot of traction in discussion is the deregulation of commissions, requiring no cap to be made on the amount an agent can make. Property Observer recently wrote about the fact that <a href="https://www.propertyobserver.com.au/queensland/qld-agents-no-longer-need-to-disclose-commissions-to-buyers-under-new-laws/2013112066505" target="_blank">commissions will no longer require disclosure to buyers</a>.
Another change that had the Real Estate Institute of Queensland asking for was the <a href="https://www.propertyobserver.com.au/queensland/the-reiq-s-recommendations-for-the-state-s-new-real-estate-legislation-anton-kardash/2013082664164" target="_blank">abolishment of the PAMD 30c warning statement</a>.
While yet another piece of wide discussion was that the <a href="https://www.propertyobserver.com.au/news/new-qld-legislation-make-agents-unable-to-provide-price-guide/2013120466800" target="_blank">legislation could leave buyers without price guides</a>.
Michael Davoren, managing director of RE/MAX Australia, noted the following about two different areas:
Deregulation of commissions
Queensland law currently caps the amount of commission an agent can charge for residential or rural property transactions. That will alter when the State Government deregulates real estate commissions  as one of the changes included in the Property Occupations Bill 2013, which spits the Property Agents and Motor Dealers Act 2000 (PAMDA) into industry specific Acts.
The deregulation process in 2014 will bring Queensland into line with other states and territories. In effect, Queensland is moving to be in step with the rest of Australia.
While many have expressed concern perceiving that deregulation may lead to increases in commissions, the experience in other Australian markets shows that this is not the large scale case.
A percentage of agents will move their commissions downward.
Under a deregulated system, agents will be better placed to negotiate with sellers on the amount of commission to be paid.
The amount charged will only come into question when the customer can’t see the point of difference, when an agent cannot differentiate themselves through the value of their service.
Deregulating commissions can be expected to lead to increased competition in the industry, which should benefit consumers and agents.
Agents have to learn how to address the customer’s questions on the commission fee charged.
Agents have to learn how to truly add value…for example, by sharing their listings with other agents in the market. Agents must be prepared to negotiate the commission charges around such arrangements as exclusives and conjunctions, and consider options such as charging a listing fee.
Many of these things will be alien to practicing Queensland agents so RE/MAX Australia will offer dedicated training in the first half of 2014 to put its people at the front of the game.
Auctions and price disclosure
The Property Occupations Bill 2013 currently before the Queensland Government contains guidelines around price disclosure of properties to be auctioned.
The decision to clarify what the agent can and cannot give a potential buyer by way of price guide is a good one.
The Act proposes that an agent or auctioneer can provide a comparative market analysis in writing with the written consent of the seller and at the direct request of the buyer.
The auction method is the purest form of sale and the proposed Act firms up its transparency.
The auction sale outcome is not influenced by the real estate agents opinions of price and value but can be based around actual substantiated comparative facts presented in writing, which includes via fax or email.
These conditions in the proposed Act also remove any temptation by real estate agents to attract buyers as well as auction listings by quoting price ranges that cannot be backed up in writing.
 
What are your thoughts? <a href="mailto:jduke@propertyobserver.com.au" target="_blank">jduke@propertyobserver.com.au</a>
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Property Occupations Act's impacts on Queensland agents: Michael Davoren

<html><body>Australian Property Monitors (APM) has released a list of auction results in Brisbane for the weekend of December 14. <a target="_blank" rel="nofollow" href="https://www.homepriceguide.com.au/saturday_auction_results/Brisbane.pdf" style="font-size: 14px;">Click here</a> for the auction results, and click on each street address to see the property's marketing.</body></html>

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APM's Brisbane auction results for December 14 weekend

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Property owners in possession of manufactured homes have one week left to complete an online survey about the industry, according to Queensland's Housing Minister Tim Mander.
Mander said that the government is reviewing the Manufactured Homes (Residential Parks) Act 2003, with plans to lower the cost of living and reduce red tape.
“The survey was first launched 11 weeks ago and includes questions on a range of topics including sales, operations, utility charges, rent increases and dispute resolution," said Mander.
This comes as the <a href="https://www.propertyobserver.com.au/news/plan-to-slug-caravan-rents-extra-10-gst-slammed-by-premier/2013120366750" target="_blank">government has been opposed to a recent draft ruling from the ATO</a> that may have burdened manufactured home owners with extra GST on their site's rent.
“The Newman Government believes the draft ruling is unfair and has called on the Federal Government to reject it,” he said. 
“It’s simply not fair for manufactured home owners to be slugged with an additional cost that doesn’t apply to people renting other types of dwellings like apartments or houses."
With 21,000 manufactured homes in parks across the state, many of them are under the ownership of retirees and seniors.
A consultation paper based on the survey's results, meetings with park owners and representatives, the legal profession, home owner advocacy groups and other relevant stakeholders, will be released by mid-2014.
“The consultation paper will outline the challenges facing manufactured home owners and the residential parks industry and the options to address them," he said.
The <a href="https://www.getinvolved.qld.gov.au/gi/consultation/1464/survey/1504/view" target="_blank">survey is available online.</a>
It asks your gender, age and income, details about your living conditions and the park in which you are located, as well as information about selling your property. There is also space to add in your own comments.
<a href="mailto:jduke@propertyobserver.com.au" target="_blank">jduke@propertyobserver.com.au</a>
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Final week of the manufactured home survey: Queensland government

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A local investor has picked up a freehold commercial property at Cooroy on the Sunshine Coast for $802,890.
The 3 Johnson Court property sits on an area of 4866 square metres and sold on a yield of about 6.25%.
<img alt="cooroy_dec_11_one" height="353" width="470" src="/images/stories/2013/12/11/cooroy_dec_11_one.jpg">
Selling agent John Petralia of Ray White Commercial Noosa said the property had multiple tenants and generated income of about $50,000 per annum.
“This is the first industrial property sold in the Cooroy area since 2009,” he said.
<img alt="cooroy_dec_11_two" height="353" width="470" src="/images/stories/2013/12/11/cooroy_dec_11_two.jpg">
<a target="_blank" href="mailto:news@propertyobserver.com.au">news@propertyobserver.com.au</a> 
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Cooroy sees first industrial property sale in four years

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A three storey retail building in the heart of the Brisbane CBD has sold under the hammer for $6 million.
Tenanted by popular new Asian restaurant, the Malaya Corner, the property at 157-159 Elizabeth Street, Brisbane, attracted five bids at the auction before being snapped up by a local private investor.
Malaya Corner is one of three tenants in the building. It also houses the established Maru Korean restaurant on the first floor and the lower ground floor tenancy is occupied by the City Camping and Disposals store.
Ray White Commercial Queensland director of sales, John Dwyer, sold the property on behalf of private investors, who have owned the property since 1980.
Mr Dwyer said the building offered a net lettable area of about 875 square metres.
<a target="_blank" href="mailto:news@propertyobserver.com.au">news@propertyobserver.com.au</a> 
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Brisbane CBD building sells for $6 million

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Located in the northern region of Queensland, Cairns is home to over 220,000 people. It is 1707 km northwest of Brisbane and is a popular tourist destination thanks to its tropical climate.
According to SQM Research director Louis Christopher, Cairns is enjoying a low vacancy rate of 1.9% at the moment, down from a peak of 4.9% in August 2009. 
This has translated into a slight increase in asking rents. For the Cairns region, houses are seeing a median asking rent of $389 a week, while unit median asking rents are around $236 a week, according to Christopher.
He also noted that there has been a downturn in the Cairns market since 2009.
“Back then in 2009, the median unit price was $300,000. Now it's $236,000. The median price for houses back then $430,000, now it’s $389,000. Over past 12 months, the rate of the climb has slowed somewhat. Houses down 1% for last 12 months, units prices are totally unchanged. They have flatlined,” he said.
Looking at data for stock on market, Christopher said he has been seeing “elevated stock listings” in Cairns. At the moment, there are around 6000 properties on the market in the region. While there has been a slight decline in listings over the last four months, he notes that there is “nothing to suggest there's a new trend yet”. 
As for the outlook for next year, Christopher thinks it is “neutral to being a buyer’s market”.
Australian Property Monitors’ senior economist Dr Andrew Wilson told Property Observer that the Cairns market is “showing signs of picking up”.
“It is tracking price growth in both the house and unit market, even though the median house prices are 5% below previous price peaks,” he said. 
He notes that there are significant issues with the unit market with regard to “insurances and cost of body corporate fees”. 
“This has had a significant impact on unit ownership, that’s why there hasn’t been a development in Cairns in years,” he said.
Dr Wilson notes that houses in the northern beach suburbs of Cairns have been doing well so far.
“The top growth suburbs at the moment are Kewarra Beach, there are quite a number of sales there. The six-month median is up by 7%, and the 12-month median is up by 16%,” he said.
Dr Wilson said other top-growth suburbs included Trinity Beach and Clifton Beach in the north. In southern Queensland, he noted that Bentley Park and Gordonvale were “doing quite well”.
“I think the Cairns market will get very close to its previous price peaks by the end of next year. It’s not just a question of lifestyle markets in Cairns. The state’s economic output has improved. And Cairns is a hub for agriculture tourism. Together with the dollar, these will activate the local economy,” he said. 
He added that investor activity has picked up in Cairns, especially with buyers from China.
“Cairns is ticking all the boxes at the moment. I anticipate price growth from now till next year, of between 5 to 7%,” he said.
Powe Property owner Matt Powe, who has ten years’ experience in the Cairns property market, says Cairns has picked up in the last 12 to 18 months. 
“It’s been a long time coming. Since 2008, it’s been a pretty tough place for the property market and such up till a year ago, when rental yields were pretty high and prices were quite low,” he said.
He added that the prospect of cash-flow positive properties was a huge factor for an increase in buyers in the area.
Powe added that buyer activity in Cairns is made up of both investors and owner-occupiers.
“Investors are still there, there are more people moving into Cairns now, or getting out of a tenancy to purchase a property,” he said.
He notes that the Northern Beaches may be of interest after the Queensland Government approved the first stage of plans for a casino in Yorkeys Knob. Traditionally popular suburbs such as Cairns North, Edge Hill, Whitfield and Parramatta Park should remain in demand, Powe said. 
According to the latest RP Data report, the median house price in <a href="/news">Yorkeys Knob</a> is $310,000, down 13% on last year. The average discount required to sell a house is 7.9%, while private treaty sales average 110 days on market. The median asking rent for houses is $376 per week, while gross rental yield is 6.3%. 
The median unit price in Yorkeys Knob is $197,000, up 2% on last year. The average discount required to sell a unit is 7%, while private treaty sales average 122 days on market. The median asking rent for units is $250 per week, while gross rental yield is 6.6%.
According to the latest RP Data report, the median house price in <a href="/news">Cairns North</a> is $381,000, up 3% on last year. The median asking rent for a house is $350 per week, while gross rental yield is 4.8%.
The median unit price in Cairns North is $215,000, up 5.9% on last year. The average discount required to sell a unit is 9.5%, while private treaty sales average 105 days on market. The median asking rent for a unit is $283 per week, while gross rental yield is 6.8%.
According to the latest RP Data report, the median house price in <a href="/news">Edge Hill</a> is $390,000, down 1.3% on last year. The average discount required to sell a house is 7.3%, while private treaty sales average 82 days on market. The median asking rent for a house is $390 per week, while gross rental yield is 5.2%.
The median unit price in Edge Hill is $152,000, up 1.3% on last year. The average discount required to sell a unit is 8%, while private treaty sales average 101 days on market. The median asking rent for a unit is $230 per week, while gross rental yield is 7.9%.
According to the latest RP Data report, the median house price in <a href="/news">Whitfield</a> is $450,000, up 7.8% on last year. The average discount required to sell a house is 7.4%, and private treaty sales average 91 days on market. The median asking rent for a house is $420 per week, while gross rental yield is 4.9%.
The median unit price in Whitfield is $248,000, down 1.8% on last year. The average discount required to sell a unit is 7.8%, while private treaty sales average 88 days on market. The median asking rent for a unit is $265 a week, while gross rental yield is 5.6%.
According to the latest RP Data report, the median house price in <a href="/news">Parramatta Park</a> is $342,500, down 16% on last year. The average discount required to sell a house is 6.6%, and private treaty sales average 96 days on market. The median asking rent for houses is $355 per week, and gross rental yield is 5.4%.
The median unit price in Parramatta Park is $215,000, up 10.5% on last year. The average discount required to sell a unit is 8.4%, while private treaty sales average 96 days on market. The median asking rent for units is $280 per week, while gross rental yield is 6.8%.
<a href="mailto:dleow@propertyobserver.com.au">dleow@propertyobserver.com.au</a>
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