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?

<html><body>Australian Property Monitors (APM) has released a list of auction results in Brisbane for the weekend of December 7. <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 7 weekend

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Gold Coast apartment sales volumes for the year to date have already exceeded the whole of last year - with one quarter to go.
Colliers International’s research and forecast report for the second half of 2013 found that the September quarter had 184 sales. This takes total for 2013 to 552 - slightly higher than the 546 for all of 2012.
While a large proportion of sales can be attributed to a small number of projects, the majority of projects have seen upward movement in sales rates. Across the board, the sales rate for the September quarter rose to 6.3% per project - the highest level since the start of 2008.
But, while sales strengthen, stock levels decline, the report says. Based on the current quarterly sales rate of 184, stock could be exhausted within 13 months, marking the fastest take-up rate in five years.
<img alt="gold-coast-nov-28-one" src="/images/stories/2013/11/28/gold-coast-nov-28-one.gif" height="368" width="470">
During the September quarter, three projects sold out - Aquilo, Winged Keel and Drift Apartments stage one - leaving only 800 apartments on the market. This is the lowest number since December 2001. The five year chart illustrates the continual decline of stock levels from a high of around 2,400 in early 2009 to the current level of 800. While several projects (Sapphire at the Broadwater, Phoenix and Pure) are on the market, sales figures are unavailable at this stage. The report says these projects will have "some upward impact on supply levels but they are reportedly selling well so impact will be minimal".
The report found:
High rise
Fourteen high-rise projects across the Gold and Tweed coasts recorded 85 sales during the September quarter. Southport Central III and Soul were the top performers with 16 sales each followed by Synergy with 15 sales. The supply of high-rise stock continues to decline from the most recent peak of around 1,600 in mid-2009 to the current 650. Most high rise sales occurred in Broadbeach, Surfers Paradise and Southport and these suburbs also hold the largest supply of new high rise apartment stock. Only two high rise sales occurred at the southern end of the coast during the September quarter.
Medium rise
The medium rise sector out-shone high rise during the September quarter, with 92 sales across 10 projects. The North Shore Precinct recorded 93% of all medium rise sales with Aquilo reporting 55 followed by Salacia Waters (13) and Harmony Broadwater (12). Based on the current selling rate, medium rise stock could be exhausted in as little as four or five months. Only 138 medium-rise apartments remain on the market - most within the North Shore Precinct.
Low rise
The low rise sector has almost come to a stand-still across the Gold Coast with only seven sales during the September quarter and only 11 apartments remaining on the market. There is a definite under supply in this sector with limited supply in the planning stages as most developers move from three levels to four and five to maximise returns. Where possible, approvals for low rise projects are being increased which will result in an upward swing in the medium rise sector.
Outlook
The outlook for the Gold Coast is looking brighter than it has for several years. Interest rates are at the lowest levels in decades, the population is rising, dwelling approvals are increasing, residential vacancy rates are decreasing and tourists are returning.
The state government declared Southport a priority development area in October. This will take Southport to another level and build on the current development activity. Several new development applications have been submitted to council and more will follow. Leading up to the Commonwealth Games, Southport will become a development ‘hotspot’, taking the attention away from traditional apartment tower suburbs of Surfers Paradise and Broadbeach.
Surfers Paradise and Broadbeach will continue to attract high rise development, particularly along the light-rail corridor.
Precinct updates
Broadbeach 
The Broadbeach Precinct recorded the second highest sales rate during the September quarter with a total of 34. For the second consecutive quarter, Synergy was the best performing project with a total of 15 sales, followed by the two Oracle towers with 10 sales in Tower II and seven sales in Tower I. Provided no new stock is added to the market and the current sales rate continues, Broadbeach could be sold out within 18 months.
Surfers Paradise
Surfers Paradise reported 31 sales during the September quarter. The best performing project was Soul with 16 sales followed by Hilton Orchid Tower with nine and Hilton Boulevard Tower with six. Based on the current selling rate, the remaining stock in Surfers Paradise could be exhausted within 16 months. The Hilton and Soul towers have been the subject of speculation and media comment since suffering the effects of the Global Financial Crisis. However, the tide has turned and sales are being made in these iconic buildings. Both Hilton towers are over 90% sold with minimal stock remaining. The Soul building had some of the highest price points across the Gold Coast with sales in the September quarter averaging $2.58 million. Prices ranged from just over $1 million up to $4.6 million.
Southport/Labrador
With Southport to become a priority development area the suburb is set to attract development, along with existing projects such as the light rail ($1.8 billion), recent completion of the Gold Coast University Hospital ($1.76 billion), the on-going redevelopment of the Broadwater Parklands and the expansion at Griffith University.
The Southport/Labrador Precinct reported 26 sales during the September quarter with Southport Central III recording the highest sales rate of 16.
<a href="mailto:Staylor@propertyobserver.com.au">staylor@propertyobserver.com.au</a>
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Gold Coast apartment sales rate cruising past last year 

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A former housing commission area in Ipswich, Queensland, Riverview is located about 30 kilometres from the Brisbane CBD.
Property Observer ran a search and found only 40 properties for sale in the area.
Australian Property Monitors senior economist Dr Andrew Wilson told Property Observer that Riverview has “underperformed” over the last few years, though he expects the wider Brisbane property market to pick up in the next year. 
“Riverview is part of that budget market in Queensland, it has been soft, as it has been right on that budget level,” he said.
Dr Wilson notes that most outer suburban regions that fall under the budget market have been “weak and soft” as a result of a decline in the local economy.
“With positive signs of improvement coming through, gradually the budget market will pick up in Brisbane. Given the higher affordability going straight into entry-level prices, generally the market will start to pick up,” he said.
He believes the Riverview property market will see some growth by midyear next year, though in the short term low buyer activity is to be expected. 
First National Westside principal George Collis believes the Riverview property market is “warming up” at the moment.
He notes that Riverview is “less developed than its neighbouring suburbs” and is still recovering from the aftereffects of the global financial crisis.
“Things are improving, though they are not back at the peak of what they were,” he said.
Collis added that the average buyer would usually choose to purchase a property in a neighbouring suburb instead.
“You would have to have a specific reason, like your mum lives in the area, or get something for a really good price to justify buying there and not in an adjacent suburb,” he said.
However, it’s not all doom and gloom. Collis thinks the property market in Brisbane will pick up next year, though he does not expect Riverview to be inundated by specific queries.
For property investors, he notes that most properties in Riverview were built by the Department of Housing – therefore, they are built for rentals, and are usually very well-built.
“You normally receive pretty good rental returns. Also, right now you can probably buy at a reduced price,” he said.
Collins reminds potential investors that certain areas of Riverview were flooded, and to consider factors such as flooding and mining influences before purchasing a property.
<a href="mailto:dleow@propertyobserver.com.au">dleow@propertyobserver.com.au</a>
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dleow-BGaNPbHWyK

Suburb spotlight: Riverview, QLD has underperformed

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Queensland police have recruited real estate agents to crack down on illegal drug laboratories, as reported by the ABC.

Rental property managers will undergo a training program which will teach them how to spot illegal activity, and potentially collect evidence during property inspections.
A detective from Brisbane’s drug squad Senior Sergeant Geoff Marsh says investigators have uncovered a record number of backyard drug labs this year in Queensland alone.
The ABC report added that the number of small-scale drug manufacturers operating from rental properties is increasing, so as to avoid having their own homes seized if apprehended by authorities.
Police say real estate agents are able to inspect these properties on a regular basis and are therefore encouraged to carry out some detective work on their behalf.
However, real estate agents worry about the repercussions of reporting their tenants.
They have been assured at training sessions that the information they provide is anonymous and the police “follow through discreetly”.
<a target="_blank" href="mailto:dleow@propertyobserver.com.au">dleow@propertyobserver.com.au</a>
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Queensland police work with real estate agents to uncover backyard drug labs

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The one level five-bedroom three-bathroom Queensland home with tennis court, on <a target="_blank" href="https://www.brisbanetenniscourthome.com/#!description/c24i2">25 Walsall Street, The Gap</a>, is on 7,022 square metres of landscaped grounds.
Belonging to Gregory and Jennifer Kennish, the home is up for auction today at 5pm with final viewings from 4.30pm on the day.
Gregory Kennish is currently principal at Kenwal Corporation, however was previously Group MD and Group CEO at IntraPower/TrustedCloud, a company now owned by TPG and no longer ASX listed.
The home is a product of award-winning builder Griffin and Knowlman, and includes a championship North-South tennis court and a 15 metre swimming pool with spa.
With wrap-around terraces, French doors and "extensive use of glass" it has a nice spacious feel.
The formal dining room has a seating capacity of eight to twelve people, and the home also has a media room and wine cellar.
A self-contained flat with two-bedrooms is also included.
The property has the potential for subdivision, and the website claims the views are "never to be built out".
Rates are $440 per quarter, with water and sewerage at $460 per quarter.
<a target="_blank" href="mailto:jduke@propertyobserver.com.au">jduke@propertyobserver.com.au</a> 
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Power couple's Queensland home up for auction today

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Trent Cattanack, of Harcourts Redcliffe, is bemoaning the lack of stock for sale in this picturesque suburb north of Brisbane, with listings down 35% since May.
On the plus side he says there’s an improved time-on-the-market figure which is down from 100 days to 30/40 days as vendors ‘’come to the party’’ with more realistic price expectations.
Originally named Red Cliff Point by explorer John Oxley, the suburb became the state’s first colony in 1824. Although later abandoned for Brisbane it became a popular holiday resort from the 1880s because of its proximity to the capital and natural attributes.
An ideal climate, sandy beaches and appealing scenery provides an ideal living environment for families, yet decent houses can still be bought for less than $300,000, Cattanack says.
With generally older housing stock and a stable population – ‘’many residents have been here 40-plus years’’ – he says gentrification is coming with one developer having five projects and hundreds of apartments in the pipeline.
High rise is not a feature of the suburb so far with building heights of around eight storeys at Redcliffe Towers, at 89 Marine Parade, and Warwick Tower, at 51 Marine Parade, both built in the mid-1970s. Currently, Redcliffe has a height restriction of 12 storeys along Redcliffe Parade in the CBD area.
A catalyst for development is that Redcliffe is well located about 45 minutes drive from Brisbane across the Hornibrook bridge, erected in 1935, and a 25 minute drive from the airport.
The suburb has a musical claim to fame, too: in 1958, the Gibb family with children Barry, Robin and Maurice, emigrated from Manchester, England to live there for a time before becoming the world renowned The Bee Gees singing group.
Andrew Wilson, of Australian Property Monitors, believes Redcliffe is at the start of a growth phase. In the six months to September this year he points out that median house prices rose 2.9% to $339,500 but, over the full year to September, they fell 2.2%.
The Redcliffe median is 14% down on its 2009-2010 high, as are a number of northern suburbs, such as Moreton Bay, which is down 8%.
‘’It’s a middle suburb and most Brisbane middle suburbs lost ground over the past three years,’’ he said.   ‘’We are in catch-up mode and at least 12 months from another peak. There is not a lot of buyer interest in inner Brisbane, but it is improving and Redcliffe will benefit from the peripheral interest being shown there.’’
The growth forecast is well founded. A combination of improved levels of affordability, lower interest rates, a state election next year, and a lower Australian dollar are all tipped to improve the performance of the Brisbane property market next year. Redcliffe will follow.
‘’There are some signs of improvement off a low base,’’ Wilson said. ‘’The market will flow out to the north of Brisbane but I am looking at a 12 month horizon. It’s a holiday area – a boutique market on the Redcliffe Peninsula – and it’s nominally a working class suburb despite its holiday appeal.’’
{yoogallery src=[images/stories/2013/12/05/red1]}
Above: An example of a current listing, <a href="https://raywhiteredcliffe.com.au/qld/redcliffe/1064719/" target="_blank">33 John Street, Redcliffe, Queensland</a>
Andrew Campbell, of Ray White Redcliffe, said properties were experiencing a shorter time-on-market recently, which was acting as a catalyst for quicker sales. ‘’Potential buyers ring up and the first thing they ask is: ‘Is it still available’?
‘’The shorter time frame window is prompting them to put in an offer and, hence, properties are selling more quickly.’’
The region’s average is 74 days on market and the agency’s average is 45 days.
Campbell, who’s been with the office since it opened in May last year, admits to some surprises, saying ‘’anything that’s priced right could be sold within seven to 10 days of listing’’.
Stock ranges in price from the high $200,000s to $1.5 million, with the average property listing for around $400,000. ‘’There have been no huge price increases lately but, with the less time-on-market factor, we have noticed that buyers are willing to pay a bit more.’’
Commercial sales and leasing are not a big part of the business, and with the economy picking up, people are becoming more financially stable, Campbell said. This is reflected in the few commercial leases becoming available.
You can check ou the latest RP Data stats for Recliffe <a href="/news">here</a>.
<a href="mailto:staylor@propertyobserver.com.au" target="_blank">staylor@propertyobserver.com.au</a>
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Suburb spotlight: Growth phase tipped for Redcliffe, Queensland

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A fully leased retail convenience centre at Waterford West in south-east of Queensland has been listed for sale. 
The centre has a net lettable area of 1,134 square metres and is located at 42 Bourke Street, adjacent to McDonalds and Aldi Supermarket.
Among the 11 tenants in the centre are Anytime Fitness, Waterford Village Medical Centre, Pizza Hut and QML.
The expressions of interest campaign close on 20 December through marketing agent Silvia Bevacqua of Ray White Commercial Springwood. 
<a target="_blank" href="mailto:news@propertyobserver.com.au">news@propertyobserver.com.au</a>
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Convenience centre in south-east Queensland listed for sale

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Queensland properties on the upper-end are very different from those we’ve seen in Victoria and New South Wales. Largely waterfront, with a jetty, these mansions show another way of life and desirable qualities in a top end property, with many more being newer-style homes.
Here are our five picks of the most beautiful currently on the market. Some of them have open homes coming up this weeked.
You might want to read our <a href="https://www.propertyobserver.com.au/victoria/five-of-the-most-beautiful-homes-currently-on-the-market-in-victoria/2013112766650" target="_blank">top five from Victoria</a> and the <a href="https://www.propertyobserver.com.au/new-south-wales/step-inside-five-of-the-most-beautiful-residences-in-nsw/2013120166700" target="_blank">most stunning from New South Wales</a>.
 
5) <a href="https://www.propertyobserver.com.au/https://www.yong.com.au/9161023" target="_blank">4 Commodore Drive, Birkdale</a>
Asking for offers over $3,900,000 this five-bedroom, four-bathroom house appears to step straight into their swimming pool at the back. With ocean views, it’s built as an entertainer with a separate guest wing.
On 4,619 square metres and with second street access, having initially been on two titles, in total you can count five indoor and outdoor living areas.
It comes with a sauna, fireplace, powder room, electric gates, underground rainwater storage (125,000 litres), a saltwater swimming pool, irrigation system and a leasehold marina berth.
Apparently the owner, who has lived in Indonesia for a number of years, has given a bit of their own taste to the home with pillars, wide pagoda-style eaves and pavilions.
There is also a kermesse (formal dining pavilion that opens on three sides) featuring Indonesian architecture. Colonnaded walkways, one of which leads to the garage and the other to the billiards area, seem to typify this property.
It was listed at the beginning of October.
{yoogallery src=[images/stories/2013/12/04/bir]}
Article continues on next page. Please click below.
 
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4) <a href="https://www.eplace.com.au/property.cfm?propertyID=2499387&amp;realestate=12_Leura_Terrace_Hawthorne_QLD_4171" target="_blank">12 Leura Terrace, Hawthorne</a>
This four-bedroom, four-bathroom property with its own jetty and pontoon suitable for those with boats of up to 13.5 metres is a contemporary style home.
With one of the most incredible wine cellars we’ve seen (which, truth be told, definitely helped secure its place on this list), a personal lift, a cold room and basically everything electrical or automated you can think of – including a security system, smart wiring, C-Bus system, automated lighting and concealed electric blinds – it also has multiple verandahs and an aspect over two-kilometres of the river.
The rooftop terrace, while not currently fitted, is plumbed and engineered ready for a spa bath. A media room, entertainment room with built in bar and heated swimming pool are already in place.
It has a funky looking unashamedly modern frontage.
RP Data lists its land value in June 2013 to be $1,400,000. It’s up for viewing this weekend on Saturday.
{yoogallery src=[images/stories/2013/12/04/haw]}
Article continues on next page. Please click below.
 
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3) <a href="https://www.rwnoosa.com.au/1132878/" target="_blank">19 The Promontory, Noosa Waters</a>
With an open inspection this weekend, this home displays the bespoke architecture of Noosa-based architect Frank Macchia.
With a rooftop terrace, ‘Zen’ courtyards, a timber jetty and a twenty-five metre lap pool, this is a tightly designed home that packs a lot into its 962 square metres.
A stand-alone guest wing is also included, and there is a Japanese bath, a cocktail bar, a powder room and a cinema room.
RP Data notes that the property last sold in May 2009 for $4,075,000. It was built in 2004. Previous to the 2009 sale, it sold in October 2005 for $3,900,000. In September 2011 it was put on the market for $3.95 million and stayed there until November 2012 without sale.
It goes for auction in January with an inspection this weekend.
{yoogallery src=[images/stories/2013/12/04/noo]}
Article continues on next page. Please click below.
 
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2) <a href="https://www.propertyobserver.com.au/https://www.remaxbayside.com.au/8520893" target="_blank">39 Sentinel Court, Raby Bay</a>
Last transacting for $3,850,000 in July 2008, and for $1,150,000 in 2001, this five-bedroom, six-bathroom, five-car spaces property sits on 2,273 square metres.
The property is said to have a “porte-cochere” (a carriage gate), and botanical gardens. It also has 37 metres of quayline, with a 25 metre pontoon.
The property comes with separate guest quarters, an executive office (and a second office on the second floor), a pool and a spiral staircase.
It has clean lines with a cross between a resort and a classical modern mansion.
{yoogallery src=[images/stories/2013/12/04/rab]}
Article continues on next page. Please click below.
 
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1) <a href="https://www.propertyobserver.com.au/https://www.mcgrath.com.au/buy/house-isle-of-capri-qld-4217/185857" target="_blank">57 The Corso, Isle Of Capri</a>
With six-bedrooms, six-bathrooms and six lock up garage spaces, this property on the Gold Coast is on 2,197 square metres of land in ‘exotic gardens’.
With hand cut sandstone and Travertine floors, a butler’s pantry, a cold room, a billiards den in a private wing, a theatre, a gym, a Lanai bar, maid’s quarters, a wine cellar, a sauna and heated spa and a lift so you don’t need to walk to get to any of these extras, it certainly has most of the aspects you’d want. It also has a fixed jetty.
The pictures have a heavy holiday feel to them, with design obviously focused around creating the outdoor/indoor feel. It was listed in mid-November.
Any buyer wanting to land this property can expect it to be a multi-million dollar undertaking, with RP Data’s land value section noting $4,100,000 for June 2013.
McGrath notes council rates at $17,666 per annum and water rates at $1,804 per annum.
{yoogallery src=[images/stories/2013/12/04/isl]}
 
{module Which of these is your favourite Queensland home?}
<a href="mailto:jduke@propertyobserver.com.au" target="_blank">jduke@propertyobserver.com.au</a>
 
 
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Queensland’s five most beautiful homes on the market

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Sales activity in the Inner Brisbane apartment market maintained momentum throughout the third quarter of this year, according to Colliers International.
Its research and forecast report for the second half of 2013 shows unconditional sales reached their highest point in nine years - with 645 sales recorded across 48 projects. And this figure is expected to be revised upward after including settled sales in projects where surveys were incomplete.
<img src="/images/stories/2013/11/28/bris-stock-nov-28-one.gif" alt="bris-stock-nov-28-one" height="371" width="470">
Activity levels have remained elevated since the first quarter of the year, with both a significant number of project releases and increased sales activity.
In the 12 months to the end of September around 2,300 unconditional sales were well above the median long-term average. Although annual sales are still dominated by the Inner North, the Inner South, and to a lesser extent the Inner West, have reclaimed a significant proportion of demand in 2013 as a result of new project releases, the report said.
Prices have remained largely unchanged over the past 12 months. The September quarter’s weighted average sale price of $532,900 was 4% less than quarter two and 1% less than the same period in 2012. Largely a factor of stock type sold, the quarterly decline may be due to a higher proportion of one bedroom apartments sold in the September quarter than in June.
On an annualised basis, the weighted average sale price was $531,100 - virtually unchanged from quarter two 2013. The type of apartments still for sale in existing projects suggest the quarterly weighted average sale price may rise in coming quarters.
Underlying fundamentals support the Inner Brisbane apartment market. The lowest cash rate in our history combined with firm rents, low vacancies and a preference for inner city living - among a range of demographics - has led to increased demand.
Notably, the report says, apartments made up 95% of all approvals in the year to quarter three 2013 in Inner Brisbane. Investors are active in the market as dwelling prices remain stable and rents firm leading to rising income returns. Yields for Brisbane apartments are now well above the national average, according to RP Data-Rismark.
Developers and marketing agents report interstate buyers favour Brisbane as a desirable investment opportunity as strong price growth in Sydney and Melbourne erodes gross yields in those markets.
Should the southern capitals, Sydney in particular, sustain current levels of price growth, investors will be further attracted by the returns offered in the Inner Brisbane market.
Looking ahead, the report says around 3,200 apartments are due for release next year. As in the preceding 12 months, take-up may be moderate to firm provided demand fundamentals remain stable. Developers have identified this underlying demand and, subsequently, entered a site acquisition cycle in the past six months.
The Reserve Bank’s cash rate setting should remain ‘’accommodative’’ to household lending, the report says, as a result of the moderated economic forecast for 2014/15 that, in turn, should support apartment prices in Inner Brisbane. However, if growth in Sydney continues at an ‘’unsustainable’’ rate, the RBA may have to adjust its settings accordingly, albeit for a short period.
Sales activity in the Inner Brisbane apartment market maintained momentum throughout the third quarter of this year, according to Colliers International.
Its research and forecast report for the second half of 2013 shows unconditional sales reached their highest point in nine years - with 645 sales recorded across 48 projects. And this figure is expected to be revised upward after including settled sales in projects where surveys were incomplete.
Activity levels have remained elevated since the first quarter of the year, with both a significant number of project releases and increased sales activity.
In the 12 months to the end of September around 2,300 unconditional sales were well above the median long-term average. Although annual sales are still dominated by the Inner North, the Inner South, and to a lesser extent the Inner West, have reclaimed a significant proportion of demand in 2013 as a result of new project releases, the report said.
Prices have remained largely unchanged over the past 12 months. The September quarter’s weighted average sale price of $532,900 was 4% less than quarter two and 1% less than the same period in 2012. Largely a factor of stock type sold, the quarterly decline may be due to a higher proportion of one bedroom apartments sold in the September quarter than in June.
On an annualised basis, the weighted average sale price was $531,100 - virtually unchanged from quarter two 2013. The type of apartments still for sale in existing projects suggest the quarterly weighted average sale price may rise in coming quarters.
Underlying fundamentals support the Inner Brisbane apartment market. The lowest cash rate in our history combined with firm rents, low vacancies and a preference for inner city living - among a range of demographics - has led to increased demand.
Notably, the report says, apartments made up 95% of all approvals in the year to quarter three 2013 in Inner Brisbane. Investors are active in the market as dwelling prices remain stable and rents firm leading to rising income returns. Yields for Brisbane apartments are now well above the national average, according to RP Data-Rismark.
Developers and marketing agents report interstate buyers favour Brisbane as a desirable investment opportunity as strong price growth in Sydney and Melbourne erodes gross yields in those markets.
Should the southern capitals, Sydney in particular, sustain current levels of price growth, investors will be further attracted by the returns offered in the Inner Brisbane market.
Looking ahead, the report says around 3,200 apartments are due for release next year. As in the preceding 12 months, take-up may be moderate to firm provided demand fundamentals remain stable. Developers have identified this underlying demand and, subsequently, entered a site acquisition cycle in the past six months.
The Reserve Bank’s cash rate setting should remain ‘’accommodative’’ to household lending, the report says, as a result of the moderated economic forecast for 2014/15 that, in turn, should support apartment prices in Inner Brisbane. However, if growth in Sydney continues at an ‘’unsustainable’’ rate, the RBA may have to adjust its settings accordingly, albeit for a short period.
<a target="_blank" href="mailto:staylor@propertyobserver.com.au">staylor@propertyobserver.com.au</a>
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Brisbane market maintaining momentum, backed by lift in demand

<html><body>Australian Property Monitors (APM) has released a list of auction results in Brisbane for the weekend of November 30. <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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