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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Logan City, situated between Brisbane and Gold Coast, is a region in Southeast Queensland. Traditionally, it has been popular amongst investors – but saw a decline in activity after the global financial crisis.
In recent months, buyer activity has picked up once again in Logan.
Australian Property Monitors' senior economist Dr Andrew Wilson says Logan is an “established market”.
“It is a value market, and appeals to people looking for value-orientated property,” he said.
He believes that as the local Brisbane economy strengthens, Logan will continue picking up as well.
Additionally, Dr Wilson notes that Logan is a “mini-hotspot” for investors, as it nets quite a high yield, and is close to major employment areas such as Brisbane.
However, he warns against investors who rush to purchase properties in Logan. 
“It’s always the ‘curse’ of the hotspot. By saying it’s a hotspot, there could be an overshoot of fundamentals. Gladstone was the flavour of the month, now the direction’s moving to Logan,” he said. 
“Investors should beware of the ‘hotspot’. What goes up quickly comes down quickly as well,” he added.
As Queensland enters the election pipeline next year, Dr Wilson expects to see an increase in infrastructure spending. He added that the Queensland economy is “positive” thanks to the resource and tourist sectors that appeal to the lifestyle market. 
“The Brisbane housing market has the most potential for upside compared to other capital markets through to 2014,” he said.
Ray White Shailer Park principal Keith Nicholson told Property Observer that the property market in Logan is “very strong” at the moment. 
“Although prices have not increased there has been a strong increase in buyer enquiry and transaction numbers have increased. The market is certainly stronger now than it was six to 12 months ago,” he said. 
While some have concerns about overshooting in the Logan property market, Nicholson believes this is not the case at present.
“I think four or five years ago this was a problem. However prices in the area have come back quite a bit since the peak in 2009. At present, prices in the area are still quite low in regards to historical levels, yet rents are quite high. Combine this with low vacancy rates and it is a great time to be investing in the area,” he said.
Nicholson added that activity in Logan has been the “strongest it has been for some time.” He believes it is a great area for investors and first homebuyers alike as there is a great range of properties available. 
He cites great infrastructure as a major pull factor for Logan, with “quality schools, shopping centres and public transport facilities being big positives.”
Its central location, between the Brisbane CBD and Gold Coast, is also a big plus.
Lester Drew, principal of Land and Home Realty Logan Central, agreed that the Logan City property market is doing well.
“Enquiries have picked up substantially one month prior to the Federal election, primarily from local and interstate investors,” he told Property Observer. 
Drew adds he has been seeing a lot of investor activity in Logan.
“Currently the majority of buyers are investors. I have just sold a block of six units that we listed for sale for $1,000,000. A client from Melbourne paid the  sking price – and another investor in Sydney signed a back up contract for the full asking price. The property settled on Thursday to the first buyer,” he said. 
He believes Logan City’s location is ideal as it is host to large areas of industrial land that is attracting companies who need larger premises at affordable rates. 
“They can take advantage of both the M1, Gateway and Logan Motorways to avoid traffic congestion in Brisbane CBD,” he said.
Additionally, Logan is seeing a vacancy rate of below 2%, according to Drew. He notes that this puts upward pressure on rent returns, while most properties still fall under the affordable range.
Drew thinks the next year will be a great time for Logan as the Logan City Council has recently approved a number of locations that are regarded as Transport Nodes for redevelopment.
“These plans are currently with the State Government for Gazettal. This is an exciting development as it will mean that many of the existing Department of Housing homes will be released for sale – creating desperately required land for unit development,” he said. 
As Logan City encompasses a number of suburbs, Drew recommends keeping an eye on Logan Central, Loganlea and Loganholme for two reasons - one is public transport, and the other is the upgrade of facilities by the Council in these areas.
Nicholson also chose Loganholme as an up-and-coming area. He singled out Tanah Merah and Daisy Hill as areas to watch, too.
“You can buy some good quality investment properties that will offer good returns and should see some good capital growth over the next few years,” he said.
According to the <a href="/news">latest RP Data report</a>, the median house price in Logan Central is $240,000, down 3.8% on last year. The average discount required to sell a house is 8.4%, while private treaty sales average 75 days on market.
Median asking rent for houses is $320 per week, while gross rental yield is 6.9%.
The median sale price for units in Logan Central is $163,250, up 5.3% on last year. The average discount required to sell a unit is 8.7%, while private treaty sales average 63 days on market.
The median asking rent for units is $255 per week, while gross rental yield currently stands at 8.1%.
According to the <a href="/news">latest RP Data report</a>, the median house price in Loganlea is $285,780, down 6.3% on last year. The average discount required to sell a house is 8.9%, while private treaty sales average 88 days on market.
The median asking rent for a house is $330 per week, while gross rental yield is 6%.
The median unit price in Loganlea is $300,804, down 4.3% on last year. The median asking rent is $280 per week, while gross rental yield currently stands at 4.8%. 
According to the <a href="/news">latest RP Data report</a>, the median house price in Loganholme is $355,500, up 2.7% on last year. The average discount required to sell a house is 5.9%, while private treaty sales average 88 days on market.
The median asking rent for a house is $360 per week, while gross rental yield is 5.3%.
The median sale price for a unit in Loganholme is $325,000, down 5.2% on last year. The median asking rent for a unit is $340 per week, while gross rental yield currently stands at 5.6%.
According to the <a href="/news">latest RP Data report</a>, the median sale price for a house in Daisy Hill is $385,500, down .2% on last year. The average discount required to sell a house in Daisy Hill is 6.1%, while private treaty sales average 71 days on market.
The median asking rent for houses in Daisy Hill is $400 per week, while gross rental yield is 5.4%.
The median sale price for units is $270,000, down 6.6% on last year. The median asking rent for units is $350 per week, while gross rental yield currently stands at 6.7%.
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Suburb spotlight: Logan investor activity surges

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Queensland will “market its modern mining and resources sector to the world” through a new spatial data and information online tool called Mines Globe.
It will provide geophysical survey information and the details of historical exploration permits and show the location of all current exploration and production permits, mining areas and boundaries, Key Resource Areas and infrastructure, such as pipelines and facilities.
 
“Mines Globe is an easy to use Google Earth-based application containing a goldmine of information about the resources industry, one of the four pillars of the Queensland economy,’’ Premier Campbell Newman said at the launch.
“Never before has Queensland, or the world, seen such detailed and comprehensive data in one place, that is freely available to students and the general public,” he said.
“Landholders and companies have often encountered red tape and roadblocks in trying to source this valuable data.
“Now, with this significant development, everyone has access at the click of a mouse to more than 60 layers of detailed information about the state’s resources sector in all its elements: coal and minerals, petroleum and gas, quarries and geothermal activity.
Natural Resources and Mines Minister Andrew Cripps said this was the first time all this data had been collated on the one site. “This is the easiest and most accessible mining information data ever delivered to the public and it’s being made available at no cost,” he said. 
“Mines Globe will open up data about the resources sector for use by property owners, community groups, educational institutions, businesses, resource companies, investors and anyone else interested in researching this important pillar of the Queensland economy.”
The project was developed by the Land and Spatial Information Unit of the Department of Natural Resources and Mines and you can see it <a target="_blank" href="/news">here</a>. 
staylor@propertyobserver.com.au
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The map all Queensland mining town investors should see

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While Surfers Paradise is among the areas previously known for having a strong amount of high-rise construction activity, it’s now quickly becoming known as an area with a shortage, according to research from Broad Research and Advisory.
The precinct has recorded its highest rate of new apartment sales since the GFC, with 1,151 over 2012/2013 financial year.
Paul Broad said that a critical shortage of new apartments is being seen in the area as buyer demand has heated up, with just two new projects marketed in the area.
The Soul and Hilton towers, the two projects being marketed, are complete. Within these two developments, 90 were reportedly available in Soul, and 35 are for sale in Hilton.
“The decline in the number of apartment sales in Surfers Paradise predominantly relates to the lack of new apartment projects entering the market in the past few years and the take up of stock as these projects have been completed for some time,” said Broad.
“It has been many years since the Gold Coast has witnessed such an absence of crane activity, particularly in the high-rise sector and particularly in Surfers Paradise where the absence of new projects is unprecedented.”
Across the entire Gold Coast, there are 12 actively marketed high-rise apartment projects, with just three not yet constructed.
“Including low and medium-rise product, here are 38 active apartment projects on the Gold Coast, making it the city’s lowest number of active developments in 11 years,” he said, pointing to apartment stock primarily located in Southport and Broadbeach.
"Furthermore, of these 38 projects, 15 have stock levels in single digit figures,” Broad said.
“Some areas of the Gold Coast have virtually no new stock and based on the current quarterly sales rate, existing supply will be absorbed within 12 months.”
A $120 million apartment tower, progressing towards construction, with 223 beachside apartments on Surfers Paradise Boulevard is, however, coming online.
“Recent projections from the Australian Bureau of Statistics suggest that the Gold Coast may need to create 146,000 new dwellings by 2026,” he said.
Surfers Paradise's vacancy rate has been declining from recent highs nearing 6% and currently sits at 2.5% according to SQM Research.
<a href="mailto:jduke@propertyobserver.com.au" target="_blank">jduke@propertyobserver.com.au</a>
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jduke-EHk3XBmHkn

Highrise development shortage in Gold Coast

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New laws introduced last night to Parliament have overhauled the Property Agents and Motor Dealers Act (PAMDA), however one of the proposed changes will mean that agents no longer need to disclose their commissions.
Apparently hoping to streamline the system and reduce red tape, the main concern was with the number of government approved forms attached to contracts, said Attorney General Jarrod Beijie.
“Lengthy contracts can often do more harm than good, with many people either skimming over important information or in some cases people are not reading the finer detail at all," said Bleijie.
Warning statements will be incorporated into the contracts themselves.
However, changes to the Act also appear to remove information that some buyers may want to know.
This includes, removing the requirement for agents to disclose to a buyer the commission the agent is receiving from the seller.
Deregulating agents' commissions, to align Queensland with other states and extending statutory limits on lengths of appointments for a sole or exclusive agency from 60 to 90 days, are other changes made under PAMDA.
However, the cooling off period of five days will be maintained under the changes.
The potential changes to the Property Occupations Bill have REIQ CEO, Anton Kardash, 'thrilled'.
“The majority of the changes also allow for the real estate industry to become more professional and ultimately more accountable and that is good news for everyone as well as for the property market," said Kardash.
Discussing <a href="https://www.propertyobserver.com.au/residential/property-advice-regulation-and-legislation-is-not-enough-to-protect-consumers-terry-ryder/2013102365920" target="_blank">PAMDA yesterday in his Property Observer column</a>, observer Terry Ryder said that the rules were brought in as a result of the culture of the 1990s to "stamp out the worst excesses" of the industry where poor advice is rampant.
"Not only is the advice based on vested interests, but the consumer is paying a price inflated by the outrageous marketing fees – and invariably in a project located in an under-performing market, because developers need to pay massive commissions only when they’re struggling to sell their stock," Terry noted.
The Queensland disclosure rules are the following (<a href="https://www.fairtrading.qld.gov.au/Forms/Disclose_to_property_buyer_form.pdf" target="_blank">under PAMD form 27 C</a>):
It is your obligation to disclose any benefit, to your knowledge, which any person has received, receives, or expects to receive in connection with the sale, or for promoting the sale, or providing a service in connection with the sale, of the property.
 
The current Duty of Disclosure in New South Wales, according to NSW Fair Trading, for example, is the following:
A real estate agent or salesperson who is acting for a client in respect of the sale or purchase of land is required to disclose certain relationships and any benefits they or others may receive in relation to the sale or for referring the client or a prospective buyer to a service provider.
A real estate agent or salesperson engaged to sell property for a client must make these disclosures to their client (the seller) and also to prospective buyers where applicable.
<a href="https://mce_host/jduke@propertyobserver.com.au" target="_blank">jduke@propertyobserver.com.au </a>
 
Correction: This article previously referred to the exclosure form as PAMD 28, it is actually PAMD 27C
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Queensland agents no longer need to disclose commissions to buyers under new laws

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More than 4,000 affordable properties have been built in Queensland, bringing the total built under the National Rental Affordability Scheme (NRAS) to more than 6,000, according to Housing Minister Tim Mander.
Mander said that NRAS is filling a crucial gap in the housing system for those who would otherwise be on a long waiting list for social housing.
The joint state and federal initiative encourages investors to provide properties rented at 80% of the market rate for the area.
“There are plenty of people who aren’t high-needs enough to get into social housing but still struggle to find a home they can afford,” he said.
“NRAS is targeted directly at that demographic and is an important part of the government’s Housing 2020 Strategy."
The Housing 2020 Strategy predicts 12,000 social and affordable dwellings across Queensland - including another 3,500 NRAS dwellings over the next 12 months.
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Another 3,500 NRAS dwellings in 12 months for Queensland

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The Zone Centre in Maroochydore on the Sunshine Coast has secured supermarket chain IGA Supermarket as a tenant.  
IGA replaces former tenant WOW Sight &amp; Sound. The 982 square metre supermarket site in Wises Road has been leased for 15 + 7 + 7 years. Industry sources estimate the annual rental to be about $250 per square metre. 
The lease was negotiated by Daniel Vella of Ray White Commercial.
The Zone Centre’s owner is Arkadia Property Services. Arkadia's general manager Peter Cortis-Jones said the additional investment of close to $2 million on the centre was an investment worth making.
 
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IGA Supermarket coming to the Zone Centre, Maroochydore 

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A 7-Eleven service station in Queensland's growth corridor belt of Logan Central, has been purchased by a private investor for $3.475 million.
The 120 Wembley Road property comprises a 7-Eleven' Service Station, branded 'Caltex Woolworths' which was sold with 15 years remaining on the lease and a further 2 x 5 year option period.
The sale price reflected an initial yield of 7.14% or rate of $2,850 per square metre. APN Funds Management was the vendor.
The service station occupies a site area of 1,219 square metres and produces a net income of $248,380 annually.
The selling agents were Mike Walsh and Sam Hatcher of Jones Lang LaSalle.
<a href="mailto:news@propertyobserver.com.au" target="_blank"> </a><a href="mailto:news@propertyobserver.com.au">news@propertyobserver.com.au</a>
 
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Logan Central 7-Eleven service station sells for $3.475 million

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A rush of institutional buyer interest is sweeping across Queensland, with retail property transactions hitting a 10 year high in the 12 months to September.
New figures from Savills Australia' Retail Queensland report showed that retail property transactions - based on transactions above $5 million - surged from $1.46 billion to 2.2 billion in the 12 months to September in the state, the highest point based on the data which stretches to September 2003.
<img alt="chart-if-the-week-nov-19-one" height="284" width="470" src="/images/stories/2013/11/19/chart-if-the-week-nov-19-one.jpg">
The figures not only showed an increase in transaction activity - which came in well above the five year average of $1.13 billion - but also revealed a spike in the average size of transaction throughout the state. The average size of retail transaction rose from $48 million in the previous year to $73 million, "reflecting the increased appetite for sub-regional and regional scale assets from institutional buyers," the report said.
Underpinning that investment activity was the higher investor demand from private and institutional buyers, while improved yields have seen renewed appetite for bulky goods centres.
<img alt="chart-if-the-week-nov-19-two" height="283" width="470" src="/images/stories/2013/11/19/chart-if-the-week-nov-19-two.jpg">
"Investors are sensing the outlook for retail property with a five year horizon is better than commercial offices, given that the national office vacancy has drifted above 10% with the major office markets all likely to go higher as new developments enter," said Savills Queensland retail sales director Peter Tyson.
"Accordingly, many of the institutional investors have signalled their desire to acquire more quality retail assets suggesting yields are as generous as they are going to get".
Properties in the $10 million - $50 million price range proved the most popular, accounting for about 52% of the total number of properties transacted.
Mr Tyson said that one of the key criteria that investors were looking for was a balanced tenancy mix. "That is, the right number of specialties-to-anchor ratio and the right variety amongst the specialty tenants," he added.
Savills research director in Queensland Paul Day was upbeat about the outlook for retail cross the aboard, citing the record low interest rates, unemployment stabilising - likely to be contained below 6.5% -and household savings at a 20 year high.
The early signs are particularly upbeat for Queensland, which is already outperforming the states with 3.2% trend growth in retail turnover, double the Australian average for the 12 months to July, it noted.
"We see a jump in retail trade turnover coming which will enliven the sector and the economy in general," said Mr Day.
"With the low cost of debt and improving prospects, appetite for investment retail property is likely to escalate with a subsequent tightening in yields for prime assets.”
<a href="mailto:news@propertyobserver.com.au" target="_blank"> </a><a href="mailto:news@propertyobserver.com.au">news@propertyobserver.com.au</a>
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Queensland retail property transactions hit 10 year high: Savills

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A "courageous" opening bid of $1 began proceedings at the no-reserve auction of 13 Palm Bay Street, Airlie Beach, last night.  
But things didn’t stop there: the 20 registered bidders quickly edged the price up to $120,000 for the beachfront bungalow which is on Long Island close to the resort’s pools and facilities.  
Auctioneer Steve Marks, of Ray White Witsundays, said the selling amount was "well above expectations", recalling that a similar property sold for about $60,000 recently and that another is on the market for $80,000.  
The no-reserve auction, held at the Coral Sea resort, is <a href="https://www.propertyobserver.com.au/queensland/airlie-beach-waterfront-bungalow-with-no-reserve-at-auction-this-month/2013103066048" target="_blank">said to be the first ever at the tropical Queensland holiday spot</a>.  
"Those competing drove the price up," Marks said of the night. A total of 50 bids - starting with the $1 opener – jumped to $5,000 and then went all the way to $100,000 in $5,000 increments, and then up to $120,000 in $1,000 increments.  
Registered bidders for the one bedroom, one-bathroom bungalow came from every state: "We were taking calls from Perth one minute; Darwin and Sydney the next – it was a hectic night but we had great results," Marks said. "We had nine properties on the card, we sold two prior to sale, two under the hammer and we have one going to contract today." 
The successful buyer is a local business owner who did not want to be named.  
Marks is full of enthusiasm for Ailey Beach, a town of around 8,000 people 1,123 kilometres north of Brisbane and 151 kilometres north of Mackay. "There’s money being poured into infrastructure here, such as the port, the main street and the golf course, and this is having an effect on real estate.  
"The market is the most buoyant it’s been over the past three months because there’s good value for money here. I’ve sold 14 properties in the last six months with a median of $350,000. The latest was a two-bedroom ocean-view apartment going for around that price with a permanent rent of $460 a week. Where else can you get that?"  
Marks – who’s been with Ray White Witsundays for seven years and a local resident for 19 – said the sales team had sold 27 properties in the past month "with 13 sold this month already". So things are looking up.    
<a target="_blank" href="mailto:staylor@propertyobserver.com.au">staylor@propertyobserver.com.au</a>
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No-reserve auction for waterfront Airlie Beach bungalow kicks off with "courageous" $1 bid

<html><body>Australian Property Monitors (APM) has released a list of auction results in Brisbane for the weekend of November 16. <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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