<a href="https://www.apartments.com.au/developers/s-p-setia">SP Setia</a> has lodged plans for a $750 million, three-tower mixed-use precinct that would complete the long-running redevelopment of Carlton's former Carlton United Breweries site.

The proposal at <a href="https://www.apartments.com.au/new-apartments/185-195-queensberry-street-carlton-vic-3053">46-78 Bouverie Street and 185-195 Queensberry Street</a> spans a 6,468 sqm site, the last remaining undeveloped parcels within the former brewery's 2007 masterplan.

Designed by <a href="https://www.apartments.com.au/architects/cox-architecture">COX Architecture</a>, the development will comprise two purpose-built student accommodation towers and a third build-to-sell apartment tower above a shared commercial podium and basement.

Across the three towers, SP Setia is proposing 606 build-to-sell apartments and 1,499 student accommodation units containing 2,009 beds.

The apartments will sit in the tallest tower, which will rise nearly 200m and 55 storeys. It will become&nbsp;one of the more substantial new build-to-sell apartment projects at the northern edge of Melbourne's CBD.

The apartment mix is weighted toward smaller inner-city product, with 188 studios, 206 one-bedroom apartments, 192 two-bedroom apartments and 20 three-bedroom apartments

<img alt="First look: SP Setia plans three-tower finale for Carlton’s former CUB precinct" data-entity-type="file" data-entity-uuid="8271bc87-1b0a-41b7-ac73-a425ee375261" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/3_2.png?VersionId=G4lw23o90B1boX4k4dj7rdz2ZEajS9wy" />

Part of the precinct will be a large-scale&nbsp;3,684 sqm supermarket and a further 2,198 sqm of speciality retail, creating close to 5,900 sqm of new commercial space within the precinct.

But one of the biggest components of the proposal is what sits between the buildings.

Around 4,650 sqm, or roughly 72 per cent of the site, will be publicly accessible open space, incorporating plazas, pedestrian connections, landscaped laneways and retail spill-out areas.

The ground plane is intended to finally complete pedestrian connections envisaged when the CUB masterplan was first approved nearly two decades ago, stitching together Victoria Street, Queensberry Street, Bouverie Street and Swanston Street through the former brewery precinct.

Urbis said the development would "complete the CUB precinct", with the public realm providing important north-south and east-west connections through what is currently the final undeveloped portion of the masterplanned site.

SP Setia is also exploring a new linear park within the Bouverie Street road reserve, with the concept to be developed further with the City of Melbourne through the planning process.

The proposal is being pursued through the Victorian Government's Development Facilitation Program under Clause 53.23 for significant residential development with affordable housing.

The planning report acknowledges the proposed heights exceed those contemplated under the original Comprehensive Development Plan and masterplan, but argues the built-form context has changed considerably over the past two decades.

Urbis said the three towers would instead create a stepped transition between Carlton and the Hoddle Grid, rising progressively from the 94.1-metre Tower One along the Queensberry Street edge to the 199.44-metre Tower Three closer to the established CBD-scale buildings to the south.

<img alt="SP Setia" data-entity-type="file" data-entity-uuid="e885a07a-592c-40fc-bf82-e6dbaf32da54" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-21%20at%208.52.24%E2%80%AFAM.png?VersionId=7s_ErUkSKAdY1mAWp3GRZgMNCGtwhk5m" />

SP Setia plans to deliver the development across three stages.

Stage One would deliver the basement, podium and retail areas for the entire precinct alongside the first student tower. Tower Two would follow in Stage Two, before the 606-apartment Tower Three is delivered as the final stage.

If approved and delivered, the project would close out a redevelopment process that has been underway since the former brewery masterplan was approved in 2007, adding more than 2,600 student beds and apartments to a precinct already home to Swanston Central, the Barak Building, RMIT Design Hub and several large student accommodation developments.

&nbsp;

&nbsp;

Joel Robinson

SP Setia plans three-tower finale for Carlton’s former CUB precinct

Melbourne developer Lowe Living is seeking to add to its growing bayside apartment pipeline, filing plans for a boutique eight-residence development in tightly held Middle Park.

Lowe Living, which has built much of its development portfolio across Melbourne's affluent bayside and south-east suburbs, is behind the plans for the 730 sqm site at <a href="https://www.apartments.com.au/new-apartments/123-125-erskine-street-middle-park-vic-3206">123-125 Erskine Street</a>, just off Armstrong Street and within the Armstrong Street Neighbourhood Activity Centre.

The developer is seeking approval for a five-storey residential building above two basement levels, with just eight large-format apartments and 18 car spaces.

“This is a deliberately very different proposition for us,"&nbsp;Tim Lowe, Co-Founder of Lowe Living, said.

"Eight residences is exceptionally boutique, but that's precisely what this site calls for.

“There is a strong community in Middle Park and the surrounding suburbs who have spent decades building a life here. They no longer want the maintenance of a large period home, but they aren't prepared to compromise on space, quality or location. We think there is a real opportunity to capture that hyper local market. A site like this rarely comes to market.”

<img alt="Lowe " data-entity-type="file" data-entity-uuid="875fe572-0f14-4d90-9e11-55b28dd07731" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-21%20at%208.42.49%E2%80%AFAM.png?VersionId=GDNQRv9BfpR9r1zkZ5UDyUM4ZvpIksut" />

The low-density proposal has been designed by Cera Stribley and is being progressed through the Victorian Government's Great Design Fast Track pathway, having already secured eligibility from the Minister for Planning.

The Office of the Victorian Government Architect supported its eligibility after finding the proposal demonstrated consistency with the program's seven design principles, while the project's financial feasibility has also been independently confirmed by Invest Victoria.

The project is targeting the downsizer market, with the planning documents describing the homes as larger-format residences and noting the two penthouses could otherwise have been configured as four separate apartments.

<img alt="Lowe 2" data-entity-type="file" data-entity-uuid="60ab0987-2da6-4175-adac-315dcf6053c6" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-21%20at%208.43.15%E2%80%AFAM.png?VersionId=bOCPH0B2MFwlmaRW.TTCF9TzyifgVoQI" />

The site has dual frontage to Erskine Street and Canterbury Place and currently comprises a collection of commercial buildings used as offices, including a former heritage bakehouse, a former stable, a later gabled addition and a central courtyard.

It sits within the Commercial 1 Zone and the Armstrong Street Commercial Precinct heritage overlay, with the existing property classified as a contributory heritage place.

Heritage has subsequently played a significant role in Cera Stribley's design.

The front section of the former bakehouse facing Erskine Street will be retained, including its return walls, street-facing hipped roof and chimneys, while the Erskine Street façade and part of the western return wall of the former stable will also be incorporated into the new development.

Levels four and five will be set back five metres from the retained stable façade, while bricks removed through demolition are proposed to be salvaged and reused within the new building where possible.

<img alt="Lowe 3" data-entity-type="file" data-entity-uuid="e97927a9-a2de-4a0f-83b6-65451238abfa" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-21%20at%208.43.06%E2%80%AFAM.png?VersionId=VR44AChLrX9q1XPB9GvVQV.ALXXbe4gC" />

Rather than presenting as a single five-storey building to Erskine Street, Cera Stribley has broken the development into a series of distinct forms.

A three-storey infill element will sit between the retained bakehouse and stable façades, with the upper levels recessed behind the heritage fabric. Canterbury Place will similarly feature two three-storey podium forms, separated by a central pedestrian accessway, before the upper two levels step back from the street.

A pedestrian through-link will run through the centre of the project between Erskine Street and Canterbury Place, creating entrances from both sides of the site and introducing landscaping and communal areas through the ground plane.

Landscape architect Acre has designed planting across the ground level, private terraces and upper levels, including a feature canopy tree at level three and integrated planting and arbours across the level four terraces. Five existing Erskine Street trees are proposed to be retained.

Sustainability is also a significant component of the Great Design Fast Track application. The apartments are targeting an average eight-star NatHERS rating, with no residence below 6.5 stars, while the project has achieved a 75 per cent BESS score. Seven of the eight apartments are designed for cross-ventilation, with the remaining residence using mechanically assisted natural ventilation.

The plans also incorporate an 8kWp rooftop solar system, a 5,000-litre rainwater tank and infrastructure allowing future electric vehicle charging for every residence.

Lowe has a strong portfolio across Melbourne's blue-chip suburbs. They recently launched <a href="https://www.apartments.com.au/new-apartments/jardin-house-by-lowe-living-camberwell-335-camberwell-road-camberwell-vic-3124">Jardin House by Lowe Living</a> in Camberwell, their first development in the Stonnington LGA.

Lowe Living unveils Middle Park apartment development

Article summary

<ul data-end="888" data-start="289">
	<li data-end="442" data-section-id="8tsh6o" data-start="289">DVB Projects is preparing to launch its second Gold Coast apartment development, with demolition now underway at 137 Old Burleigh Road, Broadbeach.</li>
	<li data-end="573" data-section-id="1nyxl3e" data-start="443">The 34-level tower will comprise just 49 ultra-luxury residences, including half-floor, full-floor and penthouse apartments.</li>
	<li data-end="717" data-section-id="oiyimj" data-start="574">The launch follows strong demand at DVB's nearby Sea Glass project, which is more than 50 per cent sold and currently under construction.</li>
	<li data-end="888" data-section-id="epk9o9" data-start="718">The development adds to the transformation of Old Burleigh Road, with premium beachfront apartment projects continuing to reshape the tightly held Broadbeach strip.</li>
</ul>

<a href="https://www.apartments.com.au/developers/dvb-projects">DVB Projects</a> is preparing to launch its second Gold Coast apartment development, with demolition now underway on the Broadbeach site as the Sydney developer moves closer to bringing the ultra-luxury project to market.

The 34-level tower at <a href="https://www.apartments.com.au/new-apartments/137-old-burleigh-road-broadbeach-qld-4218">137 Old Burleigh Road</a> will comprise just 49 residences, ranging from half-floor apartments through to full-floor homes and a penthouse. The launch follows the strong sales performance of DVB's nearby Sea Glass development. More than half of the apartments at Sea Glass, on the other side of Broadbeach, have been snapped up, well ahead of its late 2027 completion

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="2944b4be-c84e-4b54-8dc1-c712e76704c0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/E02_Exterior_Street%20Level%20Entrance.jpg?VersionId=YoNig7pRdrE3HCue7sUj78LzJteeQf3H" />

The start of demolition at 137 Old Burleigh Road signals DVB Projects’ underlying confidence in the Gold Coast’s luxury beachside apartment sector.

“We see the Gold Coast as one of the most compelling lifestyle markets in Australia, particularly at the premium end where demand continues to deepen,” said Dean Brown, Managing Director of DVB.&nbsp;

“This project has been carefully designed to respond to that demand - delivering large-format residences with a level of quality, privacy and amenity that is still relatively rare in the apartment market on the beachside."

Brown says the site itself is "exceptional."

"Old Burleigh Road is one of the most tightly held beachfront strips, and opportunities to deliver a project of this scale and calibre in this location are extremely limited.”

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="398f377a-c037-455e-9250-0c5e0d84c35b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/I12_FF%20Balcony.jpg?VersionId=NwOiRWGMubR1c8wthuEfggklcja7al9." />

The project will comprise 40 half-floor residences of approximately 260 sqm, alongside eight full-floor residences spanning around 524 sqm.

A single penthouse will crown the building, featuring a private pool, barbecue area, indoor gym and dedicated entertaining spaces.

Residents will have access to a resort-style suite of amenities, including a 20-metre pool with daybeds, a gymnasium, hot and cold plunge pools, a sauna, and private residents’ lounge and dining facilities.

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="d1642bb0-9a66-4427-a022-dfc0988c6287" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/A02_Pool%20to%20View.jpg?VersionId=c0IXPyn_Gp_Kn3XCwzMrqIVkAdCEwVXP" />

Sales agent Todd Matheson, of <a href="https://www.apartments.com.au/project-marketer/pezet-matheson">Pezet Matheson</a>, which is marketing both 137 Old Burleigh Road and Sea Glass, said 137 Old Burleigh Road would address a clear gap in the market for genuine luxury products.

“There are very few opportunities on the Gold Coast where buyers can secure a residence of this size and quality in a new building,” Matheson said.

“What we’re seeing is a growing cohort of downsizers and interstate buyers who still want space - they’re not willing to compromise on living area, entertaining or finishes.

“This project has been designed with that buyer in mind. It offers the scale of a home, combined with the convenience and security of apartment living, in one of the coast’s most desirable positions.”

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="59aae0ca-5639-4320-8aca-d0bf60f48e43" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/E01_Exterior%20Hero.jpg?VersionId=DS8Zfy2WtgUEtdfe0TEUuf1W1GfcZq8S" />

Located on a 1,156 sqm site one block from the beachfront, the development will replace an ageing walk-up building and is expected to contribute to the ongoing transformation of the Old Burleigh Road strip into one of the Gold Coast’s most prestigious residential corridors.

With the development moving into the delivery phase, 137 Old Burleigh Road is slated to hit the market later this year.

[smartcode_project_cta:default project_id=145141]

DVB Projects to launch second Broadbeach apartment tower as demolition commences

<a data-end="327" data-is-only-node="" data-start="250" href="https://www.apartments.com.au/developers/norus-projects" rel="noopener" target="_new">Norus Developments</a> has lodged plans for a new apartment development in Clayton that would add further momentum to the suburb's emerging Green Street corridor.

Plans have been lodged for the consolidated site at <a href="https://www.apartments.com.au/new-apartments/1359-1365-centre-road-clayton-vic-3168">1359-1365 Centre Road</a>, where Norus is seeking approval for 218 apartments across a 12-storey apartment building designed by <a href="https://www.apartments.com.au/architects/life-architecture-and-urban-design">Life Architecture</a>.

The proposal sits within the Clayton Major Activity Centre at the threshold of the planned Green Street corridor, a landscaped pedestrian connection intended to improve links through the precinct towards Clayton Railway Station.

The development would replace the site's existing collection of low-scale residential and commercial buildings with a single consolidated building, introducing significantly greater housing density to this part of Centre Road.

A retail tenancy is proposed at ground level to activate the Centre Road frontage, accompanied by transparent street interfaces and landscaping intended to create a more pedestrian-focused edge to the development.

<img alt="First look: Norus Developments plans landscape-led apartment project for Clayton’s emerging Green Street" data-entity-type="file" data-entity-uuid="0a5a763a-d9e9-4253-af2f-88008de27ebf" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Clayton%20a.png?VersionId=S2WJJbat1XVkZwB9SnYtygirXgWHiklX" />

The building has been designed with stepped massing and upper-level setbacks to manage its transition towards surrounding residential properties. The planning report describes the approach as one that integrates the building into the landscape rather than treating landscaping as a secondary element.

"A strong landscape and public realm strategy underpins the proposal," Urbis states in the planning report.

"Public benefits include an affordable housing contribution, a new pocket park, generous landscaped setbacks, deep soil planting and integrated Water Sensitive Urban Design."

The report adds that these elements are intended to create "a permeable, pedestrian-focused ground plane that enhances walkability, supports urban cooling and reinforces the emerging Green Street character."

Biophilic and passive design principles extend through the residential levels, with planting, daylight, natural ventilation and views towards landscaped areas forming part of the amenity strategy.

Parking would be concentrated away from the public realm, with 145 car spaces proposed from the rear laneway rather than dominating the Centre Road frontage.

The proposal follows an extensive pre-application process with the City of Monash. Three formal meetings were held between the project team and Council from December 2025 to March 2026, with the scheme evolving through several concept iterations before the current design was lodged.

The project arrives as Clayton prepares for substantial change around its established activity centre and the wider Suburban Rail Loop precinct. Its position on Centre Road places the development within an existing concentration of shops, services and public transport, while the Green Street connection is intended to strengthen pedestrian access towards Clayton Railway Station.

First look: Norus plans landscape-led apartment project for Clayton’s emerging Green Street

<a href="https://www.apartments.com.au/developers/gardner-vaughan-group">Gardner Vaughan Group</a> has officially commenced construction on Bronze on Chevron, celebrating the sod turning of its first-ever Gold Coast development and marking a significant milestone in the company's continued expansion across South East Queensland.&nbsp;

Following the successful delivery of premium residential developments throughout Brisbane and the Sunshine Coast, <a href="https://www.apartments.com.au/new-apartments/bronze-on-chevron-8-mawarra-street-chevron-island-qld-4217">Bronze on Chevron</a> represents Gardner Vaughan Group's entry into the Gold Coast market. Bronze will deliver 119 one, two, three and four-bedroom apartments above two ground-level retail tenancies.

[smartcode_project:default project_id=107520 project_image_fid=367193]

The recent sod turning ceremony was attended by Deputy Mayor Mark Hammel, President of the Surfers Paradise Surf Life Saving Club, Cassandra Sedgman, project consultants, purchasers, project partners and invited guests to celebrate the commencement of construction.&nbsp;

Gardner Vaughan Group Chief Executive Officer Simon Betteridge said Bronze on Chevron represented an exciting new chapter for the business.&nbsp;

"We've spent almost four decades building homes that respond to the way people want to live, and we're excited to bring that experience to <a href="https://www.apartments.com.au/developments/chevron-island-qld-4217">Chevron Island</a>," Betteridge said.

"Bronze on Chevron is particularly significant because it marks Gardner Vaughan Group's first development on the Gold Coast following many successful projects across Brisbane and the Sunshine Coast."

[smartcode_project:default project_id=107520 project_image_fid=367183]

Betteridge said the ground breaking is a proud moment for the&nbsp;team and their purchasers, who can now see their future homes beginning to take shape.&nbsp;

"As both developer and builder, we're able to oversee every aspect of the project from design through to construction, ensuring the quality and attention to detail Gardner Vaughan Group has become renowned for."&nbsp;

Designed by acclaimed architectural practice <a href="https://www.apartments.com.au/architects/cottee-parker-architects">Cottee Parker</a>, Bronze on Chevron has been thoughtfully designed to complement Chevron Island's evolving streetscape while embracing its relaxed coastal lifestyle.

The development will offer generous residences with refined interiors, premium finishes and resort-style amenities, with completion anticipated in early 2029.&nbsp;

[smartcode_project_cta:default project_id=107520]

The development will offer generous residences with refined interiors, premium finishes and resort-style amenities, with completion anticipated in early 2029

Gardner Vaughan Group breaks ground on first Gold Coast development, Bronze on Chevron

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

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

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

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

Every First Home Owner Grant for new property by state

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

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

Staff Writer

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

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

alisonwarters@gmail.com

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

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

Ellen Walker

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

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Queensland’s prestige stock is in the spotlight, with $1 million plus sales on the rise at nearly 20% above previous levels, according to Place Advisory.
In the last year, 2,334 homes have sold for $1 million or more in south-east Queensland, compared to 1,981 sales recorded in this bracket the year before.
Director of Place Advisory, Lachlan Walker, said that the sales in this bracket had peaked in 2010 before declining, and were now increasing again.
“With the way the figures are tracking and the state of the market at the moment we would expect the sales volumes in this price bracket over 2013 to be exceeded in 2014,” said Walker. Brisbane was the performer for these properties, with volumes up by 23% between 2012 and 2013.
<table style="width: 460px; height: 194px;" border="0"><tbody>
<tr>
<td>YEAR</td>
<td>Sunshine Coast</td>
<td>Gold Coast</td>
<td>Brisbane</td>
<td>Total</td>
</tr>
<tr>
<td>2004   </td>
<td>459</td>
<td>777</td>
<td>685</td>
<td>1,921</td>
</tr>
<tr>
<td>2005</td>
<td>462</td>
<td>462</td>
<td>846</td>
<td>2,057</td>
</tr>
<tr>
<td>2006</td>
<td>540</td>
<td>1,051</td>
<td>938</td>
<td>2,529</td>
</tr>
<tr>
<td>2007</td>
<td>695</td>
<td>1,487</td>
<td>1,813</td>
<td>3,995</td>
</tr>
<tr>
<td>2008</td>
<td>404</td>
<td>921</td>
<td>1,177</td>
<td>2,502</td>
</tr>
<tr>
<td>2009</td>
<td>386</td>
<td>936</td>
<td>1,173</td>
<td>2,495</td>
</tr>
<tr>
<td>2010</td>
<td>386</td>
<td>888</td>
<td>1,353</td>
<td>2,627</td>
</tr>
<tr>
<td>2011</td>
<td>297</td>
<td>698</td>
<td>1,062</td>
<td>2,057</td>
</tr>
<tr>
<td>2012</td>
<td>305</td>
<td>580</td>
<td>1,096</td>
<td>1,981</td>
</tr>
</tbody></table>
The 2013 results saw a total of 2,334, with the breakdown being 322 on the Sunshine Coast, 668 on the Gold Coast and 1,344 in Brisbane.
Walker pointed to this increase as an overall positive sign, marking confidence in consumer’s perceptions of the market. Coinciding with this uptick in sales, the prices have also slightly improved, said Place CEO, Damian Hackett.
“While the improvement in Brisbane’s top end has particularly been noticeable from a volumes perspective, there has also been a slight increase in prices, and this is set to continue as the year progresses and momentum in the market only solidifies, with confidence rebounding,” he said.
Of all sales within the $1 million plus range, it is the $1 million to $1.49 million that is most popular, taking out 65% of all prestige sales.
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Prestige Queensland sales seeing surge in interest

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Mining and gas developments in Queensland’s regional areas will be up for changes under the Regional Planning Interests Act 2014.
Deputy Premier and Minister for State Development, Planning and Infrastructure, Jeff Seeney, said that the Act will provide certainty for the agriculture and resource sectors, with landholders previously struggling to cope with unprecendented growth in the resource sector.
However, Seeney was quick to point out that development would not actually be prohibited under the Act, but would provide conditions that should be met.
“The laws will require a shift in thinking for resource companies and farmers but they are based on planning mechanisms that have been successfully used to resolve land use conflicts in urban settings for years,” he said.
“Resource companies can no longer proceed directly to the Land Court after 40 days should a landholder not agree to a proposed activity – equally a resources company may receive an exemption from the Regional Interest Development Application process simply by reaching a recognised legal agreement with a landholder.”
Regional plans across different areas have been set out, including the Cape York Regional Plan’s draft.
“These plans establish the over-arching principles that will apply to consideration of future development in a region and will reflect the vision and wishes of the local community,” he said.
Within each plan there are four areas of regional interest that will be recognised and protected, including priority living areas, priority agricultural areas, strategic environmental areas and strategic cropping areas.
For a developer to go ahead, the Act will require an agreement to be reached with the landholder of a Regional Interest Development Approval granted.
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Queensland’s regional planning put under the microscope

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New developments and affordability incentives are being jump started in some of Queensland’s mining towns as a result of increasing rents and prices for homes.
State land has been fast tracked for houses and industry through the Regional and Resource Towns Action Plan in resource region towns.
Now one year since the plan has been put into place, 40% of the 136 actions have been implemented.
Premier Jeff Seeney said that resource towns had been hindered in the past by poor planning and tight restrictions, leading to unaffordable housing.
The plan, finalised in March 2013, used council input to determine what could be done about the difficult situations for those living in mining towns.
For instance, back in 2013 in Queensland’s Roma, the government built and offered 13 homes to low and middle income families. There were more than 300 expressions of interest from those fitting the criteria.
The homes are currently rented at a discount of almost 50% of the market value: One-bedroom: $190 per week Two-bedroom: $230 per week Three-bedroom: $260 per week
The Regional and Resource Towns Action Plan Implementation Report indicates that rents of up to $600 per week for one-bedroom units in Roma have been seen.
“For me, a stand out success story of this plan is Roma,” Seeney said.
“Here the government has fast-tracked development of the Clearview Rise residential development, improving the supply of residential land in Roma,” he explained.
“In addition, $2.12 million has been provided to undertake sewer augmentation, $1.12 million to upgrade the sewer trunk servicing the Clearview Rise and $2.3 million to improve stormwater infrastructure within Roma.” Clearview Rise, in Roma’s Priority Development Area, will provide 300 homes – from four-bedroom houses to studio apartments, terraces and lofts – for affordable prices.
Several stages have been fast tracked by Economic Development Queensland, including Stage 4 by four months and Stage 2 by 10 months. Stages 1, 2 and 4 are currently complete.
Current packages available for house and land from $239,000 to $466,900, and land only from $94,000.
“The South-West Queensland town of Roma has been heavily impacted by the growth of the resource sector in the Surat Basin,” the report explains.
“The imbalance of housing supply and demand has led to spiralling housing purchase and rental prices, and a lack of appropriate housing options.”
Seeney also pointed to a 112 hectare parcel of land being transferred to the Maranoa Regional Council to complement a 500 hectare parcel of and adjacent to it.
“These initiatives accelerated the release of land to market and will see council better able to deliver affordable housing to Roma residents,” he said.
Seeney is now looking at developing land at the Whitsunday Coast Airport, and is working with Member for Whitsunday, Jason Costigan, who welcomes the opportunities for the area.
“The resource sector plays a massive role in the economy of the Whitsundays and the neighbouring local government areas of Mackay and Isaac,” Costigan said.
“I’m delighted to see the Whitsundays included in this plan which over time will help our region to better reap the benefits and meet the challenges resulting from the important resource sector.”
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Queensland mining towns’ skyrocketing rents and prices see government intervention

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Fair Work Ombudsman Natalie James has singled out Queensland’s real estate industry in a bid to improve compliance with workplace laws. After the operators of a Queensland real estate agency were fined for underpaying employees, the Ombudsman’s office has called upon large real estate brands and employer organisations to help drive behavioural change in the state’s industry.
In a 2011 audit of 156 Queensland real estate employers, the Fair Work Ombudsman found that less than half were lodging staff pay agreements. After a follow up campaign the next year, the office audited 279 employers, of which 82% complied with the requirement to lodge agreements with the Property Industry Registry.
Though James is encouraged by the improvement, she says that Fair Work inspectors have made some “disturbing findings”, including instances of employers failing to meet minimum payment entitlements for commission-based staff.
Earlier this week, the former operators of a Gold Coast real estate company were fined $56,000 for underpaying three salespeople. Following legal action by the Fair Work Ombudsman, husband and wife Adrian and Nicole Parsons of Total Project Marketing were fined $28,000 for underpaying three employees by a total of $41,472 between October 2009 and February 2011.
According to the ombudsman’s office, the staff members received pay below their minimum weekly wage entitlements and were underpaid for sales commissions. The employees were underpaid amounts of $32,951, $4,800 and $3,720.
In the court proceedings, Judge Michael Jarrett found that the Parsons intending to increase their company’s profits “at the expense of its employees”.
He also said there was “an apparent need for the general deterrence of the common disregard of industrial instruments in the real estate industry”. 
James has noted that the majority of Queensland real estate companies would wish to see their competitors’ poor practices exposed and remedied, an attitude that needs to be harnessed to “bring about improvement and a level playing field for all”.
As a regulator, James said that her agency must strike a balance between education and compliance.
 “We have been meeting regularly with representatives of real estate employer groups to discuss award compliance issues, as we want to ensure that small business people have every opportunity to meet their workplace obligations and have access to reliable, credible resources,” said James.
The Fair Work Ombudsman has recently established a dedicated Small Business Strategy Team and also works in partnership with franchisors, including real estate agencies, through its National Franchise Program.
 
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jrichardson-uRX5hFdKfN

Queensland couple fined $56,000 for underpaying real estate staff

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Traditional investor cities of Sydney and Melbourne are being tipped to fall out of favour as Brisbane’s affordability allows it to emerge as the new city to invest in, according to Place Advisory.
In Brisbane, the median apartment price sits at $383,000, with Place Advisory director, Lachlan Walker, placing this at 26% below Melbourne’s $481,000, and 45% cheaper than Sydney’s $557,000.
“In Brisbane one-bedroom apartments, situated just one kilometre from the CBD, are available from $339,000 and they max out at around $500,000 for premium stock, while in Sydney the same type of apartment would start at around $500,000,” said Walker.
“A median price disparity of this magnitude has not been seen between these cities since 2004.”
Houses are seeing a similar disparity he said, pointing to RP Data statistics presenting Brisbane’s median house price at $480,000, Melbourne’s at $610,000 and Sydney’s at $765,000. Perth’s median sits at $540,000.
In Brisbane, 76% of house sales are under $600,000, with this number dipping to 62% in Melbourne and 44% in Sydney.
For this reason, Walker pointed to Brisbane’s growing attraction for investors with a lower entry level and long-term buying opportunity.
“There is no doubt that there will be some value growth in Brisbane real estate this year, with higher demand leading to price growth,” he said.
“Sydney and Melbourne have already seen considerable growth, with double-digit price increases over the past year, but this growth is now set to slow, with the focus shifting to Brisbane as the next key growth area for Australia.”
He noted that Brisbane usually sits 12 to 18 months behind these two capitals in the cycle, proving it’s now Brisbane’s ‘turn’ to lead the growth.
<a href="mailto:jduke@propertyobserver.com.au">jduke@propertyobserver.com.au</a>
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Disparity in median prices “not been seen” since 2004 draws investors’ eyes to Brisbane

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A lack of information in our industry is what causes some of the worst scandals. Often when we see a spruiker exposed for ripping people off, or taking undisclosed kickbacks, or in some other way running afoul, they've been doing it for a long time and many people have known about it.
When it comes to property, as with most things in life, the more information the better.
At the moment, we have Queensland potentially legislating against auction price guides - a detail that is heavily used and relied upon by buyers across Australia. It's also a number open to some hefty toying with - see underquoting and related arguments - which is why they may consider it better for consumers to do away with this number completely.
But herein lies the issue. Some information is better than other information, some statistics are inherently more useful, more specific, more valuable and more accurate. For property investors, novice buyers and everyone on the property spectrum, the challenge is being able to identify the good data versus the "not so reliable" data when it arises.
Last week, I had industry members from Sydney, Melbourne and Queensland cite to me that the statistics on underquoting around auction price guides can be anywhere from "a few of them" to "98% of agents" in their experience. It appears very few can agree whether or not it is a widespread practice, perhaps due to the difference in laws around underquoting across the states and territories.
So let us put this plainly.
If a vendor tells an agent they want $1.2 million and that's what is expected, this is what they put on the agency agreement. If it's advertised with a $1.2 million price guide and the auction just goes crazy and reaches $1.8 million - that's not misleading necessarily. If a vendor tells an agent they want $1.8 million and that's expected, this is what they put on the agency agreement and it's advertised with a $1.2 million price guide - that is misleading. It would be bizarre for an agent to put $1.2 million on any agreement if, and those that are good at their job can guess to almost the $1,000 what a property will go for, they know it will go for a substantially different price.
I have seen instances, and heard of many others, where the reserve is higher than the price guide. I suggest alerting us here with the details. But remember, the reserve price is usually set on the day or close to it. We all know how emotional this part of the process can be for both vendors and buyers. If there's a last minute surge in interest, or the vendor changes their mind, they could easily put the reserve higher than they'd previously indicated to the agent. This doesn't mean the real estate agent has done the wrong thing. The piece of paper that proves the underquoting remains the agency agreement - although you could make a good argument for the reserve price being indicative of whether there may be underquoting.
Grey areas can occur when you have unusual properties, infrequent sales or when the market is just going off (and in this last instance, some predictive measures should be able to be used). Of course, it's largely these types of properties where auctions are used to best effect and are therefore most popular.
Rather than decreasing information provided, it's worth a suggestion that either more information is given - such as the dollar figure put on the agency agreement - or more policing of underquoting takes place. This would require an effort, but a higher level of regular enforcement and presence, such as turning up at auctions and checking agency agreements, would quickly stamp out many of these issues. It would also shine the light onto the practice and reveal whether it is as "widespread" as expected by some. There is a huge role for the authorities here, and I look forward to seeing them take action in the future.
What is also worrying about the changes to the Queensland legislation, which has been touched on by a number of news outlets and the <a href="https://www.change.org/en-AU/petitions/jarrod-bleije-mp-amend-proposed-legislation-aimed-at-banning-price-guides-on-properties-going-to-auction-in-qld?recruiter=83952376&amp;utm_campaign=signature_receipt&amp;utm_medium=email&amp;utm_source=share_petition" target="_blank">Change petition from News Limited's real estate editor Kylie Davis</a>, is the penalty provided to real estate agents should they tell journalists a price guide on a property. Property media is a significant part of the Australian landscape and our real estate industry. There's already plenty we can't say as journalists without facing defamation lawsuits which, even if you win, can cost you dearly in the process. The one thing we'd hate to lose is the ability to comment on these prices or for our sources to be fined for providing information to us. Without price guides we head in blind, not knowing the dollar figure significance of an auction and left to 'guesswork'. Record-breaking auctions in Queensland may miss out on coverage - sometimes the price guide is enough to prompt a reporter to turn up.
The fact remains, however, that this is largely about how it will affect buyers and vendors and less to do with the reporters. A disconnect between the Real Estate Institutes recently appeared about this issue and I was struck by the comments from the CEO of the REIQ, Anton Kardash <a href="https://www.propertyobserver.com.au/new-south-wales/real-estate-institutes-go-head-to-head-over-queensland-auction-price-guide-debate/2014030268111" target="_blank">where he said that auctions are not unique to real estate</a>.
"Art, horses and motor vehicles, to name but a few, are regularly auctioned without a fixed price or a price guide because that is the very nature of auctions. The market will decide on the day of auction what it is prepared to pay for that particular asset," Kardash said.
But property, as no doubt many will agree, is not an artwork (although it can be), or a horse or a motor vehicle. Even those who buy mainly to invest will be forced to concede that for many this is their home and their life savings and we all deserve more from our industry than to treat property as solely another commodity.
He explains that not presenting a price guide is already the 'norm' in Queensland - and certainly it makes sense to legislate to ensure everyone is on the same page. But he also said this: "It should also be highlighted that if a seller wishes to market a property with a price or using a price guide, they may do so by instructing their agent to sell via the much more popular private treaty method."
Vendors should be able to sell their property with as much accurate information as they'd like to provide. If they want to include a building and pest inspection, a valuation and some rental appraisals into the mix, they should be able to. Why should they be unable to guide on price as well?
Kardash also points to the complaints being "rife" in other states regarding price guides for auctions. Considering New South Wales and Victoria are the two states with the biggest auction cultures, it would be a safe bet to assume he is pointing to Melbourne and Sydney as the perpetrators. I know many real estate agents in both of these capitals and a huge number of them are upright individuals that I would be shocked to see knowingly involved in any misleading behaviour. While I can't deny that there are some of the other side of the fence, why should we restrict those who take to their role with professionalism?
When it comes to property, as with most things in life, the more information the better. Our readers have been clear in a number of Property Observer polls, emails and comments that they'd like to see reserve prices published as an option if price guides are not available. Let's make the information provided more accurate, rather than looking to decrease that we already have.
<img src="/images/stories/2014/03/03/poll-results-march-3.png" alt="poll-results-march-3" width="470" height="111">
<a href="mailto:jduke@propertyobserver.com.au" target="_blank">jduke@propertyobserver.com.au</a>
Disclosure: Jennifer Duke has signed the Change petition against the Queensland auction price guide ban 
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Letter from the editor: More information not less please Queensland

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New insurance policy data from the Queensland Building and Construction Commission has seen a 27% uptick in two years in premium policies written.
Noting that the insurance policies are a precursor of building activities due to requirements in the Act that requires insurance premiums to be paid when entering into residential construction works contracts, Minister for Housing and Public Works, Tim Mander, expects to see construction grow.
“5,544 insurance premium policies were written in January 2014, compared to 4,946 in January 2013 and 4,349 in January 2012,” Mander said.
“That’s a 12%  increase on 2013 and a 27% increase over 2012, and shows dwelling construction is heading in the right direction.”
Homeowners are covered by the premium under the Queensland Home Warranty Scheme for up to six and a half years. This could be incorrect or incomplete work and subsidence issues.
Mander said the increase is lining up with ABS data, showing a trend dwelling approval increase of 2.6% in January.
However, it isn't just construction on dwellings that shows up in the premiums, with home warranty insurance required for all builders or contractors who undertake work over the value of $3,300 for a homeowner in certain categories, making it less certain that the increase will be as pronounced as the "construction boom" suggested by Mander's release.
Premiums may include work on building a new home, related roof building, townhouse or multiple unit dwelling (no more than three storeys), but it also relates to adding to, altering, renovating or repairing a dwelling, replacing or refitting of fixtures or fittings in a kitchen or bathroom or work on an unenclosed elevated platform, deck or veranda.
Painting, swimming pools, driveways, paths or roads are not included as residential construction work. You can see <a href="https://www.qcheck.com.au/forms/Insurable-Residential-Construction-Work.pdf" target="_blank">a full list here of what is included</a>.
<a href="mailto:jduke@propertyobserver.com.au">jduke@propertyobserver.com.au</a>
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Expected lift in construction activity pre-empted by insurance data

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The greatest contradiction in real estate is the gap between perception and reality on the best places to buy.  
It's extraordinary how many people cling to cherished beliefs about the superior qualities of  locations that don't deserve it.  
A good deal of evidence on this is contained within the latest edition of the REIQ's quarterly report.  
Based partly on this evidence but also on other research, here are the top five Queensland places that don't deserve their reputation as good places to buy.  
1) Noosa
This is Australian real estate's biggest lemon. Somehow Noosa gained a reputation as a great place to invest in holiday homes. The people who believe this clearly don't trouble themselves with research. The typical Noosa apartment is today worth 37% less than it was five years ago.
Despite agency rhetoric last year about market recovery, the median unit price is still falling – it dropped 8.5% in 2013. Houses aren’t much better, with a similar delcine in 2013 and values are currently 15% lower than five years ago.
If anyone knows about a worse performing market anywhere in Australia, please let me know.  
2) Surfers Paradise 
Investors should never go anywhere near this market. Surfers is about speculators and tourists, never a great foundation for a property market.
The average Surfers unit is today worth 12% less than five years ago. And despite all the bullish rhetoric spewing forth from the nation’s propaganda capital, values are still falling. The median price for Surfers Paradise apartments dropped 12% in the December quarter.  
3) The Gold Coast generally
Take a look at where values currently sit, relative to five years ago. Main Beach units: down 19%. Hope Island units: down 21%. Southport units: down 22%. Hope Island houses: down 38%. Broadbeach Waters houses: down 15%. Runaway Bay houses: down 15%.
There are now signs of improvement on the Gold Coast and inland housing suburbs in particular are starting to return to price growth. But there is every indication the Gold Coast will fall into the same trap that has hindered it in the past: a chronic oversupply of highrise apartments, which drags down the whole city market.
Now that developers have discovered their version of heaven on a stick – poorly-informed Asian investors – we're going to see another development frenzy. If insanity is repeating the same mistakes again and again, the Gold Coast is the nuttiest place in the nation.  
4) Brisbane CBD apartments 
Marketing agents are hyping up the rising sales of inner city units in Brisbane, but I would urge investors to approach with caution. Vacancies in the CBD are above 6% and rising, and most of the near-city suburbs have vacancy rates above 4%.
High vacancies cause rents to drop and propery values inevitably follow. It’s not yet as bad as Melbourne’s insane surplus, but it’s heading in that direction. Brisbane developers are chasing the same Field of Dreams as their Melbourne buddies: build it and the Chinese will come.  
5) Port Douglas 
Back in the 1980s when the Japanese were invading tropical north Queensland and Christopher Skase was trying to redefine luxury in hotels, Port Douglas became the next big thing. It never delivered on the hype but it somehow retains its status (with some, at least) as an exciting place to pour your life savings.
People still ask me whether “it’s still a good place to buy”. In reality, it never was – and it certainly hasn’t been lately, despite the lovely environment and proximity to the reef and the rainforest.
Here’s some raw data on the Port Douglas market: the median unit price has fallen an average 6% per year over the past five years and the median is now down to $220,000; the house market has dropped 6% per year over the past three years; the typical Port Douglas house today is worth 26% less than five years ago; and a Port Douglas house typically spends over a year on the market before selling, according to Australian Property Monitor.
But none of that will stop people continuing to buy in these places, especially if they read that everyone else is.
Terry Ryder is the founder of <a target="_blank" href="https://www.hotspotting.com.au/" rel="nofollow">hotspotting.com.au</a>.
You can contact Terry via <a href="https://mailto:%20ryder@hotspotting.com.au" target="_blank">email</a> or on <a href="https://twitter.com/hotspotting" target="_blank" rel="nofollow">Twitter</a>.
 
                       
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The five most overrated Queensland markets to buy in

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A retail complex at Oxenford on the Gold Coast has sold for $2.145 million to a local private investor.  

The sale of 110-112 Old Pacific Highway reflected a yield of 7.8%.  It houses four tenants - Ray White, a dentist, The Salvation Army and a Seafood &amp; Pizza eatery, which occupy a total of 570 square metres of retail space. The combined net income is about $175,750 per annum.

The tenants have between one and four years left remaining on their lease with options ranging between three to five years. The largest retail tenancy - the Salvation Army - covers an area of 220 square metres at a rent of $48,920 per annum.

The sale was negotiated by Mr Mason Kidman and Alan Robertson of Colliers International.

Mr Mason said the property was a straight forward income producing investment which was managed entirely by the previous owner. 

He expects the property will also benefit from significant infrastructure and commercial development that is currently in planning or under construction, pointing out that there was about $43 million worth of projects already underway in Oxenford.

Mr Mason said that the retail complex was positioned over two titles on a land area of 1,556 square metres and it had potential for future development, as it fell under a Zoned Central Oxenford Local Area Plan with allowance of up to three storeys build.

<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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Gold Coast retail complex sells for $2.145 million

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A local investor has snapped up a commercial retail site at Capalaba in Brisbane's east for $3.7 million.  
The 1 Moreton Bay Road property is anchored by a Cash Converters outlet and sits on a site area of about 4,224 square metres, with the building area at about 1,542 square metres.
Ray White Commercial Bayside’s Nathan Moore and Michael Keddy were the selling agents, acting on behalf of a private seller.
“This freehold property has three tenancies with a potential net rental income of more than $320,000 per annum,” said Mr Moore. 
Cash Converters started a 3 x 3 x 3 x 3 lease in January, 2011 and have exercised the first option.
An outdoor furniture is another tenant in the property, while the third tenancy is currently vacant.
“We are working with a number of parties to finalise a lease over this prized corner location,” said Mr Keddy. 
<a target="_blank" href="mailto:news@propertyobserver.com.au"></a><a href="mailto:news@propertyobserver.com.au">news@propertyobserver.com.au</a>
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