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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Ipswich, an urban centre in Southeast Queensland, is located about 40 kilometres west from the Brisbane CBD. Flanking the Bremer River Valley, it has been the victim of flooding in the last few years, rendering it less-than-ideal for property investment in the eyes of many.
However, it has recently been put back in the spotlight as an investor’s playground. This can be attributed to an abundance of properties in the entry-level market.
Australian Property Monitor’s senior economist Dr Andrew Wilson told Property Observer he expects to see “some growth” in the Ipswich market in the next year. 
“Ipswich is starting to pick up, in line with the Brisbane economy. It is one of those markets that appeals to entry-level buyers,” he said.
wHeregroup director and location researcher, Todd Hunter, agrees that the property market there is “fairly warm” at the moment.
He picks out Springfield and Springfield Lakes as the top suburbs in the area, for both proximity to the CBD as well as the new Springfield train line due to open later this month.
However, he notes that investors who got in early have already snapped up many great properties, perhaps leaving the pickings a little thin.
“There’s still money to be made, but not as good as it would've been 12 to 24 months ago,” he said.
Infrastructure in place, including the upgrade of the Centenary Motorway, makes Ipswich an accessible area as well.
Hunter added that Ipswich will see a change of demographics in the coming years.
“A lot more people will be forced out of the CBD, and looking for lifestyle and affordability. The incomes will be higher, the whole area will start changing,” he said.
Personally, he began purchasing properties in the Ipswich area from 2010 to late 2012, with the exception of a gap when the flood occurred and insurance companies placed an embargo on house insurance for flood-prone areas.
“There were some really good bargains where properties had previously been sold between $370,000 to $420,000 in the boom at the end of 2006 to 2007; we were picking those properties up at $285,000 to $290,000. Those same properties now would be worth about $310,000 to $320,000, and I think the market will keep increasing,” he said.
He added that the most popular style of home in the area is one with four-bedrooms and two-bathrooms.
Additionally, he warns against suburbs that have been previously hit by the floods as insurance will be very expensive. These include riverside suburbs such as Goodna, Brassall and Barrellan Point.
Overall, he believes the property market in Ipswich will remain profitable. 
“It’s in its early stages, in a really good upcycle. I see very good times probably around the next 18-24 months,” he said.
An increase in investor activity can lead to a great rental market as well. Kelly Higgins, state manager for MPM Property, told Property Observer they have seen “the Ipswich region have significant rent increases across key suburbs throughout 2013.”
“We have achieved averaged rent increases between 3% to 6% in suburbs of high demand including; Brassall, Redbank, Raceview and Springfield,” she said.
She also mentioned that the most sought after homes are newly-constructed four-bedroom two-bathroom double lock ups to accommodate families.
“The Ipswich area attracts families that are seeking an affordable housing option, whilst still being close to Brisbane suburbs and major public transport and infrastructure,” she added.
Higgins notes that MPM Property has seen positive results thus far with rent increases and reduced vacant days on market.
“We see this as a brilliant result for current investors and the opportunity for other investor to consider the Ipswich market. We see this as ideal time to invest in the Ipswich region with ample affordable property options currently on the market or house &amp; land package options which are also available,” she said.
She also anticipates the rental market to remain “buoyant” as a result of stability and steady returns across the rental market, as well as ongoing growth, affordability, proximity, and infrastructure enhancements across the city region. 
<a href="mailto:DLeow@propertyobserver.com.au">DLeow@propertyobserver.com.au</a>
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dleow-BGaNPbHWyK

Suburb spotlight: Ipswich picks up

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An initiative by the City of Gold Coast to stimulate development activity and create jobs has generated about 9,500 jobs and more than $885 million in building projects, potentially generating residential housing demand.
Named Construction Kickstart, a report to the City Planning Committee stated that the initiative has resulted in the commencement of 282 projects, including 55 industrial developments.
Kickstart started on October 1 2012, and concluded on September 30 this year.
Of the 55 eligible industrial developments, 38 are still underway and 17 have been completed. 
President of the Urban Development Institute of Australia Gold Coast Logan Branch, David Ransom, said the Kickstart initiative had been a very worthwhile exercise which proved the City of Gold Coast had an ‘open for business’ attitude.
“There is a strong linkage between the level of infrastructure charges and the economic viability of projects,” said Mr Ransom.
“Employment generating projects such as industrial and retail will provide a triple benefit to the city by creating construction employment and ongoing operational employment, as well as fuelling residential housing demand.”
It is estimated 2,000 ongoing jobs will result from these projects and other non-residential projects that have commenced.
Non-residential land uses that qualified for Kickstart include a child care centre, sports facility, fast food outlet, service station, place of worship, indoor recreation, as well as retail facilities.
The City of Gold Coast’s Division 3 is home to the highest number of Kickstart projects, with 52 commencing, the majority of these being residential developments. 
Division 1 and Division 4 ranked second and third in terms of Kickstart developments, with 48 and 31 eligible projects respectively. 
Mayor Tom Tate said the figures showed Construction Kickstart had been an overwhelming success.
“This initiative was always about creating jobs and encouraging development activity and it’s certainly done that. When we launched the project, we estimated 4,000 jobs would be created so to reach an estimate of 9,500 is fantastic,” he said.
Phase One of Kickstart offered 100% discount on transport, recreation facilities and stormwater infrastructure charges, while Phast Two offered a 50% discount on the same charges.
Projects that have benefitted from Kickstart include a 41-storey residential tower in Surfers Paradise, a large warehouse and industrial facility, and apartment complexes.
<a href="mailto:dleow@propertyobserver.com.au" target="_parent">dleow@propertyobserver.com.au</a>
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Gold Coast's Kickstart generates $885 million in projects, could fuel residential demand

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According to the latest report from SQM research, vacancy rates experienced tightening across all capital cities, with the exception of Darwin and Brisbane.
Both cities saw a 0.1% increase in vacancy rates. However, Darwin recorded the highest vacancy rate nationally at 1%.
Brisbane’s vacancy rate currently stands at 2.2%, up by 0.6% on last year’s figures.
The national vacancy rate for October was 2%.
SQM Research director Louis Christopher told Property Observer that Brisbane has seen a “real sustained rise [in vacancy rates] in the CBD itself”.
“The Brisbane market has been fairly well-supplied over the last few years. The Brisbane CBD rate is quite elevated at 4.2%. This is the seventh month in a row we have seen a rise in vacancy rates,” he said.
<blockquote class="twitter-tweet">
<a href="https://twitter.com/JennieDuke" target="_blank">@JennieDuke</a> But I don't like what I am seeing on the rental front in the CBD. Vacancies at 4.2% now and rising fast. <a href="https://t.co/pBkSdqtm3k" target="_blank">https://t.co/pBkSdqtm3k</a>
— Louis Christopher (@LouiChristopher) <a href="https://www.propertyobserver.com.au/https://twitter.com/LouiChristopher/statuses/401148992035119104" target="_blank">November 15, 2013</a>
</blockquote>
“Naturally this is one of the reasons why the overall vacancy rate [in Brisbane] has risen. It’s currently a tenant’s market in the middle of town.”
He notes that the vacancy rate in the Brisbane CBD was 2% in October last year.
When asked what could have contributed to this rise, Christopher rules out an increase in investor activity.
“Investor activity in the Brisbane market is relatively weak, definitely lower compared to the Sydney market,” he said.
“It’s a difficult one to call. We know supply is more fluid in the Brisbane market for some years now. There has been a state downturn in the economy, particularly in Brisbane. Office vacancy rates are extraordinarily high, at 12%. I’m just speculating, but this high CBD vacancy rate could be a reflection of a structural downshift in white collar workers,” he said.
He added that investors would find it difficult to lift rents in the Brisbane CBD.
Christopher also said it is important to note that rents in Brisbane have risen strongly over the last three years.
“Rents have risen 18.9% for houses and 25% for units. The last 12 months in particular have been weak, and both houses and units have been falling in rent over the last three months,” he revealed.
Conversely, asking prices have recorded increases of 0.9% for houses and 0.5% for units over the last 30 days, according to SQM Research. 
<blockquote class="twitter-tweet">
<a target="_blank" href="https://twitter.com/JennieDuke">@JennieDuke</a> Our asking prices series is recording a similar trend (up 0.9%,houses &amp; 0.5%,units) over past 30 days. <a target="_blank" href="https://t.co/X3Qy60Plql">https://t.co/X3Qy60Plql</a>
— Louis Christopher (@LouiChristopher) <a target="_blank" href="https://www.propertyobserver.com.au/https://twitter.com/LouiChristopher/statuses/401148547015274496">November 15, 2013</a>
</blockquote>
The report also stated that nationally, Melbourne recorded the highest vacancy rate at 2.7%. Sydney recorded a vacancy rate of 1.5%, down by 0.1% from September this year.
Canberra recorded the highest yearly increase in vacancies, climbing 1.1% to 2.1% from last year’s figures.
Hobart was the capital city to record the largest yearly decrease in vacancies, falling by 0.5% to 1.5% on last year’s figures.
Adelaide recorded the largest monthly vacancy rate decline of the capital cities, falling by 0.2% during October 2013 to record a vacancy rate of 1.3%.
<a href="mailto:dleow@propertyobserver.com.au" target="_blank">dleow@propertyobserver.com.au</a>
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Brisbane rental market down in October: SQM Research

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A 70 square metre retail strata shop in Brisbane's southern suburb of Shailer Park has sold for $485,000.
The sale price reflected a yield of more than 9%.
A local small business owner purchased the property, at 10/46 Bryants Road, which is leased to long-term tenant - tutoring service provider Fruition Tuition. The shop sits within a complex of 20 tenancies with no vacancies. 
The selling agent was Silvio Bevacqua of Ray White Commercial Springwood.
Mr Bevacqua said “the current rental return is $44,350 per annum with the tenant paying all the outgoings so the sale represents a very solid net yield of 9.14% to the local investor seller.”
He said the sale showed the growing demand from buyers currently in the south-east Queensland property investment market with the current investor demand exceeding supply in most areas.
“We do not expect this to slow down solid results any time soon and with the potential for continued lower interest rates we would expect this trend will only strengthen," said Mr Bevacqua. 
<a href="mailto:%20news@propertyobserver.com.au" target="_blank">news@propertyobserver.com.au</a>
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kjiminez-eaYKfU7qd2

Retail strata shop sells for $485,000 in Shailer Park, Brisbane

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Calling for a buyer who is an "Amateur chemist or horticulturalist," a description from Property Now advertises this <a href="https://www.propertynow.com.au/realestate-residential-parrakie-58622.aspx" target="_blank">Price Street, Parrakie, South Australia property</a> on the market for $55,000.
Owner of the property Michael Uspensky from National Rental Inspections told Property Observer that it is, of course, tongue in cheek.
With its nod towards Breaking Bad, Uspensky said he'd bought it about four years ago for around $60,000 and put it to market about six months ago, with the "normal, nice, happy way" of advertising.
It didn't work, so he decided on a different tact.
The photos, which arguably could have made their way onto our<a target="_blank" href="https://www.propertyobserver.com.au/news/the-worst-real-estate-photographs-you-ve-likely-ever-seen/2013110766234"> list of the worst real estate photography</a>, further help the amusement around this piece.
{yoogallery src=[images/stories/2013/11/13/par]}
Uspensky said that it's a $55,000 property, and says the photos are appropriate for the type of property.
"WAITING TIL THE HEAT’S OFF? PREFER TO BE LEFT ALONE? A steal at only $55,000 and 27 kilometres from the nearest cop shop. Seriously, a bargain buy for someone who wants to really get away from it all," the advertisement says.
With a separate garage, the property advertisement recommends a coat of paint and some minor work to fix it up.
"It has got some attention, some of the locals are a little bit concerned," he laughed, noting he was careful not to actually say 'drug-dealer' in the advertisement.
"Everyone pitches to first home buyers and the return on investment but I don't like to do the same thing," said Uspensky.
"A lot of my marketing is very politically incorrect. If I can get a smile out of a person they're listening."
And it seems to be working, so far he has had a number of phone calls.
Will it sell? Time will tell!
<img src="/images/stories/2013/11/14/poll-results-nov-14.gif" width="427" height="129" alt="poll-results-nov-14"><a href="https://mce_host/jduke@propertyobserver.com.au" target="_blank">jduke@propertyobserver.com.au </a>
 
 
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jduke-EHk3XBmHkn

Advertising your property to drug-dealers? This owner is doing just that

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Located in south-east Queensland and 127 kilometres west of Brisbane CBD, Toowoomba is Australia’s most populous inland non-capital city with a population of over 100,000, according to ABS statistics. 
In the last year it has grown to be "the strongest-growing region of all of Queensland," according to Australian Property Monitors (APM) senior economist Dr Andrew Wilson. He foresees that activity there will remain strong over the next year or so. 
This can be attributed to Toowoomba’s geographical location as a gateway to the Surat Basin resources and mining areas.
However, he has his reservations about Toowoomba being labeled a 'hotspot'. 
"It was the most affordable of the region, driving everyone to Toowoomba as there’s higher yields there. Because of increased investor activity, it has been highlighted as a hotspot – but the curse of the hotspot could lead to an oversupply of investment properties, pushing down rents and yield," he told Property Observer.
At the moment, Dr Wilson thinks Toowoomba is tracking a similar outcome to Gladstone, with one clear difference.
"The only differentiation is that there are no similar large urban areas as an alternative living area near Toowoomba. In Gladstone, people could live in other areas where it’s cheaper. It sees a lot of drive-in, drive-out workers, some driving in from as far as the Sunshine Coast," he said.
As for the similarities between Toowoomba and Gladstone, Dr Wilson believes that in areas with an oversupply of investment properties, there needs to be investment in the area or population growth in order to maintain the returns investors require.
"Surges in investor activity tend to oversupply the market. It will follow an adjustment process in the medium term as we see in Gladstone," he said.
In the short term, Dr Wilson has seen an acceleration in activity in Toowoomba, and believes it will remain as Queensland’s strongest-growing region in the following months to come.
Ray White Toowoomba principal Andrew Carter thinks Toowoomba’s property market is at the beginning of its recovery.
"We’re at the start of an upwind; we’ve been recovering quite quickly on sales volumes. The number of sales have now recovered to long-term averages," he told Property Observer.
He noted that property prices are starting to trend upwards. This could be due to a new town plan being put in place in that encourages infill development, which has had significant impact on land valuation in certain zonings. 
While Toowoomba has often been compared to Gladstone, Carter thinks the two are vastly different. 
"Toowoomba is the largest inland city. Gladstone is much smaller than Toowoomba. Traditionally, Toowoomba has been supported by the agricultural industry which is still there. All that’s happened adds another dimension to the commercial spots of Toowoomba as a centre," he said.
Toowoomba’s vacancy rate was 1.3% as of September’s end, but Carter emphasises that the area has historically had a low vacancy rate.
"We haven’t necessarily had surging rents like you would expect. We haven’t seen circumstances where there is bidding for property where people have to pay significantly above the asking rent in order to secure the property," he said.
From a commercial perspective, Carter thinks Toowoomba still needs some population growth and optimism.
In addition, Carter does not think Toowoomba has reached a point of oversupply.
"Traditionally, Toowoomba is a very conservative place, not prone to boom or bust movements [compared to] other markets. It’s not the Toowoomba way. I can’t see any evidence that we are in a boom/bust environment. It will still provide very solid investment growth for people going forward," he said. 
He added that Toowoomba will see its infrastructure strengthen with the addition of Australia’s first public airport next year, as well as the Toowoomba Second Range crossing.
"These are major infrastructure projects. If you look at the major fundamentals of investments, investing in Toowoomba is fantastic," Carter said.
McLean Property Toowoomba owner Lynn McLean has lived in Toowoomba all her life. She echoes Carter’s sentiments that the market is doing well.
"The property market in Toowoomba is firing, the enquiry level is high especially from investors. This enquiry is largely from interstate buyers and I often hear complaints from local buyers who miss out on a property, they say they were not quick enough. The enquiry and sale level has definitely increased from this time last year," she told Property Observer.
In addition, McLean says there is a shortage of available land at the moment in Toowoomba, which has slowed the supply of development sites for both units and houses.
In her years of experience, she has seen Toowoomba’s property values protected by the city’s different markets, including the rural sector. 
"Over the last 23 years of investing and selling real estate in the Toowoomba market it has become obvious that Toowoomba is one of the few cities in Australia which offers a very safe environment for investing," she said.
With a slowdown in supply, she has seen rental returns go beyond dollar for dollar, which indicates demand outstripping supply.
"As vacancy rates fall the rents go up and of course the investors are happy, but affordable rent starts to disappear," she added.
She notes that all markets are built on supply and demand, and she foresees demand outstripping supply in both the rental market as well as properties for sale.
Lastly, she reiterates that it is a good time to invest in Toowoomba at the moment.
"There has never been a better time for investment in this region. The new airport, the range crossing, the planned rail system, the city centre redevelopment and the Charlton Wellcamp Enterprise Centre are all indicators of enormous confidence in the region," she said.
<a target="_blank" href="https://mce_host/DLeow@propertyobserver.com.au">DLeow@propertyobserver.com.au </a> 
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Suburb spotlight: Toowoomba

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Low income households in Beenleigh have been given some good news with 12 new and affordable houses available through the National Rental Affordability Scheme.
Opening the complex on Tuesday, housing minister Tim Mander said the project marked the 2,000th dwelling delivered in Queensland by the National Affordable Housing Consortium.
“The National Rental Affordability Scheme is a key part of our Housing 2020 vision,” Mander said.
“Projects like this one are a godsend for people who may otherwise face a long wait for social housing.
“The Newman government promised to revitalise frontline services for families. That’s particularly important when it comes to helping people on low or modest incomes.’’
Properties in the scheme fill an important gap in the market for those who may not be considered high-needs, but who still struggle to find an affordable place to live, he said.
“Under the joint state and federal program, properties must be rented at no more than 80% of the market rate for that area.
“Building 2000 properties in five years is a fantastic effort from the team at NAHC, not to mention a great result for Queenslanders.”
NAHC chief executive Mike Myers said the rental affordability scheme was making ‘’a real difference’’ to the lives of thousands of families.
“A typical NRAS tenant is saving over $90 per week in rent and this makes a huge difference to those on lower incomes” he said.
“We have another 1,000 homes in our construction pipeline and remain fully focused on meeting community needs for affordable housing.”
Mander said the government was committed to delivering an additional 12,000 social and affordable housing dwellings throughout the state.
“Our job is to make sure Queensland has a flexible, efficient and supportive housing system that gives all Queenslanders the dignity that comes from having a safe and affordable place to call home.”
<a target="_blank" href="mailto:%20staylor@propertyobserver.com.au">staylor@propertyobserver.com.au</a>
 
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staylor-63KgDrKwoY

New NRAS properties announced for Beenleigh, Queensland

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The Planning Institute Australia has awarded Queensland’s State Assessment and Referral Agency (SARA) with the 2013 Improving Planning Processes and Practices Award.
SARA, launched on July 1, 2013, was created to centralize state referrals and to streamline development application assessments in a ‘one-stop-shop’ approach.
More than 1,100 applications have been lodged through the new system.
The new system has implications for commercial premises development also, explained Minister for State Development and Infrastructure, Jeff Seeney.
“A beverage company, for example, which had sought a new site to expand its operations, had to consult with and obtain approval from five different agencies on a range of matters from waterways and native vegetation to the project’s impact on state transport infrastructure,” Seeney said.
“Now such companies will only have to obtain approval from one agency – a win for common sense.”
Planning Institute Australia’s state president, Kate Isles, said that cost and time inefficiencies for development applications had now been addressed.
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Queensland state planning’s one-stop-shop awarded

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An increased investor appetite for retail property by private and institutional buyers in Queensland is ramping up transaction levels across the state’s retail sector. This includes a renewed desire for bulky goods centres.  
The increase in transaction activity - both in total value and in the average size of transactions – is highlighted in a research report by estate agent Savills.  
Insight Retail Queensland shows a total of $2.2 billion worth of retail property sales above $5 million in Queensland in the 12 months to September - up from $1.46 billion in the previous year and well up on the five-year average of $1.13 billion.  
It shows that investor demand for the state’s retail assets is coming from all buyer categories: from private investors and syndicates up to institutional investors who accounted for $1.14 billion of the total $2.2 billion transacted during the year to September.  
The report shows that investor demand is growing across the whole spectrum of retail property: from regional, sub-regional, and neighbourhood centres to renewed interest for bulky goods centres.  
The average size of retail transactions has increased significantly: from $48 million in the previous year to $73 million in the year to September this year, reflecting the increased appetite for sub-regional and regional scale assets from institutional buyers.  
By number of sales, properties in the $10 million-$50 million price range proved the most popular, accounting for around 52% of the total number of properties transacted.  
 <img alt="queensland_retail_nov_6" src="/images/stories/2013/11/06/queensland_retail_nov_6.png" height="306" width="470">    
“Investors are sensing that 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,’’ Savills Queensland retail sales director Peter Tyson said.  
“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.  
“We have already witnessed this year improved demand and increased competition with compression of yields for larger and prime assets. We expect this will continue as purchase opportunities remain tight, debt remains low and the weight of capital seeks to find a home.”  
Tyson said Queensland’s retail trade had grown to $54 billion annually and was now 20% of the national annual trade. He said sales in the household category had recovered from negative growth to be up 5% in the past 12 months.  
“One of the key criteria that investors are looking for is a balanced tenancy mix. That is, the right number of specialties-to-anchor ratio and the right variety among the specialty tenants,” he said.  
“Non-discretionary retail tends to hold up the best in economic downturns and, accordingly, neighbourhood centres have been consistently popular, although they do fall in the right price range also for a greater percentage of private investors and syndicates.  
“In the past 12 months, an appetite for bulky goods centres has re-emerged, particularly on the back of some attractive yields. Overall, the outlook for bulky goods has certainly improved, which is reflected in the volume of sales in this category, and we expect this to continue.”  
There are plenty of indicators to support an optimistic outlook for retail across the board, said Savills Queensland research director Paul Day. ‘’Interest rates are at record lows, unemployment is stabilising and likely to be contained below 6.5%, and household savings are at a 20-year high.  
“Improved margins in household savings and population growth will drive total spending. Already we are seeing Queensland outperforming the other states with 3.2% trend growth in retail turnover - double the Australian average for the 12 months to July 2013,” he said.  
“Population growth is again on the rise and the median house price differential between Brisbane and the southern capitals has again widened to more than $100,000. This will promote higher levels of interstate migration.  
“We see a jump in retail trade turnover coming which will enliven the sector and the economy in general. 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.  
“Judging by the demand this year for retail property - from the smallest convenience centre through to major centres - it appears that investors share the same sentiment for the sector.”  
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Queensland's retail sector ramps up under increased investor appetite

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The Gold Coast has long been a dangerous place for investors and, with the hype machine starting to spit out "buy now" messages; it's timely to look at what's real in this sunny place for shady characters.




Much is being made of the increased level of buying by Chinese investors and the inference from marketers is that Australians should be following their lead. Reports are telling us at Chinese investment in the Gold Coast market has "exploded" in the past year, with a particular focus on high-rise apartments in so-called "prime" locations.



Mayor Tom Tate, who seems intent on building a city for overseas tourists and speculators, has termed this "a remarkable turnaround in the city's fortunes".



Let's be clear about what's happening. Chinese investors aren't targeting the Gold Coast. The Gold Coast is targeting Chinese investors.



They're not scouring the country for the best places to buy and concluding that the Gold Coast has the best prospects for capital growth. Developers and their marketing teams are going to China and telling them the Gold Coast is the best place to buy. And, sadly, some Chinese investors believe them.



Let's look at the past, present and future of the Gold Coast residential market.



Over the past five years, property values have declined - a lot, especially in the unit markets. A vast over-supply, which still lingers, has forced down rents and prices.



Every suburb that has apartments currently has a median unit price below the levels of five years ago - with one exception. According to Australian Property Monitors figures, the median unit price for Broadbeach is the same as it was five years ago.



That means that the best result achieved by a unit market on the Gold Coast since 2008 is no growth.



Everywhere else has delivered a story of decline. The median unit price for Surfers Paradise has dropped from around $400,000 five years ago to about $340,000 now. The median unit price for Main Beach has dropped 25% since 2008 - what was worth $740,000 five years ago is worth around $565,000 today. Mermaid Beach, Runaway Bay, Burleigh Heads, Southport, Coolangatta, Palm Beach, Hope Island - they all have similar stories.



So the past is bad - and the present isn't particularly positive either. Despite the much-publicised burst of Chinese investing, there is no sales momentum in the Gold Coast market. Indeed, that's why developers are targeting Asia. They don't go to the trouble and expense of marketing in China if there are local buyers for their products.



If the Gold Coast was poised to return to price growth, as those with vested interests are claiming, there would be evidence of rising sales volumes.



But there is no such evidence. Some markets still have declining sales numbers. Most are, at best, moving sideways. The only markets showing any improvement in terms of sales activity are inland housing markets like Robina, Benowa and Elanora.



And what of the future? The danger is that the Gold Coast, excited about the expected boost from the 2018 Commonwealth Games, will indulge another frenzy of high-rise development, thereby generating another period of over-supply.



That will certainly happen if Mayor Tate has his way. Not only is he actively encouraging a "reach for the sky" mega tower mentality, but he's building one himself. Tate is a key partner in a venture to build a 60-level tower of apartments and hotel rooms in Surfers Paradise.



No doubt it will be bought by foreign investors and tenanted by foreign tourists - and it will be part of the glut we'll be talking about in 2020.

<hr>
Terry Ryder is the founder of <a target="_blank" href="https://www.hotspotting.com.au/" rel="nofollow" style="font-size: 14px;">hotspotting.com.au</a> and 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" style="font-size: 14px;">Twitter</a>.
 


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

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