ASX-listed developer <a href="https://www.apartments.com.au/developers/stockland">Stockland</a>&nbsp;is continuing its push back into the new apartment market, filing plans for a prominent gateway site between Collingwood and East Melbourne.

The development giant, which moved back into the new apartment space when it announced Stanton Place in Sydney's Rosebery and have since filed plans for a 50-storey tower, are jumping into the off the plan Melbourne market.

They are hoping to create a mixed-use neighbourhood precinct for <a href="https://www.apartments.com.au/new-apartments/79-81-victoria-parade-collingwood-vic-3066">79-81 Victoria Parade</a>, replacing an existing commercial building with a scheme by <a href="https://www.apartments.com.au/architects/john-wardle-architects">Wardle</a>&nbsp;for 478 apartments,&nbsp;ground-floor retail, new public open spaces and a publicly accessible pedestrian laneway.

<img alt="First look: Stockland plans new mixed-use neighbourhood precinct for Collingwood gateway site" data-entity-type="file" data-entity-uuid="72dbbca9-3918-4073-afad-a0c0c35be8e7" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/stockland%20pers.png?VersionId=bzMVUKKxvwuNK1m0v_td126Rgct32uk_" />

The design report identifies the public realm as a central driver of the proposal.

"Collingwood has limited access to high-quality parks and public open space, and the proposal delivers valuable new areas for respite, social interaction and fine-grain retail activity."

The development would deliver a diverse mix of housing, including studio, one, two and three-bedroom apartments alongside townhouse-style residences. Two basement levels are proposed beneath the development, providing resident and retail parking as well as extensive bicycle facilities.

Wardle's design draws heavily on Collingwood's industrial character, using articulated building forms, brickwork and robust materials inspired by the suburb's warehouse and manufacturing heritage. The built form has been broken into a series of smaller volumes to better respond to the surrounding streetscape while extensive communal gardens, rooftop amenities and shared resident spaces are integrated throughout the project.

<img alt="First look: Stockland plans new mixed-use neighbourhood precinct for Collingwood gateway site" data-entity-type="file" data-entity-uuid="7b2135ed-65df-4253-ad53-f216f06bd467" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/stockland%20podium.png?VersionId=l1B6Hqn8zs772VxH6L1fDPg0KHshan9v" />

The planning documents describe the existing office building as offering little engagement with the public realm, with the redevelopment intended to create a more permeable and active neighbourhood destination.

"The proposed scheme presents a significant opportunity to deliver a vibrant retail plaza and a local neighbourhood hub serving both existing and future Collingwood residents."

The 79–81 Victoria Parade site occupies a strategic location about 1.5 kilometres east of Melbourne's CBD, at the threshold between Collingwood and East Melbourne. It is well served by tram services along Victoria Parade and sits within walking distance of St Vincent's Hospital, Fitzroy Gardens, the Fitzroy activity centre and a broad range of employment, retail and hospitality destinations.

Joel Robinson

Stockland plans new mixed-use neighbourhood precinct for Collingwood gateway site

An 1880s timber cottage that has survived Kangaroo Point's transformation from riverside suburb to high-density apartment precinct is set to become the centrepiece of <a href="https://www.apartments.com.au/developers/zephyr">Zephyr Group</a>'s proposed Banksia development.

Rather than see the locally heritage-listed Alpha Cottage as an obstacle to navigate, plans integrate the landmark home into a new 18-storey residential tower, giving one of the suburb's oldest surviving residences a new role as the project's communal hub.

The development application covers a 1,177 sqm amalgamated site at 127-133 Lambert Street and 30 Shafston Avenue, where Zephyr Group plans to deliver 64 apartments above three basement levels. Designed by <a href="https://www.apartments.com.au/architects/joe-adsett-architects">Joe Adsett Architects</a>, the proposal carefully weaves the retained heritage cottage into a contemporary residential scheme, with the tower elevated above the historic building to preserve its presence within the Lambert Street streetscape.

<img alt="First look: Zephyr Group's Banksia to wrap new Kangaroo Point tower around 1880s Alpha Cottage" data-entity-type="file" data-entity-uuid="f9dc5bdb-d691-4c60-bf2b-c3ed405a3e75" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Banksia.png?VersionId=Jh4bjlewU.o8HXWt0V4KaFA_lPcF7KWM" />

Named after the native Australian Banksia flower, the project draws inspiration from its distinctive form through curved balconies, sculpted planter boxes and cascading subtropical landscaping that soften the building's profile.

As the design report explains: "The tower's identity is defined by its feature facade, drawing direct inspiration from the Banksia wildflower. The building departs from traditional rigidity through the use of elegant, GRC-moulded planter boxes that appear as if shaped by the breeze."

Plans propose 64 apartments, comprising 32 two-bedroom and 32 three-bedroom residences, across an 18-storey tower. Residents would have access to rooftop amenities including a swimming pool, spa, gym, sauna, private cinema, dining spaces and landscaped recreation areas, while more than half the site is dedicated to planting and open space.

<img alt="First look: Zephyr Group's Banksia to wrap new Kangaroo Point tower around 1880s Alpha Cottage" data-entity-type="file" data-entity-uuid="16041b5f-033e-47fa-8fbe-9886e072c1f2" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/pool.png?VersionId=kpx5w4EbLx0_TdWfDoD1vrSs0_cZ5Ao1" />

The heritage component is the defining feature of the proposal. Constructed in the early 1880s and occupied from at least 1883, Alpha Cottage is recognised by Brisbane City Council as an important surviving example of Kangaroo Point's nineteenth-century residential development and as a representative transverse-gable timber cottage. Despite extensive redevelopment across the peninsula, the building has retained a high degree of its original form and internal fabric.

As part of the redevelopment, the cottage will be carefully relocated a short distance within its original allotment to facilitate construction before being returned to a prominent position along Lambert Street. Original verandah elements will be dismantled, catalogued and reinstated, while significant internal features, including timber flooring, wall linings, joinery, doors, windows and hardware, will be retained. Later additions, including the enclosed rear verandah, will be removed to better reveal the building's original form.

Once restored, Alpha Cottage will accommodate the building manager's office, mail room and parcel facilities, providing an active everyday use that supports its long-term conservation rather than preserving it as a static display. The heritage strategy also maintains landscaped space around the building, allowing it to remain visually distinct beneath the new tower.

<img alt="First look: Zephyr Group's Banksia to wrap new Kangaroo Point tower around 1880s Alpha Cottage" data-entity-type="file" data-entity-uuid="43b027e1-576e-4624-a66c-7cc54ea8b7be" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/banksia%20tower.png?VersionId=2W6E2yfkj2AQlWlLeV986grA5zB9f817" />

The Heritage Impact Assessment concludes that "the proposal secures the ongoing occupation, maintenance and conservation of Alpha Cottage," finding the development would result in "no more than a minor impact on the cultural heritage significance" of the building while ensuring its long-term future.

Joe Adsett Architects have designed the tower to sit above the heritage building rather than overwhelm it, creating a clear visual separation between old and new. The development's flowing balconies, integrated planting and organic façade respond to Brisbane's subtropical climate while complementing the restored cottage below.

Banksia occupies a prominent corner in Kangaroo Point within walking distance of the Kangaroo Point Bridge, Brisbane River, ferry services, QUT, the CBD and the Woolloongabba precinct. The site also benefits from direct access to active transport infrastructure and sits within an area earmarked for continued higher-density residential growth.

Zephyr Group's Banksia to wrap new Kangaroo Point tower around 1880s Alpha Cottage

Buying into a masterplanned community often means committing to a vision still years from taking shape. At <a href="https://www.apartments.com.au/new-apartments/kew-tallawong-23-27-schofields-road-tallawong-nsw-2762">Kew Tallawong</a>, that vision is already visible.

Residents have moved into the completed first stage, landscaped spaces are established, and the next chapter is now underway. Stage 1 has been completed and settled, with Stage 2 now selling off-the-plan.

Designed by <a href="https://www.apartments.com.au/architects/pbd-architects">PBD Architects</a>, <a href="https://www.apartments.com.au/new-apartments/kew-tallawong-23-27-schofields-road-tallawong-nsw-2762">Kew Tallawong</a> combines attainable apartment living with sustainability initiatives rarely seen at this price point, including rooftop solar, battery storage and a resident EV-sharing program.

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Located on Schofi​elds Road, just moments from Tal​lawong Metro Station and Schof​ields Train Station, <a href="https://www.apartments.com.au/new-apartments/kew-tallawong-23-27-schofields-road-tallawong-nsw-2762">Kew Tallawong</a> has been designed to appeal to a broad mix of buyers, from first-home purchasers looking for a foothold in Sy​dney's property market to downsizers seeking a connected, low-maintenance lifestyle.

<a href="https://www.apartments.com.au/new-apartments/kew-tallawong-23-27-schofields-road-tallawong-nsw-2762">Kew Tallawong</a> has been conceived as a thoughtfully planned masterplanned community that will evolve over multiple stages, with buyers now able to secure one, two and three-bedroom apartments within a neighbourhood that is already beginning to establish its identity.

One of the project's defining features is its focus on sustainability. Solar energy systems, battery storage and future EV charging infrastructure have been incorporated throughout the development, reflecting a long-term approach to both environmental performance and everyday convenience.

Sustainability sits at the centre of the development's vision, with solar energy systems, battery storage and future EV charging infrastructure integrated throughout the community.

That emphasis on future-ready living extends beyond the technology. Landscaped communal gardens, outdoor gathering spaces and plans for a future retail precinct aim to create a neighbourhood where residents can access daily conveniences without travelling far from home.

[smartcode_project:default project_id=149637 project_image_fid=351027]

The apartments themselves have been designed with liveability front of mind. Rather than chasing maximum density, the focus has been placed on creating practical homes with generous natural light, usable layouts and strong connections to outdoor space.

Importantly, these design principles have been applied consistently across the one, two and three-bedroom apartment offerings.

The appeal of <a href="https://www.apartments.com.au/new-apartments/kew-tallawong-23-27-schofields-road-tallawong-nsw-2762">Kew Tallawong</a> is also closely linked to its location within Syd​ney's rapidly evolving north-west growth corridor. Over the past decade, major infrastructure investment has transformed the area, with new transport links, business precincts and community facilities reshaping suburbs like Talla​wong and Schofiel​ds.

The agent says buyers are increasingly recognising the area's long-term potential.

"Typical buyers that we're finding across <a href="https://www.apartments.com.au/new-apartments/kew-tallawong-23-27-schofields-road-tallawong-nsw-2762">Kew Tallawong</a> especially are your first-home buyers, your investors, your upsizers as well as your downsizers," Hawes says.

Connectivity remains one of the project's strongest drawcards. Residents have access to both Tallaw​ong Metro Station and Schofi​elds Train Station, providing links to the Sydn​ey CBD, Norw​est Business Park, Macquari​e Park and other major employment hubs. Retail centres including Rous​e Hill Town Centre and Sch​ofields Village are also nearby, alongside schools, parks and future healthcare infrastructure.

[smartcode_project:default project_id=149637 project_image_fid=351031]

For Stage 1 resident Roji, it is the balance between convenience and comfort that has defined the experience of living at Kew.

"For me, it's a balance of quality and convenience," she says. "Everything I need is right here."

"If I wanted to catch the train, Scho​fields Station is just around the corner. Tallaw​ong Metro connects me to the city."

More importantly, she says, the development has delivered something that cannot be measured in floorplans or specifications.

"<a href="https://www.apartments.com.au/new-apartments/kew-tallawong-23-27-schofields-road-tallawong-nsw-2762">Kew Tallawong</a> feels like home."

[smartcode_project:default project_id=149637 project_image_fid=351024]

As Stage 2 enters the market, that lived experience may be one of the project's strongest selling points. Buyers are not purchasing into an untested concept or a future promise. They are joining a community that is already taking shape.

Ongoing investment in transport, retail, healthcare and public open space continues to strengthen the appeal of Syd​ney's north-west growth corridor, while <a href="https://www.apartments.com.au/new-apartments/kew-tallawong-23-27-schofields-road-tallawong-nsw-2762">Kew Tallawong</a>'s established first stage provides buyers with a tangible sense of the community's future direction.

For a limited time, buyer can secure a new home at <a href="https://www.apartments.com.au/new-apartments/kew-tallawong-23-27-schofields-road-tallawong-nsw-2762">Kew Tallawong</a> with just a $10,000.

[smartcode_project_cta:default project_id=149637]

Kew Tallawong: A growing community taking shape in Sydney's north-west

<a href="https://www.apartments.com.au/developers/freecity">Freecity</a> has received development approval for its 51-storey mixed-use tower at 153-157 Walker Street, North Sydney, set to be one of the tallest mixed-use residential-led buildings in one of Sydney’s most sought-after commercial and residential addresses.

Lodged as a State Significant Development Application (SSDA) through the Housing Delivery Authority (HDA) pathway and approved by the NSW Department of Planning, Housing and Infrastructure following a comprehensive public exhibition and submissions process, <a href="https://www.apartments.com.au/new-apartments/153-walker-street-north-sydney-nsw-2060">the project</a> will deliver 296 apartments, alongside a 170-room, luxury hotel, activated retail and significant public domain improvements.

Situated just 200 metres from Victoria Cross Metro Station, on one of the largest developable sites in North Sydney, the development will rise to 234 metres, making it one of the tallest buildings in the suburb. With an end value of approximately $1.5 billion, the project responds directly to the NSW Government’s mandate to accelerate housing delivery in well-located, transit-connected areas.

<img alt="Freecity gets green light for mixed-use residential and hotel tower in North Sydney" data-entity-type="file" data-entity-uuid="192ec455-94bf-4e01-83ef-922b1b269d67" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Freecity%20-%20Walker%20Street%20North%20Sydney%201%20RESIZED%20.jpg?VersionId=Bzqp0SBHCDvLAHjA4QXkjuGoOEIh73Jl" />

The apartment mix will cater to a broad range of buyers, with 65 studio and one-bedroom apartments, 139 two-bedroom residences, 35 three-bedroom apartments, 48 four-bedroom homes, and nine penthouses. Residents will have access to a dedicated amenity level on Level 33, featuring a swimming pool with views towards the Harbour Bridge, Sydney Opera House and North Sydney CBD, as well as a gym, library, shared kitchen, lounge and outdoor entertaining areas.

The hotel will occupy the lower six levels of the building and include meeting and function spaces, a wellness centre with gym, yoga studio, swimming pool and sauna, further strengthening North Sydney's growing hospitality offering.

At ground level, the development has been designed to improve pedestrian connections through the precinct. More than 700 sqm of retail space will activate the street frontage, while a landscaped through-site link connecting Walker Street, Little Walker Street and Doris Fitton Park will provide new public open space with seating, paving and extensive native landscaping.

Freecity Group Co-Founder and Joint CEO Tony Sun said the project represents one of the most significant development opportunities currently available in North Sydney.

"This is one of the most significant development sites in North Sydney and it comes at a pivotal moment for the precinct," Sun said.

"North Sydney is undergoing a genuine transformation, and this project will contribute housing the city urgently needs while creating a landmark destination."

Executive Director of Development Michael Romano said demand for both residential and hotel accommodation would continue to strengthen as the Metro precinct matures.

"The structural demand for high-quality housing and hotel accommodation in North Sydney is compelling, and will only grow as the precinct continues to evolve around the new Metro station," Romano said.

Architectus has designed the tower, orientating the apartments to maximise views towards Sydney Harbour while introducing a sculpted façade intended to respond to light, wind and the surrounding skyline.

Architectus Principal Marko Damic said the design sought to create a tower that contributes to the public realm as much as the skyline.

"We wanted to design a tower that doesn't just sit in the skyline but actively participates and contributes to city life," Damic said.

First look: Freecity gets green light for mixed-use apartment and hotel tower in North Sydney

<a href="https://www.apartments.com.au/developers/abadeen">Abadeen</a> and <a href="https://www.apartments.com.au/developers/perifa">PERIFA</a> have celebrated the topping out of <a href="https://www.apartments.com.au/new-apartments/putney-wharf-harbourfront-precinct-20-waterview-street-putney-nsw-2112">Putney Wharf,</a> marking a significant milestone in the delivery of one of Syd​ney's most anticipated waterfront communities.

Located on Sydney's harbourfront at <a href="https://www.apartments.com.au/developments/putney-nsw-2112">Putney</a>, the project has now reached its highest structural point, with construction progressing strongly towards completion in 2027. 
&nbsp; 
The milestone was celebrated on-site with project partners Phoenix Property Investors, Mitsubishi Estate Asia, Versatile Construction, <a href="https://www.apartments.com.au/architects/sjb-architects">SJB</a>, consultants and stakeholders, to recognise the collective effort behind the transformation of the historic waterfront site into a vibrant new residential, marina and lifestyle destination.

[smartcode_project:default project_id=13962 project_image_fid=362240] 
&nbsp; 
<a href="https://www.apartments.com.au/new-apartments/putney-wharf-harbourfront-precinct-20-waterview-street-putney-nsw-2112">Putney Wharf</a> will deliver a mix of waterfront residences and terraces, complemented by a private 36-berth marina, waterfront dining opportunities and a revitalised foreshore designed to reconnect the community with the river's edge. 
&nbsp; 
Abadeen Executive Chairman and Founder Justin Brown said the project represented a rare opportunity to create the next chapter in Sydn​ey's long history of successful waterfront precincts. 
&nbsp; 
"Throughout Sydney, some of the city's most sought-after addresses have emerged from carefully considered waterfront precincts such as Woolloom​ooloo Wharf, Walsh Bay and Breakfast Point," Brown said.

[smartcode_project:default project_id=13962 project_image_fid=362566] 
&nbsp; 
"What makes these places so successful is that they become much more than residential developments," Brown said.

"They bring together homes, hospitality, marina facilities, public spaces and a strong sense of community in locations where future supply is incredibly limited."

Brown has long described absolute waterfront land in Sy​dney as "finite."

"Once these opportunities are developed, they are rarely replicated. That's why Syd​ney's waterfront precincts have consistently demonstrated strong demand and long-term value growth over many decades. 
&nbsp; 
"<a href="https://www.apartments.com.au/new-apartments/putney-wharf-harbourfront-precinct-20-waterview-street-putney-nsw-2112">Putney Wharf</a> is one of the few remaining opportunities to secure a residence within a masterplanned waterfront community that combines direct water access, marina ownership opportunities and a genuine village lifestyle just moments from the Sy​dney CBD."

[smartcode_project:default project_id=13962 project_image_fid=362564] 
&nbsp; 
PERIFA Founder and Managing Director Fabrizio Perilli said the project reflected a shared commitment to delivering exceptional places that create long-term value for residents and the broader community. 
&nbsp; 
"The topping out milestone is a significant achievement for the Versatile Group and a testament to the collaboration between all project partners, consultants and contractors involved," Perilli said. 
&nbsp; 
"Beyond the residences themselves, <a href="https://www.apartments.com.au/new-apartments/putney-wharf-harbourfront-precinct-20-waterview-street-putney-nsw-2112">Putney Wharf</a> will establish a new waterfront destination that celebrates the history, character and lifestyle of this unique location while creating a lasting legacy for future generations."

[smartcode_project:default project_id=13962 project_image_fid=291195] 
&nbsp; 
Construction is being delivered by <a href="https://www.apartments.com.au/builders/versatile">Versatile Construction</a>, with structural works now substantially complete across the precinct. Attention will progressively shift to the construction of the waterview terraces, apartment façades, services and interior fit-out works over the coming months. 
&nbsp; 
With limited residences and marina berths remaining, <a href="https://www.apartments.com.au/new-apartments/putney-wharf-harbourfront-precinct-20-waterview-street-putney-nsw-2112">Putney Wharf</a> continues to attract strong interest from owner occupiers and downsizers seeking a premium waterfront lifestyle within close proximity to Putne​y Village, Rh​odes, Top Ry​de and the Syd​ney CBD. 
&nbsp; 
As one of the last opportunities to secure a residence within a new masterplanned waterfront community on Sy​dney Harbour, <a href="https://www.apartments.com.au/new-apartments/putney-wharf-harbourfront-precinct-20-waterview-street-putney-nsw-2112">Putney Wharf</a> is expected to remain a highly sought-after address for years to come.

[smartcode_project_cta:default project_id=13962]

Abadeen, PERIFA, top out Putney Wharf harbourfront precinct

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

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A "courageous" opening bid of $1 began proceedings at the no-reserve auction of 13 Palm Bay Street, Airlie Beach, last night.  
But things didn’t stop there: the 20 registered bidders quickly edged the price up to $120,000 for the beachfront bungalow which is on Long Island close to the resort’s pools and facilities.  
Auctioneer Steve Marks, of Ray White Witsundays, said the selling amount was "well above expectations", recalling that a similar property sold for about $60,000 recently and that another is on the market for $80,000.  
The no-reserve auction, held at the Coral Sea resort, is <a href="https://www.propertyobserver.com.au/queensland/airlie-beach-waterfront-bungalow-with-no-reserve-at-auction-this-month/2013103066048" target="_blank">said to be the first ever at the tropical Queensland holiday spot</a>.  
"Those competing drove the price up," Marks said of the night. A total of 50 bids - starting with the $1 opener – jumped to $5,000 and then went all the way to $100,000 in $5,000 increments, and then up to $120,000 in $1,000 increments.  
Registered bidders for the one bedroom, one-bathroom bungalow came from every state: "We were taking calls from Perth one minute; Darwin and Sydney the next – it was a hectic night but we had great results," Marks said. "We had nine properties on the card, we sold two prior to sale, two under the hammer and we have one going to contract today." 
The successful buyer is a local business owner who did not want to be named.  
Marks is full of enthusiasm for Ailey Beach, a town of around 8,000 people 1,123 kilometres north of Brisbane and 151 kilometres north of Mackay. "There’s money being poured into infrastructure here, such as the port, the main street and the golf course, and this is having an effect on real estate.  
"The market is the most buoyant it’s been over the past three months because there’s good value for money here. I’ve sold 14 properties in the last six months with a median of $350,000. The latest was a two-bedroom ocean-view apartment going for around that price with a permanent rent of $460 a week. Where else can you get that?"  
Marks – who’s been with Ray White Witsundays for seven years and a local resident for 19 – said the sales team had sold 27 properties in the past month "with 13 sold this month already". So things are looking up.    
<a target="_blank" href="mailto:staylor@propertyobserver.com.au">staylor@propertyobserver.com.au</a>
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staylor-63KgDrKwoY

No-reserve auction for waterfront Airlie Beach bungalow kicks off with "courageous" $1 bid

<html><body>Australian Property Monitors (APM) has released a list of auction results in Brisbane for the weekend of November 16. <a target="_blank" rel="nofollow" href="https://www.homepriceguide.com.au/saturday_auction_results/Brisbane.pdf" style="font-size: 14px;">Click here</a> for the auction results, and click on each street address to see the property's marketing.</body></html>

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APM's Brisbane auction results for November 16 weekend

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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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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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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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