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

Joel Robinson

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

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

Lowe Living unveils Middle Park apartment development

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

DVB Projects to launch second Broadbeach apartment tower as demolition commences

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

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

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

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

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

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

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

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

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

Every First Home Owner Grant for new property by state

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

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

Staff Writer

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

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

alisonwarters@gmail.com

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

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

Ellen Walker

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

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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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dleow-BGaNPbHWyK

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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terryryder-YECXbqmri2

Despite much publicised Chinese investment there is no momentum behind Gold Coast market

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International restaurant chain PappaRich is continuing its national expansion, this time in Brisbane, where it has just signed a lease on Elizabeth Street.

The Malaysian cuisine restaurant chain opened its first Australian outlet in the Melbourne CBD in 2012 and has since expanded its operations throughout Victoria, NSW and the ACT.
<img src="/images/stories/2013/11/06/queensland_nov_6_one.jpg" width="470" height="353" alt="queensland_nov_6_one"> 
Its first Brisbane restaurant will be, at 153 Elizabeth Street, before the end of the year.

PappaRich will occupy 275 square metres of space on the ground level of the three-level building on Elizabeth Street. The lease, negotiated by Sam Degn of Colliers International, is for seven years.

 
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PappaRich continues expansion with Elizabeth Street, Brisbane leasing

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Competitive bidding saw an industrial facility on the central Gold Coast sell at auction for $150,000 above the reserve price.
The 7,378 square metre property, at 10 Industrial Avenue, Molendinar, was sold under the hammer for $1.7 million to owner-occupiers, Nathan and Dawn Huang.
The property was divested by Economic Development Queensland, which is part of the Queensland government, as a sell down of surplus land.
It was previously placed on the market late in 2012 through an expression of interest campaign which saw 10 written offers ranging from $1.2 million to $2.1 million, of which the highest was contracted and eventually did not complete the deal. Another party later contracted the property for $1.8 million, which also fell over to due to an inability to finance.
Pat Cavanagh of Colliers International negotiated the sale of the property, which houses two older style buildings totalling around 1,200 square metres.
He said the new owners intended to refurbish the existing improvements and operate their business, Starbright Engineering from the facility.
“The buyers also have plans to redevelop the site in the long term,” Mr Cavanagh added.
 
 
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Gold Coast industrial facility sells under the hammer for $1.7 million

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The latest data from the Real Estate Institute of Queensland (REIQ) has revealed a continued divide in rental market conditions between Queensland’s resource and non-resource regions to the end of September 2013.
Demand within South East Queensland has remained strong, with most markets posting a vacancy rate of 2.5% or less. The only exception is Bay Islands in Redland City, which has posted a vacancy rate of 3.9% for September this year. 
Brisbane saw a rise in vacancy rates to 2.3% for September, up from 2.1% in June this year and 1.7% in September last year.
Inner-city Brisbane (suburbs 0-5km from the CBD) recorded a vacancy rate of 2.4%, up from 2% in June this year and 1.5% in September last year. The REIQ has attributed this rise to less international student demand, as well as an influx of new rental properties over the quarter.
Rental conditions in Gold Coast has continued to tighten, with a vacancy rate of 2.2%, down from 2.6% in June this year and 3.5% in September last year. One REIQ accredited agent noted that due to the improvement in the sales market, they had seen an increase in the occurrence of investors selling their rental properties.
Additionally, the Sunshine Coast region has seen a decline in vacancy rates over the past year. It now sits at 1.3% as of the end of September, which is the lowest rate in the state for September. Vacancy rates are down from 2% in June this year and 2.5% in September last year.
Toowoomba also recorded the state’s lowest vacancy rate at 1.3%, down from 1.8% in June this year.
The Cairns rental market has remained at tight levels as well, having recorded a vacancy rate of 1.6% for September. REIQ accredited agents noted that rental demand is mostly for houses, although available properties are mainly units.
The Cairns rental pool is said to be shrinking not only due to the ongoing lack of new residential construction in the region, but because of many properties being sold to owner occupiers.
A vacancy rate or 3% is generally considered to indicate equilibrium of supply and demand for rental property within a particular area.
Conversely, areas where the resources sector plays an important role in local economies continued to exhibit relatively weak rental market conditions. The Gladstone region recorded a vacancy rate of 5.8%, up from 0.9% at the same time last year. Mackay’s vacancy rate stood at 5%, Rockhampton at 4.7%, and Townsville at 3.5%.
Just a year ago, Gladstone saw a vacancy rate of 0.9%. This figure rose to 4.6% in June this year. At the time, valuers Herron Todd White <a target="_blank" href="https://www.propertyobserver.com.au/hotspots/prices-fall-and-vacancies-rise-in-vulnerable-gladstone-market-herron-todd-white-hotspots/2013060561947">reported</a> that the Gladstone residential market had “relatively subdued over recent months as major gas projects in the area are nearing peak construction workforces and demand for accommodation has eased significantly”.
In May this year, Hotspotting.com.au's Terry Ryder <a target="_blank" href="https://www.propertyobserver.com.au/residential/rocky-on-the-rise-as-gladstone-stumbles-terry-ryder-hotspotting-rockhampton-gladstone/2013052261590">noted that</a> Gladstone was seeing a decline in vacancy rates, but investors should "avoid any feelings of panic" as the city has a strong future as Australia's top industrial city. 
Still, he called for investors to be cautious, as much as anywhere else.
REIQ chief executive Anton Kardash expects the Queensland sales market to see an increase in activity, therefore reducing tenant demand.
“Queensland’s property market as a whole is undergoing a more steady sales recovery but we are starting to see some very positive results,” Kardash said.
“What is interesting to note is the flow-on effect this is appearing to have on our rental market with responses to our September survey clearly showing an increase in investor activity here, especially in the southeast.
“Additional comments indicate the departure of some tenants and investors from the rental market into the sales market however it is too early to tell if this is a trend which will increase significantly as the months roll on,” he added.
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