Longstanding Gold Coast and Canberra developer <a href="https://www.apartments.com.au/developers/morris-property-group">Morris Property Group</a> is continuing to roll on with its Glitter Strip apartment pipeline, seeking to return to Mermaid Beach with a new 68-apartment development.

Morris, founded by Barry Morris in 1978 and one of the Gold Coast’s most prolific apartment developers over the past two decades, has filed plans for a 12-storey mixed-use building at <a href="https://www.apartments.com.au/new-apartments/36-seabeach-avenue-mermaid-beach-qld-4218">34-36 Seabeach Avenue</a>, on the prized eastern side of the Gold Coast Highway.

The 1,227 sqm site occupies a prominent corner position at Seabeach Avenue and the Gold Coast Highway, opposite the Mermaid Plaza retail and office precinct and around 140 metres walking distance from the future Mermaid Beach South light rail station.

<a href="https://www.apartments.com.au/architects/fraser-partners-0">Fraser &amp; Partners</a> has designed the project, which will comprise 68 apartments across a mix of 48 two-bedroom and 20 three-bedroom residences.

The building will rise 12 storeys, reaching a maximum height of 36 metres, with the apartments accounting for a total of 156 bedrooms. The development application also seeks approval for short-term accommodation across the 68 apartments, while two office tenancies are proposed at ground level.

The plans show 108 car spaces across the development, with parking accommodated at ground level and within a three-level basement accessed from Seabeach Avenue.

<img alt="Seabeach Avenue and the Gold Coast Highway" data-entity-type="file" data-entity-uuid="c2175c99-12fd-4a3c-9be1-89bbf258a90d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-20%20at%202.59.41%E2%80%AFPM_0.png?VersionId=iNLzWcE6gaAE76rafhEXfHve.4g4Se0p" />

Resident amenity will be concentrated on level two, where Fraser &amp; Partners has designed a recreation deck with a swimming pool, 90 sqm pool terrace, outdoor barbecue area and gym.

The broader communal offering will also incorporate landscaped spaces, with the planning documents noting the amenity has been designed to provide areas for recreation, social interaction and outdoor living.

The proposal would continue the transformation of the Gold Coast Highway corridor through Mermaid Beach ahead of the arrival of the light rail.

The site is zoned Neighbourhood Centre and sits within the Mermaid Beach/Broadbeach Light Rail Corridor neighbourhood plan. While the prescribed building height is 24 metres, the site is identified within an Urban Neighbourhood context providing for a 50 per cent height uplift to 36 metres.

Planning documents describe the stretch of the Gold Coast Highway between Broadbeach and Nobby Beach as increasingly characterised by medium and high-rise development, with the proposed Morris tower joining projects including Ventura, The Alfred, Oceans and Otto.

<img alt="Seabeach Avenue and the Gold Coast Highway" data-entity-type="file" data-entity-uuid="911f193f-e381-4a55-be08-58be87fcf978" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-20%20at%202.59.48%E2%80%AFPM.png?VersionId=oxVvLJaY.SOXEdXrIcogfyEXDfvCmmpM" />

The development would mark Morris Property Group's latest investment in Mermaid Beach, where it has already delivered two apartment projects.

Otto, at 1 Bondi Avenue on the western side of the Gold Coast Highway, comprises 70 apartments across nine storeys. The project was completed in 2019 and includes a residents' gym, recreation deck and swimming pool.

Morris also developed Oceans at 46 Ocean Street, a nine-storey, 70-apartment build-to-rent development completed in 2019. Oceans was the group's first build-to-rent project and incorporates commercial space at ground level.

The two existing Morris projects sit further north along the same Gold Coast Highway corridor as the proposed Seabeach Avenue development. Fraser &amp; Partners' planning analysis specifically identifies both Otto and Oceans among the established built-form precedents surrounding the site.

<img alt="Seabeach Avenue and the Gold Coast Highway" data-entity-type="file" data-entity-uuid="14925119-7b71-4812-8149-340317512c7c" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-20%20at%203.00.15%E2%80%AFPM.png?VersionId=aEJqYuw_nTCjcin17BSD0piB1EFotTlj" />

Mermaid Beach represents only part of Morris' considerable Gold Coast footprint.

The family-owned developer has been particularly active in neighbouring Broadbeach, delivering projects including Sierra Grand, Eclipse, Synergy, Qube, Koko, Opus and Malo, while its current pipeline includes Maison and the two-tower Crest development.

Further south, Morris has also developed a string of projects in Burleigh Heads, including Element, Boardwalk and Sandbar, while Essentia expanded its footprint north into Surfers Paradise.

The Seabeach Avenue application has been lodged by PMM Broadbeach Pty Ltd and seeks a development permit for a Material Change of Use for multiple dwellings, short-term accommodation and office uses. Zone Planning Group prepared the planning application, with Fraser &amp; Partners commissioned as architect.

The project comes as the developer continues to expand its Gold Coast pipeline while retaining a significant presence in Canberra. Morris now has more than $2.5 billion of development in its national pipeline and has delivered more than 7,000 homes during its near five-decade history

Joel Robinson

First look: Morris Property Group returns to Mermaid Beach with new Seabeach Avenue apartment development

<a data-saferedirecturl="https://www.google.com/url?q=https://www.apartments.com.au/developers/fortis&amp;source=gmail&amp;ust=1787272340808000&amp;usg=AOvVaw3hvFB2uWTRfEyEcpTSnnK9" href="https://www.apartments.com.au/developers/fortis" target="_blank">Fortis</a>&nbsp;is continuing its stronghold on Sydn​ey’s eastern suburbs apartment market, launching&nbsp;in September&nbsp;its latest boutique&nbsp;<a data-saferedirecturl="https://www.google.com/url?q=https://www.apartments.com.au/developments/double-bay-nsw-2028&amp;source=gmail&amp;ust=1787272340808000&amp;usg=AOvVaw0GI5S9-wNeiLUnM-d1uYkw" href="https://www.apartments.com.au/developments/double-bay-nsw-2028" target="_blank">Double Bay</a>&nbsp;development,&nbsp;<a data-saferedirecturl="https://www.google.com/url?q=https://www.apartments.com.au/new-apartments/55-william-double-bay-55-william-street-double-bay-nsw-2028&amp;source=gmail&amp;ust=1787272340808000&amp;usg=AOvVaw2YNouJQcFjiTTgVHbgDLA-" href="https://www.apartments.com.au/new-apartments/55-william-double-bay-55-william-street-double-bay-nsw-2028" target="_blank">55 William</a>.

55 William presents&nbsp;just eight north-facing&nbsp;two-bedroom, three-bedroom and full-floor&nbsp;residences to the market, priced from $4.5 million.

The upcoming launch comes just weeks after Fortis secured approval for the $80 million development, its third eastern suburbs approval in two months. Construction is already underway, with completion targeted for 2028.

[smartcode_project:default project_id=152579 project_image_fid=376250]

55 William adds to a growing concentration of Fortis projects in and around Double Bay, a market the developer has become increasingly active in over recent years.

Fortis previously completed the nine-residence Marmont on New South Head Road, while it is currently developing a mixed-use residential and retail project at 12 Cross Street. Its wider Double Bay footprint also extends into commercial and retail development.

The developer's broader Sydney residential pipeline is particularly concentrated across the eastern suburbs, with projects spanning Doub​le Bay, Ro​se Bay, Wo​ollahra, Dar​ling Point, Poi​nt Piper and Eli​zabeth Bay.

[smartcode_project:default project_id=152579 project_image_fid=376253]

At 55 William, Fortis has again turned to MHN Design Union, the architecture practice behind several of its eastern suburbs projects, while London-based 1508 London has been appointed to handle the interiors and Wyer &amp; Co the landscaping.

The six-level building will comprise a combination of two and three-bedroom apartments, including a garden residence, full-floor apartments, a sub-penthouse and penthouse. Each residence will have secure basement parking and private outdoor space.

A rooftop terrace for all residents, along with select apartments, enjoys views across Double Bay Harbour and toward the Sydney skyline.

Ceiling heights will reach up to three metres&nbsp;in select residences, while the kitchens will feature natural stone and integrated Gaggenau appliances.

&nbsp;

&nbsp;

The boutique nature of the project reflects the type of stock Fortis has increasingly targeted across Sydney's eastern suburbs, where larger apartments and smaller buildings are being pitched primarily toward local owner-occupiers and downsizers.

Fortis Group General Manager Ed Eve said the developer continues to see demand from buyers wanting to remain in the eastern suburbs but move into newer, lower-maintenance housing.

“We're seeing continued demand from local owner-occupiers and downsizers looking for high-quality homes that allow them to remain in the eastern suburbs, close to the lifestyle and community they know,” Eve said.

55 William is also one of the early projects to respond directly to the NSW Government's Low and Mid-Rise Housing reforms. Fortis had previously secured approval for just two townhouses on the 599 sqm site before revising the scheme to eight apartments following the planning changes.

Situated one street back from Double Bay's water's edge, the project enjoys an enviable harbourside setting within walking distance of Double Bay Village and the ferry wharf.

[smartcode_project:default project_id=152579 project_image_fid=376252]

Fortis has increasingly made the eastern suburbs a major focus of its Sydney pipeline. Beyond Double Bay, it recently completed the 14-residence Piper in Point Piper and has projects underway or planned across Rose Bay, Woollahra and Darling Point.

The developer recently secured approval for Verano in Rose Bay, a six-level development comprising 21 two, three and four-bedroom apartments, also designed by MHNDU.

55 William&nbsp;is soon to be release to the market with VIP appointments commencing early September,&nbsp;with residences priced from $4.5 million.

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Fortis continues eastern suburbs push with 55 William launch

UAE-based developer Arada has unveiled plans for a $2 billion twin-tower apartment development in Broadbeach, marking its first move into Queensland as it continues its rapid expansion across Australia.

Arada will develop 952 apartments across two towers on a prominent site opposite the Gold Coast Convention and Exhibition Centre, with the project targeted for completion ahead of the Brisbane 2032 Olympic and Paralympic Games.

The project represents Arada's largest commitment to the Australian market since arriving in the country in 2024 and significantly expands a local pipeline that has now grown to eight projects and more than 5,000 homes.

It will also be the first major Queensland project delivered by Roberts Co since the tier-one contractor was acquired by Arada Group in 2025.

Plus Studio has designed the Broadbeach development, which will comprise one, two and three-bedroom apartments across two towers connected by a landscaped podium.

A significant resident amenity offering will include lagoon and lap pools, a gym, sauna and steam room, alongside a mist room, infrared room and salt scrub facilities. Communal terraces, private dining areas, a library, residents' lounge and work-from-home spaces are also planned. Around 1,200 sqm of retail and hospitality space will occupy the ground floor.

The site puts Arada in one of the Gold Coast's most active apartment markets, directly opposite the convention centre and within walking distance of Pacific Fair, The Star Gold Coast and Broadbeach's dining and retail precinct.

It also has immediate access to the Gold Coast light rail network and sits just a few blocks from the beach.

Arada Group Chief Executive Ahmed Alkhoshaibi said Broadbeach represented an opportunity for the developer to expand beyond its initial NSW pipeline.

“Broadbeach is a world-class address that gives us the canvas to create a community of exceptional design and lifestyle quality that genuinely enriches the daily lives of the people who call it home,” Alkhoshaibi said.

“This is our first development outside New South Wales, and it reflects our growing ambition to grow in key urban markets around the country.”

Alkhoshaibi said bringing Roberts Co into the project would give Arada greater control over the development and construction process.

“Delivering this project through Roberts Co, our own tier-one construction business, means we can bring the quality, pace and accountability that our buyers expect.”

The move into Broadbeach comes as Arada accelerates its Australian expansion following its entry into the market two years ago. The developer has assembled a pipeline of eight projects comprising more than 5,000 homes, while the acquisition of Roberts Co last year gave the group its own Australian construction capability.

Globally, Arada has a development portfolio valued at $50 billion comprising more than 55,000 homes across the UAE, United Kingdom and Australia.

The Gold Coast is emerging as the next major market for the developer, with strong population growth and infrastructure spending ahead of the 2032 Games continuing to underpin significant apartment development across the coastal strip.

Arada plots $2 billion Broadbeach towers in major Queensland move

Sydney’s downsizer market is changing, with a growing cohort of buyers prioritising the right home over simply finding a smaller one.

Coronation Property Head of Sales Cam Porter says the traditional idea of downsizing does not necessarily reflect what many buyers are now looking for, particularly those moving from established family homes across Sydney.

Instead, he says they are increasingly becoming “right-sizers”, seeking lower-maintenance homes without sacrificing the space, amenity or quality they have become accustomed to.

“We are increasingly seeing buyers who are not motivated by the idea of simply moving into a smaller property,” Porter says.

“They are right-sizers. They want a home that is easier to manage and better connected, but they still expect generosity, quality and a floorplan that supports the way they live.”

It is a subtle but important distinction in a market where apartment developers are increasingly targeting established owner-occupiers.

[smartcode_project:default project_id=135149 project_image_fid=377495]

For many of these buyers, moving from a house to an apartment is not driven by a desire to dramatically reduce their living space. Instead, the appeal is in removing some of the maintenance associated with a larger home while retaining generous living areas, storage and enough flexibility to accommodate family and friends.

Coronation’s sales team is seeing buyers place particular importance on natural light, practical storage and additional rooms that can be used as guest bedrooms, home offices or secondary living spaces.

Kitchens and dining areas are also playing an increasingly important role, particularly for buyers who regularly entertain or have children and grandchildren visit.

[smartcode_project:default project_id=135149 project_image_fid=377494]

“These buyers still want their home to feel generous,” Porter says.

“They may want less maintenance, but they are not looking for less life.”

The challenge for the broader housing market is providing enough of the right stock to encourage that move.

While much of the discussion around Sydney’s housing shortage has centred on the number of homes being delivered, Porter says the diversity of those homes is equally important.

Older homeowners can remain in large family houses for longer when they cannot find an appropriate alternative in the neighbourhoods where they have built their lives.

“The decision is rarely as simple as wanting fewer bedrooms,” Porter says.

“People are weighing up their connection to a neighbourhood, the space they need for family, the quality of the home and whether it will continue to work for them over the long term.”

It also has implications beyond the downsizer market. Providing suitable apartments for smaller households can free up established houses for families who need the additional bedrooms and land, creating greater movement through the housing market.

<h2>Lillian targets the next stage of apartment buyer</h2>

It is a buyer Coronation is targeting at <a href="https://www.apartments.com.au/new-apartments/lillian-erskineville-9-metters-street-erskineville-nsw-2043">Lillian</a>, its new collection of apartments, terraces and penthouses at Erskineville Village.

Designed by Silvester Fuller, Lillian has been shaped around larger living spaces, natural light and flexible floorplans, alongside landscaped areas, wellness amenity and communal spaces for residents.

The development will form part of Coronation’s broader Erskineville Village precinct, which will combine new homes with green space, retail, hospitality and new pedestrian connections.

[smartcode_project:default project_id=135149 project_image_fid=377688]

McPherson Park will sit at the centre of the precinct, creating a significant new green space alongside the project’s retail and hospitality offering.

For Porter, the opportunity is to give buyers another housing option without forcing them to leave the part of Sydney they already know.

“People should be able to change the type of home they live in without having to change their entire life,” he says.

“For many buyers, Lillian offers the opportunity to remain connected to the Inner West and the city, while gaining access to a more convenient, walkable and considered way of living.”

[smartcode_project:default project_id=135149 project_image_fid=377687]

Coronation will explore the changing <a href="https://lillianresidences.com.au/news/lillian-x-space-x-downsizers-event-27-august/">right-sizer market at an event on August 27</a>, bringing together experts across property, design and lifestyle.

Held in partnership with SPACE, Poliform and Downsizer.com.au, the event will include a property market outlook from economist Michael Blythe alongside discussion around the considerations facing buyers planning their next move.

Attendees will also be able to learn more about the residences and amenity planned at Lillian Erskineville.

[smartcode_project_cta:default project_id=135149]

From downsizing to right-sizing: What Sydney buyers want from their next home

Family-owned builder and developer <a href="https://www.apartments.com.au/developers/omaya">Omaya</a> is bringing its 27-storey The Maybelle development to market, with the 229-apartment tower rising alongside Ismay Reserve near North Strathfield.

<a href="https://www.apartments.com.au/new-apartments/the-maybelle-21-parramatta-road-homebush-nsw-2140">The Maybelle</a> will comprise one, two and three-bedroom apartments, with its height providing elevated outlooks towards the Sydney skyline and Harbour Bridge, while other residences will look across neighbouring Ismay Reserve.

Designed by <a href="https://www.apartments.com.au/architects/squillace-architects">Squillace Architects</a>, the tower combines its parkside setting with proximity to the established retail, dining and transport amenity around North Strathfield.

[smartcode_project:default project_id=134873 project_image_fid=376196]

Residences will feature open-plan living spaces and a choice of two interior schemes, while communal amenity is spread across two elevated levels of the building.

Level 8 will be home to the Garden Pavilion, a full-floor resident space incorporating communal entertaining and breakout areas, seating and recreation spaces. Further up the tower, a landscaped Sky Terrace on Level 14 will provide another communal area with panoramic views towards the Harbour Bridge and Sydney skyline.

At ground level, the development sits directly alongside Ismay Reserve, where lawns, walking paths, children's play areas, picnic spaces and recreational facilities extend the green space available immediately around the project.

[smartcode_project:default project_id=134873 project_image_fid=376194]

The Maybelle is also within walking distance of North Strathfield and the Bakehouse Quarter, which provides a mix of cafés, restaurants, shops and everyday services.

Existing rail and bus services provide connections across Sydney, while the future North Strathfield Metro and access to the M4 will add to the transport options available around the precinct. Walking and cycling routes also extend via Powells Creek towards Sydney Olympic Park and its sporting, entertainment and parkland precincts.

Families are also well positioned for access to a broad selection of established schools and education options across Strathfield and the surrounding Inner West.

[smartcode_project:default project_id=134873 project_image_fid=376181]

Omaya has operated in Sydney for more than 35 years, managing projects from acquisition and design through to construction and delivery. The family-owned company is both developer and builder of The Maybelle.

Apartments start from $560,000, with the development protected by 10-year Latent Defects Insurance.

Construction is well underway, with completion expected by the end of 2026 and move-in anticipated from Q1 2027.

[smartcode_project_cta:default project_id=134873]

The Maybelle brings 27-storey parkside tower to market near North Strathfield

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>

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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?

<html><body>
The regional Queensland town Bundaberg has been recording lower vacancy rates thanks to its proximity to Gina Rinehart's mining activities.
According to the Real Estate Institute of Queensland, <a target="_blank" href="/news">Bundaberg</a> experienced a significant drop in vacancy rates, down to 0.8% from 2.4% last December and from 3.3% in March last year.
The shift was partly due to the floods caused by ex-tropical cyclone Oswald back in January 2013, although it's expected Bundaberg’s vacancy rates could be further impacted after a recently discovered coking coal deposit measuring 28.5 million tonnes was found earlier this year in Avalon, 25 kilometres northwest of Bundaberg. 

REIQ’s March residential rental vacancy rate survey showed the influence resource companies can have on regional rental markets.
“Mackay and Gladstone both recorded significant increases in vacancy rates as at the end of March due to less demand for rental properties from mining companies, and an element of increases in the supply of rental stock,” REIQ CEO Anton Kardash said.
With vacancy rates at 3% considered the general median for supply and demand, Queensland had four regional towns including Bundaberg that fell well below the average.
The rental market saw mixed results across Queensland for the first quarter of 2013.
The survey indicated Hervey Bay was down to 1.6% after a drastic drop from 4.3% and Gympie Regional saw a drop from 2.7% to 1.8% while the Toowoomba region retained its mantle as one of the tightest rental markets in the state at 0.8% down from 1.0% at the end of 2012.
A sample of the Bundaberg rental market from REIQ.com shows several affordable and family friendly houses including an 809-square-metre property on <a target="_blank" href="https://www.reiq.com/House/for-rent/bundaberg/2487465.aspx">Barolin Street</a> with four bedrooms and one bathroom for $340 per week.
Also on the market is a 799-square-metre property at <a target="_blank" href="https://www.reiq.com/House/for-rent/bundaberg/2475412.aspx">Griffith Street</a> with five bedrooms, two bathrooms and two car bays for $360 per week.
</body></html>

gdwyer-vyxhMDDW5L

Mining activity sees vacancy rate drop in Bundaberg

<html><body>
A three-bedroom condominium in the world's first Palazzo Versace on the Gold Coast is up for grabs with a price guide above $1.5 million.
Gold Coast couple Rob and Gaye Williams are selling their three-bedroom, two-bathroom condo, which was only used occasionally for holidays.
The property features inlaid marble floors, timber parquetry and Italian art and mosaics adorn the walls.
The property also boasts hand painted finishes by decorating company Artisans, including a gold leaf ceiling.
A lounge – filled with European furniture of rich velvet and silk fabrics – opens up to a terrace with views over the hotel's pool.
The potential buyer will have use of the six star hotel facilities including restaurants, bars and recreational facilities.
Condominium 60 is <a href="https://www.raywhite.com/qld/main-beach/958706/#.UYxWjeBAt6o" target="_blank">listed</a> through Sam Guo and Julia Kuo of Ray White Broadbeach, with EOI closing May 27.
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ntrotman-Et3xWpamVh

Gold leaf ceiling comes with Palazzo Versace, Gold Coast condo with $1.5 million hopes

<html><body>
The Brisbane residential rental market swung further in favour of landlords in the March quarter with the vacancy rate tightening from 2.2% to 2.1%.
A balanced rental market is said to be at a vacancy rate of 3% with anything below that benchmark suggesting landlords have the upper hand in rental negotiations due to a shortage of available rental accommodation.
The vacancy rate remained tightest in the inner city – suburbs within 5 kilometres of the CBD – but unchanged at 2%.
A year ago the vacancy rate in the inner city was 1.4% reflecting perhaps the completion of a number of apartment projects in the inner ring.
“The addition of new apartments and a slight increase in investor activity should hopefully see vacancy rates ease over the coming year,” said REIQ chair Pamela Bennett.
“Recent data from the Residential Tenancies Authority (RTA) shows that median rental prices increased between December and March, with three bedroom houses up $10 to $410 per week and two bedroom units up $5 to $395 per week. The median rent for a four bedroom house increased by $20, now at $500 per week,” she added.
Of the 10 rental markets surrounding Brisbane, seven remain “tight” with only Caboolture, Redcliffe and Bay Islands considered “healthy” rental markets.
<table border="0" cellspacing="0" cellpadding="0" width="431"><tbody>
<tr>
<td width="192" nowrap>
AS AT END OF:
</td>
<td width="51">
Mar-13
</td>
<td width="51">
Dec-12
</td>
<td width="51">
Mar-12
</td>
<td width="24" nowrap></td>
<td width="63" nowrap>
Current market condition
</td>
</tr>
<tr>
<td width="192" nowrap valign="bottom">
SOUTHEAST QUEENSLAND
</td>
<td width="51" nowrap valign="bottom">
 
</td>
<td width="51" nowrap valign="bottom">
 
</td>
<td width="51" nowrap valign="bottom">
 
</td>
<td width="24" nowrap valign="bottom"></td>
<td width="63" nowrap valign="bottom">
 
</td>
</tr>
<tr>
<td width="192" nowrap valign="bottom">
Brisbane SD
</td>
<td width="51" nowrap valign="bottom">
2.1%
</td>
<td width="51" nowrap valign="bottom">
2.2%
</td>
<td width="51" nowrap valign="bottom">
2.2%
</td>
<td width="24" nowrap valign="bottom"></td>
<td width="63" nowrap valign="bottom">
tight
</td>
</tr>
<tr>
<td width="192" nowrap valign="bottom">
Brisbane City
</td>
<td width="51" nowrap valign="bottom">
2.1%
</td>
<td width="51" nowrap valign="bottom">
2.0%
</td>
<td width="51" nowrap valign="bottom">
1.7%
</td>
<td width="24" nowrap valign="bottom"></td>
<td width="63" nowrap valign="bottom">
tight
</td>
</tr>
<tr>
<td width="192" nowrap valign="bottom">
Brisbane Inner (0-5km)
</td>
<td width="51" nowrap valign="bottom">
2.0%
</td>
<td width="51" nowrap valign="bottom">
2.0%
</td>
<td width="51" nowrap valign="bottom">
1.4%
</td>
<td width="24" nowrap valign="bottom"></td>
<td width="63" nowrap valign="bottom">
tight
</td>
</tr>
<tr>
<td width="192" nowrap valign="bottom">
Brisbane Remainder
</td>
<td width="51" nowrap valign="bottom">
2.2%
</td>
<td width="51" nowrap valign="bottom">
2.0%
</td>
<td width="51" nowrap valign="bottom">
1.9%
</td>
<td width="24" nowrap valign="bottom"></td>
<td width="63" nowrap valign="bottom">
tight
</td>
</tr>
<tr>
<td width="192" nowrap valign="bottom">
Brisbane Surrounds
</td>
<td width="51" nowrap valign="bottom">
2.1%
</td>
<td width="51" nowrap valign="bottom">
2.3%
</td>
<td width="51" nowrap valign="bottom">
2.6%
</td>
<td width="24" nowrap valign="bottom"></td>
<td width="63" nowrap valign="bottom">
tight
</td>
</tr>
<tr>
<td width="192" nowrap valign="bottom">
Ipswich City
</td>
<td width="51" nowrap valign="bottom">
2.1%
</td>
<td width="51" nowrap valign="bottom">
2.1%
</td>
<td width="51" nowrap valign="bottom">
2.8%
</td>
<td width="24" nowrap valign="bottom"></td>
<td width="63" nowrap valign="bottom">
tight
</td>
</tr>
<tr>
<td width="192" nowrap valign="bottom">
Logan City
</td>
<td width="51" nowrap valign="bottom">
2.3%
</td>
<td width="51" nowrap valign="bottom">
2.5%
</td>
<td width="51" nowrap valign="bottom">
2.3%
</td>
<td width="24" nowrap valign="bottom"></td>
<td width="63" nowrap valign="bottom">
tight
</td>
</tr>
<tr>
<td width="192" nowrap valign="bottom">
Moreton Bay Regional
</td>
<td width="51" nowrap valign="bottom">
2.4%
</td>
<td width="51" nowrap valign="bottom">
2.5%
</td>
<td width="51" nowrap valign="bottom">
3.0%
</td>
<td width="24" nowrap valign="bottom"></td>
<td width="63" nowrap valign="bottom">
tight
</td>
</tr>
<tr>
<td width="192" nowrap valign="bottom">
Caboolture
</td>
<td width="51" nowrap valign="bottom">
2.5%
</td>
<td width="51" nowrap valign="bottom">
2.6%
</td>
<td width="51" nowrap valign="bottom">
3.4%
</td>
<td width="24" nowrap valign="bottom"></td>
<td width="63" nowrap valign="bottom">
healthy
</td>
</tr>
<tr>
<td width="192" nowrap valign="bottom">
Pine Rivers
</td>
<td width="51" nowrap valign="bottom">
2.2%
</td>
<td width="51" nowrap valign="bottom">
1.2%
</td>
<td width="51" nowrap valign="bottom">
2.2%
</td>
<td width="24" nowrap valign="bottom"></td>
<td width="63" nowrap valign="bottom">
tight
</td>
</tr>
<tr>
<td width="192" nowrap valign="bottom">
Redcliffe
</td>
<td width="51" nowrap valign="bottom">
2.9%
</td>
<td width="51" nowrap valign="bottom">
3.4%
</td>
<td width="51" nowrap valign="bottom">
3.9%
</td>
<td width="24" nowrap valign="bottom"></td>
<td width="63" nowrap valign="bottom">
healthy
</td>
</tr>
<tr>
<td width="192" nowrap valign="bottom">
Redland City
</td>
<td width="51" nowrap valign="bottom">
1.2%
</td>
<td width="51" nowrap valign="bottom">
1.8%
</td>
<td width="51" nowrap valign="bottom">
2.2%
</td>
<td width="24" nowrap valign="bottom"></td>
<td width="63" nowrap valign="bottom">
tight
</td>
</tr>
<tr>
<td width="192" nowrap valign="bottom">
Mainland
</td>
<td width="51" nowrap valign="bottom">
0.9%
</td>
<td width="51" nowrap valign="bottom">
1.7%
</td>
<td width="51" nowrap valign="bottom">
1.6%
</td>
<td width="24" nowrap valign="bottom"></td>
<td width="63" nowrap valign="bottom">
tight
</td>
</tr>
<tr>
<td width="192" nowrap valign="bottom">
Bay Islands
</td>
<td width="51" nowrap valign="bottom">
3.9%
</td>
<td width="51" nowrap valign="bottom">
2.2%
</td>
<td width="51" nowrap valign="bottom">
8.8%
</td>
<td width="24" nowrap valign="bottom"></td>
<td width="63" nowrap valign="bottom">
healthy
</td>
</tr>
</tbody></table>
Source: REIQ
 “Ipswich City was the only region not to record any movement in its vacancy rate, unchanged at 2.1% as at the end of March and consistent with agents commenting on strong demand,” said Bennett.
“Logan City’s vacancy rate dipped slightly 2.3%, down from 2.5% recorded for the end of December.
According to agents, people are moving to the region from other parts of Queensland and interstate.
“The vacancy rate for the Moreton Bay region remained steady, recording a vacancy rate of 2.4% as at the end of March. RTA median rental data showed median rents rose by $5 for both three and four bedroom house, now at $330 and $380 respectively.
“Vacancy levels decreased in the Redland City region overall, now at 1.2% as at the end of March. On the mainland, vacancy rates fell to 0.9%, as REIQ accredited agents have found that demand has been higher than normal, and new tenants were being approved even before the previous tenant had vacated.
Only one market – the Southern Moreton Bay Islands, incorporating Russell, Karragarra, Lamb and Macleay Islands – has a vacancy rate of 3.9%. This is up from 2.2% in December 2012 reflecting seasonal demand for holiday rentals. The March vacancy rate is well down on the 8.8% vacancy rate a year ago.
The REIQ notes that the bay islands area saw some holiday rentals being marketed instead as residential rental properties,” partially influencing an increase in the area’s vacancy rate to 3.9%.
While the rental market remains constrained, some REIQ accredited agents have noted lower demand within specific areas now that the academic intake period has ceased.
“Even though the academic calendar is in full swing, the Brisbane rental market remains competitive with about two to five applications per rental listing,” said REIA chief execurive Anton Kardash.
“Part of the reason why the market is certainly a case of more demand than supply is that first home buyers are largely remaining on the sidelines of the sales market following the removal of the First Home Owners Grant last year.”
</body></html>

awalsh-7Ub9EypybQ

Brisbane rental market tightens to 2.1% vacancy rate in March quarter with rents rising

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Mermaid Beach, the Gold Coast suburb made famous by the dramatic plunge in beachfront property values along Hedges Avenue following the GFC, is Australia's worst-performing suburb since 2009.
Median prices of two-bedroom houses in Mermaid Beach have fallen nearly 66% in the last four years while the four-bedroom house prices have fallen nearly 57%, according to a new report compiled by property investment group Real Estate Investar using Australian Property Monitors data.
The top ten worst total four year median price performance suburbs
<table cellpadding="0" cellspacing="0" border="1" style="width: 470px;"><tbody>
<tr>
<td width="103" valign="top">
Suburb
</td>
<td width="103" valign="top">
State
</td>
<td width="103" valign="top">
Dwelling type
</td>
<td width="103" valign="top">
Median price
</td>
<td width="103" valign="top">
One year median price growth
</td>
<td width="103" valign="top">
Four year median price growth
</td>
</tr>
<tr>
<td width="103" valign="top">
1. Mermaid Beach
</td>
<td width="103" valign="top">
QLD
</td>
<td width="103" valign="top">
2 bedroom house
</td>
<td width="103" valign="top">
$413,000
</td>
<td width="103" valign="top">
-22.74%
</td>
<td width="103" valign="top">
-65.56%
</td>
</tr>
<tr>
<td width="103" valign="top">
2. Burleigh Heads
</td>
<td width="103" valign="top">
QLD
</td>
<td width="103" valign="top">
2 bedroom house
</td>
<td width="103" valign="top">
$206,000
</td>
<td width="103" valign="top">
-51.25%
</td>
<td width="103" valign="top">
-60.62%
</td>
</tr>
<tr>
<td width="103" valign="top">
3 Mermaid Beach
</td>
<td width="103" valign="top">
QLD
</td>
<td width="103" valign="top">
4 bedroom houses
</td>
<td width="103" valign="top">
$972,000
</td>
<td width="103" valign="top">
-24.8%
</td>
<td width="103" valign="top">
-56.80%
</td>
</tr>
<tr>
<td width="103" valign="top">
4. Bilinga
</td>
<td width="103" valign="top">
QLD
</td>
<td width="103" valign="top">
3 bedroom house
</td>
<td width="103" valign="top">
$449,500
</td>
<td width="103" valign="top">
-37.14%
</td>
<td width="103" valign="top">
-55.05%
</td>
</tr>
<tr>
<td width="103" valign="top">
5. Sunshine Beach
</td>
<td width="103" valign="top">
QLD
</td>
<td width="103" valign="top">
4 bedroom
</td>
<td width="103" valign="top">
$1.295m
</td>
<td width="103" valign="top">
-26%
</td>
<td width="103" valign="top">
-52.91%
</td>
</tr>
<tr>
<td width="103" valign="top">
6. Mandurah
</td>
<td width="103" valign="top">
WA
</td>
<td width="103" valign="top">
Studios  &amp; 1 bedroom units
</td>
<td width="103" valign="top">
$190,000
</td>
<td width="103" valign="top">
+40.74%
</td>
<td width="103" valign="top">
-51.90%
</td>
</tr>
<tr>
<td width="103" valign="top">
7. Bonny Hills
</td>
<td width="103" valign="top">
NSW
</td>
<td width="103" valign="top">
2 bedroom house
</td>
<td width="103" valign="top">
$169,500
</td>
<td width="103" valign="top">
+25.55%
</td>
<td width="103" valign="top">
-51.85%
</td>
</tr>
<tr>
<td width="103" valign="top">
8. Bilinga
</td>
<td width="103" valign="top">
QLD
</td>
<td width="103" valign="top">
3 bedroom unit
</td>
<td width="103" valign="top">
$820,000
</td>
<td width="103" valign="top">
+8.25%
</td>
<td width="103" valign="top">
-50.31%
</td>
</tr>
<tr>
<td width="103" valign="top">
9. Safety Beach
</td>
<td width="103" valign="top">
VIC
</td>
<td width="103" valign="top">
3 bedroom unit
</td>
<td width="103" valign="top">
$399,000
</td>
<td width="103" valign="top">
-3.86%
</td>
<td width="103" valign="top">
-49.82%
</td>
</tr>
<tr>
<td width="103" valign="top">
10. Ultimo
</td>
<td width="103" valign="top">
NSW
</td>
<td width="103" valign="top">
Studios  &amp; 1 bedroom units
</td>
<td width="103" valign="top">
$185,000
</td>
<td width="103" valign="top">
+3.35%
</td>
<td width="103" valign="top">
-49.8%
</td>
</tr>
</tbody></table>
Source: Real Estate Investar
The median price for two-bedroom houses on Mermaid Beach has fallen to just $413,000 while four-bedroom houses now sell for around $972,000.
And the decline on Mermaid Beach has not been arrested in the last year, despite some improvement in the Gold Coast market with the most recent Prodap Report recording a 7.4% rise in average Gold Coast house prices over the first three months of the year.
Two-bedroom Mermaid beach house prices are down 23% over the past 12 months while four-bedroom houses are down 25%.
The collapse in real estate prices on Mermaid Beach has led to accusations by real estate agent Rod Lambert that investors were duped into buying multimillion-dollar properties as part of an elaborate price-fixing scam.
A legal battle between <a target="_blank" href="https://www.propertyobserver.com.au/legal/rod-lambert-s-%24175-million-gold-coast-claim-and-other-courtroom-conflicts-to-consider-in-2013/2013012458976">Lambert and ex-Ray White Estate agent Michael Kollosche</a> and other parties is currently underway over the sale of a property site to Lambert and his wife for $10.6 million in 2007.
Recent sales on Mermaid Beach include a <a target="_blank" href="https://www.homehound.com.au/30+arthur+street+mermaid+beach+qld+4218/">four-bedroom house on Arthur Street</a> just a block from the beachfront, which sold for $800,000 in January 2013.
It previously sold for $1 million in July 2005, a 20% drop in value.
In November 2011, Property Observer compiled a list of the <a target="_blank" href="https://www.propertyobserver.com.au/residential/the-8-biggest-losses-on-mermaid-beach-s-millionaire-s-row-show-no-post-gfc-recovery-in-sight/2011113052610">eight biggest losses on Mermaid Beach</a>, led by 199 Hedges Avenue, sold in 2011 for $7,700,000, last sold for $17.5 million in 2007, a loss of 56%.
Queensland coastal suburbs occupy the top five positions on the list of worst-performing locations with two-bedroom houses in Burleigh Heads second with a 61% decline over the past four years.
Bilinga, a southern beachfront suburb on the Gold Coast ranked fourth with three-bedroom house prices down 55% followed by prestige Sunshine Beach market on the Sunshine Coast, where prices have fallen 53% with a 26% decline recorded over the past 12 months.
The worst performing unit market is Mandurah, the regional city south of Perth where studio and one-bedroom apartments are down 52%, though values have recovered in the past 12 months, up 40.7% to a median of $190,000.
Investors may be surprised to see Ultimo, the inner Sydney suburb amongst the top 10 with studio and one-bedroom apartment prices down nearly 50% over the past four years with a median price of $185,000.
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lschlesinger-FZcF9M3vE6

Mermaid Beach still poorly performing, with Mandurah and Ultimo bouncing back from their GFC lows

<html><body>
Brisbane house prices are to remain flat or record modest price rises for 2013 and 2014, according to the latest SQM Research report.
In SQM’s September 2012 Housing Boom and Bust report, Brisbane was predicted to rise 3% to 7% for 2013 - this has now been revised to 2% to 5% capital growth for houses and 3% to 6% for units.
The report says the latest interest rate cut by the Reserve Bank of Australia is likely to affect dwelling prices in Brisbane and may see prices rise towards 6% over the year and toward 2014.
Managing director of SQM and property analyst Louis Christopher says Brisbane housing prices are no longer falling but there is unlikely to be a property boom.
“We see no emerging property boom because there is simply too much real estate on offer for buyers right now and local economic conditions do not provide any stimulus for such a rapid rally.
“Nevertheless a modest to moderate rise in dwelling prices makes for a more sustainable and enduring recovery which is what is going to be the most likely outcome for the local market,” says Christopher.
The Brisbane CBD is forecasted to be the top performer over the next two years, with a forecasted 4% to 8% increase in dwelling prices.
East Brisbane is forecasted to experience similar growth and inner Brisbane is forecasted to experience a 2% to 6% growth in prices.
Meanwhile, West Brisbane is forecasted to record an insignificant increase of 0% to 4% due to a current abundance of supply.
The median house price for Brisbane is currently $681,000.
The SQM Research Brisbane Housing Boom and Bust Report will be available via the <a target="_blank" href="https://www.sqmresearch.com.au/">SQM Research website</a> for $59.95.
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Brisbane house prices no longer falling but property boom is unlikely: SQM

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The Bank of Queensland has cut its standard variable home loan rate by 0.25% to 6.26% per annum, effective May 24.
“Regional banks have not benefited from easing funding costs to anywhere near the same extent as the major banks due to a range of factors, particularly different wholesale funding mixes,” says chief executive Stuart Grimshaw.
“At BOQ we rely heavily on the retail market for funding and competition for consumer deposits remains.
“This makes it a great time for savers and we’re proud to continue offering very competitive deposit rates.”
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Bank of Queensland cuts standard variable home loan rate by 0.25% 

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Quest Serviced Apartments will target the growing number of extended-stay business travellers in Queensland, with five new properties across the state to open in the next 12 months.
Quest plans to build more than 1,300 apartments in Rockhampton, Mackay, Townsville, Woolloongabba and Upper Mount Gravatt for business travellers – boosting their room supply by more than 90%.
The announcement comes as Quest opened their newest property at Breakfast Creek (pictured below).
<img alt="questmay8one" height="312" width="470" src="/images/stories/2013/05/questmay8one.jpg">
“A general shortage of quality accommodation for business travellers has prompted us to fast-track our plans to open more properties in the next 12 months, with further expansion plans in the pipeline,” says chairman of Quest Serviced Apartments Paul Constantinou.
“Queensland’s four pillar economy is going from strength to strength and we’re starting to see some really encouraging results from the investments we are making in agriculture, tourism, resources and construction,” says Queensland Premier Campbell Newman.
Property Observer <a target="_blank" href="https://www.propertyobserver.com.au/commercial/quest-to-build-10-new-serviced-apartments-buildings-in-nsw-over-next-two-years/2013020659191">reported</a> on Quest’s announcement in February to build ten new apartment buildings in New South Wales by 2014.
These are in addition to new properties opening in outer Melbourne, regional Victoria and the Adelaide CBD.
Quest currently has 21 properties in NSW, providing accommodation to approximately 120,000 extended stay business travellers.
On completion of these projects, Quest aims to have a total of 2,365 rooms in NSW hosting around 200,000 travellers annually.
Quest also recently opened 86 serviced apartments in the redeveloped <a target="_blank" href="https://www.propertyobserver.com.au/developments/frankston-eyesore-reborn-as-peninsula-on-the-bay-holiday-apartments/2013032559596">10-storey Neapean Highway Complex</a> in Frankston. 
Quest currently has over 150 properties across Australia, New Zealand and Fiji.
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Quest Serviced Apartments to target business travellers in QLD  with five new properties

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The Gold Coast property market is expected to begin its recovery from  about 2015 in line with a seven year recovery cycle, according to Prodap Report author Bill Morris.
Morris expects a recovery in both house and unit prices as demand starts to exceed the supply of new housing stock and as significantly discounted liquidation unit stock is finally absorbed with the added boost of preparations for the 2018 Commonwealth Games boosting employment.
The lastest Prodap Report finds that the established housing market on the Gold Coast recovered strongly over the first three months of the year, but apartment prices continue to fall and are approaching their lowest average prices in a decade.
According to the report, the average Gold Coast house price rose from $515,941 to $554,263 (7.4%) in the March 2013 quarter, matching average prices in Brisbane ($550,000), despite a 27% drop in the volume of house sales. The average price was recorded from a sample of 589 sales.
The increase reversed a 4.5% fall over 2012 and an 8.4% fall over 2011 and 2012 combined.
Click to enlarge
<a rel="shadowbox" href="/images/stories/2013/05/goldcoastmay3one.gif" title="Click to enlarge"><img src="/images/stories/2013/05/goldcoastmay3onethumb.gif"></a>
“This house price movement is significant because it is the first evidence of a new uplift since the GFC related crash in 2008,” says Morris.
Morris says there is a regular cycle in the Gold Coast housing market of seven years between upturns, and the last upturn occurred in 2006-07.
“The seven-year cycle is a structural market phenomenon which occurs in most unregulated property markets in Western countries, but at different times depending on local factors,” he says.
Morris also expects preparations ahead of hosting the Commonwealth Games in 2018 will “massively boost employment opportunities on the Gold Coast, creating upward pressures on rents and therefore residential values”.
“This combined with record low interest rates that are likely to reduce even further, creates a number of catalysts, to drive a lift in residential activity and prices,” he says.
In contrast the unit market fell by 3% in the March quarter, based on 895 settlements following falls of 11.3% of the past two years.
The average unit price of $419,724 is the lowest since June 2003.
Morris says this reflects significant discounting of liquidation stock, particularly in central Surfers Paradise high rise apartments.
“In other words, all the price growth which occurred between 2003 and 2007 has been nullified by the Global Financial Crisis,” says Morris.
Click to enlarge
<a rel="shadowbox" href="/images/stories/2013/05/goldcoastmay3two.gif" title="Click to enlarge"><img src="/images/stories/2013/05/goldcoastmay3twothumb.gif"></a>
The rise in house prices is good news for the Gold Coast as a whole, where houses make up 60% of the local government area dwelling stock.
But in Surfers Paradise, apartments account for three quarters of all housing stock and the market has been in decline since about June 2008 coinciding with a big dip in sales volumes.
The most <a target="_blank" href="https://www.propertyobserver.com.au/developments/heavily-discounted-hilton-surfers-paradise-the-only-notable-gold-coast-high-rise-seller-in-november-quarter-midwood/2012121958540/Page-2">recent Midwood Report on the Queensland market</a> recorded only 19 high-rise apartment sales over the November quarter, a 70% plunge from sales figure a year ago with 705 high-rise apartments available for purchase on the Gold Coast, which at current sales rates would take close to a decade to clear.
“Oracle and Soul are only recently in receivership and the liquidators have yet to mount a solid marketing campaign and price list,” said Morris in the November quarter Midwood report.
"Apartments in Oracle, Soul and Hilton are being sold at 30% discounts," he said in an update to Property Observer.
Morris expects a price boom in the Gold Coast occurring in 2015 at the same time as sales of vacant land and house and land packages exceeding the release of new lots and house and land packages.
Prodap anticipates that in 2015/16, 3,000 residential lots and 1,500 townhouses and packaged housing will be released onto the market, more or less matched by demand.
Prodap anticipates townhouse and duplex sales exceeding supply of new stock over the course of 2013.
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Gold Coast property recovery tipped from 2015 as house prices bounce back, but unit prices slip to lowest in a decade: Prodap Report

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The highest earning postcodes in Queensland are dominated  by coal mining towns and affluent Brisbane suburbs. 
A Property Observer review of the Australian Tax Office's taxation statistics report has revealed the ten Queensland postcodes with the highest mean income.
Half of the postcodes featured on the list are towns servicing coal and coal-seam gas mining areas. The rest are wealthy Brisbane suburbs and the postcode covering Royal Brisbane Hospital.
 
<table cellspacing="0" cellpadding="0" border="0" style="width: 470px;">
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<col width="262">
<col width="64">
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<td width="64" height="20"></td>
<td width="262">Suburbs/Localities</td>
<td width="64">Postcode</td>
<td width="145">Mean taxable income ($)</td>
</tr>
<tr height="20">
<td height="20">1</td>
<td>Ascot/Hamilton/Hamilton Central</td>
<td><a target="_blank" href="/news">4007</a></td>
<td align="right">92,662</td>
</tr>
<tr height="20">
<td height="20">2</td>
<td>Tieri</td>
<td><a target="_blank" href="/news">4709</a></td>
<td align="right">86,941</td>
</tr>
<tr height="20">
<td height="20">3</td>
<td>Muckadilla</td>
<td><a target="_blank" href="/news">4461</a></td>
<td align="right">85,618</td>
</tr>
<tr height="20">
<td height="20">4</td>
<td>Royal Brisbane Hospital</td>
<td><a target="_blank" href="/news">4029</a></td>
<td align="right">81,367</td>
</tr>
<tr height="20">
<td height="20">5</td>
<td>Moranbah</td>
<td><a target="_blank" href="/news">4744</a></td>
<td align="right">79,500</td>
</tr>
<tr height="20">
<td height="20">6</td>
<td>Chandler</td>
<td><a target="_blank" href="/news">4155</a></td>
<td align="right">78,385</td>
</tr>
<tr height="20">
<td height="20">7</td>
<td>Bardon</td>
<td><a target="_blank" href="/news">4065</a></td>
<td align="right">78,283</td>
</tr>
<tr height="20">
<td height="20">8</td>
<td>Glenden/Suttor</td>
<td><a target="_blank" href="/news">4743</a></td>
<td align="right">77,255</td>
</tr>
<tr height="20">
<td height="20">9</td>
<td>Balmoral/Bulimba/Hawthorne</td>
<td><a target="_blank" href="/news">4171</a></td>
<td align="right">76,921</td>
</tr>
<tr height="20">
<td height="20">10</td>
<td>Dysart</td>
<td><a target="_blank" href="/news">4745</a></td>
<td align="right">76,508</td>
</tr>
</tbody>
</table>
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Hamilton tops Queensland's highest earning postcodes with list dominated by coal mining towns

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The lowest earning postcodes in Queensland are dominated by small inland towns towards the south of the state.
A Property Observer review of the Australian Tax Office's taxation statistics report has revealed the 10 lowest earning suburbs in Queensland.
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<col width="332">
<col width="64">
<col width="145">
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<tbody>
<tr height="20">
<td width="64" height="20"></td>
<td width="332">
Suburbs/Localities
</td>
<td width="64">Postcode</td>
<td width="145">Mean taxable income ($)</td>
</tr>
<tr height="20">
<td height="20">1</td>
<td>Limevale</td>
<td><a href="/news">4384</a></td>
<td align="right">11,377</td>
</tr>
<tr height="20">
<td height="20">2</td>
<td>Claverton/Nardoo Siding</td>
<td><a href="/news">4471</a></td>
<td align="right">17,693</td>
</tr>
<tr height="20">
<td height="20">3</td>
<td>Cooladdi</td>
<td><a href="/news">4479</a></td>
<td align="right">18,494</td>
</tr>
<tr height="20">
<td height="20">4</td>
<td>Marshlands/Mondure</td>
<td><a href="/news">4611</a></td>
<td align="right">21,424</td>
</tr>
<tr height="20">
<td height="20">5</td>
<td>Jackson/Jackson North/Jackson South</td>
<td><a href="/news">4426</a></td>
<td align="right">23,595</td>
</tr>
<tr height="20">
<td height="20">6</td>
<td>Mungallala/Redford/Tyrconnel</td>
<td><a href="/news">4467</a></td>
<td align="right">24,033</td>
</tr>
<tr height="20">
<td height="20">7</td>
<td>Guluguba</td>
<td><a href="/news">4418</a></td>
<td align="right">24,171</td>
</tr>
<tr height="20">
<td height="20">8</td>
<td>Drillham/Drillham South/Glenaubyn</td>
<td><a href="/news">4424</a></td>
<td align="right">24,473</td>
</tr>
<tr height="20">
<td height="20">9</td>
<td>Glenmorgan/Teelba</td>
<td><a href="/news">4423</a></td>
<td align="right">24,494</td>
</tr>
<tr height="20">
<td height="20">10</td>
<td>Hivesville/Kawl Kawl/Keysland/Stonelands/Wigton</td>
<td><a href="/news">4612</a></td>
<td align="right">25,013</td>
</tr>
</tbody>
</table>
</body></html>

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