Australia’s housing debate has rarely been more urgent. The National Housing Supply and Affordability Council forecasts the country could fall around 262,000 homes short of housing needs by 2029, underscoring the scale of the challenge facing planners, governments and developers.

In response, much of the conversation has centred on high-density towers around transport corridors and strategic centres.

Diversified developer Coronation Property, while also focused on well-located, strategic sites, is incorporating an arguably underutilised typology, the terrace.

Difficult to integrate into true high-rise developments, terraces have become a defining feature of Coronation’s lower-rise portfolio, including projects in Ashbury and Erskineville. <a href="https://www.apartments.com.au/buildings/ashbury-terraces-165-171-milton-street-ashbury-nsw-2193">Ashbury Terraces</a> places a stronger emphasis on this housing type, forming part of a broader community mix.

At its Erskineville development, <a href="https://www.apartments.com.au/new-apartments/lillian-erskineville-9-metters-street-erskineville-nsw-2043">Lillian</a>, terraces are more limited, with just a handful&nbsp;included within the wider, predominantly apartment-led precinct, one of the first developments to launch in Erskineville in several years.

[smartcode_project:default project_id=135149 project_image_fid=368392]

Terrace residents at Lillian benefit from many of the same advantages as apartment owners, the lock-up-and-leave lifestyle and access to shared amenities like the rooftop wellness space, but with significantly more space.

Spanning multiple levels, the terraces also feature front and rear courtyards, providing direct access to the central landscaped gardens within the precinct.

<h3 data-end="212" data-section-id="1n97jye" data-start="191">The terrace model</h3>

Terrace housing has long been part of Australia’s urban fabric. From Paddington and Surry Hills to Glebe and Annandale, rows of terrace homes have shaped neighbourhood streets, offering a housing form that sits between detached houses and apartments.

The contemporary terrace, however, addresses many of the limitations of older designs, where narrow staircases and constrained layouts often compromised liveability.

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“Terraces represent one of the city’s most intelligent housing models,” says Joe Nahas, Managing Director of Coronation Property.

“They deliver density without losing the human scale that makes neighbourhoods liveable. In many ways, they provide a bridge between the Sydney we know and the Sydney we need to build. If Sydney is going to grow well, it can’t rely on towers alone.”

<hr data-end="1090" data-start="1087" />
<h3 data-end="1124" data-section-id="1a7l0gw" data-start="1092">The evolution of the terrace</h3>

That thinking has shaped Coronation’s approach at Ashbury Terraces, where the terrace typology has been reinterpreted for modern living.

Designed by SJB, the project recently received recognition at the 2026 Better Future World Design Awards, acknowledging its architectural clarity and response to the surrounding suburban context.

SJB Director Adam Haddow says the intent was to evolve a familiar housing form rather than reinvent it.

“The terrace is one of Sydney’s most familiar housing forms, so our approach at Ashbury was to reinterpret that typology in a contemporary way,” Haddow says.

“The homes are designed to sit comfortably within the existing neighbourhood while introducing more light, landscape and shared spaces that support modern living.”

Ashbury Terraces combines terraces, apartments and penthouses across a series of low-rise buildings, integrating contemporary architecture with landscaped communal spaces and resident amenity.

That same typology is now being carried into Coronation’s Lillian development in Erskineville, where a smaller number of terraces sit within a predominantly apartment-led precinct.

<hr data-end="2269" data-start="2266" />
<h3 data-end="2289" data-section-id="cazuws" data-start="2271">Buyer response</h3>

Coronation’s decision to include terraces at Lillian was informed by strong buyer feedback from Ashbury Terraces, where purchasers were drawn to the flexibility and scale the housing type offers.

One resident, Sweta Pursem, purchased a terrace as a single buyer, citing its long-term versatility.

“As a single buyer, it might seem surprising that I chose a terrace over an apartment, but I was thinking long term,” Pursem says.

“The terraces are incredibly versatile, catering to a range of lifestyles while still offering the space and privacy of a house.”

For Pursem, the multi-level layout provides a level of functionality not typically found in apartment living.

“Having a separate living area from the bedroom and home office makes everyday living feel both functional and comfortable. When friends and family come to visit, the layout gives a sense of privacy while still feeling open and spacious.”

Her terrace also supports a more connected, lifestyle-driven way of living.

“I love entertaining, and the courtyard is ideal for relaxed weekend drinks with friends. I tend to use each level differently throughout the day, it creates a natural rhythm between work, downtime and entertaining, which I didn’t have in apartment living.”

Ashbury Terraces is now complete and ready to move in, while Lillian in Erskineville is under construction and expected to welcome residents in mid-2027.

Joel Robinson

Coronation champions terraces as a key piece of Sydney’s housing mix

Private equity real estate firm Conquest has entered into a $220 million partnership with Woolworths’ development arm, Fabcot, to deliver its long-awaited Waterloo project on Bourke Street.

The Bourke Street development was first flagged by Fabcot back in 2021 as part of its push into Sydney’s residential market. However, progress has since stalled, with no activity on site amid a number of design revisions in consultation with the City of Sydney.

<a href="https://www.apartments.com.au/developers/conquest">Conquest</a>, which is actively planning more than $6 billion worth of new developments, predominantly mixed-use precincts, is now set to move the project forward.

The current plans include between 110 and 120 apartments across two buildings designed by Bates Smart at <a href="https://www.apartments.com.au/new-apartments/923-935-bourke-street-waterloo-nsw-2017">923 Bourke Street</a>. The scheme will incorporate a portion of apartments reserved for key workers, alongside premium commercial space at ground level, including a full-line Woolworths supermarket.

Construction is expected to commence in the second half of 2026.

Michael&nbsp;Akaawi, CEO of Conquest, said the partnership reflects the firm’s commitment to "convenience-led" urban renewal."

"We are preparing to commence construction in the second half of this year," Akaawi says.

"Along with Woolworths, we look forward to delivering the first major supermarket to the growing Waterloo community, integrated with premium new apartments and specialty retail shops. Our focus is on creating a seamless lifestyle hub where essential services are at the doorstep, saving residents time and enhancing their quality of life."&nbsp;

<img alt="Conquest" data-entity-type="file" data-entity-uuid="d8beee83-ef9b-446b-a3b3-1e2fe596512b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-01%20at%2011.08.46%E2%80%AFAM.png?VersionId=raYhGepiLUJfx4InLPRRJduA3ftDJ_kS" />

The news comes just a week after Conquest went to the NSW Government to upsize its plans for Castlecrag's Quadrangle Shopping Centre.

Conquest purchased the site for just shy of $70 million last year, with existing plans in place for a mixed-use residential and retail precinct comprising 38 luxury apartments.

Those plans have now been significantly expanded, with the developer lodging a State Significant Development Application with the NSW Government’s Housing Delivery Authority for 150 apartments across two 11-storey buildings. The apartments will sit above a four-storey podium, incorporating specialty retail tenancies and five levels of basement car parking, on the 5,166 sqm site at&nbsp;<a href="https://www.apartments.com.au/new-apartments/100-edinburgh-road-castlecrag-nsw-2068">100 Edinburgh Road</a>.

Conquest has been increasingly active in the development space in recent years. The group acquired the&nbsp;<a href="https://www.apartments.com.au/developments/eastlakes-nsw-2018">Eastlakes</a>&nbsp;Shopping Centre redevelopment, where it plans to deliver more than 1,000 apartments above a new retail precinct, and has also lodged a $900 million State Significant Development Application for a&nbsp;<a href="https://www.apartments.com.au/news/nsw/conquest-unveils-900m-stanmore-village-vision-for-landmark-inner-west-site">mixed-use precinct in Stanmore</a>.

Conquest partners with Woolworths to deliver mixed-use Waterloo project

A shift away from Sydney’s industrial past has left parts of the inner south defined by contrast, brick warehouses repurposed into dining precincts, former factory streets softened by landscaping and pedestrian activity.

Rosebery is one of those suburbs. Over the past decade, it has undergone significant gentrification, anchored by The Cannery, which has helped reposition the area as one of the inner city’s most sought-after lifestyle pockets.

What hasn’t kept pace with that transformation is new residential supply, which has remained relatively limited. Builder-developer Deicorp identified that gap early, securing a site in 2019 and delivering what is now one of the suburb’s most architecturally distinctive developments.

To realise the vision, Deicorp engaged Candalepas Associates to design The Rothschild, a project that is immediately recognisable from the street.

Completed in 2025, The Rothschild comprises two buildings across Rothschild and Mentmore Avenues, delivering 176 apartments. The development replaces a former industrial site, retaining a material and structural dialogue with its past while introducing a more resolved residential framework. The scale is deliberate but not monolithic, broken into forms that engage both street frontages, with retail at ground level and two levels of basement parking below.

[smartcode_project:default project_id=106843 project_image_fid=221665]

From the street, the architectural intent is clear. Off-form concrete columns run through the façade, establishing a repeated structural rhythm that gives the building its visual weight. These are paired with deep-set arches and sections of exposed brickwork, creating a layered elevation that reads less like a typical apartment block and more like a reinterpretation of industrial architecture.

The material palette is intentionally restrained, with concrete left exposed and brick used to define mass rather than decoration. The result is a building that stands out through proportion and repetition, rather than height or glazing.

This approach continues internally. A central landscaped courtyard sits between the two buildings, anchored by an olive grove that acts as both a visual and spatial focal point. Rather than functioning as residual space, the courtyard is designed as a shared ground plane, where circulation paths, seating areas and planting come together to create a usable communal environment. Its positioning allows natural light to penetrate deep into the site while maintaining separation between residences.

[smartcode_project:default project_id=106843 project_image_fid=221666]

Within the apartments, the planning follows a clear and functional logic. Entry points lead directly into open-plan living areas, with kitchens positioned as central elements alongside dining and lounge spaces. These zones extend to balconies or external openings, maintaining a visual connection to either the courtyard or the street.

Kitchens prioritise practicality, with generous bench space, ample storage and European appliances configured for everyday use. Bedrooms are typically set back from the main living areas, creating quieter zones within each residence, with separation achieved through layout rather than material change. Bathrooms are compact but efficient, incorporating mirrored cabinetry and integrated storage to maximise space. Across all residences, the emphasis is on clarity of movement and functional planning.

[smartcode_project:default project_id=106843 project_image_fid=221669]

At ground level, retail and hospitality uses extend the building’s presence beyond its residential function. A café or restaurant space, alongside communal amenities such as a music room and rooftop areas, positions the development as part of a broader urban network rather than a standalone project. These shared spaces reinforce a lifestyle where the building operates as an extension of the surrounding neighbourhood.

Rosebery’s proximity to Green Square, The Cannery and nearby parklands supports this model of living, where much of daily life is within walking distance. The Rothschild sits comfortably within that network, contributing to the streetscape through its distinctive architecture, while internally organising space around light, structure and communal use.

The Rothschild is now complete and ready to move in, with limited residences remaining.

[smartcode_project_cta:default project_id=106843]

The Rothschild reinterprets Rosebery’s industrial DNA into residential form

KTQ has unveiled&nbsp;<a href="https://www.apartments.com.au/new-apartments/casilia-16-marine-parade-coolangatta-qld-4225">Casilia</a>, the final residential release within the Kirra Point precinct which really kicked off the boom in the area back in 2019.

The final stage comprises&nbsp;87 residences and marks the culmination of a long-term, family-led vision for Kirra Point, as the precinct moves toward completion in tandem with the development.

Around $100 million in sales have been achieved already, close to 35 per cent of the residences secured ahead of launch. There have been a significant number of buyers returning from the first stage of the development, Miles Residences, securing another property within Kirra Point.

[smartcode_project:default project_id=152295 project_image_fid=368410]

Selling agent Tim Keenan from Keenan Byrne said the response reflects both the scarcity of the offering and Kirra’s growing reputation as a premium coastal market.

“This is effectively Kirra’s final act, the last release within what has become one of the Southern Gold Coast’s most tightly held beachfront precincts,” Keenan said.

“We’ve seen exceptionally strong pre-sale interest, from VIP waitlists through to off-market enquiry, which speaks to both the quality of the product and the confidence buyers have in the precinct. What’s particularly compelling is the number of buyers returning from Miles, either upgrading or investing again, which is a strong signal of how the precinct has been received."

Keenan adds that at the same time, north-facing beachfront remains exceptionally rare in Australia, limited to places like Noosa, Byron and Kirra, which is underpinning long-term value.

[smartcode_project:default project_id=152295 project_image_fid=368415]

Positioned along one of Australia’s few true north-facing beaches, Casilia offers a mix of two and three-bedroom residences with pricing ranging from $1.87 million to $7.15 million and two exclusive penthouses. Residences are oriented to capture varying outlooks, from uninterrupted Pacific Ocean views across Kirra Beach to hinterland vistas, with upper levels and shared amenity taking in sweeping perspectives along the Gold Coast coastline.

At rooftop level, a north-facing pool deck captures expansive, uninterrupted views over Kirra Beach and north towards Surface Paradise. The space incorporates a heated resort-style pool, mineral spa, sun lounges and a covered BBQ cantina.

Buyer profiles are broad, typically aged between 40 and 70, with a strong skew toward second-home ownership, drawn by a combination of lifestyle, relative value, proximity to Gold Coast Airport and lower congestion compared to more established markets such as Byron Bay and Noosa.

[smartcode_project:default project_id=152295 project_image_fid=368414]

The project is being delivered by <a href="https://www.apartments.com.au/developers/ktq-group">KTQ Group</a>, a family-owned Australian property group with a diverse portfolio spanning residential, hospitality and commercial developments. The group has delivered a number of notable projects across sectors, including the award-winning Elements of Byron resort, demonstrating its depth of experience across both hospitality and residential development.

Known for its long-term approach to place-making, KTQ Group retains a vested interest in its projects, often holding assets within its portfolio, which has also helped build trust among buyers and reinforced confidence in both the vision and delivery certainty of the precinct.

“Casilia represents the final opportunity to secure a residence within Kirra Point and brings to market the last release within our long-term vision for the precinct," KTQ Group's Jeremy Holmes said.

"Kirra Point has been more than a decade in the making, and that timeframe reflects the care behind each decision, it takes listening, balance and vision to arrive at something that feels right for the location.

“Our approach has always been to deliver Kirra Point as a destination in its own right, a connected coastal neighbourhood integrating residential, hospitality and wellness, rather than a standalone project. It’s a vision that respects place, pace and permanence, and contributes to a sense of community that feels authentic to Kirra.”

[smartcode_project:default project_id=152295 project_image_fid=368411]

Once complete, the Kirra Point masterplan will incorporate a mix of dining establishments, bars and cafés, alongside the Kirra Point Health Club and a future 91-room independent resort hotel, creating a walkable, integrated lifestyle precinct.

Architecutue and interiors at Casilia have been designed by the experienced design houses of <a href="https://www.apartments.com.au/architects/little-boat-projects">Little Boat Projects</a> and O’Neil Architecture &amp; Interior Design, The design moves beyond the conventional coastal apartments, instead taking cues &nbsp;from the surrounding landscape - layering natural materials, soft curves and warm textures to create spaces that respond to light, airflow and the rhythms of coastal living.

Residences are designed with an array of floorplates, generous proportions and intuitive flow, while at ground level Casilia connects into the broader precinct, where future laneways, retail and hospitality offerings will contribute to a neighbourhood defined as much by how people live day-to-day as its beachfront position.

[smartcode_project_cta:default project_id=152295]

The final residential release within the Kirra Point masterplan is set to launch, as strong pre-sales signal sustained demand for the Southern Gold Coast

A decade in the making: KTQ launches Casilia at Kirra Point

South East Queensland developer&nbsp;<a href="https://www.apartments.com.au/developers/gardner-vaughan-group">Gardner Vaughan Group</a>’s entry into the Gold Coast apartment market has progressed from pipeline to market, with its Chevron Island project Bronze on Chevron now formally available to purchase ahead of a planned 2029 completion.

The 119-apartment development on Mawarra Street marks the Brisbane-headquartered builder-developer’s first residential play in the Gold Coast, following its expansion south from Brisbane and the Sunshine Coast.

<a href="https://www.apartments.com.au/new-apartments/bronze-on-chevron-8-mawarra-street-surfers-paradise-qld-4217">Bronze on Chevron</a> comprises a mix of two-, three- and four-bedroom residences, with pricing starting from just over $1.5 million. The project is being delivered under Gardner Vaughan’s fully integrated model, with the group acting as both developer and builder, a structure it has consistently applied across its South East Queensland portfolio.

[smartcode_project:default project_id=107520 project_image_fid=367182]

Architecture has been designed by <a href="https://www.apartments.com.au/architects/cottee-parker-architects">Cottee Parker</a>, with landscape architecture by <a href="https://www.apartments.com.au/landscape-architect/jeremy-ferrier-landscape-design">Jeremy Ferrier</a>. The building presents as a single-tower scheme, with a focus on maximising outlook across both the Surfers Paradise skyline and the Nerang River.

Apartments have been planned with open-plan living zones extending to generous balconies, a response to the site’s dual-aspect positioning between river and ocean. Interiors follow a restrained coastal palette, with two colour schemes offered, and an emphasis on natural light and cross-ventilation.

[smartcode_project:default project_id=107520 project_image_fid=367181]

Resident amenity is concentrated across more than 1,250 sqm and includes a resort-style pool, gym, yoga lawn and rooftop entertaining areas. A function space with catering facilities forms part of the upper-level offering, alongside north- and south-facing outdoor areas.

Ground level will incorporate two retail tenancies, intended to extend the existing village character of the surrounding streets.

&nbsp;

[smartcode_project:default project_id=107520 project_image_fid=367200]

The project sits within walking distance of Thomas Drive’s established dining strip, while maintaining proximity to <a href="https://www.apartments.com.au/developments/surfers-paradise-qld-4217">Surfers Paradise</a> beach and broader Gold Coast amenity. The location, positioned on Chevron Island between the river and coastline, has increasingly attracted mid- to high-density development in recent years as the precinct evolves beyond its low-rise origins.

Gardner Vaughan’s move into the Gold Coast was first signalled in 2025, with the group identifying the region as a natural extension of its operations. Chief Executive Officer Simon Betteridge described the expansion as both “strategic and natural”, citing demand for well-designed apartments in lifestyle-driven markets.

Construction is expected to complete in early 2029.

[smartcode_project_cta:default project_id=107520]

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

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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Current Moranbah residential listings offer investors the potential to earn rental returns approaching 20%, but the Queensland mining town remains at the mercy of mining companies when it comes to signing new leases.
Moranbah topped the latest list of 40 localities with the highest rental yields for houses, according to information provided by RP Data, with a<a target="_blank" href="https://www.propertyobserver.com.au/landlords/east-coast-australia-s-top-40-highest-rental-yield-suburbs-from-moranbah-to-tregear/2012112057965"> gross rental yield of 12.9%.</a>
Rents are still be advertised as high as<a target="_blank" href="https://www.realestate.com.au/property-house-qld-moranbah-408246811"> $3,500 per week for a four-bedroom house</a> but also as low as $400 per week for <a target="_blank" href="https://www.realestate.com.au/property-house-qld-moranbah-407750317">a three-bedroom house</a> with local agent John Wood of Moranbah Real Estate telling Property Observer "Moranbah has changed over to last few months with now a lot of rental stock on the market".
In June it was reported that mining giant BHP Billiton Mitsubishi Alliance (BMA) was refusing to sign new leases in <a target="_blank" href="/news">Moranbah, </a>with controversial plans for a mining camp to cheaply house 3,200 workers.
The dependence of Moranbah on mining companies paying big rents was revealed in the official census 2011 data, which shows that households (mining employees) are paying just $80 per week to rent in Moranbah, with the bulk of the rental bill picked up by their employers.
Even if mining companies do not build cheap housing, they can also reduce demand for housing by increasing fly-in-fly-out (FIFO) arrangements for their employees.
<img src="/images/stories/2012/11/moranbahmap.gif">
Indeed, in a recent Property Observer webinar, <a href="/news">Hotspotting.com.au’s Terry Ryder named the Whitsundays</a> as a fly-in-fly-out (FIFO) hotspot servicing mining towns like Moranbah. Terry Ryder did not include Moranbah on his list of investment hotspots despite returning average annual capital growth of 25% over the past 10 years.
All of this highlights what investors in single-industry mining towns should already know – that they are very high-risk investments in locations where prices and rents can be transitory and most probably have been artificially inflated.
 
<hr class="system-pagebreak">
 
Current listings show very high yield potential but many listings have leases expiring within the next few months.
Whether new leases can be renegotiated at similar weekly rental rates remains uncertain.
Current listings include <a href="https://www.realestate.com.au/property-house-qld-moranbah-110289249" target="_blank">this new four-bedroom house</a> (pictured below) listed at $759,000 by Vikki Oldfield of Vision Real Estate and rented at $2,900 per week until February.
<img src="/images/stories/2012/11/hannay.jpg" width="470">
This equates to a gross rental yield of 19.8%.
Another property offering these sorts of returns is <a target="_blank" href="https://www.realestate.com.au/property-house-qld-moranbah-111433843">this three-bedroom house</a> situated in a cul-de-sac on Bowen Court which is listed at $590,000 and is currently rented at $2,000 per week – a gross yield of nearly 18%.
<img src="/images/stories/2012/11/boewn.jpg" width="470">
RP Data records show the property last sold for $445,000 in May last year, indicating capital growth of over 30% (should it sell at the advertised price), but more staggering are the rental increases.
Three years ago, the property was listed for rent at just $650 per week.
Not all properties are offering such generous returns, with yields ranging from around 7% including <a href="https://www.realestate.com.au/property-house-qld-moranbah-111723591" target="_blank">this three-bedroom house on Ney Street (pictured below) </a>being offered at $515,000 through Julie Williamson Real Estate. The property is rented at $750 per week until February. It last sold for Last sold for $335,000 in 2005.
<img src="/images/stories/2012/11/ney.jpg" width="470">
Another listing (pictured below) by Vikki Oldfield <a target="_blank" href="https://www.realestate.com.au/property-house-qld-moranbah-112222627">is asking $710,000</a> with a current weekly rental of $1,600 per week.
<img src="/images/stories/2012/11/naumann.jpg" width="470">
However, RP Data records show the property was available for rent in April 2010 and June 2011 at the same weekly rate – suggesting anecdotally that rents may have reached their upper limit.
 
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lschlesinger-FZcF9M3vE6

Moranbah current listings offer yields nearing 20%, but future returns less certain

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The Queensland property market recorded its strongest numbers of house sales in nearly two years, according to the latest Real Estate Institute of Queensland data.
The REIQ September quarter median house price report the numbers of house sales increased over the quarter. The numbers of sales were also up 5% compared with the same period last year.
Many buyers had been waiting on the sidelines for economic and buying conditions to improve.
We always expected a sharp increase in activity in the September quarter, as many of our REIQ members had reported that buyers were waiting for interest rates to reduce further and for the return of stamp duty concessions on July 1 this year.
Historically, of course, the September quarter is the spring selling season, so activity is usually higher than during winter, but it is very heartening to see that the numbers of sales is even up on the same period last year.
There was a mix of median price increases and some reductions for major regions over the September quarter, but this can partly be attributed to different compositions of sales occurring over the period. For example, if more affordable properties sell, the median house price will also be lower.
In Brisbane, the median house price increased 1.6% to $508,000. The numbers of house sales was also up more than 35% compared with the June quarter.
Brisbane’s market continues to improve as buyers turn their attention to our affordable capital city property prices, as well as the continued strong demand for rental properties, which is attracting investors.
The mining areas of Queensland appear to have come off the boil a little, perhaps due to sharp property price increases over the past 12 months in Gladstone and <a href="/news">Mackay </a>in particular, however sales in these regions remain strong.
The top performer of all major regions over the quarter was Mackay, which posted a median house price increase of 4.7% to $445,000. Over the year, its median house price increased 4.9%.
Next was Redland City, which recorded a median house price increase of 2.7% to $450,000.
Anton Kardash is CEO of the Real Estate Institute of Queensland. This article first appeared on the <a href="https://reiqblog.com/" target="_blank">REIQ blog.</a>
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akardash-AaBSgsziio

Queensland property sales up, but mining towns off the boil

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The Mackay property market was regional Queensland's top performer during the September quarter, according to the Real Estate Institute of Queensland (REIQ) September quarter median house price report.
Next was Redland City, which recorded a median house price increase of 2.7% to $450,000.
But the mining areas of Queensland appeared to have come off the boil a little.
"Its perhaps due to sharp property price increases over the past 12 months in Gladstone and Mackay in particular; however, sales in these regions remain strong," REIQ chief executive officer Anton Kardash says.
<table style="width: 470px;" border="0" cellpadding="0" cellspacing="0">
<colgroup>
<col width="291">
<col width="73">
<col width="73">
<col width="73">
<col width="73" span="2">
</colgroup>
<tbody>
<tr height="68">
<td height="68" width="291">Region</td>
<td width="73">Median Sale Sep12</td>
<td width="73">Qtrly change</td>
<td width="73">Median Sale 12mths Sep12</td>
<td width="73">1yr change</td>
<td width="73">5yr change</td>
</tr>
<tr height="16">
<td height="16">SOUTH EAST QUEENSLAND</td>
<td></td>
<td></td>
<td></td>
<td></td>
<td></td>
</tr>
<tr height="16">
<td height="16">BRISBANE CITY (LGA)</td>
<td>$     508,000</td>
<td>1.6%</td>
<td>$     509,999</td>
<td>-1.9%</td>
<td>17.5%</td>
</tr>
<tr height="16">
<td height="16" width="291">BRISBANE (SD)</td>
<td>$     430,000</td>
<td>-0.7%</td>
<td>$     430,000</td>
<td>-2.3%</td>
<td>17.2%</td>
</tr>
<tr height="16">
<td height="16">IPSWICH CITY (LGA)</td>
<td>$     290,000</td>
<td>0.0%</td>
<td>$     296,250</td>
<td>-4.4%</td>
<td>9.7%</td>
</tr>
<tr height="16">
<td height="16">LOGAN CITY (LGA)</td>
<td>$     337,850</td>
<td>2.4%</td>
<td>$     335,509</td>
<td>-4.1%</td>
<td>12.2%</td>
</tr>
<tr height="16">
<td height="16">MORETON BAY (LGA)</td>
<td>$     369,000</td>
<td>-2.6%</td>
<td>$     370,000</td>
<td>-3.1%</td>
<td>12.1%</td>
</tr>
<tr height="16">
<td height="16">REDLAND CITY (LGA)</td>
<td>$     450,000</td>
<td>2.7%</td>
<td>$     435,000</td>
<td>-2.6%</td>
<td>11.5%</td>
</tr>
<tr height="16">
<td height="16">GOLD COAST CITY (LGA) +</td>
<td>$     460,000</td>
<td>-1.5%</td>
<td>$     462,750</td>
<td>-4.0%</td>
<td>1.2%</td>
</tr>
<tr height="16">
<td height="16">TOOWOOMBA (LGA)</td>
<td>$     290,000</td>
<td>-3.0%</td>
<td>$     290,000</td>
<td>-1.7%</td>
<td>15.5%</td>
</tr>
<tr height="16">
<td height="16">SUNSHINE COAST (LGA) +</td>
<td>$     430,000</td>
<td>-0.9%</td>
<td>$     430,000</td>
<td>-4.4%</td>
<td>1.2%</td>
</tr>
<tr height="16">
<td height="16">MAJOR REGIONS</td>
<td></td>
<td></td>
<td></td>
<td></td>
<td></td>
</tr>
<tr height="16">
<td height="16">FRASER COAST (LGA)</td>
<td>$     280,000</td>
<td>-0.7%</td>
<td>$     285,000</td>
<td>-1.7%</td>
<td>0.7%</td>
</tr>
<tr height="16">
<td height="16">BUNDABERG (LGA)</td>
<td>$     290,000</td>
<td>0.9%</td>
<td>$     282,000</td>
<td>0.7%</td>
<td>9.7%</td>
</tr>
<tr height="16">
<td height="16">GLADSTONE (LGA)</td>
<td>$     455,000</td>
<td>-4.2%</td>
<td>$     475,000</td>
<td>13.1%</td>
<td>40.1%</td>
</tr>
<tr height="16">
<td height="16">ROCKHAMPTON (LGA)</td>
<td>$     318,000</td>
<td>1.0%</td>
<td>$     317,378</td>
<td>0.0%</td>
<td>6.6%</td>
</tr>
<tr height="16">
<td height="16">MACKAY (LGA)</td>
<td>$     445,000</td>
<td>4.7%</td>
<td>$     430,000</td>
<td>4.9%</td>
<td>13.8%</td>
</tr>
<tr height="16">
<td height="16">TOWNSVILLE CITY (LGA)</td>
<td>$     355,000</td>
<td>-5.3%</td>
<td>$     362,000</td>
<td>-2.8%</td>
<td>6.8%</td>
</tr>
<tr height="16">
<td height="16">CAIRNS (LGA)</td>
<td>$     350,000</td>
<td>1.0%</td>
<td>$     349,250</td>
<td>-3.0%</td>
<td>-0.9%</td>
</tr>
</tbody>
</table>
 
<a target="_blank" href="/news">Mackay </a>posted a median house price increase of 4.7% to $445,000. Over the year its median house price increased 4.9%.
REIQ Mackay zone chairwoman Sally Richards said there has been increased interest in the higher-priced homes such as the $400,000 to $600,000 price range.
She says there has been a significant amount of increased development and building activity in the region.
Gladstone's market slowed down after the sharp property price increases over the past year.
The median house price decreased 4.2% over the September quarter to $455,000.
REIQ Gladstone zone chairman Mark Spearing described the market as well-balanced over the past quarter.
In Brisbane, the median house price increased 1.6% to $508,000. The numbers of house sales was also up more than 3% compared to the June quarter.
For more on investing in property in mining areas like Gladstone, <a href="http://propertyobserver.com.au/ebooks/free-ebook-gladstone-investment-keys-to-one-of-the-nations-most-talked-about-hotspots" target="_blank">download our free eBook.</a>
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jchancellor-FAypfDUnLy

Queensland mining region prices come off the boil a little

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The Newman government has approved what it calls Queensland’s “biggest ever” tourism development, the Ella Bay resort.
The $1.4 billion project, adjacent to a World Heritage Area, will now need approval of the Federal Minister for Environment Tony Burke. 
The Queensland Coordinator-General granted approval of the project earlier this week, subject to Satori Resorts Ella Bay Pty Ltd needing to secured further statutory state approvals.
Work to develop the property into a master planned tourism/residential community is scheduled to occur over a 15-year period.
It's expected to have short-term tourist accommodation including resort hotels and holiday villas for 2,000 tourists at full capacity.
There are also plans to have 540 permanent residences, housing 1,400 people.
The Ella Bay development is expected to inject over $256 million per annum in tourism expenditure into the Queensland economy when fully operational.
The development is also expected to generate a peak construction workforce of just over 400 people around year eight of the development schedule.
Once fully operational, just over 800 full-time jobs are expected to be created for the operation of the new resorts, golf course, retail and associated facilities.
The development is also expected to provide other jobs including 240 part time peak season jobs.
The development north east of Innisfail in far north Queensland is on a 470-hectare site with a designated 132 hectare development precinct.
The remainder of the site will consist of 61 hectares of open space, golf course and parkland; 155 hectares of conservation covenant and 62.8 hectares of land to be transferred to National Park.
The federal government has knocked back developments in environmentally sensitive areas including refusal for the Hatsatouris family proposed $950 million development at Hummock Hill Island, south-east of Gladstone which was within the Great Barrier Reef World Heritage Area and which had been approved by the previous state Labor government.
The Ella Bay project is controlled by Rod Lamb, a former executive director of the listed Sedgman mining company.
The site was previously owned by construction group John Holland.
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Far north Queensland's Ella Bay clears initial long-standing statutory planning hurdle

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Brisbane-based firm Resolution Research says it stands by its 2011 census-derived research that households in Dutton Park, just south of the Brisbane CBD, are spending more than half (54%) of their income on repaying their mortgage and is thus has the highest level of mortgage stress in inner Brisbane.
The research used 2011 census data to compare weekly household income with monthly mortgage repayments to determine what percentage was going to paying off the home loan.
<a target="_blank" href="/news">Dutton Park topped the list</a>, followed by <a target="_blank" href="/news">West End </a>(44%) and then <a target="_blank" href="/news">Woolloongabba </a>(41%).
However Michael Matusik, director of property advisory firm Matusik Property Insights, rubbished the research. In a <a target="_blank" href="https://matusikmissive.com.au/2012/10/24/wrong/">lengthy rebuttal article on his website</a> he said that census data revealed that the ratio of mortgage payments to household income in Dutton Park averaged just 17%, meaning very little mortgage stress in the suburb.
“We stand by our analysis, which was correct at the time of the 2011 census,” Diana Howes, managing director of Resolution Research, tells Property Observer.
“We have reviewed the alternative methodology put forward [from Michael Matusik] and state as follows:
“'Our analysis has been thorough and correct at the time of the 2011 census, we have employed a methodology which has demonstrated itself to be accurate.  As with all economic data there are always varying opinions by analysts relative to outcomes.  We support our work and also the views of our peers.”
Howes directed Property Observer to the following page of census data, which shows the median <a target="_blank" href="https://www.propertyobserver.com.au/https://www.censusdata.abs.gov.au/census_services/getproduct/census/2011/quickstat/305011187?opendocument&amp;navpos=220">weekly household income at $989 and median monthly mortgage repayments of $2,167</a>.
Property Observer notes that on the same census 2011 data page, the data shows that only 3.8% of <a target="_blank" href="/news">Dutton Park</a> household have mortgage payments that are 30% or more of household income – the common definition of mortgage stress.
According to Matusik's calculations the average household income of a mortgage holder in Dutton Park is “$2,920 and not $989 as suggested, meaning that the real mortgage to relevant household income ratio is just 17%”.
“You have to dig deeper than the headline results to find the correct answers,” he said.
“It takes a lot of effort to scroll down from page one to page six of the seven pages of the 2011 Census QuickStats to find out the tenure profile and proportion of rent/mortgage paid by households in each location.
“It does actually take some time to then visit the expanded community profile, and to visit tables X14 to X16 to work out the actual household incomes for those paying a mortgage in each location."


<hr class="system-pagebreak">
He provided Property Observer with the following explanation for how he obtained the $2,920 income figure, referencing the <a target="_blank" href="https://www.propertyobserver.com.au/https://www.censusdata.abs.gov.au/census_services/getproduct/census/2011/communityprofile/305011187">more detailed Dutton Park community profile tables</a>
"Dutton Park, Brisbane
<ul>
<li>584 private occupied dwellings</li>
<li>$989 weekly household income or $51,428 per annum</li>
<li>$2,167 monthly mortgage or $26,004 in annual mortgage payments</li>
<li>Divide $26,000/$51,500 = 51% - this is what Resolution have done</li>
</ul>
<ul>
<li>BUT 81% of households don’t have a mortgage</li>
<li>336 rent – 58% of households</li>
<li>121 own, but have paid out the mortgage – 21% households</li>
<li>109 pay a mortgage – 19% IT IS THIS 109 HOUSEHOLDS THAT WE ARE INTERESTED IN, I.E WHAT THEIR WEEKLY INCOME IS</li>
</ul>
<ul>
<li>The table below is how one works out income by tenure or household types – it is sourced from tables X14, X15 and X16 as per missive – you have to work out the weighted average incomes yourself.</li>
</ul>
<ul>
<li>By doing so you find that the 109 households that have a mortgage in Dutton Park earn on average about $2,920 per week, or $152,000 per annum.  This equates to about a 17% mortgage to relevant income level."</li>
</ul>
Click to enlarge
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/2012/11/dpark.gif"><img src="/images/stories/2012/11/dparkthumb.gif"></a>
Source: ABS
Matusik claims that just by looking at the existing housing and cars in the driveways in Dutton Park, you can tell that home owners are “earning incomes well into triple figures”.
“But if you never go outside the 2011 census also tells you that 96% of households with a mortgage in Dutton Park pay less than 30% of their income towards a mortgage.”
Matusik has since provide fresh commentary on the Dutton Park research with<a href="https://matusikmissive.com.au/2012/11/21/for-the-record-2/" target="_blank"> this posting on his website</a>, which says that his assertions are not a matter of opinion but "plain fact".
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Dutton Park mortgage stress debate continues as Resolution Research stands by figures

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Murarrie, a semi-industrial suburb on the southern banks of the Brisbane River about eight kilometres east of the city, has been Brisbane’s best-performing detached suburban housing market over the past year, according to the latest figures compiled by the Real Estate Institute of Queensland (REIQ).
House prices in Murarrie, where News Limited prints the Courier Mail and Sunday Mail, have risen 9.6% over the year to September to a median of $509,500.
In comparison, Brisbane house prices, while gaining 1.6% over the September quarter rising to $508,000 are still down 1.9% year-on-year to a median just below $510,000.
According to murarrie.com, the suburb has until recently consisted of light industrial development, but its proximity to the city has made it more attractive to office and residential developments.
The suburb is serviced by buses and trains into the city, while it takes about 15 minutes by car to get to the city.
The stock of houses is a mix of post-war weatherboard and chamferboard cottages, tin roof houses and new estates being "typically low set and high set brick and tile homes".
According to a Belle Property suburb profile, Murarrie has had an "interesting past", playing host to a variety of industries over the years including sugar cane, cotton, meatworks and boatbuilding.
As a residential suburb it is situated close to the GatewayMotorway and the main thoroughfares of Wynnum and Creek Roads with Cannon Hill and Carindale shopping centres close by and local shops on Queensport Road.
The suburb is popular with families and offers "stunning views of the Gateway Bridge and the Brisbane River" as well as the large Murarrie Recreation Area with bike tracks, barbecue areas, skate parks and canoe ramps.
Recent sales have included this 1940s-built three-bedroom weatherboard home on a 1,200-square-metre block (pictured bel0w) sold by the Queensland Public Trustee for $480,000, according to RP Data records.
<img src="/images/stories/2012/11/billungah.jpg">
 
<hr class="system-pagebreak">
Current listings include this modern three-bedroom Queenslander on Queensport Road (pictured below), which last sold for $379,000 in 2006 and is listed through Glenn Bool of Re/Max-Morningside.
<img src="/images/stories/2012/11/queensport.jpg">
An older-style propery up for sale is this "cavity" brick home with two bedrooms, high ceilings and large backyard (pictured below), which is listed at $349,000. RP Data records show it last sold for $92,000 in 1994 and for $44,500 in 1985.
<img src="/images/stories/2012/11/railway.jpg">
Aspley, about 13 kilometres north of the city, is the next best performing suburb over the past 12 months with median house prices up 8.7% to $500,000
The best-performing inner-city detached housing markets are Taringa, a few kilometres south-west of the city, and West End, just outside the CBD, where prices are up 8.2% and 7.5% respectively.
<table border="1" cellspacing="0" cellpadding="0" width="411"><tbody>
<tr>
<td width="187" valign="top">
Region
</td>
<td width="95" valign="top">
Median Sale 12mths Sep12
</td>
<td width="66" valign="top">
1yr change
</td>
<td width="64" valign="top">
5yr change
</td>
</tr>
<tr>
<td width="187" nowrap valign="top">
<a href="/news">MURARRIE</a>
</td>
<td width="95" nowrap valign="top">
$509,500
</td>
<td width="66" nowrap valign="top">
9.6%
</td>
<td width="64" nowrap valign="top">
22.8%
</td>
</tr>
<tr>
<td width="187" nowrap valign="top">
<a href="/news">ASPLEY</a>
</td>
<td width="95" nowrap valign="top">
$500,000
</td>
<td width="66" nowrap valign="top">
8.7%
</td>
<td width="64" nowrap valign="top">
20.9%
</td>
</tr>
<tr>
<td width="187" nowrap valign="top">
<a href="/news">TARINGA</a>
</td>
<td width="95" nowrap valign="top">
$700,000
</td>
<td width="66" nowrap valign="top">
8.2%
</td>
<td width="64" nowrap valign="top">
14.3%
</td>
</tr>
<tr>
<td width="187" nowrap valign="top">
<a href="/news">WEST END</a>
</td>
<td width="95" nowrap valign="top">
$747,000
</td>
<td width="66" nowrap valign="top">
7.5%
</td>
<td width="64" nowrap valign="top">
22.0%
</td>
</tr>
<tr>
<td width="187" nowrap valign="top">
<a href="/news">SEVENTEEN MILE ROCKS</a>
</td>
<td width="95" nowrap valign="top">
$630,000
</td>
<td width="66" nowrap valign="top">
7.4%
</td>
<td width="64" nowrap valign="top">
23.0%
</td>
</tr>
<tr>
<td width="187" nowrap valign="top">
<a href="/news">NUDGEE</a>
</td>
<td width="95" nowrap valign="top">
$515,000
</td>
<td width="66" nowrap valign="top">
6.5%
</td>
<td width="64" nowrap valign="top">
45.8%
</td>
</tr>
<tr>
<td width="187" nowrap valign="top">
<a href="/news">CALAMVALE</a>
</td>
<td width="95" nowrap valign="top">
$500,000
</td>
<td width="66" nowrap valign="top">
4.2%
</td>
<td width="64" nowrap valign="top">
16.3%
</td>
</tr>
<tr>
<td width="187" nowrap valign="top">
 
<a href="/news">MORNINGSIDE</a>
</td>
<td width="95" nowrap valign="top">
$580,000
</td>
<td width="66" nowrap valign="top">
3.6%
</td>
<td width="64" nowrap valign="top">
21.0%
</td>
</tr>
<tr>
<td width="187" nowrap valign="top">
 
<a href="/news">FERNY GROVE</a>
</td>
<td width="95" nowrap valign="top">
$490,000
</td>
<td width="66" nowrap valign="top">
3.2%
</td>
<td width="64" nowrap valign="top">
19.8%
</td>
</tr>
<tr>
<td width="187" nowrap valign="top">
<a href="/news">GREENSLOPES</a>
</td>
<td width="95" nowrap valign="top">
$574,450
</td>
<td width="66" nowrap valign="top">
2.5%
</td>
<td width="64" nowrap valign="top">
18.4%
</td>
</tr>
<tr>
<td width="187" nowrap valign="top">
<a href="/news">GEEBUNG</a>
</td>
<td width="95" nowrap valign="top">
$407,629
</td>
<td width="66" nowrap valign="top">
2.0%
</td>
<td width="64" nowrap valign="top">
16.5%
</td>
</tr>
<tr>
<td width="187" nowrap valign="top">
<a href="/news">AUCHENFLOWER</a>
</td>
<td width="95" nowrap valign="top">
$835,000
</td>
<td width="66" nowrap valign="top">
1.8%
</td>
<td width="64" nowrap valign="top">
14.4%
</td>
</tr>
<tr>
<td width="187" nowrap valign="top">
 
<a href="/news">BARDON</a>
</td>
<td width="95" nowrap valign="top">
$737,500
</td>
<td width="66" nowrap valign="top">
1.7%
</td>
<td width="64" nowrap valign="top">
20.6%
</td>
</tr>
<tr>
<td width="187" nowrap valign="top">
<a href="/news">JAMBOREE HEIGHTS</a>
</td>
<td width="95" nowrap valign="top">
$403,000
</td>
<td width="66" nowrap valign="top">
1.4%
</td>
<td width="64" nowrap valign="top">
15.1%
</td>
</tr>
<tr>
<td width="187" nowrap valign="top">
<a href="/news">BRIGHTON</a>
</td>
<td width="95" nowrap valign="top">
$402,000
</td>
<td width="66" nowrap valign="top">
1.3%
</td>
<td width="64" nowrap valign="top">
23.7%
</td>
</tr>
<tr>
<td width="187" nowrap valign="top"></td>
<td width="95" nowrap valign="top"></td>
<td width="66" nowrap valign="top"></td>
<td width="64" nowrap valign="top"></td>
</tr>
</tbody></table>
 Source: REIQ
The REIQ notes that Brisbane house sales activity picked up notably over the quarter, with a 35% increase recorded compared with the June quarter.
“Brisbane’s market continues to improve as buyers turn their attention to our affordable capital city property prices, as well as the continued strong demand for rental properties which is attracting investors,” says REIQ chief executive Anton Kardash.
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Little-known Murarrie the top-performing Brisbane suburb for house prices over past 12 months: REIQ

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The Queensland government has commissioned the auction of eight rural properties in the Mary Valley that were acquired for the Bligh government's abandoned Traveston Dam, Sunshine Coast, district project.
The government has appointed Ray White to conduct the Helmsman-style auction next month in Brisbane.
No price range estimates are being offered for the properties.
All of the properties have houses being offered with vacant possession.
Helmsman is a rarely used property auction format using time-sensitive publicly displayed written bidding.
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Traveston Dam, Sunshine Coast, rural offerings by state government 

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There were 365 unconditional inner-Brisbane apartment sales in the September quarter, with more than four out of five sales below the $650,000 mark, according to a new report by Place Advisory.
Affordability appears to be a key consideration for buyers, with more than a third of sales (35%) price between $350,000 and $450,000 – the most popular price band.
However, there appears to be little appetite (or little product) at the more expensive end of the market, with just 3% of sales for apartments prices from $900,000 and above.
Click to enlarge
<a href="/images/stories/2012/11/placenov19.gif" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/2012/11/placenov19thumb.gif"></a>
Source: Place Advisory
The weighted average price over the quarter was $548,493 – 3% below the previous June quarter price. 
The 365 transaction were 15% lower than the previous quarter but above the long-term 10-year average of 311 transactions, which Place Advisory says indicates stability in the market.
At the current sales rate there is more than a year’s worth of apartments available for purchase, with Place Advisory counting a total of 1,808 new residential apartments remaining for sale across the inner-<a target="_blank" href="/news">Brisbane </a>market.
It was a very good quarter for developer David Devine,who notched up two of the top-selling projects over the three months to September via his Metro Property development businesses.
The highest-selling project over the quarter was Metro Property’s newly released Plaza Apartments, which recorded 54 unconditional sales, followed by another Metro Property project, Brooklyn on Brookes, with 44 sales.
Double One 3 (39 sales) – being developed by Devine Limited in <a href="/news">Teneriffe </a>– ranked third. The business is no longer associated with David Devine, but still bears his name.
“From discussions with agents and developers across the marketplace, consistency month to month remains the biggest challenge,” says Place Advisory, a project marketing agency.
“Enquiry appears to fluctuate in quality and quantity with no reasoning associated.
“The reality is when you look at the overall picture, we must be prepared and understand that we are in what could be regarded as a normal market.
“Most feedback suggests that if Brisbane’s residential supply pipeline continues as a constant, where close to an average of 1,000 new apartments have been released annually over the past five years, and stock remains price pointed and affordable these trends are unlikely to change in the coming two years.
“Importantly, the impact of the first-home owners' construction grant (FHOCG) will be one to watch in coming quarters.”
 
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Brisbane apartment market stabilises in September quarter with sub-$650,000 the sweet spot: Place Advisory

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The managing director of Savills Queensland says government promises to cut red tape have been successfully delivered.

Matthew Buckley says recently released policies show the length the government is willing to go to rebuild certainty and stimulate construction as an important pillar of the Queensland economy.

Buckley says measures to cut red tape have been welcomed by “a development industry hungry for certainty in the planning of their developments”.

Recent moves to scrap the $7000 first home buyers grant and replace it with a $15,000 first home owners construction grant is “clearly going after immediate activity in the residential construction market.”

He says widening stamp duty concessions to all home-buyers will encourage migration to the state. 

Buckley was particularly pleased with moves to reduce certain infrastructure charges for businesses.

“The most valuable and immediate stimulus is the complete removal of transport, recreation and stormwater infrastructure charges for projects that commence in the next six months and complete by March 2015. Then, for projects that start in April 2013 to September 2013 and complete by March 2015, they will receive 50% discount to the same charges,” Buckley says.

“The Government cannot change the post GFC economic environment by themselves. But these policy initiatives, alongside a clearly more accessible and business-friendly approach might just create the incubator for recovery that we have all be waiting for.”

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awalsh-7Ub9EypybQ

Savills welcomes Queensland government moves to kick-start development

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The domination of the Brisbane market by Ipswich is unprecedented in Australia. There’s no other instance where one corner of a metropolitan area so totally dominates the capital growth rankings.
The Brisbane metropolitan area encompasses numerous municipalities, including Brisbane City (the centre), Logan City (south), Redland City (east), Moreton Bay Region (north), Scenic Rim Region (far south) and Ipswich City (south-west).
There are around 300 residential suburbs and when ranked according to capital growth rates (average over the past 10 years, based on Australian Property Monitors data), Ipswich suburbs fill the top six places and eight of the top 10.
<img style="margin: 4px; float: left;" src="/images/stories/2012/11/ipswich.jpg">
It’s mostly about affordability, combined with good transport connections and plenty of employment nodes. All of the suburbs that fill the top 20 for long-term capital growth have median prices under $325,000; 15 of the top 20 have median house prices under $285,000.
The top 20 suburbs have growth rates between 12% and 14%, with Ipswich locales like <a href="/news">Booval</a>, <a href="/news">Goodna </a>and <a href="/news">Silkstone </a>at the top of the list.
The Ipswich corridor is well-known around Australia as a growth region. It became popular with investors in the mid-noughties for its cheap prices and above-average yields, and prices rose strongly in the five years to 2010.
In concert with other Brisbane area markets, growth subsided in 2010 and 2011, with some decline in median prices.
But Ipswich’s evolution into a headline hotspot of national standing will continue well into the future, and the area is poised to resume strong growth.
Big infrastructure developments like the $2.8 billion upgrade of the Ipswich Motorway (officially opened in May) and the $1.5 billion rail link to the Springfield master-planned community are adding to the area’s appeal, as is the ongoing emergence of major jobs nodes, such as the commercial components of Springfield, big industrial estates like Citiswich and the expanding RAAF Base at Amberley, just outside Ipswich.
According to 2011 census data, the population of <a href="/news">Ipswich City </a>is now 172,000. The Ipswich Statistical Area (which includes the Scenic Rim and Somerset regions) had a population of 282,000.
Its potential for expansion is evident in that the Brisbane and Ipswich local government area have similar land areas, but Brisbane municipality has five times the population. This is one reason Ipswich City features so prominently in state government blueprints for population growth in south-east Queensland.
The Darra-to-Springfield rail line is under construction, for completion in 2013. Springfield Land Corporation chairman Maha Sinnathamby says the train station in the <a href="/news">Springfield</a> CBD will be the focus of a $60 million transport hub and is a game changer for the master-planned development.
The predominance of Ipswich City in the Brisbane metropolitan area is not surprising. Every suburb-by-suburb analysis I conduct shows the cheaper outlying areas lead the capital growth rankings. This applies equally to Adelaide, Perth, Melbourne, Hobart and Canberra. Budget suburbs also feature strongly in Sydney, though a little less so than in the other cities.
But no city precinct has the dominance of Ipswich. And there’s no indication this will change any time soon.
Terry Ryder is the founder of <a href="https://www.hotspotting.com.au/" rel="nofollow" target="_blank">hotspotting.com.au</a> and can be <a href="https://www.twitter.com/hotspotting" rel="nofollow" target="_blank">followed on Twitter</a>.
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