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

Joel Robinson

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

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

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

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

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

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

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

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

Abadeen, PERIFA, top out Putney Wharf harbourfront precinct

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

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

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

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

Every First Home Owner Grant for new property by state

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

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

Staff Writer

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

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

alisonwarters@gmail.com

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

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

Ellen Walker

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

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The Queensland government’s plans to fiddle around with property grants provide further evidence that politicians understand little about real estate. 
The plan in the first state budget under new Premier Campbell Newman is to eliminate the grant of $7,000 for first-home buyers who buy established homes and provide a $15,000 gift to first-timers who build a new home. 
This is nothing other than a sop to developers who make political donations. There’s no benefit in it for anyone else, including first-home buyers. 
The clear intention is to push novice buyers into new homes rather than secondhand ones – although buyers who think the issue through will realise they’ll be worse off if they take the bait. 
If you’re a first-time buyer with your heart set on building a new home, then you’ll be happy – you’ve just got a $15,000 handout to do what you were planning to do anyway.
But the research shows that most first-home buyers opt for established property. Why? Because it’s significantly cheaper (and often better located), and most first-time buyers have limited capacity. Their big issue is affordability and the $15,000 doesn’t improve the situation. 
On average, the difference between a new home and a second-hand one is around $70,000. In some places, like Brisbane’s near-city suburbs, the cost differential is well over $100,000. The $15,000 bribe is a pittance compared with that price disparity. 
The politicians will argue that the measure will reactivate the home building industry and create jobs. They’ll probably also peddle the myth that we have a housing shortage, which is what their mates in the development industry keep telling them. 
The reality is that many of Queensland’s major markets have had the opposite problem: over-supply. That’s certainly been true of the Gold Coast, the Sunshine Coast and the Fraser Coast, the three leading population growth areas of the state. 
Some real estate practitioners argue that while there’s an over-supply of dwellings generally, there’s a shortage of affordable dwellings. But this Queensland measure doesn’t make homes more affordable – it does the opposite by pushing buyers towards the more expensive new-home option. 
My analysis of Australian property markets over the years is that government grants have little influence on sales. Prices, interest rates, employment, economic growth and infrastructure development all impact on residential sales, but grants make little difference. 
The last time first-home buyers were out and about in serious numbers was in 2009. They were active because prices had fallen in many markets and interest rates had been slashed – and the combination of the two revolutionised affordability. 
Some commentators attributed the upturn at that time to the federal government’s first-home owners’ grant, but numerous surveys at that time found that the FHOG was a distant third behind lower prices and sharply lower interest rates in terms of what motivated people to buy. 
All types of buyers were active in 2009 – and first-home buyers were only 20-25% of the market. The other 75-80% were buyers not receiving any kind of government grant or stamp duty concession – they were busy because prices and interest rates were attractive. 
The Queensland move is another example of politicians tinkering at the edges of problems like affordability and home construction levels. 
If politicians genuinely want to make a meaningful difference, which I doubt, they can achieve it by addressing the core problem: the huge component of the cost of new dwellings attributed to government taxes, charges and red tape. 
We’re unlikely to see anything along those lines from the Queensland government – or any other government across Australia.
Terry Ryder is the founder of <a target="_blank" rel="nofollow" href="https://www.hotspotting.com.au/">hotspotting.com.au</a> and can be <a target="_blank" rel="nofollow" href="https://www.twitter.com/hotspotting">followed on Twitter</a>.
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Queensland government’s first-home buyer change nothing but a sop to developers: Terry Ryder 

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Former vitamin king Vaughan Bullivant, the maverick Queensland millionaire and owner of the Daydream Island Resort &amp; Spa, has listed the Georgian-style mansion he built for his former wife in the Brisbane bayside suburb of Scarborough.
The opulent three-level, six-bedroom residence at 118 Prince Edward Parade features palm trees and a salt-water swimming pool with views over Moreton Bay from the master bedroom.
It is one of two neighbouring mansions constructed by Bullivant in 2000 following the sale of his Nature's Own vitamin business for $137 million to FH Faulding in 1999.
Bullivant started the business in an old tin shed on the Redcliffe Peninsula in 1995, transforming it into a major packager and wholesaler with a turnover of several million dollars a year.
The two properties came to be known as the "His and Hers" mansions – one occupied by Bullivant and the other by his former wife, Carmel.
The couple divorced in 2004.
The house is being offered for sale via tender by Ray White Ascot principal Dwight Ferguson, with the Australian Financial Review reporting that it has a replacement value of $10 million.
The Georgian-style property is located on more than 4,000 square metres of beachfront land with 70 metres of beach frontage enjoying panoramic views over Moreton Bay.
“I will be continuing to live in my home next door, but as most of my children have grown up and moved on I think it’s a waste for it to be largely unused,” says Bullivant.
“As I look forward to retirement I hope the next person enjoys it to the full.”
The property includes a large resort-style heated salt water lagoon pool, a full-sized tennis court with night lighting and a tennis pavilion, polished feature timber floors, a large study/library and a media room.
The master bedroom takes in the entire width of the home, including a large private balcony with unrestricted views of Moreton Bay and Moreton Island.
“There’s also a private sunken parents’ lounge, bar, large marble spa with floor to ceiling bay windows,” says Ferguson.
The tender campaign closes on October 18.
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Brisbane entrepreneur Vaughan Bullivant lists extravagant Scarborough house next door

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Moranbah, the heart of coal mining activity in Queensland's Bowen Basin region, was recently added to a list of WA and Queensland mining towns deemed by Westpac to be risky “single-industry” towns.
This means that investors will find it harder to get loans to purchase investment properties in Moranbah, with the bank deeming the town to have a potentially unsustainable housing market.
Its inclusion comes shortly before RP Data calculations that placed <a href="/news">Moranbah top of a list of regional Queensland towns where it is cheaper – by an average of $4,000 – to buy a house than rent.</a>
However, Westpac will now discount rental income listed as security on investor mortgage applications by 40%, taking into account the risk of rising vacancies.
“An application with security in a single industry town will have all rental income assessed at 60%,” says the bank in a note to mortgage brokers.
The new requirement is in addition to the rule that a 30% deposit is required in these postcodes for property to avoid the added burden of lenders mortgage insurance (LMI) – well above the usual 20% deposit requirement.
The policy changes apply to two investment loans – Westpac’s variable rate Equity Access Loan (EAL) and its fixed rate Investment Property Loan (IPL).
Westpac spokesperson Danny Johns told Property Observer recently the decision to add Moranbah and other mining towns to the list is due to concerns that in these locations the mining boom is driving house prices and rental yields to relatively unsustainable levels.
As an example, he says house prices have jumped 44% in Moranbah with yields at 13.5%, with property valuers telling Westpac that these figures are not sustainable.
Other towns added to the list recently include another Queensland coal mining town Dysart in the Isaac region south of Moranbah and Port Hedland and the East Pilbara region.
The full list of new towns included on Westpac’s list of “single-industry” postcodes are in Queensland:
• <a href="/news">Blackwater </a>(4714)
• <a href="/news">Moranbah </a>(4744)
• <a href="/news">Dysart </a>(4745)
• <a href="/news">Middlemount </a>and <a href="/news">May Downs</a> in the Isaac region (4746)
And in Western Australia:
• <a href="/news">Roebourne </a>(including <a href="/news">Karratha</a>, <a href="/news">Baynton</a>, <a href="/news">Bulgarra</a> and <a href="/news">Pegs Creek</a>, 6714)
• <a href="/news">Port Hedland</a> (including <a href="/news">South Hedland</a>, 6721)
• <a href="/news">East Pilbara</a> (6753)
Real Estate Institute of WA president David Airey says the changes probably reflect a view from within the bank that “housing prices and rental returns in particular, in places like Karratha, Port Hedland, South Hedland and Newman are unsustainable”.
“The state government is anxious to address affordability in the Pilbara, and while this won’t happen overnight it’s clear that housing demands will be better met over the next few years.”
Airey says Westpac has the right to “calibrate its business model as it sees fit”.
“But it would be a pity if the result meant that investors were less inclined to supply much needed housing in the state’s northwest. In some ways it’s a catch-22 situation,” he adds.
Real Estate Institute of Queensland (REIQ) chief executive Anton Kardash says lending criteria for remote areas has been restricted for some time, given these areas are often reliant on single industries for employment.
“Investors in these areas need to be aware that lenders will require a larger deposit dependent on the element of risk lenders attribute to buying property in a specific region.”
Jane Slack-Smith, director at Investors Choice Mortgages, says the change in policies indicate that Westpac is less keen to lend in mining locations.
“The bank is discounting rental income to allow for vacancies,” she tells Property Observer.
Slack-Smith says Westpac is implementing these changes in places like Karratha despite her clients being able to ask rent of $2,000 per week over a five-year lease.
“Some lenders will take 100% of rental income, but Westpac only takes 60% of income.”
“Some lenders don’t have postcode restrictions,” she says.
For advice on navigating hotspots, download our free eBook: <a href="https://www.propertyobserver.com.au/ebooks/free-ebook-tools-for-getting-through-the-hotspot-tipping-maze" target="_blank">Tools for Getting Through the Hotspot Maze.</a>
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Moranbah and Port Hedland unsustainable 'single-industry' mining boom hotspots: Westpac 

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Mention of the Gold Coast residential market rarely raises an eyebrow these days, unless there's a story about a megamillion-dollar sale, or word of more bad karma in the market.
In looking at this market, it is helpful to understand its housing cycle, which is pronounced, and which usually has a six-year frequency.
The region experienced market peaks in 1988, 1992, 2002 and 2008; and downturns in 1982, 1990, 1995, 2000 and 2012.
After almost 30 years in this business, you see patterns emerge. And history usually repeats. Based on past performance, the Coast looks set to have a market peak in 2014-2015, 2020 and 2026; and likely will experience downturns in 2017-2018 and in 2023.
Note the Commonwealth Games due for 2018 will, I believe, have little to no impact on the property cycle.
But data aside, there are tell-tale signs the Gold Coast market, like its Brisbane counterpart, is about to turn a corner. Some of these include:
<ol>
<li>Well-priced properties starting to sell soon after listing</li>
<li>Multiple offers occurring on well-priced properties</li>
<li>Some properties are now selling above reserve</li>
<li>Vacancy rates are on the decline and rents are rising</li>
<li>Fewer well-priced properties for sale - there is a shortage of saleable stock for sale across many parts of the Coast</li>
<li>Time on the market, as a result, is dropping and, in some cases, sharply</li>
<li>Intra-state and interstate interest is on the increase</li>
</ol>
It is apparent the Goldie market has just about bottomed and we are likely to see values grow during 2013 – probably in the vicinity of 5%. But those values might sit there for some time.
While the Gold Coast's population could rise by 135,000 over the next 10 years – which suggests the need for 50,000 to 55,000 new dwellings – indicators are the largest growth segments will be first-home buyers and those in their late 60s to early 80s.
Both groups are expected to take up a 25% market share of population growth, and both will be financially constrained.
Although the emerging shape of the Coast suggests the need for more detached housing, there is not enough alternative and more affordable housing types being supplied. These include townhouses, terrace homes, "plexes'' and, in some cases, suburban-based, walk-up apartment product.
The irony is the Gold Coast is one of the most undersupplied housing markets in Australia. What is supplied has little demand, and too much of it is focused around lifestyle and discretionary spend rather than on real life. Trends also suggest a need to expand its urban area to accommodate projected population growth.
The region will benefit from an increase in the supply of affordable new housing in locations where permanent residents can afford to buy or rent.
Michael Matusik is the founder of <a href="https://www.matusik.com.au/" target="_blank">Matusik Property Insights</a>, which has helped over 550 new residential projects come to fruition.  Read <a href="https://www.matusikmissive.wordpress.com%20/" target="_blank" title="blocked::https://www.matusikmissive.wordpress.com /">Michael's blog</a>or follow him on <a href="https://www.twitter.com/michaelmatusik" target="_blank">Twitter</a> or connect via <a href="https://www.linkedin.com/in/michaelmatusik">LinkedIn</a>.
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The seven tell-tale signs Gold Coast market has bottomed out and is about to turn the corner

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Inala, a multicultural suburb 18 kilometres south west of the Brisbane CBD, had the cheapest median sale price of $277,000 over the June quarter, according to Real Estate Institute of Queensland (REIQ) house price data.
Inala house prices increased by 1.8% over the June quarter, but are down 5.9% over the past 12 months, when the median price was $295,000.
It is one of 35 suburbs that recorded a median sale prices below the $500,000 median for Brisbane houses, according to REIQ:
The 35 suburbs are: 
<table width="340" border="0" cellpadding="0" cellspacing="0">
<colgroup>
<col width="158">
<col width="69">
<col width="64">
<col width="49">
</colgroup>
<tbody>
<tr height="65">
<td width="158" height="65">Locality</td>
<td width="69">Median Sale Jun12</td>
<td width="64">Qtrly change</td>
<td width="49">1yr change</td>
</tr>
<tr height="20">
<td height="20">BRISBANE CITY (LGA)</td>
<td>$   500,000</td>
<td>-1.0%</td>
<td>-4.7%</td>
</tr>
<tr height="20">
<td height="20">ACACIA RIDGE</td>
<td>$   315,000</td>
<td>3.3%</td>
<td>-2.8%</td>
</tr>
<tr height="20">
<td height="20">ALGESTER</td>
<td>$   400,000</td>
<td>0.6%</td>
<td>-1.4%</td>
</tr>
<tr height="20">
<td height="20">BALD HILLS ~</td>
<td>$   336,000</td>
<td>-9.8%</td>
<td>-9.3%</td>
</tr>
<tr height="20">
<td height="20">BANYO</td>
<td>$   385,000</td>
<td>1.4%</td>
<td>-0.7%</td>
</tr>
<tr height="20">
<td height="20">BOONDALL</td>
<td>$   405,000</td>
<td>-0.2%</td>
<td>-3.0%</td>
</tr>
<tr height="20">
<td height="20">BRACKEN RIDGE ~</td>
<td>$   385,000</td>
<td>-11.2%</td>
<td>-0.4%</td>
</tr>
<tr height="20">
<td height="20">BRIGHTON</td>
<td>$   385,000</td>
<td>2.1%</td>
<td>-1.9%</td>
</tr>
<tr height="20">
<td height="20">CARINA</td>
<td>$   493,750</td>
<td>1.8%</td>
<td>-3.0%</td>
</tr>
<tr height="20">
<td height="20">CHERMSIDE WEST</td>
<td>$   426,000</td>
<td>-1.5%</td>
<td>-5.4%</td>
</tr>
<tr height="20">
<td height="20">COOPERS PLAINS</td>
<td>$   373,250</td>
<td>0.6%</td>
<td>-11.6%</td>
</tr>
<tr height="20">
<td height="20">DARRA ~</td>
<td>$   324,000</td>
<td>-15.8%</td>
<td>0.0%</td>
</tr>
<tr height="20">
<td height="20">DOOLANDELLA * ~</td>
<td>$   433,000</td>
<td>25.5%</td>
<td>-13.7%</td>
</tr>
<tr height="20">
<td height="20">DREWVALE ~</td>
<td>$   432,500</td>
<td>-10.0%</td>
<td>-10.0%</td>
</tr>
<tr height="20">
<td height="20">EVERTON PARK</td>
<td>$   450,000</td>
<td>2.7%</td>
<td>-6.8%</td>
</tr>
<tr height="20">
<td height="20">FITZGIBBON</td>
<td>$   385,250</td>
<td>-1.7%</td>
<td>-6.1%</td>
</tr>
<tr height="20">
<td height="20">FOREST LAKE</td>
<td>$   357,500</td>
<td>-2.1%</td>
<td>-3.7%</td>
</tr>
<tr height="20">
<td height="20">GEEBUNG ~</td>
<td>$   404,000</td>
<td>-1.5%</td>
<td>-4.3%</td>
</tr>
<tr height="20">
<td height="20">INALA</td>
<td>$   276,500</td>
<td>1.8%</td>
<td>-5.9%</td>
</tr>
<tr height="20">
<td height="20">KEPERRA</td>
<td>$   392,500</td>
<td>-3.1%</td>
<td>-8.0%</td>
</tr>
<tr height="20">
<td height="20">LOTA ~</td>
<td>$   424,000</td>
<td>-17.7%</td>
<td>8.0%</td>
</tr>
<tr height="20">
<td height="20">MANSFIELD</td>
<td>$   476,250</td>
<td>7.6%</td>
<td>-9.6%</td>
</tr>
<tr height="20">
<td height="20">MITCHELTON</td>
<td>$   460,000</td>
<td>0.0%</td>
<td>-9.1%</td>
</tr>
<tr height="20">
<td height="20">MOOROOKA</td>
<td>$   469,250</td>
<td>-2.7%</td>
<td>-6.2%</td>
</tr>
<tr height="20">
<td height="20">MOUNT GRAVATT EAST</td>
<td>$   454,000</td>
<td>3.4%</td>
<td>-3.3%</td>
</tr>
<tr height="20">
<td height="20">OXLEY</td>
<td>$   379,000</td>
<td>-5.3%</td>
<td>-5.4%</td>
</tr>
<tr height="20">
<td height="20">PARKINSON ~</td>
<td>$   455,000</td>
<td>-9.3%</td>
<td>-3.3%</td>
</tr>
<tr height="20">
<td height="20">RUNCORN</td>
<td>$   440,500</td>
<td>7.4%</td>
<td>2.0%</td>
</tr>
<tr height="20">
<td height="20">SALISBURY</td>
<td>$   390,000</td>
<td>-9.3%</td>
<td>-5.8%</td>
</tr>
<tr height="20">
<td height="20">STAFFORD ~</td>
<td>$   465,500</td>
<td>7.0%</td>
<td>-6.4%</td>
</tr>
<tr height="20">
<td height="20">STAFFORD HEIGHTS</td>
<td>$   437,000</td>
<td>2.8%</td>
<td>-5.8%</td>
</tr>
<tr height="20">
<td height="20">SUNNYBANK HILLS ~</td>
<td>$   474,500</td>
<td>13.5%</td>
<td>-1.1%</td>
</tr>
<tr height="20">
<td height="20">TINGALPA</td>
<td>$   422,000</td>
<td>2.9%</td>
<td>-4.2%</td>
</tr>
<tr height="20">
<td height="20">UPPER MOUNT GRAVATT</td>
<td>$   460,000</td>
<td>2.3%</td>
<td>1.1%</td>
</tr>
<tr height="20">
<td height="20">WAVELL HEIGHTS</td>
<td>$   486,000</td>
<td>-2.8%</td>
<td>-9.3%</td>
</tr>
<tr height="20">
<td height="20">WYNNUM WEST</td>
<td>$   415,000</td>
<td>1.6%</td>
<td>-4.4%</td>
</tr>
</tbody>
</table>
Source: REIQ
For more on Brisbane, download our free eBook <a target="_blank" href="http://propertyobserver.com.au/ebooks/free-ebook-the-brisbane-inner-city-market">Brisbane's Inner-City Urban Renewal</a>
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Inala houses the cheapest among 35 suburbs priced under the $500,000 Brisbane median: REIQ

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The trendy riverside suburb of Bulimba has joined an exclusive group of just three Brisbane suburbs with a median house price of over $1 million, according to June quarter data from the Real Estate Institute of Queensland (REIQ).
Bulimba recorded a median price of $1.07 million, a rise of 33.8% over the June quarter, helped by the sale of a number of prestige waterfront properties.
Figures compiled by RP Data show 45 sales over the quarter, with just 11 of these priced over $1 million.
The top sale of the quarter was a six-bedroom Harry Poulos-designed home (pictured below) on 2,026 square metres of prime riverfront land sold by Judy Goodger Prestige Realty for $5.1 million and described as the “epitome of vibrant riverfront living”.
<img src="/images/stories/2012/08/bulimba.jpg">
The property last sold for $2.85 million in April 2007.
Another prestige sale was a six bedroom house at 33 Coutts Street, which sold for $1.72 million in April having previously sold for $1.375 million in 2006.
Brisbane’s other million-dollar suburbs (based on annual data to June 2012) are New Farm, directly opposite Bulimba on the other side of the Brisbane River, with a median price over the past 12 months of $1.175 million (up 6.8% over the past year), and Pullenvale, which has a median price of $1.05 million, down 2.8% over the past 12 months.
Less well known than its inner-city $1 million rivals, Pullenvale is situated around 15 kilometres south-west of the Brisbane CBD, a semi-rural affluent suburb where the median weekly income ($2,350) is almost double that for Queensland ($1,240). A third of residents earn over $3,000 a week, according to census 2011 data.
Current Pullenvale real estate listings show a number of homesteads on large land holdings for sale.
They include this grand <a href="https://www.realestate.com.au/property-house-qld-pullenvale-111219491" target="_blank">five-bedroom country homestead</a> on 4.2 hectares, offering space for horses, a few cattle or goats. The listing is held by Prue Greenwood from RE/MAX Property Centre Toowong &amp; Kenmore.
Two prominent Brisbane riverside suburbs have dropped off the million-dollar list.
House prices in Hamilton on the northern banks of the Brisbane River, next door to New Farm, have plunged 28.2% over the year to June from a median of $1.065 million for the 12 months to June 2011 to $765,000 for the 12 months to June 2012.
St Lucia, four kilometres southwest of the Brisbane CBD near the University of Queensland, has also fallen off the list of million-dollar suburbs, with a current median value of $940,000 compared with $1,04 million as of June 2011 – a fall of 13.8%.
Overall, the REIQ figures show that Brisbane house prices declined by 1% over the quarter to a median of $500,000.
The top-performing major region over the June quarter was Moreton Bay, which recorded median house price growth of 5.3 per cent to $379,000.
Moreton Bay, which is part of greater Brisbane, has a variety of more affordable suburbs that are still within commuting distance of the CBD. Its location and supply of affordable housing is therefore attractive to first home buyers and investors
A number of more affordable Brisbane’s suburbs performed well over the June quarter.
Runcorn’s median house price increased 7.4% to $440,500 and was up 2% over the year.
Runcorn is about 19 kilometres from the Brisbane CBD and is a popular suburb with young and established families, according to the REIQ. Housing in the local area remains predominantly single-detached dwellings with chamferboard and brick and tile houses the most common architectural styles.
Another suburb to record healthy median house price growth was Mansfield, with a median price increase of 7.6% to $476,250.
According to reiq.com.au, Mansfield is characterised by low-set weatherboard houses with traditional Australian backyards and is about 13 kilometres south-east of the CBD. The majority of the dwellings, constructed in the 1940s, 50s and 60s, are made of traditional weatherboard.
REIQ chief executive Anton Kardash says there was a noticeable slowdown in activity from May to June.
“The state government introduced legislation into parliament in mid-May to reinstate the principal place of residence concession on stamp duty from 1 July this year,” he says.
“The return of the concession meant home buyers, who were not first-timers or investors, could save up to $7,000 from 1 July, so it is little wonder that many decided to delay their purchases until after that date.
“Even though sales activity was lower in the month of June in particular, our June quarter data found no significant variations on median prices which means our market is still holding up well. The four rate cuts since November are also starting to have a positive effect on the market.”
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Bulimba joins Brisbane’s exclusive million-dollar suburb club, helped by prestige waterfront sales: REIQ

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The major acceleration of growth in the Queensland mining super-hotspot Gladstone is over, according to property investment advisor Michael Matusik.
He says while there is still some growth to be had, the major acceleration is now finished and investors might have missed the boat.
“Gladstone is a good example of a market that’s when everyone wants to buy now,” Matusik told Smart Property Investment.
“Yes, you can buy a good asset in that cycle, but the generic push behind the market is probably exhausted and is slowing down the acceleration. You generally want to buy when the acceleration is beginning to happen.”
Matusik put Gladstone at between nine and 12 on the property investment clock, meaning growth is slowing and values could stagnate.
Hotspotting.com.au founder Terry Ryder echoed Matusik, saying the savviest of investors were already in the market 12 to 18 months ago and are now selling up leading to high sales volumes.
“If you buy there now you may still get some growth, but really you’ve missed a lot of the growth that’s happening in Gladstone over a five year time span... An investor who does proper due diligence and research would have identified Gladstone in advance of the growth we’ve seen over the last 12 to 18 months,” Ryder says.
He says there were early indicators of the size of the mining projects in the area which led to his early identification of the town as a hotspot.
“I have included Gladstone going back six years, but certainly two to three years ago, in my reports.”
“What a smart investor will be doing, such as in the case of Gladstone, is seeing the media is talking about it and that there’s been a 20% price rise… and then looking for the next Gladstone instead of buying in.”
“But now it’s no longer a future hotspot it’s already hot.”
He says there are numerous upcoming mining projects which give ample opportunity to get in ahead of this curve.
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Gladstone's mining-related property boom over: Michael Matusik

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Unit prices are pricier in the property investment hotspot Gladstone, Queensland than ever before, with units over $500,000 now representing more than a quarter of all unit sales, compared with 3% for this price point two years ago.
The percentage of units sold priced between $450,000 and $500,000 also increased dramatically over the past two years, from 5% to 20% of units in the region, according to PRDnationwide. 
"Unprecedented growth in both sales activity and capital values during [thje past five years] has driven the market to a full recovery, bucking the nation’s unrelenting trend of diminishing sales volumes and softening capitalvalues since the onset of the global financial crisis," says the PRDnationwide analysis.
<img src="/images/stories/2012/08/prdaug9.gif">
The PRDnationwide report also shows that after slumping during the GFC, Gladstone unit sales volumes have recovered to pre-GFC levels. This is not the case for <a href="https://www.propertyobserver.com.au/queensland/gladstone-house-and-land-prices-rising-but-sales-volumes-below-pre-gfc-peak-prdnationwide/2012080755900" target="_blank">Gladstone house and land sales</a>, as they are yet to return to their pre-GFC peak.
Click to enlarge
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/2012/08/prdaug92.gif"><img src="/images/stories/2012/08/prdaug92thumb.gif"></a>
For more, download our free eBook <a target="_blank" href="http://propertyobserver.com.au/ebooks/free-ebook-property-investing-in-queenslands-resources-boom">Residential Property Investment Amid Queensland's Resources Boom.</a>
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cknowlton-QnEa6ntUYP

Units pricier than ever in Queensland hotspot Gladstone

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The most actively traded suburb in the Gladstone region of Queensland is <a target="_blank" href="/news">Clinton</a>, with 64 house sales in the six months to March, according to a PRDnationwide report on the region.
However, this is a 33% drop in the number of house sales in the suburb from the six months to March 2011.
<a target="_blank" href="/news">Gladstone City </a>is the most actively traded unit market in the area, with 29 sales. This is also down significantly (-45%) from the six months to March 2011.
The only suburb in the top five most actively traded for house or unit sales that improved significantly over last year was <a target="_blank" href="/news">South Gladstone</a>, which is the strongest-performing suburb in the city, according to RP Data. The unit median price went up 19.2% over the last year while the house median went up 23.9%.
An alumina plant was built in the area in 1996,<a target="_blank" href="https://www.propertyobserver.com.au/queensland/gladstone-s-mining-is-booming-but-property-market-far-from-unified-in-queensland-hotspot/2012080755742/Page-2"> and the impact is still seen in South Gladstone.</a>
<img src="/images/stories/2012/08/prdaug93.gif">
 
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Clinton most active house market in Gladstone region, but sales volumes down 33% in a year: PRDnationwide

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The Queensland location Gladstone, 100 kilometres south of Rockhampton, is a much-touted mining boom hotspot.
But how much do interstate investors really know about the area?
Gladstone is a mining boom town with a vast number of liquefied natural gas (LNG) and coal projects in development.
Santos and Petronas are developing the multi-billion dollar Gladstone Liquefied Natural Gas project, which will process coal seam gas into liquefied natural gas. The project is anticipated to provide 6,000 jobs during construction.
Australia Pacific LNG is a joint venture between Origin and ConocoPhillips to build an LNG plant at Laird Point on Curtis Island. The project will create an average of 10,300 jobs for each year over the 10-year construction period, reaching a peak of 18,600 direct and indirect jobs.
There’s Gladstone LNG, a plant at Fisherman’s Landing in the Port of Gladstone, capable of producing 3 million tonnes of gas per year. It will hire 150 people during construction and have 36 permanent employees.
Queensland Curtis LNG is developing a liquefaction plant on Curtis Island, just off Gladstone, with an capacity of 7.4 million tonnes per year. Construction of the project will provide 3,00 to -4,000 jobs and 800 permanent positions.
And there are plenty of other project mooted and in the works. Property investment experts are spruiking the area as a property hotspot due to the volume of mining activity. 
The Real Estate Institute of Queensland predicts the population of Gladstone will double by 2031.
ANZ’s Australian Housing Chartbook found property prices in Gladstone increased nearly 16% for the year ending March 2012, outperforming all other areas in the state. In April, Queensland Valuer-General Neil Bray found land values in the area had increased 19% over the year.
In Property Observer’s recent analysis of hotspots touted in 2011, <a href="https://www.propertyobserver.com.au/hotspots/the-21-hotspots-that-weren-t/2012072955568" target="_blank">we found Gladstone was one of the only celebrated areas to have lived up to expectations. </a>
However, <a href="https://www.propertyobserver.com.au/queensland/gladstone-property-hotspot-facing-headwinds-with-investor-demand-grossly-outstripping-owner-occupier-demand-prdnationwide/2012080655882" target="_blank">the most report on Gladstone from PRDnationwide</a> notes there are a number of headwinds facing investors in the area.
PRDnationwide predicts property and land prices will begin to ease egin to ease once new and more affordable housing projects are completed, such as Devine's $1.4 billion Riverstone Rise community, which is being completed in stages over the next 15 to 20 years.
The project is in Benaraby, approximately 20 kilometres south of Gladstone City, and is being built with the aim of providing an affordable and diverse alternative to the offerings within Gladstone City.
The PRDnationwide report says that high rental yields can still be achieved in the current market, but warns investors to be diligent to not only buy at the right price, but to buy something that has competitive tenant appeal.
“Vacancy rates have been quiet turbulent during the first half of 2012, as investor demand grossly outstrips owner occupier demand,” says the report.
“Uncertainty surrounding rental vacancy is exacerbated by an ever expanding fly-in, fly-out workforce, with many workers vacating to mining/construction campsites.
“As a result, many investors are forced to make sizeable revisions to their rental price expectations in order to secure a tenant on a reasonable lease. Given the current median prices recorded across all markets, there is no doubt that some investors, particularly those who entered the market in 2012, paid a premium on their investment with a heightened expectation of strong cashflow.”
In Gladstone, the residential area is made up of nine suburbs: Clinton, Glen Eden, Kin Kora, New Auckland, South Gladstone, Sun Valley, Telina, Toolooa and West Gladstone.
<table border="1" cellspacing="0" cellpadding="0" width="417"><tbody>
<tr>
<td width="106" valign="top">
Suburb
</td>
<td width="91" valign="top">
Population 2006
</td>
<td width="94" valign="top">
Popualtion 2011
</td>
<td width="63" valign="top">
% price change  over last  year units
</td>
<td width="63" valign="top">
% price change over last year houses
</td>
</tr>
<tr>
<td valign="top">
Clinton
</td>
<td valign="top">
5734
</td>
<td valign="top">
5917
</td>
<td width="63" valign="top">
-2.8
</td>
<td width="63" valign="top">
20.5
</td>
</tr>
<tr>
<td valign="top">
Glen Eden
</td>
<td valign="top">
965
</td>
<td valign="top">
1969
</td>
<td width="63" valign="top">
NA
</td>
<td width="63" valign="top">
5.9
</td>
</tr>
<tr>
<td valign="top">
Kin Kora
</td>
<td valign="top">
2606
</td>
<td valign="top">
2686
</td>
<td width="63" valign="top">
NA
</td>
<td width="63" valign="top">
16.9
</td>
</tr>
<tr>
<td valign="top">
New Auckland
</td>
<td valign="top">
4027
</td>
<td valign="top">
4711
</td>
<td width="63" valign="top">
-55.1
</td>
<td width="63" valign="top">
19.5
</td>
</tr>
<tr>
<td valign="top">
South Gladstone
</td>
<td valign="top">
3120
</td>
<td valign="top">
3626
</td>
<td width="63" valign="top">
19.2
</td>
<td width="63" valign="top">
23.9
</td>
</tr>
<tr>
<td valign="top">
Sun Valley
</td>
<td valign="top">
1231
</td>
<td valign="top">
1469
</td>
<td width="63" valign="top">
NA
</td>
<td width="63" valign="top">
NA
</td>
</tr>
<tr>
<td valign="top">
Telina
</td>
<td valign="top">
2087
</td>
<td valign="top">
2179
</td>
<td width="63" valign="top">
NA
</td>
<td width="63" valign="top">
8.3
</td>
</tr>
<tr>
<td valign="top">
Toolooa
</td>
<td valign="top">
1148
</td>
<td valign="top">
1164
</td>
<td width="63" valign="top">
NA
</td>
<td width="63" valign="top">
16.1
</td>
</tr>
<tr>
<td valign="top">
West Gladstone
</td>
<td valign="top">
5302
</td>
<td valign="top">
5201
</td>
<td width="63" valign="top">
-1.1
</td>
<td width="63" valign="top">
14.1
</td>
</tr>
<tr>
<td valign="top">
Median
</td>
<td valign="top"></td>
<td valign="top"></td>
<td width="63" valign="top">
-1.95
</td>
<td width="63" valign="top">
16.5
</td>
</tr>
</tbody></table>
 Source: ABS, RP Data
RP Data has no information on the whole area, but an analysis by Property Observer of all its suburbs indicated median house prices increased 16.5% while units dropped 1.95% over the year.
According to RP Data figures, South Gladstone was the strongest-performing suburb in the city. The unit median price went up 19.2% over the last year while the house median went up 23.9%.
For more, download our free eBook <a href="http://propertyobserver.com.au/ebooks/free-ebook-property-investing-in-queenslands-resources-boom" target="_blank">Residential Property Investment Amid Queensland's Resources Boom.</a>
<hr class="system-pagebreak">
The boom growth started in 1996 with the establishment of the Queensland alumina plant in the area, the impact of which is still seen in South Gladstone. LJ Hooker agent Mark Spearing told Property Observer the suburb contains a lot of older Gladstone properties.
“There’s a big difference between a new unit close to the CBD and a 20-year-old unit on the outskirts of Gladstone,” he told Property Observer.
“New units are getting exceptional rents of $650 to 850 a week, while some of the older ones are getting just $350 to $450 a week, especially where there’s been no reinvestment into the properties.”
Spearing says there are also significant townhouse developments in areas 10 minutes from town.
“In Glen Eden, there are two upmarket townhouse developments being built. One of them will be 38 townhouses, and there’s another doing 45.
“Those are very sought after, underpinned by the investment market. They’ll earn about 800 a week.”
He says families also tend to buy in in newer suburbs like Emmerdale Gardens.
“It’s a good development, there’s good parklands, with good properties that have been well managed over a period of time. There’s new shopping centres opening, with new access roads, in a great spot,” he says.
Alicia Williams from RE/MAX Gold says Telina is another popular option for families. It’s a well-established leafy suburb that has been attracting families. Telina is wedged between the two shopping precincts of Kirkwood and Kin Kora.
However she believes the market have topped out.
“Pricing peaked around November last year and since then the market has topped out, experienced a slight pull back and is now steady,” she says.
“However, I still have a positive long-term view for Gladstone and believe we will see our next growth stage pending commencement of construction on each of the LNG plants at Curtis Island as well as other projects like Wiggins Island. 
“It is not only big industry which is a draw card for Gladstone but also the ancillary businesses and service which will come to our region in order to service our growing population.”
Spearing says the market can stop and start as one projects ends and another starts.
“Certainly prices are in a holding pattern as we speak, there’s no question over that. Because of the relatively small size of the market and the relatively extremely large workforce movement, when different stages of major development are completed waves of workers depart then a new wave arrives,” he says.
“There’s a ripple effect as that movement occurs. The rental market changes on an almost month to month basis.
“Each phase has a different requirement but we’re definitely early in the cycle”.
He says about 60% of sales in the last year have been by investors hoping to cash in on the boom.
Gladstone locals are missing out on a lot of business as workers fly-in fly-out but workers are starting to take occupancy.
“One thing I know is, where’s there’s jobs there’s usually a strong property market. And there’s a lot of jobs in Gladstone.”
But while the mining has bought strong property price growth and city development, the developments have raised the ire of environmental groups.
One of the major concerns comes with the pollution of water supplies. The development of the Gladstone harbour included a massive dredging program to make way for large LNG vessels. The area falls within the Great Barrier Reef World Heritage Area and is just one kilometre away from Great Barrier Reef Marine Park boundary.
The dispersal of spoil from the dredging dumping ground into the park is a major concern.
The dredging also stirs up silt which affects the ability of fish to extract oxygen from the water, and then settles n sea grasses and wetlands. This reduces fish stock and is a major concern for local fishermen.
Reports suggest that the five major Gladstone projects will emit 39 million tonnes of carbon dioxide equivalent per year, starting 2014. This is more than 10% of Australia’s 2020 emission targets and 19% of the 2050 target.
There are also major concerns with the effects of coal seam gas extraction, a problem widely in NSW farmlands. Some concerns include the effect of drawing excessive water from the artesian basin; the chance of polluting groundwater; and the risks of watershed damage associated with disposal of highly saline groundwater.
UNESCO is currently deciding whether to deem the area a heritage site in danger.
The team met with representatives from the seafood industry, who spoke of a sickness afflicting local fish, turtles and sea mammals involving skin lesions and cloudy eyes.
For more, download our free eBook <a href="http://propertyobserver.com.au/ebooks/free-ebook-property-investing-in-queenslands-resources-boom" target="_blank">Residential Property Investment Amid Queensland's Resources Boom.</a>
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